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|             |                                                    |                                                | Page   |
|------------------|---------------------------------------------------------|-----------------------------------------------------|--------|
|             |                                                    |                                                |   |
| ARTICLE      I   |                                                    |
|             |                                                    |                                                |   |
|             | BASIC      LEASE PROVISIONS AND ENUMERATION OF EXHIBITS | 1                                                   |
|             | 1.1                                                     | INTRODUCTION                                        | 1      |
|             | 1.2                                                     | BASIC      DATA                                     | 1      |
|             | 1.3                                                     | ENUMERATION      OF EXHIBITS                        | 3      |
|             | 1.4                                                     | CERTAIN      DEFINITIONS                            | 3      |
|             |                                                    |                                                |   |
| ARTICLE      II  |                                                    |
|             |                                                    |                                                |   |
|             | DESCRIPTION      OF PREMISES AND APPURTENANT RIGHTS     | 4                                                   |
|             | 2.1                                                     | LOCATION      OF PREMISES                           | 4      |
|             | 2.2                                                     | APPURTENANT      RIGHTS AND RESERVATIONS            | 4      |
|             |                                                    |                                                |   |
| ARTICLE      III |                                                    |
|             |                                                    |                                                |   |
|             | TERM      OF LEASE                                      | 4                                                   |
|             | 3.1                                                     | COMMENCEMENT      DATE                              | 4      |
|             | 3.2                                                     | LANDLORD'S      WORK AND ESTIMATED OCCUPANCY DATE . | 5      |
|             | 3.3                                                     | TENANTS      WORK                                   | 7      |
|             | 3.4                                                     | INTENTIONALLY      LEFT BLANK                       | 8      |
|             | 3.5                                                     | CONTINGENCIES                                       | 8      |
|             |                                                    |                                                |   |
| ARTICLE      IV  |                                                    |
|             |                                                    |                                                |   |
|             | RENT                                                    | 9                                                   |
|             | 4.1                                                     | MINIMUM      RENT                                   | 9      |
|             | 4.2                                                     | LEASE      YEAR                                     | 10     |
|             |                                                    |                                                |   |
| ARTICLE      V   |                                                    |
|             |                                                    |                                                |   |
|             | USE      OF PREMISES                                    | 10                                                  |
|             | 5.1                                                     | PERMITTED      USE                                  | 10     |
|             | 5.2                                                     | EXCLUSIVE      USE                                  | 11     |
|             |                                                    |                                                |   |
| ARTICLE      VI  |                                                    |
|             |                                                    |                                                |   |
|             | ASSIGNMENT      AND SUBLETTING                          | 11                                                  |
|             | 6.1                                                     | ASSIGNMENT      LIMITATIONS                         | 11     |
|             |                                                    |                                                |   |
| ARTICLE      VII |                                                    |
|             |                                                    |                                                |   |
|             | MAINTENANCE      OF BUILDING, ETC                       | 12                                                  |
|             | 7.1                                                     | LANDLORD'S      REPAIR OBLIGATIONS                  | 12     |
|             | 7.2                                                     | TENANT'S      MAINTENANCE AND REPAIR OBLIGATIONS    | 12     |
|             | 7.3                                                     | TENANT'S      ALTERATIONS                           | 13     |
|             | 7.4                                                     | UTILITIES                                           | 13     |
|             | 7.5                                                     | SECURITY                                            | 14     |
|             | 7.6                                                     | LIGHTING                                            | 14     |

----

|              |                                                                      |                                                                   | Page   |
|-------------------|---------------------------------------------------------------------------|------------------------------------------------------------------------|--------|
|              |                                                                      |                                                                   |   |
| ARTICLE      VIII |                                                                      |
|              |                                                                      |                                                                   |   |
|              | INDEMNITY      AND PUBLIC LIABILITY INSURANCE                             | 14                                                                     |
|              | 8.1                                                                       | TENANT'S      INDEMNITY                                                | 14     |
|              | 8.2                                                                       | INJURY      CAUSED BY THIRD PARTIES                                    | 15     |
|              | 8.3                                                                       | LANDLORD'S      INDEMNITY                                              | 15     |
|              | 8.4                                                                       | SCOPE      OF INDEMNITY                                                | 16     |
|              |                                                                      |                                                                   |   |
| ARTICLE      IX   |                                                                      |
|              |                                                                      |                                                                   |   |
|              | LANDLORD'S      ACCESS TO PREMISES REIMBURSEMENTS AND RIGHTS OF SELF HELP | 16                                                                     |
|              | 9.1                                                                       | LANDLORD'S      RIGHT OF ACCESS                                        | 16     |
|              | 9.2                                                                       | EXHIBITION      OF SPACE TO PROSPECTIVE TENANTS                        | 16     |
|              |                                                                      |                                                                   |   |
| ARTICLE      X    |                                                                      |
|              |                                                                      |                                                                   |   |
|              | INSURANCE                                                                 | 16                                                                     |
|              | 10.1                                                                      | FIRE      AND EXTENDED COVERAGE INSURANCE                              | 16     |
|              | 10.2                                                                      | SPRINKLER      SYSTEM                                                  | 17     |
|              | 10.3                                                                      | FIXTURES      AND EQUIPMENT INSTALLED BY TENANT                        | 17     |
|              | 10.4                                                                      | INSURANCE      RATES                                                   | 17     |
|              | 10.5                                                                      | NON-SUBROGATION      AGAINST TENANT                                    | 17     |
|              | 10.6                                                                      | NON-SUBROGATION      AGAINST LANDLORD                                  | 18     |
|              |                                                                      |                                                                   |   |
| ARTICLE      XI   |                                                                      |
|              |                                                                      |                                                                   |   |
|              | DAMAGE      OR DESTRUCTION                                                | 18                                                                     |
|              | 11.1                                                                      |                                                                   | 18     |
|              | 11.2                                                                      |                                                                   | 18     |
|              | 11.3                                                                      | ABATEMENT      OF RENT AND OTHER CHARGES                               | 18     |
|              |                                                                      |                                                                   |   |
| ARTICLE      XII  |                                                                      |
|              |                                                                      |                                                                   |   |
|              | TAXES                                                                     | 18                                                                     |
|              | 12.1                                                                      | REAL      PROPERTY TAXES                                               | 18     |
|              | 12.2                                                                      | PERSONAL      PROPERTY TAXES                                           | 19     |
|              | 12.3                                                                      | DEFINITION      OF TENANT'S ALLOCABLE (OR PRO RATA) SHARE OF INSURANCE | 19     |
|              |                                                                      |                                                                   |   |
| ARTICLE      XIII |                                                                      |
|              |                                                                      |                                                                   |   |
|              | EMINENT      DOMAIN  .                                          | 20                                                                     |
|              | 13.1                                                                      | EFFECT      OF CONDEMNATION                                            | 20     |
|              | 13.2                                                                      | DIVISION      OF AWARD                                                 | 20     |
|              | 13.3                                                                      | ABATEMENT      OF RENT AND OTHER CHARGES                               | 20     |
|              |                                                                      |                                                                   |   |
| ARTICLE      XIV  |                                                                      |
|              |                                                                      |                                                                   |   |
|              | DEFAULT                                                                   | 21                                                                     |
|              | 14.1                                                                      | EVENTS      OF DEFAULT                                                 | 21     |
|              |                                                                      |                                                                   |   |
| ARTICLE      XV   |                                                                      |
|              |                                                                      |                                                                   |   |
|              | TENANT'S      SIGNS                                                       | 23                                                                     |
|              | 15.1                                                                      | TENANT'S      SIGNING RIGHTS                                           | 23     |

----

|               |                          |                                                        | Page   |
|--------------------|-------------------------------|-------------------------------------------------------------|--------|
|               |                          |                                                        |   |
| ARTICLE      XVI   |                          |
|               |                          |                                                        |   |
|               | COMMON      AREA MAINTENANCE  | 23                                                          |
|               |                          |                                                        |   |
| ARTICLE      XVII  |                          |
|               |                          |                                                        |   |
|               | MISCELLANEOUS      PROVISIONS | 26                                                          |
|               | 17.1                          | MECHANIC'S      LIENS                                       | 26     |
|               | 17.2                          | WAIVER                                                      | 26     |
|               | 17.3                          | DISPUTES                                                    | 26     |
|               | 17.4                          | INTEREST                                                    | 27     |
|               | 17.5                          | INVALIDITY      OF PARTICULAR PROVISIONS                    | 27     |
|               | 17.6                          | NOTICES                                                     | 27     |
|               | 17.7                          | PROMOTIONAL      EVENTS; ACCESS                             | 27     |
|               | 17.8                          | INTENTIONALLY      OMITTED                                  | 27     |
|               | 17.9                          | GOVERNING      LAW                                          | 27     |
|               | 17.10                         | DEFINITION      OF TERM                                     | 27     |
|               | 17.11                         | PARAGRAPH      HEADINGS                                     | 27     |
|               | 17.12                         | ESTOPPEL      CERTIFICATE OF LANDLORD                       | 27     |
|               | 17.13                         | ESTOPPEL      CERTIFICATE OF TENANT                         | 28     |
|               | 17.14                         | RELATIONSHIP      OF THE PARTIES                            | 28     |
|               | 17.15                         | AUTHORITY                                                   | 28     |
|               | 17.16                         | COMPLETE      AGREEMENT                                     | 28     |
|               | 17.17                         | LIMITATION      OF LANDLORD'S LIABILITY                     | 29     |
|               | 17.18                         | HOLDOVER                                                    | 29     |
|               | 17.19                         | BROKER'S      COMMISSION                                    | 29     |
|               | 17.20                         | SURVIVAL      OF OBLIGATIONS                                | 29     |
|               | 17.21                         | FORCE      MAJEURE                                          | 29     |
|               | 17.22                         | RADIUS      RESTRICTION                                     | 29     |
|               | 17.23                         | TAXES      ON LEASEHOLD                                     | 29     |
|               | 17.24                         | SUBORDINATION,      ATTORNMENT                              | 29     |
|               | 17.25                         | COVENANT      OF QUIET ENJOYMENT                            | 30     |
|               | 17.26                         | SHORT      FORM LEASE                                       | 30     |
|               | 17.27                         | LANDLORD'S      DEFAULT                                     | 30     |
|               | 17.28                         | COVENANTS      OF LANDLORD                                  | 30     |
|               | 17.29                         | NOTICE      TO MORTGAGEE                                    | 31     |
|               | 17.30                         | STATUS      REPORTS                                         | 31     |
|               | 17.31                         | ASSIGNMENT      OF THE LEASE TO MORTGAGEE                   | 31     |
|               | 17.32                         | ENVIRONMENTAL                                               | 31     |
|               | 17.33                         | INTENTIONALLY      OMITTED                                  | 33     |
|               | 17.34                         | LANDLORD'S      TITLE                                       | 33     |
|               | 17.35                         |                                                        | 33     |
|               | 17.36                         | PARKING                                                     | 33     |
|               | 17.37                         | EASEMENTS                                                   | 33     |
|               |                          |                                                        |   |
| ARTICLE      XVIII |                          |
|               |                          |                                                        |   |
|               | RIGHTS      OF EXTENSION      | 33                                                          |
|               |                          |                                                        |   |
| ARTICLE      XIX   |                          |
|               |                          |                                                        |   |
|               | RIGHT      OF FIRST REFUSAL   | 34                                                          |
|               |                          |                                                        |   |
| ARTICLE      XX    |                          |
|               |                          |                                                        |   |
|               | LEASEHOLD      MORTGAGE       | 34                                                          |
|               | 20.1                          | LEASEHOLD      MORTGAGE                                     | 34     |
|               | 20.2                          | EFFECT      OF TERMINATION OF LEASE ON LEASEHOLD MORTGAGE . | 36     |

----

----

|   |   | MINIMUM          |   | MONTHLY         |
|--------|--------|------------------|--------|-----------------|
| YEAR   |   | RENT             |   | INSTALLMENT     |
| 1-5    |   | $      80,000.00 |   | $      6,666.67 |
| 6-10   |   | $85,000.00       |   | $7,083.33       |
| 11-15  |   | $95,000.00       |   | $7,916.67       |

|   |   | MINIMUM     |   | MONTHLY         |
|--------|--------|-------------|--------|-----------------|
| YEAR   |   | RENT        |   | INSTALLMENT     |
| 16-20  |   | $105,000.00 |   | $      8,750.00 |

|   |   | MINIMUM     |   | MONTHLY     |
|--------|--------|-------------|--------|-------------|
| YEAR   |   | RENT        |   | INSTALLMENT |
| 21-25  |   | $115,000.00 |   | $9,583.33   |

|             |   | MINIMUM     |   | MONTHLY     |
|------------------|--------|-------------|--------|-------------|
| YEAR             |   | RENT        |   | INSTALLMENT |
| 26-29      years |   | $125,000.00 |   | $10,416.67  |
| 11      months   |   |        |   |        |

|  | (a) | Solely      for the purpose of operating a retail financial institution (including      drive-thru service windows and/or automatic tellers and all services or      products which may be permitted under applicable Federal and State Banking      Laws). It is understood that the Tenant may not use the Premises as      hereinafter defined for any retail purposes which are otherwise prohibited      by any other leases in the Shopping Center or which violate any prohibited      or exclusive uses, as shown on Exhibit "U" attached hereto, or which      violate any exclusive uses which may hereinafter be granted to other      tenants in the Shopping Center, or which compete with any other existing      use in the Shopping Center provided that Tenant shall not be prevented      from operating the Premises for the permitted use set forth      above. |
|--|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| 1.3 | ENUMERATION      OF EXHIBITS. The following Exhibits are a part of this Lease, are      incorporated      herein by reference, attached hereto, and to be treated as apart of this      Lease for all purposes. Undertakings contained in such Exhibits are      agreements on the part of Landlord and Tenant, respectively, to perform      the obligations stated therein to be performed by Landlord and Tenant, as      and where stipulatedtherein. |
|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.4 | CERTAIN      DEFINITIONS. As used herein, the terms set forth below have the following      meanings: |
|-----|-------------------------------------------------------------------------------------------------------|

----

| 2.1 | LOCATION      OF PREMISES. Landlord hereby demises and leases Tenant and Tenant hereby      accepts from Landlord, the Premises shown on Exhibit "S" as the red      hatched area as those to be occupied byTenant. |
|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.2 | APPURTENANT      RIGHTS AND RESERVATIONS. Tenant shall have, as appurtenant to the      Premises, the non-exclusive right to use and permit its customers to use      in common with others lawfully entitled thereto, without any charge      therefor, the Access Drive(s) as shown on Exhibit "S" for ingress and      egress, public or common areas, not including buildings, sidewalks,      parking areas, roadways in the Shopping Center (collectively, the "Common      Areas" as more fully hereinafter defined), but such rights shall always be      subject to reasonable, uniform rules and regulations from time to time      established by Landlord (subject to Tenant's rights under Section 16(b)      hereof) by suitable notice and applicable to all tenants in the      Center.  Neither Tenant, nor its customers shall be permitted to      park in the adjoining parcel. |
|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.1 | COMMENCEMENT      DATE. |
|-----|-------------------------|

|  | (a) | The      term of this Lease shall be the period specified in Section "1.2" hereof      as the "Lease Term". The "Rent Commencement Date" of this Lease shall      commence on the earlier of (a) the opening for business or (b) six (6)      months after the date when Landlord delivers the Building Pad to Tenant      provided Landlord has substantially completed all other site work as set      forth on Exhibit "L" by the end of such six (6) month period, unless      Landlord is prevented by Tenant's failure to complete Tenant's Work as set      forth on Exhibit "T", in which event Tenant shall commence paying rent at      the end of such six (6) month period notwithstanding that Tenant may not      have completed Tenant's Work or opened for business. Landlord will      complete Landlord's Work when Tenant has completed such work to enable      Landlord to complete its work. If Landlord's Work is not substantially      complete by the end of the six (6) month period, not due to Tenant's      fault, the Rent Commencement Date, shall be extended until Landlord's Work      is substantially complete. If Tenant's building is not complete by the      Rent Commencement Date, Tenant shall commence paying rent and all other      charges subject to the provisions of this Section 3.1 (a) and the failure      to have the building completed shall not be an Event of Default, unless      the Tenant's building is not completed by the date provided in Section      3.3(a) below, |
|--|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (b) | Upon      the Rent Commencement Date, the Tenant shall (i) be obligated to commence      payment of Minimum Rent, Additional Rent and all other charges required to      be paid by the Tenant under this Lease, all of which shall be deemed to be      additional rent and (ii) be required to perform all obligations required      to be performed by the Tenant under the terms of the Lease (in addition to      the obligations required to be performed by the Tenant prior to the Rent      Commencement Date). |
|--|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (c) | As      soon as may be convenient after the Rent Commencement Date has been      determined, Landlord and Tenant agree to join with each other in the      execution of a Commencement Certificate, in the form set forth on Exhibit      "C". The Rent Commencement Date and specified term of this Lease shall be      stated in said CommencementCertificate. |
|--|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

|   | (d) | It      is understood and agreed that at such time as Tenant or its employees,      agents, contractors or invitees enter the Premises after the Execution      Date and prior to the Rent Commencement Date, for any purpose whatsoever,      including without limitation, the performance of Tenant's Work, all of the      terms, covenants and conditions of this Lease shall apply to the parties      as if the Lease Term had begun at such time excepting those provisions as      to Minimum Rent, Additional Rent and any other charges payable by Tenant,      which shall go into effect as of the Rent Commencement Date, even if      Tenant's Work is not completed. Tenant shall place in its name, any      utilities which Tenant requires during the performance of Tenant's Work,      and Tenant shall be responsible for any and all utility charges      incurred. |
|--------|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.2 | LANDLORD'S      WORK AND ESTIMATED OCCUPANCYDATE. |
|-----|---------------------------------------------------|

|  | (a) | Subject      to delay by causes beyond the reasonable control of Landlord or those set      forth in Section 17.21 of this Lease, or attributable to Tenant's action      or inaction, Landlord shall use reasonable speed and diligence to perform      the work to be performed by Landlord, as specified in Exhibit "L",      Landlord's Work shall be performed in accordance with all applicable laws      and codes. Landlord's work shall primarily consist of the preparation of      the building pad to specifications provided by Tenant and attached hereto      as Exhibit "L" and preparation of the Site Work as defined in Exhibit      "L". |
|--|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (b)(l) | When      Landlord Substantially Completes the Building Pad (as the term      "Substantial Completion" is defined below), Landlord shall give Tenant      written notice of Landlord's intent to tender possession of the Building      ("Pad Delivery Notice") and Tenant shall have ten (10) business days from      receipt of the Pad Delivery Notice to inspect the Building Pad to assure      that it complies with all requirements of Tenant's Plans. Upon acceptance      of the Building Pad by Tenant or the failure of Tenant to object to      Landlord's Work within said ten (10) business day period, Landlord shall      have no further responsibility or liability to Tenant for any matters      arising out of Landlord's preparation of the Building Pad. Tenant shall      give Landlord written notice within the ten (10) business day inspection      period of any deficiencies in the Building Pad and upon completion or      correction of such deficiencies, Landlord shall promptly provide Tenant      with a new Pad Delivery Notice. Landlord agrees to use all reasonable      efforts to complete the Building Pad by July 1,2009 (provided all of      Tenant's contingencies to this Lease are either satisfied or waived by      June 1, 2009), but such date is merely a target date (the "Target Date")      and Tenant agrees to accept Landlord's tender of possession when the      Building Pad has been completed, provided, however, if Landlord has not      delivered the Pad Delivery Notice within ninety (90) days after the Target      Date, subject to the matters provided in Section 17.21 of this Lease,      Tenant may, upon ten (10) business days written notice to Landlord,      complete the balance of Landlord's Work to be completed and bill the      actual and reasonable cost thereof to Landlord unless Landlord commences      to complete the Building Pad within said ten (10) day period and proceeds      with due diligence to complete the same. If Landlord fails to pay Tenant's      costs of completing the Building Pad within ten (10) business days after      receipt of Tenant's bill, Tenant may deduct such sum plus interest at the      default rate as set forth in Section 17.4 of this Lease, from the Minimum      Rent, Additional Rent due and owing to Landlord until such bill is paid in      full. Notwithstanding the foregoing, Landlord and Tenant agree that if the      contingencies to this Lease are either satisfied or waived prior to June      1, 2009, Landlord agrees to use all reasonable efforts to complete the      Building Pad within thirty (30) days after the date that Landlord receives      written notice confirming all of the contingencies have been either      satisfied or waived. |
|--|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

|  | (b)(2) | When      Landlord Substantially Completes Landlord's Work, other than the Building      Pad, Landlord shall give Tenant written notice of Landlord's intent to      tender possession of the Premises ("Notice of Tender") and Tenant shall      have ten (10) business days from receipt of the Notice of Tender to      inspect Landlord's Work to assure that it complies with all requirements      of Tenant's Plans and of this Section "3.2". Upon acceptance of the      Landlord's work by Tenant or the failure of Tenant to object to Landlord's      Work within said ten (10) business day period, such Landlord's Work shall      be deemed substantially complete, Tenant shall give Landlord written      notice within the ten (10) business day inspection period of any      deficiencies in Landlord's Work and upon completion or correction of such      deficiencies, Landlord shall promptly provide Tenant with a new Notice of      Tender. Landlord agrees to use all reasonable efforts to complete      Landlord's Work, other than the Building Pad, by November 1, 2009      (provided all of Tenant's contingencies are either satisfied or waived by      June 1, 2009), and provided that Tenant has completed no later than      October 1, 2009 its building construction and completed the installation      of its drive-thru canopy, but such date is merely a target date, (the      "Remainder Work Target Date") and Tenant agrees to accept Landlord's      tender of possession when the Landlord's Work at the Premises has been      Substantially Completed; provided, however, if Landlord has not give the      Notice of Tender within ninety (90) days after the Remainder Work Target      Date, subject to the matters provided in Section "17,21" of this Lease and      provided that the delay is not the result of Tenant's failure to complete      its building construction and complete the installation of its drive-thru      canopy, Tenant may, either upon ten (10) business days written notice to      Landlord, complete the balance of Landlord's Work to be completed and bill      the actual and reasonable cost thereof to Landlord, unless Landlord      commences to complete Landlord's Work within said ten (10) day period and      proceeds with due diligence to complete. If Landlord fails to pay Tenant's      costs of completing Landlord's Work within ten (10) days after receipt of      Tenant's bill, Tenant may deduct such sum plus interest at the default      rate as set forth in Section 17.4 of this Lease from the Minimum Rent,      Additional Rent due and owing to Landlord until such bill is paid in full.      Notwithstanding the foregoing, Landlord and Tenant agree that if the      contingencies to this Lease are either satisfied or waived prior to June      1, 2009, the Landlord agrees to use all reasonable efforts to complete      Landlord's Work, other than the Building Pad, within thirty (30) days      after the date that Tenant has completed its building construction and      completed the installation of its drive-thru  canopy. |
|--|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (c) | "Substantial      Completion", as used in this Article, shall mean completed subject to      minor punch list items which shall be completed by Landlord within thirty      (30) days of the Notice of Tender, or completed by Tenant pursuant to      Section 3.3 above to such an extent that Tenant may reasonably commence      and thereafter continue to perform the work to be performed by Tenant      under Exhibit "T" without undue interference with the balance of the work      to be performed by Landlord in the Premises, in accordance with Exhibit      "L", or unreasonable interference by Landlord with the work to be      performed by Tenant in the Premises, in accordance with Exhibit      "T". |
|--|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (d) | Tenant      shall reimburse Landlord for any utility, traffic and Township impact fees      in an amount not to exceed $15,000.00. Such amount shall be due and      payable by Tenant on the Rent CommencementDate, |
|--|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (e) | This      Lease is contingent on Landlord being able to secure proper zoning, site      plan and land development approvals. If said approvals are not issued by      June 1, 2009, Landlord or Tenant shall be permitted to terminate this      Lease upon ten (10) days written notice to the other party in which event      this Lease will be deemed terminated as of the date set forth in said      notice unless the approvals are received within said ten (10) day period.      Landlord and Tenant acknowledge that in the event this Lease is terminated      pursuant to this Section 3.2(e) that neither party shall be entitled to      reimbursement for any costs they have incurred in connection with this      transaction. |
|--|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.3 | TENANT'S      WORK. |
|-----|---------------------|

|  | (a) | Tenant      shall perform, at its own cost and expense, all of the Tenant's Work set      forth in Exhibit "T" and all other work required by Tenant under this      Section "3.3" and any other provisions of this Lease. It is understood      that Tenant shall be obligated to construct the building shown on Exhibit      "T", and the sidewalks, canopies, roof drains, drive-thru lanes and all      other improvements set forth onExhibit "T". Tenant shall be responsible      for obtaining all necessary permits from all governmental authorities in      connection with Tenant's Work and Landlord agrees to cooperate with Tenant      in obtaining suchpermits. |
|--|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

|  | (b) | In      addition to the work required to be performed by the Tenant as set forth      in Exhibit "T", the Tenant shall, at its sole cost and expense order,      install and pay for the installation of all other improvements, fixtures,      personal property and equipment (not set forth in Exhibit "L"), necessary,      suitable and appropriate for the operation of Tenant's business in the      Premises (the "Fixtures andEquipment"). |
|--|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (c) | The      Building and all improvements and all leasehold repairs, alterations,      additions at any time made by the Tenant at and/or to the Premises or      attached to or used in connection with the Premises (all hereinafter      collectively called the "Tenant's Improvements") shall be deemed attached      to the Premises and shall be deemed to be the property of the Landlord      upon the expiration or sooner termination of this Lease. The Tenant may      not remove said Tenant's Improvements but said Tenant's Improvements shall      remain upon the Premises and upon the expiration or sooner termination of      this Lease shall be surrendered with the Premises as a part thereof      without disturbance, molestation or injury. Tenant's Fixtures and      Equipment shall remain the property of the Tenant at all times and may be      removed by the Tenant from the Premises upon the expiration or earlier      termination of this Lease. Tenant shall repair any damages caused by the      removal of its Fixtures andEquipment. |
|--|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (d) | Intentionally      Omitted. |
|--|-----|-----------------------------|

|  | (e) | Within      thirty (30) days after the execution of this Lease, Tenant, at its sole      cost and expense, shall prepare final building plans and specifications      (the "Plans") in accordance with the prototype plans and specifications      included within Exhibit "T". Tenant shall provide the plans to Landlord      for its approval which shall not be unreasonably withheld or delayed.      Landlord shall within five (5) business days after receipt of such Plans,      advise Tenant of any objections to the Plans. Landlord's objections, if      any, must be based upon the failure of the Plans to conform to Exhibit      "T". Within ten (10) days after receipt of Landlord's objections, if any,      Tenant shall revise the Plans and resubmit to Landlord for approval. This      process shall continue until the Plans are approved by Landlord. Each      party agrees to use reasonable efforts and good faith in connection with      the approval process for the Plans. If during any period when the Plans      are out for the Landlord's approval, the Plans are not approved or      rejected within the time period provided for herein the same shall be      deemed approved. If the Plans are not approved by Landlord within ninety      (90) days after the execution of this Lease, Landlord shall have the right      to terminate this Lease upon ten (10) days written notice which      termination shall be deemed null and void if Tenant provides acceptable      Plans within said ten (10) day period. The Plans must be prepared and the      building constructed in accordance with all applicable building codes,      rules and regulations, including fire regulations and in accordance with      standards set forth in the Americans with Disabilities  Act. |
|--|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

|  | (f) | All      work performed by the Tenant with respect to the Premises and the Building      Perimeter shall: |
|--|-----|-----------------------------------------------------------------------------------------------------------|

|  | (1) | be      done as expeditiously as possible, in a good and workmanlike manner and      with first-class newmaterials, |
|--|-----|---------------------------------------------------------------------------------------------------------------------|

|  | (2) | be      done in such manner as will not interfere unreasonably with work being      done by the Landlord upon the Premises or any other portion of the      Shopping Center, |
|--|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (3) | be      subject to the reasonable inspection of the Landlord or its agents or      contractors so long as they do not interfere with such      construction, |
|--|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (4) | be      performed only by such contractors or subcontractors as have been duly      licensed by the authority having jurisdiction over the appropriate      profession, |
|--|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (5) | be      done at the risk of the Tenant,and |
|--|-----|--------------------------------------------|

|  | (6) | be      done in accordance with the applicable laws and requirements of all      regulatory authorities having jurisdiction with respect      thereto. |
|--|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (g) | The      Tenant agrees at its expense to obtain and maintain for so long as the      Tenant's Work continues, builders risk insurance, and public liability      insurance in an amount not less than $2,000,000.00 to protect the Landlord      as well as the Tenant from and against any and all liability for death of      or injury to person or damage to property caused by reason of the conduct      of the Tenant's Work and workers' compensation insurance. The Tenant shall      deliver to the Landlord certificates evidencing such coverage prior to the      commencement of the Tenant's Work which shall name Landlord as an      additional insured using ISO Form 20-26. Tenant's contractor and each      subcontractor shall provide evidence of liability insurance naming      Landlord as additional insured as provided  above. |
|--|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (h) | Tenant      shall have the right to enter onto the Premises after the execution of      this Lease for purposes of commencing Tenant's Work and conducting any      tests it requires in connection therewith, pursuant to Section      3.1(d). |
|--|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.4 | INTENTIONALLY      LEFT BLANK. |
|-----|--------------------------------|

| 3.5 | CONTINGENCIES.       This      Lease is contingent upon satisfaction of the following conditions by June      1, 2009: |
|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (a) | Tenant      and Landlord obtaining permits for the development and operation of a bank      branch on the Premises in a form and manner acceptable to Tenant      (including all desired signs and service windows), including but not      limited to, all required municipal, county and state approvals and      permits, including PennDOT (ifapplicable). |
|--|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (b) | Tenant      and Landlord obtaining acceptable title (including recordation of all      necessary ancillary lease documents such as a memorandum of lease and all      required non-disturbanceagreements). |
|--|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (c) | Acceptable      survey provided by Landlord (including confirmation of acceptable and      adequate utilities for the operation of the Premises and acceptable access      to public roads). |
|--|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (d) | Acceptable      environmental conditions, with a Phase I Environmental Report provided by      Landlord. |
|--|-----|----------------------------------------------------------------------------------------------------------|

----

|  | (e) | Acceptable      soil conditions to be verified byTenant. |
|--|-----|----------------------------------------------------------|

|  | (f) | Banking      regulatory approval(s) to be secured by Tenant, including the approval of      this Lease and the location of the bank branch by the Pennsylvania      Department of Banking and the FDIC. In executing this Lease, Landlord      grants Tenant and its consultants a license (revocable by Landlord on      written notice) to enter the Premises to perform such inspections,      provided Tenant delivers an insurance certificate for liability insurance      in an amount not less than $1,000,000.00 naming Landlord as additional      insured and agrees to indemnify and hold Landlord harmless from any      claims, suits, causes of action, costs or expenses (including reasonable      attorneys fees) arising out of any personal injury or property damage by      Tenant, its agents, employees, consultants or contractors. Tenant shall      apply for such regulatory approval within sixty (60) days after the      execution of this Lease. |
|--|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.1 | MINIMUM      RENT. Tenant agrees to pay to Landlord, at Landlord's mailing address, or      at such other place as Landlord shall from time to time designate by      notice, monthly, in advance, on the Rent Commencement Date, and on the      first day of each and every calendar month during the term of this Lease,      a sum equal to the monthly installment of Minimum Rent specified in      Section "1.2" hereof ("Minimum Rent"), Minimum Rent for any partial month      shall be paid by Tenant to Landlord at such rate, and if the term of this      Lease commences on a day other than the first day of a calendar month, the      first payment which Tenant shall make to Landlord shall be a payment equal      to a proportionate part of such monthly Minimum Rent for the partial month      from the Rent Commencement Date to the first day of the succeeding      calendar month. Other charges payable by Tenant on a monthly basis, as      hereinafter provided, shall likewise be prorated, and the first payment on      account thereof shall be determined in similar fashion; and any other      provisions of this Lease calling for monthly payments shall be read as      incorporating this undertaking byTenant. |
|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.2 | LEASE      YEAR. The term "Lease Year" means, as to the first Lease Year, the period      commencing with the Rent Commencement Date and ending on the last day of      the twelfth (12th)      full month next succeeding the Rent Commencement Date; and thereafter the      term Lease Year means each succeeding one (1) year period thereafter. For      purposes of reconciling Common Area Maintenance, Landlord may use a      calendar year. |
|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5.1 | PERMITTED      USE. |
|-----|---------------------|

|  | (a) | Tenant      agrees that the Premises and the Building Perimeter shall be used and      occupied by Tenant only for the purposes specified as the use thereof in      Section "1.2" of this Lease, and for no other purpose or      purposes. |
|--|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

|  | (b) | Tenant      further agrees to conform to the following provisions during the entire      term of this Lease: |
|--|-----|--------------------------------------------------------------------------------------------------------------|

|  | (1) | No      auction, fire or bankruptcy sales may be conducted within the Premises      without the previous consent ofLandlord; |
|--|-----|------------------------------------------------------------------------------------------------------------------------------|

|  | (2) | Except      as provided below, Tenant may not use any portion of the Common Area      adjacent to the Premises, for any retail purpose unless expressly      permitted by Landlord; Tenant may not use any outside loudspeakers; Tenant      may not use any of the Common Area or any area outside the Premises for      the storage of any goods, products or other materials whether in trailers,      storage containers or otherwise. During construction of the Improvements,      Landlord shall designate a staging area for Tenant's construction in which      construction materials may be temporarily stored, provided they are      properly screened and secured. Landlord shall not be responsible for any      of Tenant's materials or those of its  contractors; |
|--|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (3) | It      is expressly understood that the Tenant shall not violate any of the      Prohibited and Exclusive Uses set forth on Exhibit "U" attached hereto.      Any such violation shall be an Event of Default with a twenty (20) day      notice and cure period; |
|--|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (4) | Until      removal is effected, Tenant shall, at its sole cost and expense, keep all      garbage or refuse in the Premises or in Tenant's dumpster suitably covered      so that the same is not visible to the public and the Tenant shall comply      with any and all recycling and other environmental laws in connection      therewith; and |
|--|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (5) | Tenant      shall use its best efforts not to perform any act or carry out any      practice which may injure the Premises, or any other part of the Shopping      Center, or cause any offensive odors or loud noise in violation of      municipal requirements or constitute a nuisance or a menace to any other      tenant or tenants or other persons in the Shopping Center. Tenant shall      cause all deliveries to the Premises to be made at the rear or side of the      Premises. No delivery vehicles may be parked, or stopped in front of the      Premises to deliver anygoods. |
|--|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (c) | Tenant      shall be obligated to operate the Embassy Bank for at least one (1) day as      indicated herein. The failure to open for business within twelve (12)      months after all approvals are received and Building Pad is delivered      shall constitute an Event of Default. It is understood that after the      initial opening of the Embassy Bank, there is no covenant by Tenant of      continuous operation and as long as Tenant is paying its rent and      complying with all other obligations under this Lease, the failure to      continuously operate shall not be deemed an Event of    Default. |
|--|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5.2 | EXCLUSIVE      USE. |
|-----|---------------------|

----

| 6.1 | ASSIGNMENT      LIMITATIONS. |
|-----|------------------------------|

|  | (a) | Limitations.      Tenant shall be permitted to assign this Lease, in whole or in part, or to      sublet all or any part of the Premises, provided that the following      conditions aremet: |
|--|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (1) | Tenant      remains liable for all obligations under the Lease, as no such assignment      or subletting shall be deemed to release Tenant from performance of the      covenants on the part of Tenant provided herein;  and |
|--|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (2) | Tenant      shall notify Landlord in writing of such assignment or transfer within      thirty (30) days prior to the occurrence of such assignment or transfer;      and |
|--|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (3) | no      Event of Default shall then exist and no default shall then exist which      with the giving of notice or passage of time would become an Event of      Default; and |
|--|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (4) | said      assignment or subletting shall not be for the operation of any business      which would violate any of Prohibited Uses set forth in this Lease nor      violate the terms of any exclusive use now in effect and/or granted by      Landlord after the date of this Lease;and |
|--|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (5) | said      assignment or subletting shall be subject to all of the terms and      conditions provided in thisLease. |
|--|-----|--------------------------------------------------------------------------------------------------------------------|

|  | (b) | Tenant      shall have the right without the consent of the Landlord to assign this      Lease as collateral security to Tenant's lender and to give a Security      Interest in Tenant's Fixtures and Equipment to Tenant's      Lender. |
|--|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (c) | Notwithstanding      any other terms and conditions of this Lease, no assignment or subletting      shall, shall relieve the Tenant of its obligations under this Lease, and      the Tenant shall at all times remain liable to fulfill all of the terms,      covenants and conditions on the part of the Tenant to be performed under      this Lease including, without limitation, the obligation to pay the      Minimum Rent and Additional Rent and all other amounts which become due      under this Lease. |
|--|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (d) | In      the event of an assignment of this Lease, Landlord shall give to Tenant,      i.e. Embassy Bank, a copy of each notice of default at the same time as      and whenever any such notice of default shall thereafter be given by      Landlord to any assignee, addressed to Tenant, i.e. Embassy Bank, at its      address last furnished to Landlord. Tenant, i.e. Embassy Bank, shall      thereupon have the same period of time as the assignee does pursuant to      the terms of this Lease in which to cure or correct such default. Landlord      agrees to accept performance by Tenant, i.e. Embassy Bank, of any      covenant, condition, or agreement on the assignee's part to be performed      hereunder with the same force and effect as though performed by said      assignee. The foregoing cure rights are subject to the rights granted to      any leasehold mortgagee. |
|--|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| 7.1 | LANDLORD'S      REPAIR OBLIGATIONS. |
|-----|-------------------------------------|

|  | (a) | Landlord      shall maintain or cause to be maintained, the Shopping Center and all      utility lines servicing the Premises and located five (5) feet outside of      the Premises, in good order and repair at Landlord's expense (which is      reimbursable by Tenant as part of Common Area Maintenance [Article 16] and      keep all Access Drive(s) and parking areas in good repair free of      potholes, snow, ice and debris including repair, striping or maintenance      of the parking lot which shall be part of Common Area Maintenance.      Landlord has no obligation to repair or maintain any part of the building,      drive-thru lanes or any improvement constructed by Tenant on the      Premises. |
|--|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (b) | If      Landlord fails or refuses to make or perform any of the repairs,      maintenance or replacements required to be performed by Landlord under      this Lease, including Common Area Maintenance and if, Landlord, fails or      refuses, within twenty (20) business days after written notice from Tenant      to commence (and thereafter complete) or such shorter period in the event      of an emergency or if Landlord fails to remove snow and debris after      reasonable notice, or complete such repair, maintenance or replacements      unless such the same are delayed by weather conditions or force majeure      events, then Tenant shall have the right to make such required      maintenance, repairs and replacements in which event Landlord agrees that      it will on demand pay to the Tenant the cost thereof within thirty (30)      days after a receipt of a bill together with copies of all invoices and if      Landlord shall fail to make such payment, Tenant shall be entitled to      offset the amount due against Minimum Rent, and other amounts due      hereunder. |
|--|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 7.2 | TENANT'S      MAINTENANCE AND REPAIR OBLIGATIONS. Except as otherwise provided in      Section "7.1", Tenant covenants and agrees at its sole cost and expense to      keep and maintain in good order, condition and repair (which obligation      shall include replacements) all interior and exterior portions of the      Premises which shall include but shall not be limited to the repair,      maintenance, replacement and any required inspection of all exterior and      interior structural portions of the building (including the walls,      foundation, roof, gutters, downspouts, etc.) and all interior and exterior      portions of all doors, plate glass and windows, drive-thru lanes, the      Fixtures and Equipment and all other improvements at the Premises and/or      used in connection with the Premises, the repair, maintenance and      replacement of all carpeting and wall coverings, all signs and awnings of      the Tenant, wherever located, permitted by this Lease, the mechanical,      electrical, plumbing, heating, ventilating, air-conditioning systems,      sprinkler and fire protection systems, grease traps (even if located      outside of building). Tenant further agrees to keep the Premises in a      clean, sanitary and safe condition in accordance with the requirements of      all public authorities having jurisdiction thereof. Tenant further agrees      to replace all glass in the Premises. The Tenant has the obligation to      maintain and pay for a service and maintenance contract for the heating,      ventilating and air-conditioning systems, including routine preventative      maintenance, including changing filters, belts and the lubrication of all      moving parts from a service contractor authorized to service such systems      by the manufacturer. Tenant shall be responsible for all janitorial      services at the Premises. Tenant shall be responsible for any and all      damages caused to the Premises and/or to third-parties arising out of      and/or in connection with any work performed by the Tenant. All work and      repairs, maintenance and replacements performed by the Tenant shall be      performed in compliance with all Federal, State, local and municipal      codes, rules andregulations. |
|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| 7.3 | TENANT'S      ALTERATIONS. |
|-----|----------------------------|

|  | (a) | Tenant      shall not make any structural or other alterations, improvements and/or      additions to the Premises including exterior color or other exterior      finishes without first obtaining, in each instance, the written consent of      Landlord, upon condition that such alterations, improvements and additions      shall be made in accordance with all applicable laws, codes, rules and      regulations in a good and first-class workmanlike manner. Prior to any      alterations, improvements and additions being performed at the Premises by      the Tenant, the Tenant agrees to supply to the Landlord plans and      specifications in connection with the same. Notwithstanding the foregoing,      the Tenant shall not make any changes, alterations or improvements which      in any way impair the structural safety or stability of the Building or      the Premises or affect the aesthetics of the exterior portion of the      Building or the Premises, |
|--|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (b) | Tenant      shall have the right to erect and maintain antennae and satellite dishes      on the roof of the Premises, provided (i) Tenant's plans for the      installation and screening of such equipment are previously approved by      Landlord which approval shall not be unreasonably withheld or delayed,      (ii) Tenant repairs any damage to the roof caused by the making of the      roof penetrations, including, but not limited to, the repair of the roof      upon the removal of any equipment installed thereon, and (iii) Tenant      complies with any applicable laws and ordinances. Landlord agrees to      cooperate with Tenant in connection with any application to Lower Nazareth      Township. |
|--|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 7.4 | UTILITIES. |
|-----|------------|

|  | (a) | Landlord      shall be responsible for running all utilities to within five (5) feet of      the Building Pad (or to the transformer in the case of electrical service)      at its sole cost and expense and Tenant shall pay for connecting such      utilities to the building from such point and for the use of all      utilities, such as gas, steam, water, sewer and electricity, heating and      air-conditioning and all other utilities used by the Tenant at the      Premises as separately metered to thePremises. |
|--|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (b) | Landlord      has advised Tenant that presently Met Ed ("Electric Service Provider") is      the utility company selected by Landlord to provide electricity service      for the Shopping Center. Notwithstanding the foregoing, if permitted by      law, Landlord shall have the right at any time and from time to time      during the Lease Term to either contract for service from a different      company or companies providing electricity service (each such company      shall hereinafter be referred to as an "Alternate Service Provider") or      continue to contract for service from the Electric Service Provider, so      long as the same is at no expense to the Tenant and at a rate competitive      with those of Met Ed and the Tenant shares in any premiums or incentive      paid to the Landlord for switching to the alternate    provider. |
|--|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (c) | Tenant      shall cooperate with Landlord, the Electric Service Provider, and any      Alternate Service Provider at all times and, as reasonably necessary,      shall allow Landlord, Electric Service Provider, and any Alternate Service      Provider reasonable access to the Premises' electric lines, feeders,      risers, wiring, and any other machinery within the    Premises. |
|--|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (d) | Unless      caused by the negligent act of Landlord, Landlord shall in no way be      liable or responsible for any loss, damage, or expense that Tenant may      sustain or incur by reason of any change, failure, interference,      disruption, or defect in the supply or character of the electric energy      furnished to the Premises, or if the quantity or character of the electric      energy supplied by the Electric Service Provider or any Alternate Service      Provider is no longer available or suitable for Tenant's requirements, and      no such change, failure, defect, unavailability, or unsuitability shall      constitute an actual or constructive eviction, in whole or in part, or      entitle Tenant to any abatement or diminution of rent, or relive Tenant      from any of its obligations under the  Lease. |
|--|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| 7.5 | SECURITY.      Landlord shall have no responsibility or liability for providing any      security for the Tenant or its assets, and Landlord is hereby released      from and not responsible for any claims arising out of any thefts,      break-ins or other losses incurred by Tenant arising out of any criminal      activity, or intentional acts of third parties. Tenant shall be      responsible for any and all security to be provided for its      facility. |
|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 7.6 | LIGHTING.      Landlord agrees that Tenant shall be permitted to install on its building      such lighting and related equipment as is required by all applicable laws      and regulations, including but not limited to, any applicable state and/or      federal ATM Safety Act. Tenant acknowledges that Landlord is to be      provided with a copy of any and all plans and specifications in connection      with said installations by Tenant, which shall be done at Tenant's sole      cost and expense in accordance with all applicable laws and in a good and      first-class workmanlikemanner. |
|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8.1 | TENANTS      INDEMNITY. |
|-----|-------------------------|

|  | (a) | Tenant      agrees to defend, indemnify and save harmless Landlord from and against      all suits, claims or causes of action and any loss, costs and expenses of      whatever nature arising from, or claimed to have arisen from, any action,      omission or negligence of Tenant, its employees, agents, servants,      contractors or invitees or arising from any accident, injury or damage      whatsoever caused to any person, or to the property of any person,      occurring after the date on which Tenant first enters the Premises to      commence its construction work and thereafter which accident, injury or      damage occurred, or is claimed to have occurred, at or in connection with      the Premises and/or in connection with Tenant's use of the Building      Perimeter. In the event Landlord shall be made a party to any litigation      or proceeding commenced by or against Tenant (except with respect to suits      or litigation commenced by Tenant against Landlord as a result of a breach      of this Lease by Landlord), then Tenant shall protect and hold Landlord      harmless and shall pay all costs and expenses and reasonable attorneys'      fees incurred or paid by Landlord in connection with such litigation or      proceeding and shall satisfy any judgment or fines that may be entered      against Landlord in such litigation or  proceeding. |
|--|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (b) | Tenant      agrees to maintain in full force and effect during the term of this Lease,      a policy of comprehensive commercial general public liability insurance      under which Tenant is a named insured, and under which the insurer agrees      to defend, indemnify and hold Landlord, and those in privity of estate      with Landlord, harmless from and against all loss, cost, expense and/or      liability arising out of or based upon any and all claims, accidents,      injuries and damages mentioned in the first paragraph of this Section      "8.1" and otherwise, in the form of such standard coverage from time to      time available in the Commonwealth of Pennsylvania. Such policy, which may      be a blanket policy covering other premises, shall be non- cancelable with      respect to Landlord and Landlord's said designees without thirty (30)      days' prior written notice to Landlord, and a duplicate original or      certificate thereof and of each renewal or replacement thereof during the      term of this Lease shall be delivered to Landlord. The minimum limits of      liability of such insurance per occurrence shall be Five Million Dollars      ($5,000,000) level limits for bodily injury (or death) and property      damage. The Landlord shall be an additional insured on said policy using      ISO Form 20-26. The said policy shall contain a contractual indemnity      clause. Tenant's insurance shall also include contractual liability      coverage products and completed operations liability. Landlord      shall review Tenant's insurance policy and provide written approval,      if acceptable by Landlord, of same within ten (10) days of      receipt. |
|--|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| 8.2 | INJURY      CAUSED BY THIRD PARTIES. Except as provided in Section 8.3 below, to the      maximum extent this Lease may be made effective according to law, Tenant      agrees that Landlord shall not be responsible or liable to Tenant, or to      those claiming by, through or under Tenant, for any loss or damage that      may be occasioned by or through the acts or omissions of persons occupying      adjoining premises or any part of the premises adjacent to or connecting      with the Premises or any part of the Shopping Center, or by any other      unrelated third parties or for any loss or damage resulting to Tenant or      those claiming by, through or under Tenant or its or their property from      the breaking, bursting, stopping or leaking of electric cables and wires,      and water, gas, sewer or steam pipes or conduits, except that the      foregoing shall not apply to any loss or damage resulting from any      negligence of the Landlord. |
|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8.3 | LANDLORD'S      INDEMNITY. |
|-----|----------------------------|

|  | (a) | Landlord      agrees to defend, indemnify and save harmless Tenant from and against all      suits, claims or causes of action and any loss, costs and expenses of      whatever nature arising from, or claimed to have arisen from, any action,      omission or negligence of Landlord, its employees, agents, servants,      contractors or invitees or arising from any accident, injury or damage      whatsoever caused to any person, or to the property of any person,      occurring after the date on which Landlord first commences its      construction work and thereafter which accident, injury or damage      occurred, or is claimed to have occurred, at or in connection with the      Premises or the Shopping Center and/or in connection with Landlord's use      of the Premises. In the event Tenant shall be made a party to any      litigation or proceeding commenced by or against Landlord (except with      respect to suits or litigation commenced by Landlord against Tenant as a      result of a breach of this Lease by Tenant), then Landlord shall protect      and hold Tenant harmless and shall pay all costs and expenses and      reasonable attorneys' fees incurred or paid by Tenant in connection with      such litigation or proceeding and shall satisfy any judgment or fines that      may be entered against Tenant in such litigation or proceeding and shall      satisfy any judgment or fines that may be entered against the Tenant in      such litigation orproceeding, |
|--|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (b) | Landlord      agrees to maintain in full force during the term of this Lease a policy of      public liability and property damage insurance under which Landlord is a      named insured, from and against all costs, expenses and/or liability      arising out of any and all accidents, injuries and damages mentioned in      the first paragraph of this Section "8.3", in the form of such standard      coverage from time to time available in the Commonwealth of Pennsylvania.      The limits of liability of such insurance per occurrence shall be Five      Million Dollars ($5,000,000) level limits for bodily injury (or death) and      property damage. The Tenant shall be an additional insured on said policy      using ISO Form 20-26.   Such policy, which may be a blanket      policy covering other premises, shall be noncancelable without thirty (30)      days' written prior notice to Tenant and a duplicate or original or      certificate and each renewal or replacement thereof shall be delivered to      Tenant. |
|--|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8.4 | SCOPE      OF INDEMNITY. The indemnity and hold harmless agreements of Landlord and      Tenant contained herein shall include indemnity against all costs, and      expenses incurred in or in connection with any such claim and the defense      thereof, before, during and at trial and any appeal, and each party agrees      to provide the other with prompt written notice of any claim as to which      such party invokes the indemnity agreement in such party's favor, and      shall afford the other party a reasonable opportunity to defend the      same. |
|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| 9.1 | LANDLORD'S      RIGHT OF ACCESS.   Landlord shall have the right with      reasonable prior notice to Tenant and at times reasonably convenient to      Landlord and Tenant, and accompanied by a representative of Tenant to make      access available to prospective or existing mortgagees or purchasers of      any part of the Shopping Center or to inspect the Premises to determine if      repairs are required. If repairs are required to be made by Tenant      pursuant to the terms hereof, Landlord may by notice demand that Tenant      make the same forthwith, and if Tenant refuses or neglects to commence      such repairs and complete the same with reasonable dispatch, after such      demand, Landlord may (but shall not be required to do so) make or cause      such repairs to be made (at such times and in such manner as to minimize      any interference with Tenant's business operations in the Premises), and      the Landlord shall not be responsible for any loss or damage to Tenant's      business by reason thereof except if such loss or damage arises out of the      negligence of Landlord as provided herein. If Landlord makes or causes      such repairs to be made, Tenant agrees that it will forthwith, on demand,      pay to Landlord the reasonable cost thereof, and if it shall default in      such payment, Landlord shall have the remedies provided for the      non-payment of rent or other charges payable hereunder. Likewise, if any      repairs are required to be made by Landlord under the terms of this Lease,      and it fails or refuses to make such repairs, within a reasonable time      after notice from Tenant of the need for such repairs, then Tenant shall      have the right to make such required repairs in which event Landlord      agrees that it will on demand pay to the Tenant the cost thereof. In the      event of an emergency where something is required to be done forthwith in      order to avoid damage, either party shall have the foregoing right of      self-help without the requirement of formal notice; however, this      emergency right as well as the foregoing right of self-help shall be      carefully and judiciously exercised by either party, it being understood      and agreed that wherever possible, the party initially responsible for      taking such action should be given sufficient opportunity so to do in      order to avoid any conflict with respect to whether or not self-help      should have been invoked or with respect to the reasonableness of the      expenses thus incurred. |
|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 9.2 | EXHIBITION      OF SPACE TO PROSPECTIVE TENANTS. For a period commencing twelve (12)      months prior to the expiration of the term of this Lease, Landlord may, at      reasonable times upon notice to Tenant, have access to the Premises      accompanied by a representative of Tenant for the purpose of exhibiting      the same to prospectivetenants. |
|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 10.1 | FIRE      AND EXTENDED COVERAGEINSURANCE. |
|------|-------------------------------------------|

|   | (a) | Tenant      shall keep the Premises and all leasehold improvements installed in the      Premises by the Tenant (and all of Tenant's Trade Fixtures and Equipment,      Tenant's merchandise, furnishings, equipment, personal property and plate      glass, Tenant's wall covering, floor covering, carpeting and drape, and      fixtures and equipment installed by Tenant) insured against loss or damage      by fire, with the usual extended coverage and all risk endorsements,      including flood and earthquake, in amounts not less than the full      insurable, replacement value thereof above foundations. Tenant shall also      obtain rental interruption insurance for the benefit of the Landlord.      Landlord shall be named as an additional insured on said policy using ISO      Form 20-26. |
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----

|   | (b) | If      Tenant fails to obtain or maintain the policy required by section 10.1 (a)      above, this shall be considered an Event of Default under this Lease which      must be cured upon three (3) days written notice. In the event Tenant      fails to maintain the insurance provided for herein, Landlord may obtain      such policy and in such event, Tenant agrees to pay Landlord, as      Additional Rent, all such insurance premiums separately assessed against      the Premises or Tenant's Allocable Share, if such insurance is contained      in a blanket policy covering the Shopping Center, as computed under      Section "12.3", of any such insurance premiums for the Premises as      computed under Section "12.3", as estimated by Landlord. In addition,      Tenant shall pay to Landlord its Allocable Share of such premiums relating      to the Common Areas, within twenty (20) days after Tenant receives a bill      for such premium from the Landlord.   For the insurance      years in which this Lease commences and terminates, the provisions of this      paragraph shall apply and Tenant's liability for its Allocable Share of      any insurance for such year shall be subject to a pro-rata adjustment      based on the number of days of said year(s) during which the term of this      Lease was in effect. |
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| 10.2 | SPRINKLER      SYSTEM. The Tenant shall perform and pay for all charges levied or      assessed for services and maintenance related to the sprinkler or to fire      protection of the said systems servicing only the  Premises. |
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| 10.3 | FIXTURES      AND EQUIPMENT INSTALLED BY TENANT. The Tenant shall also at its sole cost      and expense, be responsible for carrying insurance against fire and such      other risks as are from time to time reasonably required by the Landlord,      including, but not limited to a standard "All Risk" policy of property      insurance protecting against all risk of physical loss or damage in      amounts not less than the replacement cost covering the Fixtures and      Equipment, Tenant's merchandise, wall coverings, floor coverings,      carpeting, drapes and other equipment and items of personal property.      Tenant shall provide to Landlord certificates of insurance (and of each      renewal or replacement thereof) evidencing the above. In the event Tenant      fails to provide a certificate of insurance evidencing compliance with      this Section, Landlord may, but is not obligated to, obtain such insurance      and Tenant shall pay to Landlord the premium therefore upon      demand. |
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| 10.4 | INSURANCE      RATES. Tenant covenants and agrees that it shall not permit anything to be      done in or upon the Premises or bring in anything or keep anything      therein, which shall increase the rate of insurance on the Premises and/or      the Building and/or the Shopping Center above the standard rate on said      Premises and/or Building and/or the Shopping Center for the Permitted      Use(s), but if it shall do so, it will promptly pay to Landlord on demand      any such increase resulting therefrom, which shall be due and payable on      demand as additional renthereunder. |
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| 10.5 | NON-SUBROGATION      AGAINST TENANT. Landlord hereby releases Tenant or anyone claiming through      the Tenant from any liability or responsibility (to Landlord or anyone      claiming through or under Landlord by way of subrogation) for any loss or      damage to Landlord's property or loss of rents caused by fire or other      risks covered, or required hereunder to be covered, in Landlord's fire      policies and in Landlord's policies of rental insurance, if any, even if      such loss or damage shall have been caused by the fault or negligence of      Tenant (or its agents or employees) provided, however, that this release      shall apply and be effective if and only so long as the loss or damage in      question shall be covered, or under the Landlord's said insurance required      hereunder would have been covered, by a policy or policies containing a      clause or endorsement substantially to the effect that any such release by      the insured shall not adversely affect, impair, or prejudice the right of      the insured to recover for such loss or damage. Landlord agrees to use its      best efforts to have such policies contain such clause or endorsement      without any extra charge or premium therefor, but if there shall be any      extra charge or premium, Landlord shall be excused from obtaining or      maintaining such clause or endorsement in said policies unless Tenant      shall promptly after notice reimburse Landlord for such extra charge or      premium. Upon request of Tenant, Landlord shall furnish Tenant with      evidence of the inclusion of such clause or endorsement in such policies;      and Landlord shall notify Tenant if such clause or endorsement is      thereafter deleted from such policies or any renewals    thereof. |
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| 10.6 | NON-SUBROGATION      AGAINST LANDLORD. Tenant hereby releases Landlord or anyone claiming      through the Landlord from any liability or responsibility (to Tenant or      anyone claiming through or under Tenant by way of subrogation) for any      loss or damage to Tenant's property or loss of income caused by fire or      other risks covered, or required hereunder to be covered, in Tenant's fire      policies and in Tenant's policy of business interruption insurance, if      any, even if such loss or damage shall have been caused by the fault or      negligence of the Landlord or its agents or employees; provided, however,      that this release shall apply and be effective if and only so long as the      loss or damage in question shall be covered, or under the Tenant's      insurance required hereunder would have been covered, by a policy or      policies containing a clause or endorsement substantially to the effect      that any such release by the insured shall not adversely affect, impair,      or prejudice the right of the insured to recover for such loss or damage.      Tenant agrees to use it best efforts to have such policies contain such      clause or endorsement without any extra charge or premium therefor, but if      there shall be any such extra charge or premium, Tenant shall be excused      from obtaining or maintaining such clause or endorsement in said policies      unless Landlord shall promptly after notice reimburse Tenant for such      extra charge or premium. Upon request of Landlord, Tenant shall furnish      Landlord with evidence of the inclusion of such clause or endorsement in      such policies, and Tenant shall notify Landlord if such clause or      endorsement is thereafter deleted from such policies or any renewals      thereof. |
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----

| 11.1 | If      the Demised Premises or any part thereof shall be damaged by fire or other      casualty, Tenant shall give immediate notice thereof to Landlord, and this      Lease shall continue in full force and effect except as hereinafter set      forth. |
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| 11.2 | Subject      to the foregoing provisions of this Section 11, in the event of damage to,      or destruction of, the Demised Premises by fire or other casualty, with      respect to which Tenant has not terminated this Lease or is not entitled      to terminate this Lease, regardless of whether or not the insurance      proceeds are sufficient Tenant's responsibility shall be to restore or      cause to be restored the affected portion of the Demised Premises, to the      extent necessary to permit the restoration and use and enjoyment of the      Demised Premises. Tenant's restoration shall be commenced within thirty      (30) days of the damage or destruction and receipt of insurance proceeds      (but except in the case of an act of God, not later than sixty (60) days      after the damage or destruction), and shall be performed      diligently. |
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| 11.3 | ABATEMENT      OF RENT AND OTHER CHARGES. The Minimum Rent and any other charges due to      the Landlord from the Tenant under this Lease shall not be abated or      reduced as a result of damage to thePremises. |
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| 12.1 | REAL      PROPERTY TAXES. |
|------|---------------------------|

|  | (a) | Tenant      shall pay all real property and school taxes separately assessed against      the Tax Parcel located within Lower Nazareth Township as shown on Exhibit      "S". These taxes shall include property tax assessments, water and sewer      rent rates and charges, parking and environmental surcharges, and any      other governmental charges and all other forms of real property taxes and      assessments of every name, nature and description, general and special,      ordinary and extraordinary, which may be levied or assessed by any lawful      authority against the Premises and the Tax Parcel (collectively called      "Real Property Taxes"). The Tax Parcel comprises 23% of the area of the      entire tax parcel located in Lower Nazareth Township. Tenant shall pay 23%      of the Real Property Taxes associated with the land value only for the Tax      Map Parcel and 100% of the Real Property Taxes associated with the      Building and all other Improvements on the Tax Parcel. Notwithstanding the      foregoing, Tenant shall not be responsible to pay all real property and      school taxes separately assessed against the Tax Parcel located      within Palmer Township as shown on Exhibit"S". |
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|  | (b) | Tenant      agrees that following the Rent Commencement Date, Tenant shall pay to      Landlord, as Additional Rent and within twenty (20) days after receipt of      a bill therefor, the amount of Tenant's Allocable Share of all Real      Property Taxes, computed as of the Rent Commencement Date for the then      current tax fiscal year which have been prepaid by the Landlord. Such      amount shall be calculated on the basis of the number of days (from the      Rent Commencement Date) remaining in each such current tax fiscal      year. |
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|  | (c) | INTENTIONALLY      OMITTED. |
|--|-----|-----------------------------|

|  | (d) | Tenant      may seek a reduction in the assessed valuation (for Real Property Tax      purposes) of the Tax Parcel at its sole cost and  expense. |
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|  | (e) | Should      any governmental taxing authority acting under any present or future law,      ordinance or regulation, levy, assess or impose a tax, excise, surcharge      or assessment upon or against the rents payable by Tenant to Landlord, or      upon or against the Common Areas, whether by way of substitution for or in      addition to . any existing Real Property Tax or otherwise, Tenant shall be      responsible for and shall pay Tenant's Allocable Share of such tax in the      manner provided in Section"12.3". |
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| 12.2 | PERSONAL      PROPERTY TAXES. Tenant shall pay all such taxes which may be lawfully      charged, assessed, or imposed upon the personal property and Fixtures and      Equipment in the Premises, including taxes on any signs of Tenant located      anywhere in the Shopping Center, and Tenant shall pay all license fees      which may be lawfully imposed upon the business of Tenant conducted upon      the Premises or in connection with the maintenance of any such      signs. |
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| 12.3 | DEFINITION      OF TENANT'S ALLOCABLE (OR PRO RATA) SHARE OF  INSURANCE |
|------|-------------------------------------------------------------------------|

|  | (a) | Tenant's      Allocable Share of Insurance Premiums pursuant to Section "10.1" shall be      the product of multiplying the amount of said Insurance Premiums      separately by a fraction, the numerator of which is the number of square      feet in the Tax Parcel as shown on Exhibit "S"and the denominator of which      is the square footage of the area in the Shopping Center (not including      the parcel noted as Future Shopping Center), Tenant's Allocable Share of      Insurance Premiums is 23% currently. In the event that certain tenants in      the Shopping Center pay their own Real Property Taxes or Insurance, such      tenants shall, nevertheless, be required to pay their proportionate share      of Real Property Taxes or insurance assessed covering the Common      Areas. |
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|  | (b) | Tenant's      said allocable share of such Real Property Taxes and Insurance charges      shall be equitably adjusted for and with respect to the first and last      partial tax years, if any, within the Lease Term. Where the applicable tax      bills and computations are not available prior to the expiration of the      Lease Term, then a tentative computation shall be made on the basis of the      previous year's taxes payable by the Tenant pursuant to the provisions      hereof and a final computation shall be made promptly after all bills and      computations are available for suchperiod. |
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|  | (c) | Tenant's      said allocable share of said Insurance and charges shall be due and      payable within twenty (20) days after receipt by Tenant of Landlord's      invoice together with a copy of the bills involved and such other      information reasonably relatingthereto. |
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| 13.1 | EFFECT      OF CONDEMNATION. |
|------|------------------------------|

|  | (a) | As      used in this Section the word "taking" or "taken" shall be deemed to mean      the acquisition or condemnation by Eminent Domain for any public or quasi      public use or purpose under any law or by a private purchase in lieu      thereof by a public body vested with the power of Eminent      Domain. |
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|  | (b) | If      the entire Premises shall be taken, then in such event this Lease shall      cease and terminate from the date of title vesting in such public body      (subject to the terms and conditions set forth  herein). |
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|  | (c) | If      a portion of the building on the Premises or adjacent parking area or      access to same, as in the reasonable opinion of Landlord or Tenant, would      render the balance of the Premises unsuitable for the purposes of Tenant,      shall be taken or if in the reasonable opinion of the Landlord or the      Tenant a taking shall result in such a diminution of the parking area in      the Shopping Center as would make it economically impracticable to      continue to operate the business of the Tenant because of lack of adequate      and available parking facilities, or if in the reasonable opinion of the      Landlord or the Tenant a taking shall deprive the Premises or the Shopping      Center of adequate and convenient motor vehicle access to any of the      principal highways serving the Shopping Center, then Landlord or the      Tenant, upon written notice to Tenant or Landlord, as the case may be,      shall be entitled to terminate this Lease, provided that such notice is      given before the last to expire of the thirty (30) day period after the      taking authority has taken actual physical possession of any portion of      the Premises, said parking area or said highway access and twenty (20)      days after notice from Landlord to Tenant or Tenant to the Landlord of the      fact of such taking. Should any part of the Premises be so taken and      should this Lease not be terminated in accordance with the foregoing      provision, Tenant covenants and agrees promptly upon such taking to expend      so much as may be necessary of the net amount which may be awarded or      granted to it in such proceeding or acquisition and available (subject to      the rights of the holder of any mortgages covering the Premises) in      restoring the Premises to an architectural unit as nearly like their      condition prior to such taking as shall be practicable, subject to zoning      and building laws then inexistence. |
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| 13.2 | DIVISION      OF AWARD. Out of any award for any taking of Landlord's interest in the      Premises, Landlord shall be entitled to receive and retain the amounts      awarded for the value of the Ground Lease and Tenant shall have the right      to file a claim and/or to obtain an award for the value of the unexpired      term of this Lease and all Leasehold Improvements, the building and for      the depreciated value of the Fixtures and Equipment and the Tenant's      moving expenses and loss of business and the Tenant shall have the right      to be a party to the acquisition or condemnation proceeding to make a      claim for all of such aforesaiddamages. |
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| 13.3 | ABATEMENT      OF RENT AND OTHER CHARGES. In the event of any such taking, a fair and      just proportion thereof, shall be suspended or abated pending restoration      by Tenant, and in the event this Lease is terminated by reason of such      taking any prepaid rent or other charges shall be refunded to Tenant. If      this Lease is not terminated by reason of such taking, Tenant shall be      entitled to and receive a proportionate reduction in Minimum Rent      according to any reduction in the size of the Leased Premises. The base      Minimum Rent and all charges due from the Tenant hereunder which are based      on the ratio of Tenant's Allocable Share shall also be adjusted downward      in the same percentage as Minimum Rent is so  reduced. |
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| 13.4 | In      the event that the Landlord or the Tenant decides not to terminate this      Lease as aforementioned, the Landlord shall use its best efforts to      restore the remaining portion of the Shopping Center (if applicable),      other than the Premises which Tenant is responsible to restore, to an      architectural unit as nearly like its condition before any such taking as      Landlord deems practical (subject to zoning and building laws then in      existence). In the event that the Landlord decides to rebuild the Shopping      Center (if applicable) and the Tenant has not exercised its right to      terminate this Lease as provided for in this Lease, the Tenant shall      restore the Premises and/or repair and/or rebuild or replace the Fixtures      and Equipment together with any other items used at and/or in connection      with the Premises. |
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| 14.1 | (a) | EVENTS      OF DEFAULT: The following shall be Events of Default under this      Lease: |
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|   | (1) | Tenant      shall neglect or fail to pay any installment of Minimum Rent, Additional      Rent or any portion thereof or any other payments due under this Lease      after the same shall become due after ten (10) days notice of the failure      to make such payment and demandtherefor; |
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|   | (2) | Tenant      shall neglect or fail to perform or observe any other covenant, term,      provision or condition contained in the Lease on its part to be performed      or observed within thirty (30) days after notice of such failure or if      more than thirty (30) days shall be required to cure such default because      of the nature of the default, if Tenant shall fail to proceed diligently      to cure such default after the expiration of such thirty (30) day      period; |
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|   | (3) | The      estate hereby created shall be taken on execution or by other process of      law; |
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|   | (4) | Tenant      under this Lease shall be declared bankrupt or insolvent according to law,      or if any assignment shall be made of the property of Tenant for the      benefit of creditors, or if a receiver, guardian, conservator, trustee in      involuntary bankruptcy or other similar officer shall be appointed to take      charge of all or any substantial part of Tenant's property under this      Lease by a court of competent jurisdiction, or a petition shall be filed      for the reorganization of Tenant under any provisions of the Bankruptcy      Act now or hereafter enacted, and such appointment, petition or proceeding      is not dismissed within one hundred twenty (120) days after it is begun,      or if Tenant shall file a petition for such reorganization, or for      arrangement under any provisions of the Bankruptcy Act now or hereafter      enacted and providing a plan for a debtor to settle, satisfy or extend the      time for the payment of debts;and/or |
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|   | (5) | Tenant      shall fail to open as an Embassy Bank within twelve (12) months after      Substantial Completion of the Building Pad, provided that such failure to      open is not the result of (i) a delay caused solely by Landlord's failure      to complete Landlord's Work or (ii) a force majeure event. Notwithstanding      the foregoing, Tenant shall not be relieved from its obligation to Rent      and all other charges due hereunder upon the Rent Commencement      Date. |
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|  | (b) | Landlord's      Remedies: Upon the occurrence of any Event of Default (notwithstanding any      waiver of any former breach of covenant or waiver of the benefit hereof or      consent in a former instance), Landlord may, at its  option: |
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|  | (1) | Terminate      this Lease and the term hereof upon giving to the Tenant five (5) days      written notice of the Landlord's intention to terminate this Lease. This      Lease and the term hereof shall expire and come to an end on the      date fixed in such notice as if the said date were the date      originally fixed in this Lease for the expiration  thereof, |
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|  | (2) | Immediately,      or at any time after the occurrence of an Event of Default, subject to      proceedings to regain possession or eviction commenced in the appropriate      municipal court, enter into and upon the Premises or any part thereof in      the name of the whole and repossess the same as of its former estate, and      expel Tenant and those claiming through or under it and remove its or      their effects (forcibly if necessary) without being deemed guilty of any      manner of trespass, and without prejudice to any remedies which might      otherwise be used for arrears of rent or preceding breach of covenant, and      upon entry as aforesaid this Lease shall  terminate. |
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|  | (3) | Seek      damages and avail itself of any remedies in a court of proper and      competent jurisdiction as a result of Tenant's default under this      Lease, |
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|  | (c) | Tenant's      Obligations After Termination: Tenant covenants and agrees,      notwithstanding any termination of this Lease or entry or re-entry by      Landlord whether by summary proceedings or otherwise, to pay and be liable      for, in advance, for the entire amount of the Minimum Rent and estimated      Additional Rent due for the balance of the Lease term, but in the event      the Premises be relet by Landlord, Tenant shall be entitled to a credit in      the net amount of rent received by Landlord (which may be less than the      Minimum Rent herein) in reletting (but not in excess of sums due from      Tenant to Landlord under this Lease) for the actual terms of the Lease for      any replacement tenant, excluding options, after deduction of all      reasonable expenses incurred in reletting the Premises and in collecting      the rent in connection therewith, including reasonable attorneys' fees.      Such reasonable expenses of reletting shall include, but not be limited      to, brokerage commissions, expenses of remodeling and incentive rent or      free rent for a period of time. Landlord agrees to use commercially      reasonable efforts to mitigate Tenant's damages by attempting to re-let      the Premises to another compatibleTenant. |
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|  | (d) | Litigation      Expenses: In the event that Landlord and Tenant are involved in any      litigation regarding the performance of any of their obligations under the      provisions of this Lease, or in connection with Tenant's or Landlord's      default hereunder the unsuccessful party by final order, decree or      judgment in such litigation by a court of competent jurisdiction shall      reimburse the successful party for all reasonable costs and expenses      (including reasonable attorneys' fees and court costs) incurred by such      successful party in connection with obtaining such final order, decree or      judgment. |
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|  | (e) | In      the event of termination of this Lease as a result of default, or      otherwise, the building and all leasehold improvements shall be deemed to      be the property of the Landlord and Tenant shall have no further claim or      interest in said property. |
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|  | (f) | Notwithstanding      anything to the contrary contained in this Lease, Landlord and Tenant      acknowledge that Tenant's liability upon a default is subject to the      limitations provided in 12 U.S.C. Section 182l(e)(4). Therefore, in the      event (a) Tenant, but not its assignees, shall become subject to a      bankruptcy proceeding pursuant to Title 11 of the United States Code or      similar proceeding during the term of this Lease, or (b) the depository      institution operated by Tenant is taken over by any depository institution      supervisory authority (hereinafter referred to as the "Authority") during      the term of this Lease, Lessor may, in either such event, terminate this      Lease only with the concurrence of any receiver or liquidator appointed by      such Authority or pursuant to an order of the Court with jurisdiction over      such case or proceeding, or upon the expiration of the stated term of this      Lease as provided herein, provided that in the event this Lease is      terminated by the Receiver or Liquidator, the maximum claim of Lessor for      rent, damages or indemnity resulting from the termination, rejection, or      abandonment of the unexpired Lease shall by law in no event exceed all      accrued and unpaid rent and additional rent due as of the date of      termination. |
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| 15.1 | TENANT'S      SIGNAGE RIGHTS. |
|------|-------------------------------|

|  | (a) | Subject      to Landlord's approval, Tenant shall have the right to obtain, install,      maintain, at its sole cost and expense, the following signs or such signs      as may be approved by the Municipality (provided that such signs do not      violate any federal, state or municipal codes, rules and regulations and      are approved by Lower NazarethTownship); |
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|  | (1) | The      signs located on the building more particularly shown on Exhibit "T- 1" in      such location(s) as is shown on Exhibit "T-l" attached    hereto; |
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|  | (2) | Tenant's      4 x 4 monument sign panel shown on Exhibit "T-2" in such location as is      shown on Exhibit "S" attached hereto. All signs and any substitutions or      replacements thereof shall be subject to Landlord's prior written consent,      which shall not be unreasonably withheld and such substitutions or      replacements must comply with all local laws and    regulations. |
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|  | (b) | All      such signs of Tenant set forth in subparagraph (a) above shall comply with      all applicable building codes and zoning laws and regulations, shall      advertise only Tenant's business and, shall be constructed and maintained      in good repair at Tenant's expense, and Tenant shall pay the cost of any      electricity consumed in illuminating such signs. None of the signs      referred to in subparagraph (a) above shall be flashing, blinking or of a      raceway type. All signs must be channel letters (not box      signs). |
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|  | (c) | The      Landlord agrees to procure all necessary permits for the monument sign      described herein. The cost of the signs and installation thereof shall be      paid by the Tenant. Landlord will bring electric service to the base of      the monument sign but shall not supply any  transformers. |
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|  | (d) | Landlord      agrees not to erect any additional signs within the Shopping Center which      would unreasonably obstruct the view of the Embassy Bank branch from      adjacent streets. |
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| 16. | (a) | Common      Areas shall include all areas of the Shopping Center not covered by      Buildings, including but shall not be limited to, all parking areas and      facilities, roadways, driveways, entrances and exits, truck serviceways,      utilities, retaining and exterior walls, sidewalks, open malls, outside      courts, landscaped and planted areas, service corridors, service areas,      loading docks, public rest rooms, if any, equipment, signs and any special      services provided by Landlord for the common or joint use and benefit of      all tenants in the Shopping Center, their employees, customers and      invitees. |
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|  | (b) | Landlord      shall make available the Common Areas for the common benefit of the      tenants and occupants of the Shopping Center. Landlord shall operate,      manage, equip, insure, repair and maintain such Common Areas for their      intended purposes in a first class manner as Landlord shall reasonably      determine. Landlord shall at all times have the right to reasonably      determine, reasonably change or reasonably alter the nature, extent, size      or location of the Common Areas, provided such alterations do not affect      access to or visibility of the Premises and Landlord shall not be subject      to liability therefor, nor shall Tenant be entitled to any compensation or      diminution or abatement of rent on account of any such determination or      change, nor shall any such action be deemed an actual or a constructive      eviction of Tenant. It is understood and agreed that Landlord may      construct or demolish and reconstruct additional improvements and      buildings on the parcels designated as Out Parcels or "Future" or "Small      Shops" on the Site Plan but not otherwise in the Common Areas and      incorporate such parcels into the Shopping Center which parcels shall be      subject to all conditions imposed on all tenants by virtue of the leases      entered into by Landlord. In addition, Landlord may erect the monument      sign shown on the site plan and other reasonable signs in connection with      the Out Parcels provided they do not block the view of Tenant's signs.      Landlord shall also have the right to operate a kiosk in the Common Areas      but not in front of the Premises in the no-build area, if any, outlined on      Exhibit "S". |
|--|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (c) | Tenant      and its officers, employees, agents, customers and invitees shall have the      nonexclusive right, in common with Landlord and all others to whom      Landlord has or may hereafter grant rights, to use the Common Areas as      designated from time to time by Landlord, subject to such reasonable      regulations as Landlord may from time to time impose uniformly on all      Tenants in the Shopping Center. Employee parking areas, if any, for      Tenant's employees shall be designated on Exhibit "S". Tenant agrees to      abide by such reasonable regulations and to use its best efforts to cause      its officers, employees, customers and invitees to conform thereto.      Landlord may at any time close temporarily the Common Areas or any portion      thereof to make repairs or changes to prevent the acquisition of public      rights therein, or to discourage non-customer parking, and may do such      other acts in and to the Common Areas as in its reasonable judgment may be      desirable to improve the convenience thereof. Tenant shall not at any time      interfere with the rights of Landlord and other tenants, its and their      permitted officers, employees, agents, customers, and invitees, to use any      part of the parking areas and other Common  Areas. |
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|  | (d) | Tenant      shall pay all CAM charges relating to the Common Areas shown on Exhibit      "S". Tenant shall pay Tenant's CAM in monthly installments of one twelfth      (1/12th) of the annual amount of such share as is reasonably estimated by      Landlord. After the end of each Lease Year or partial Lease Year, Landlord      shall give Tenant a statement (prepared in accordance with Shopping Center      Practices, including a detail of all CAM Expenses listed below for which      the Tenant is liable, as provided by this Lease) of CAM for that year. The      statement shall be binding upon Tenant unless objected to by Tenant within      twelve (12) months after it is given. If such statement shows that      Tenant's CAM exceeds the monthly installments previously paid to Landlord,      then Tenant shall pay Landlord the excess. If such statement shows that      Tenant's monthly installments exceeds Tenant's CAM, then the overpayment      to Landlord shall be paid by Landlord to Tenant or, at Landlord's      election, credited to the next amount due from Tenant to Landlord under      this Lease. Provided Tenant is not in monetary or other material default      under the terms of this Lease, Tenant shall have the right not more often      than once per Lease Year, to conduct an audit, following at least fifteen      (15) days written notice and during business hours of Business Days, of      Landlord's books and records pertaining to Common Area Maintenance and      Real Estate Taxes at the offices of the Landlord. Only one audit is      permitted for any Lease Year. Audits must be conducted within six (6)      months of receipt of Landlord's summary of CAM changes for any given year.      Any errors must be claimed within three (3) months of the Audit or such      claim is waived. Tenant's audit shall be at its sole cost and expense      unless such an audit reveals an error in Landlord's statement which      increased CAM by more than three percent (3%) as disclosed by the audit,      in which event Landlord shall pay Tenant within thirty (30) days after      demand the reasonable costs of such audit. Tenant shall not have any right      to audit Landlord's books and records for any period ending more than      twelve (12) months prior to the date the audit notice is given.      Notwithstanding anything to the contrary contained herein, Landlord's      failure to provide such CAM cost statement to Tenant in a timely manner      shall in no way excuse Tenant from its obligation to pay its CAM costs or      constitute a waiver of Landlord's right to bill and collect such CAM costs      from Tenant in accordance with thisclause. |
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|  | (e) | CAM      means all costs incurred or paid by Landlord for the operation,      maintenance, replacement and repair of the Common Areas (not the buildings      located in the Shopping Center), including but not limited to,      landscaping, parking lot repaving (not more than once each 10 years),      access road repaving (not more than once each 5 years), repairing and      striping, snow removal, pest control, common area utilities, including      irrigation water, sanitary clean out and control as to lines servicing the      Premises, exterior lighting (including maintenance of fixtures and      replacement of light bulbs), removal of common area trash, supplies,      security, traffic control devices, the amortized cost of the reasonable      purchase or lease of any machinery, equipment or vehicles used in      connection with the operation or maintenance of the Common Areas, repair      and replacement of on-site water, sanitary and storm sewer lines as to      lines servicing the Premises, maintenance of on-site drainage facilities,      any governmental impositions or surcharges, repair to retaining walls,      maintenance and other personnel performing the above activities (including      wages, benefits, unemployment, social security taxes and workers'      compensation insurance), pedestrian traffic control and an administrative      charge equal to fifteen percent (15%) of the CAM costs. The fifteen      percent (15%) CAM administrative charge shall not include CAM costs      related to real estate taxes, utilities and insurance payments. CAM also      includes the premiums for Landlord's Liability insurance for the Common      Areas. Notwithstanding anything to the contrary herein, Tenant shall be      responsible for snow removal for the sidewalks surrounding the Premises      and for landscaping the areas surrounding the Premises. Landlord agrees to      be responsible for snow removal from Tenant's drive-thru area, provided      that, such expense shall be included in CAM  costs. |
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| 17.1 | MECHANIC'S      LIENS. Tenant agrees to pay, when due, all sums of money that may become      due for, any labor, services, materials, supplies, or equipment alleged to      have been furnished or to be furnished to or for Tenant, in, upon or about      the Premises except that Tenant may in good faith contest bills for such      labor, services, materials, supplies or equipment. Notwithstanding the      foregoing, Tenant will not permit any mechanics or materialmen or other      liens to stand against the Premises or the Shopping Center or Landlord's      interest therein. The Tenant agrees to immediately remove or bond off any      such liens within thirty (30) days after notice of such lien by Landlord      or any other party. Tenant agrees to indemnify and hold harmless Landlord      of and from any liability, damages, expenses, fees, penalties, actions,      causes of action, suits, costs, claims or judgments arising out of or in      connection with any suchliens. |
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| 17.2 | WAIVER,      Failure on the part of either party to complain of any action or      non-action on the part of the other party, no matter how long the same may      continue, shall never be construed as a waiver by either party of any of      its rights hereunder. No waiver at any time of any of the provisions      hereof by either party shall be construed as a waiver of any of the other      provisions hereunder and a waiver at any time of any of the provisions      hereof shall not be construed as a waiver at any subsequent time of the      same provisions. |
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| 17.3 | DISPUTES.      It is agreed that if at any time a dispute shall arise as to any amount or      sum of money to be paid by one party to the other under the provisions      hereof, the party against whom the obligation to pay the money is asserted      shall have the right to make payment "under protest" and such payment      shall not be regarded as a voluntary payment and there shall survive the      right on the part of said party to institute suit for the recovery of such      sum, and if it shall be adjudged that there was no legal obligation on the      part of said party to pay such sum or any part thereof, said party shall      be entitled to recover such sum or so much thereof as it was not legally      required to pay under the provisions of this Lease; if at any time a      dispute shall arise between the parties hereto as to any work to be      performed by either of them under the provisions hereof, the party against      whom the obligation to perform the work is asserted may perform such work      and pay the cost thereof "under protest" and the performance of such work      shall in no event be regarded as a voluntary performance and there shall      survive the right on the part of said party to institute suit for the      recovery of the cost of such work, and if it shall be adjudged that there      was no legal obligation on the part of said party to perform the same or      any part thereof, said party shall be entitled to recover the cost of such      work or the cost of so much thereof as said party was not legally required      to perform under the provisions of thisLease. |
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| 17.4 | INTEREST.      Any payment to be made pursuant to the provisions of this Lease (other      than any amount paid under protest as provided in this Lease) which is not      paid within ten (10) days after the date when due shall bear interest from      the due date thereof until paid at an annual rate of interest equal to the      lesser of (i) the per annum interest rate from time to time publicly      announced by The      Wall Street Journal (or similar successor print or electronic      publication) as the prime rate, plus four percent (4%) or (ii) the highest      rate of interest that may lawfully be charged to the party then required      to pay interest under this Lease at the Default Rate, not exceeding      18% per annum. |
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| 17.5 | INVALIDITY      OF PARTICULAR PROVISIONS. If any term or provision of this Lease or the      application thereof to any person or circumstance shall, to any extent, be      invalid or unenforceable, the remainder of this Lease, or the application      of such term or provision to persons or circumstances other than those as      to which it is held invalid or unenforceable, shall not be affected      thereby and each term and provision of this Lease shall be valid and be      enforced to the fullest extent permitted bylaw. |
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| 17.6 | NOTICES.      Whenever by the terms of this Lease notice shall or may be given either to      Landlord or to Tenant, such notice shall be in writing and shall be sent      by registered or certified mail, postage prepaid, return receipt requested      or by recognized overnight delivery service or by personal      service. |
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| 17.7 | PROMOTIONAL      EVENTS; ACCESS. Landlord agrees that Landlord and the Shopping Center      manager will advise Tenant and will use reasonable efforts to minimize any      adverse effect upon Tenant's business in the Premises resulting from any      promotional event intended or likely to draw a large crowd to the Shopping      Center. |
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| 17.8 | INTENTIONALLY      OMITTED. |
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| 17.9 | GOVERNING      LAW. This Lease shall be governed exclusively by the provisions hereof and      by the laws of the Commonwealth ofPennsylvania. |
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| 17.10 | DEFINITION      OF TERM. As used in this Lease the words "term" "Term" or "Term of this      Lease" shall include any extension of the term, unless otherwise      specifically stated. |
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| 17.11 | PARAGRAPH      HEADINGS. The paragraph headings throughout this instrument are for      convenience and reference only, and the words contained therein shall in      no way be held to explain, modify, amplify or aid in the interpretation,      construction or meaning of the provisions of this  Lease. |
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| 17.12 | ESTOPPEL      CERTIFICATE OF LANDLORD. Within ten (10) days after request by Tenant or      Tenant's Lender, Landlord, from time to time and without charge, shall      deliver to Tenant or Tenant's Lender or to a person, firm or corporation      specified by Tenant, a duly executed and acknowledged instrument,      certifying: (i) that the rents are paid to date, and that this Lease is      unmodified and in full force and effect, or if there has been any      modification, that the same is in full force and effect as modified, and      identifying the date of any such modification; and (ii) whether Landlord      knows or does not know, as the case may be, of any default by Tenant in      the performance by Tenant of the terms, covenants and conditions of      this Lease, and specifying the nature of such defaults, if      any. |
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| 17.13 | ESTOPPEL      CERTIFICATE OF TENANT, Within ten (10) days after request by Landlord or      Landlord's ground lessor or mortgagee, Tenant, from time to time and      without charge, shall deliver to Landlord or the requesting party, or to a      person, firm or corporation, specified by Landlord, a duly executed and      acknowledged instrument, certifying: (i) that this Lease is unmodified and      in full force and effect, or if there has been any modification, that the      same is in full force and effect as modified, and identifying the date of      any such modification; and (ii) whether Tenant knows or does not know, as      the case may be, of any default by Landlord in the performance by Landlord      of the terms, covenants and conditions of this Lease, and specifying the      nature of such defaults, if any; and (iii) whether or not there are any      then existing permitted set-offs or defenses by Tenant, and if so,      specifying them; and (iv) the dates to which the Minimum Rent and      Additional Rent have beenpaid. |
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| 17.14 | RELATIONSHIP      OF THE PARTIES. Landlord shall not be responsible for any debts incurred      by the Tenant in the conduct of Tenant's business. Nothing contained      herein shall be deemed or construed by the parties hereto nor by any third      party as creating the relationship of principal and agent or of      partnership or of joint venture between the parties hereto, it being      understood and agreed that neither the method of computation of rent nor      any other provision herein contained, nor any acts of the parties hereto,      shall be deemed to create any relationship between the parties hereto      other than Landlord andTenant. |
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| 17.15 | AUTHORITY.      Each party hereto hereby warrants and represents that it has the necessary      power and authority to enter into this Lease and that it has taken all      necessary action in order to enter into this Lease. The Tenant and the      persons on behalf of the Tenant executing this Lease warrant that the      Tenant is authorized to do business in the Commonwealth of      Pennsylvania. |
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| 17.16 | COMPLETE      AGREEMENT. This Lease contains and embraces the entire agreement between      the parties hereto with respect to the matters contained herein, and it or      any part of it may not be changed, altered, modified, limited, terminated,      or extended orally or by any agreement between the parties unless such      agreement is in writing and signed by the parties hereto, their legal      representatives, successors or assigns. Tenant acknowledges and agrees      that neither Landlord nor any representative of Landlord nor any broker      has made any representation to or agreement with Tenant relating to the      Premises, this Lease or the Shopping Center which is not contained in the      express terms of this Lease. Tenant acknowledges and agrees that Tenant's      execution and delivery of this Lease is based upon Tenant's independent      investigation and analysis of the business potential and expenses      represented by this Lease, and Tenant hereby expressly waives any and all      claims or defenses by Tenant against the enforcement of this Lease which      are based upon allegations of representations, projections, estimates,      understandings or agreements by Landlord or Landlord's representative that      are not contained in the express terms of this  Lease. |
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| 17.17 | LIMITATION      OF LANDLORD'S LIABILITY. It is understood and agreed that Tenant shall      look solely to the estate and property of the Landlord in the Shopping      Center for the satisfaction of Tenant's remedies for the collection of a      judgment (or other judicial process) requiring the payment of money by the      Landlord in the event of any default or breach by the Landlord with      respect to any of the terms, covenants and conditions of this Lease to be      observed or performed by the Landlord and any other obligation of      Landlord created by or under this Lease, and no other property or assets      of the Landlord shall be subject to levy, execution or other enforcement      procedures for the satisfaction of Tenant's  remedies. |
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| 17.18 | HOLDOVER. |
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|  | (a) | It      is expressly understood by Tenant that Tenant's right to possession of the      Premises under this Lease shall terminate at the expiration or earlier      termination of the term, and should Tenant continue thereafter to remain      in possession, Landlord, should it so elect, shall be entitled to the      benefits of all provisions of law with respect to summary recovery of      possession from a holdover tenant. Tenant shall be responsible for any      damage, expense, cost or loss which Landlord may incur by reason of such      holding over. |
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|  | (b) | Should      Tenant continue to occupy the Premises after the expiration or earlier      termination of the term with consent of Landlord, such tenancy shall be      from month-to-month, and such month-to-month tenancy shall be under the      same terms, covenants and conditions as set forth in this Lease except      that the annual Minimum Rent shall be 110% of the rent required to be paid      by Tenant during the proceeding LeaseYear. |
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| 17.19 | BROKER'S      COMMISSION. It is agreed that no broker brought about or was involved in      this transaction except Metro Commercial and Sperry Van Ness. Landlord and      Tenant each covenant and agree to indemnify, defend and save the other      harmless against any and all claims for brokerage commissions and fees in      connection with this transaction alleged to arise from the dealing of any      claimant with the respective indemnitor. Landlord will pay the commission      due to the Brokers. |
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| 17.20 | SURVIVAL      OF OBLIGATIONS. All obligations of the Tenant for Minimum Rent, Additional      Rent and all other obligations of the Tenant and the Landlord of any name,      nature and description under and pursuant to the terms and conditions of      this Lease shall survive the termination of this Lease provided that said      obligation accrued prior to the date of termination and/or said obligation      accrues pursuant to the default provisions provided in Article XIV of this      Lease. |
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| 17.21 | FORCE      MAJEURE. Neither Landlord nor Tenant shall be held to be in default under      the provisions of this Lease in the performance of its obligations      hereunder for such period of time as it is prevented from performing the      same by reason of acts of God, including adverse weather conditions,      strikes, and other causes beyond its reasonable control; provided,      however, that financial inability shall never be deemed to be a cause      beyond a party's reasonablecontrol. |
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| 17.22 | Intentionally      left blank. |
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| 17.23 | TAXES      ON LEASEHOLD. Tenant shall be responsible for and shall pay before      delinquent all municipal, county, federal or state taxes whether enacted      now or in the future coming due during or after the Lease Term against      Tenant's interest in this Lease or against the Fixtures and Equipment and      personal property of any kind owned or placed in, upon or about the      Premises by the Tenant. |
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| 17.24 | SUBORDINATION,      ATTORNMENT. |
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|  | (a) | This      Lease shall be subject and subordinate at all times to the lien of any      mortgage, deed of trust or other security interest now or hereafter placed      upon the Premises and/or on any portion of the Shopping Center, and to all      renewals, modifications, amendments, consolidations, replacements, and      extensions thereof, provided Landlord obtains from the holder of any and      all mortgages, deeds of trust or security agreements now in effect or      hereafter placed upon the Premises an agreement that if, by dispossess,      foreclosure, or otherwise such holder or any successor in interest or      purchaser, shall come into possession of the Premises and/or the Shopping      Center, or take over the rights of the Landlord in the Premises      and/or the Shopping Center, it will not disturb the possession, use or      enjoyment of the Premises by the Tenant, its successors or assigns, nor      disaffirm this Lease or the Tenant's rights or estate hereunder, so long      as all of the covenants and obligations hereunder of the Tenant are fully      performed in accordance with the terms of this Lease and Tenant is not in      default under the terms of this Lease. The Tenant shall execute and      deliver any instrument which may be reasonably required by Landlord in      confirmation of such subordination, promptly upon Landlord's      request. |
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|  | (b) | Tenant      shall, in the event of a sale or assignment of Landlord's interest in the      Premises or the Building or the Shopping Center, or if the Premises or      such Building or Shopping Center comes into the hands of a mortgagee,      ground lessor or any other person whether because of a mortgage      foreclosure, exercise of a power of sale under a mortgage, termination of      the ground lease, or otherwise, attorn to the purchaser or such mortgagee      or other person and recognize the same as Landlord hereunder. Tenant shall      execute, at Landlord's request, any attornment agreement required by any      mortgagee, ground lessor or other such person to be executed, containing      such reasonable provisions as such mortgagee, ground lessor or other      person requires. No such attornment shall relieve the Landlord from      liability for matters arising prior to the date of such      attornment. |
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| 17.25 | COVENANT      OF QUIET ENJOYMENT. Landlord covenants and agrees that Tenant, subject to      the terms and provisions of this Lease, on payment of the rent and      observing, keeping and performing all of the terms and provisions of this      Lease on its part to be observed, kept and performed, shall lawfully,      peaceably and quietly have, hold, occupy and enjoy the Premises and any      appurtenant rights granted to Tenant under this Lease during the term      hereof without hindrance or ejection by any persons and Tenant agrees to      permit other tenants at the Shopping Center to quietly and peaceably hold,      occupy and enjoy their premises and any appurtenant rights at the Shopping      Center. |
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| 17.26 | SHORT      FORM LEASE. Landlord and Tenant agree not to place this Lease on public      record. However, Landlord and Tenant agree to execute, deliver and record      (the cost of recording to be shared equally) as soon as may be possible      after the execution of this Lease a short form or a memorandum of lease in      form attached as Exhibit "M" and suitable for recording in accordance with      local law or custom, which will not set forth any of the Minimum Rent      payable by Tenant hereunder, but which may set forth all or any other      parts of this Lease as requested by the Landlord or Tenant. Landlord and      Tenant further agree to execute, deliver and record a memorandum of      amended lease in accordance with the foregoing which will reflect the      terms of any amendment of this Lease, whenever reasonably required by      either party, |
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| 17.27 | LANDLORD'S      DEFAULT. Landlord shall in no event be in default in the performance of      any of its obligations hereunder unless and until Landlord shall have      failed to perform such obligations within thirty (30) days (or, provided      that Landlord has promptly commenced and thereafter diligently pursued the      correction of such default, such additional time as is reasonably required      to correct any such default) after written notice by Tenant to Landlord      specifying wherein Landlord has failed to perform any such      obligation. |
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| 17.28 | COVENANTS      OF LANDLORD. Anything contained in this Lease to the contrary      notwithstanding, after the commencement of the Term of this Lease, it is      agreed that all covenants of the Landlord contained in this Lease shall be      binding upon the Landlord, its successors and assigns, only with respect      to breaches occurring during its and their respective ownership of the      Landlord's interest in this Lease, any subsequent owner or owners by      accepting conveyance automatically being obligated to fulfill all      provisions of this Lease required to be performed by the Landlord during      its or their respective ownership of the Landlord's interest in this      Lease. |
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| 17.29 | NOTICE      TO MORTGAGEE. If the Tenant is notified by the Landlord or the Landlord's      mortgagee that there is a mortgage on the Premises, and is given the name      and address of the Landlord's mortgagee, the Tenant will give written      notice to the Landlord's mortgagee in same manner as provided in Section      17.6 herein of any default at the time that the Tenant gives notice of      such default to the Landlord, and the Landlord's mortgagee shall have the      same time period as provided to the Landlord under this Lease or such      additional time as such mortgagee may reasonably request, not to exceed an      additional thirty (30) days to cure such default of the Landlord. The      Tenant shall not have the right to terminate this Lease nor the right to      cure such default and deduct the cost of the same from rent, if the      Landlord's mortgagee commences or causes to be commenced promptly after      such notice the curing of such default, and if the default is cured within      such time period after suchnotice. |
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| 17.30 | STATUS      REPORTS. Recognizing that both parties may find it necessary to establish      to third parties, such as accountants, banks, mortgagees, or the like, the      then current status of performance hereunder, either party, on the      reasonable written request of the other made from time to time, will      promptly furnish a written statement on the status of any matter      pertaining to this Lease. |
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| 17.31 | ASSIGNMENT      OF THE LEASE TO MORTGAGEE. With reference to any assignment by the      Landlord of its interest in this Lease, or the rents payable hereunder,      conditional in nature or otherwise, which assignment is made to or held by      a bank, trust company or insurance company holding a mortgage on the      Premises, the Tenant agrees: |
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|  | (a) | That      the execution thereof by the Landlord and the acceptance thereof by such      mortgagee, shall never be treated as an assumption by such mortgagee of      any of the obligations of the Landlord thereunder, unless such mortgagee      shall, by written notice sent to the Tenant, specifically otherwise elect;      and |
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|  | (b) | That,      except as aforesaid, such mortgagee shall be treated as having assumed the      Landlord's obligations thereunder only upon foreclosure of such      mortgagee's mortgage or conveyance in lieu thereof and the taking of      possession of the Premises and a request from such Mortgagee that Tenant      attorn to Mortgagee or itsassigns. |
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| 17.32 | ENVIRONMENTAL. |
|-------|----------------|

|  | (a) | Tenant      shall, at all times, comply with all local, state and federal laws, rules      and regulations governing the use, handling and disposal of Hazardous      Material in and at the Premises including, but not limited to Section 1004      of the Federal Resource Conservation and Recovery Act, 42 U.S.C, §6901 et.      seq. (42 U.S.C. §6903) and any additions, amendments, or modifications      thereto and the laws of the Commonwealth of Pennsylvania. As used herein,      the term "Hazardous Material" shall mean any hazardous or toxic substance,      material or waste which is, or becomes, regulated by any local or state      government authority in which the Premises is located or the United States      Government, Landlord and its agents shall have the right, but not the      duty, to inspect the Premises at any time to determine whether Tenant is      complying with the terms of this Section. If Tenant is not in compliance      with this Section, Landlord shall have the right to immediately enter upon      the Premises and take whatever actions reasonably necessary to comply      including, but not limited to, the removal from the Premises of any      Hazardous Material and the restoration of the Premises to a clean, neat,      attractive, healthy and sanitary condition. Tenant shall pay all such      costs incurred by Landlord ten (10) days after receipt of a bill therefor      plus fifteen percent (15%) foradministration. |
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|  | (b) | The      Tenant shall be responsible for all damages and clean-up costs caused by      Tenant resulting from the leaking, discharging or spilling of any gas, oil      or petroleum products or other contaminants or Hazardous Material on or      into the Premises and/or on and/or into any adjoining premises and/or into      the surroundingenvironment, |
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|  | (c) | The      Tenant shall defend, indemnify and hold harmless the Landlord of, from and      against any and all suits, claims and causes of action and any loss,      costs, expenses, fines or penalties (including reasonable attorney's      fees), and clean­ up costs which the Landlord may incur or become      liable to pay arising out of the breach by the Tenant of any of its      obligations contained in Sections "17.32(a)" and "17.32(b)"      above. |
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|  | (d) | Landlord      shall, at all times, comply with all local, state and federal laws, rules      and regulations governing the use, handling and disposal of Hazardous      Material in and at the Premises including, but not limited to Section 1004      of the Federal Resource Conservation and Recovery Act, 42 U.S.C. §6901 et.      seq. (42 U.S.C. §6903) and any additions, amendments, or modifications      thereto and the laws of the Commonwealth of Pennsylvania. As used herein,      the term "Hazardous Material" shall mean any hazardous or toxic substance,      material or waste which is, or becomes, regulated by any local or state      government authority in which the Premises is located or the United States      Government. Tenant and its agents shall have the right, but not the duty,      to inspect the Premises at any time to determine whether Landlord is      complying with the terms of this Section, If Landlord is not in compliance      with this Section, Tenant shall have the right to immediately enter upon      the Shopping Center and take whatever actions reasonably necessary to      comply including, but not limited to, the removal from the Premises of any      Hazardous Material and the restoration of the Premises to a clean, neat,      attractive, healthy and sanitary condition. Landlord shall pay all such      costs incurred by Tenant ten (10) days after receipt of a bill therefor      plus ten percent (10%) foradministration. |
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|  | (e) | The      Landlord shall be responsible for all damages and clean-up costs caused by      the Landlord resulting from the leaking, discharging or spilling of any      gas, oil or petroleum products or other contaminants or Hazardous Material      on or into the Premises and/or on and/or into any adjoining premises      and/or into the surrounding environment. The Landlord represents that, to      its knowledge, there are no gas, oil, or petroleum products or other      contaminants or Hazardous Materials located on the property in violation      of applicable law. To Landlord's knowledge, (i) there are no underground      storage tanks under the Premises, (ii) there is no notice of intent to      sue, notice of violation, citation, warning or similar notification under      any Environmental Law regarding the Premises, and (iii) there is no      investigation or inquiry by any "Governmental Authority" (as hereinafter      defined) concerning the Property. "Governmental Authority" shall mean all      federal, state, county, municipal and local departments, commissions,      boards, bureaus, agencies and offices thereof, having or claiming      jurisdiction over all or any part of the Demised Premises or Shopping      Center or the use thereof. The Landlord will provide the Tenant with the      most recent environmental audit reports in its  possession. |
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|  | (f) | The      Landlord shall defend, indemnify and hold harmless the Tenant of, from and      against any and all suits, claims and causes of action and any loss,      costs, expenses, fines or penalties (including reasonable attorney's      fees), and clean­ up costs which the Tenant may incur or become liable      to pay arising out of the breach by the Landlord of any of its obligations      contained in Sections "17.32(d)" and "17.32(e)"  above. |
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| 17.33 | INTENTIONALLY      OMITTED. |
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| 17.34 | LANDLORD'S      TITLE. Landlord represents that it is well seized of and has good title to      the Demised Premises and all improvements located on it on the date of      this Lease, free and clear of all liens, encumbrances, easements,      tenancies and restrictions except easements and restrictions and liens of      record. |
|-------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| 17.35 | Landlord      hereby represents and warrants to Tenant that it has full right, power      and authority to enter into this Lease for the term herein granted      and Landlord covenants and agrees with Tenant that upon Tenant paying the      rent, additional rents and other charges due hereunder, and observing and      performing all the terms, covenants and conditions on Tenant's part to be      observed and performed, Tenant may peaceably and quietly enjoy the      Premises, free from any interference, molestation or acts of Landlord or      of anyone claiming by, through or under Landlord, subject, nevertheless,      to the terms and conditions of thisLease. |
|-------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 17.36 | PARKING. |
|-------|----------|

|  | (a) | Landlord      shall provide for the Shopping Center a number of parking spaces equal to      or greater than the minimum number of spaces required under applicable      law. |
|--|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (b) | Landlord      shall provide Tenant with ten (10) exclusive parking spaces and fourteen      (14) non-exclusive parking spaces (which shall be identified as all      parking spaces within the Tax Parcel as shown on Exhibit "S"), provided,      however, that Landlord shall not be responsible in any way for preventing      customers of other tenants within the Shopping Center or other third      parties from parking in such exclusive parking  spaces. |
|--|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 17.37 | EASEMENTS.      In the event that Landlord subdivides the property compromising the      Shopping Center, Landlord agrees to execute any required easements as may      be necessary to insure Tenant has utility services, access to the parking      areas and ingress and egress to and from the  Premises. |
|-------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 18. | RIGHTS      OF EXTENSION. Landlord hereby agrees that Tenant shall have the right to      extend the term of this Lease for two (2) periods of five (5) years each      and one (1) period of four (4) years, eleven (11) months. The first five      (5) year period shall immediately follow the expiration of the initial      Lease Term (specified in Section "1.2" above) and the second five (5) year      period shall follow the expiration of the first extension term and the      four (4) year, eleven (11) month period shall immediately follow such      second extension term and shall be at the Minimum Rent and Additional Rent      for said respective extension term as set forth in Section "1.2" and upon      all of the other terms, conditions and provisions of this Lease; provided,      however, the foregoing rights of extension shall be deemed exercised      unless Tenant gives Landlord written notice of its election not to extend      the term of this Lease no later than six (6) months prior to the      expiration of the then current Lease Term. Notwithstanding any of the      other terms and conditions set forth in this Article XVIII, the term of      this Lease shall not be extended for any option period in the event that      the Tenant is in default of any of the terms and conditions of this Lease      on the part of the Tenant to be kept, observed and performed beyond any      applicable time period in which Tenant may cure the    default. |
|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| 19. | If      a separate subdivision is obtained for the Tax Parcel by the Landlord and      the Landlord offers the Tax Parcel only for sale, then Tenant shall have      the Right of First Refusal to purchase the Tax Parcel, including the      Premises, upon the same terms and conditions as a bonafide offer (the      "Offer") presented by Landlord to Tenant as set forth below. Landlord      shall give Tenant notice in writing of the terms and conditions of the      Offer and Tenant shall have twenty (20) days to agree to purchase the Tax      Parcel upon the same terms and conditions as contained in the Offer. If      Tenant fails to respond or declines to purchase the Premises, Tenant shall      be deemed to have waived its Right to Purchase the Tax Parcel. If the Tax      Parcel is actually sold, this right shall be terminated and of no further      force or effect. If Tenant accepts the Offer, it shall close such      transaction within thirty (30) days of the date of such acceptance and      such acceptance shall be without condition or      contingency.   If Tenant fails to close on the terms of the      Offer which was accepted, Tenant's Right of First Offer shall be deemed      waived and Landlord may enforce any rights against the Tenant, including a      claim for any losses or damages and the right of specific performance.      This Right of First Refusal shall at all times be subject and subordinate      to any and all lender financing and shall be subject and subordinate to      the sale by any lender of the Tax Parcel to a third party or a purchaser      at a foreclosure sale or a deed in lieu of foreclosure. This right shall      not apply to the sale of the entire Shopping Center or to a portion of the      Shopping Center which includes the Tax Parcel together with other property      within, but not all of, the ShoppingCenter. |
|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 20.1 | LEASEHOLD      MORTGAGE. Tenant and every successor and assignee of Tenant is hereby      given the right by Landlord, in addition to any other rights herein      granted, without Landlord's prior written consent, to mortgage its      interest in this Lease under a leasehold mortgage one or more times and to      assign Tenant's interest under this Lease as collateral security for such      mortgage upon the condition that all rights acquired under such mortgage      shall be subject to each and all of the covenants, conditions and      restrictions set forth in this Lease, and to all rights, interest and      estate of Landlord herein, none of which covenants, conditions or      restrictions are or shall be waived by Landlord by reason of the right so      given to mortgage such interest, except as expressly provided herein. If      Tenant and/or Tenant's successors and assigns shall mortgage their      leasehold interest (a "Leasehold Mortgage") and if the holder(s) of such      mortgage (a "Leasehold Mortgagee") shall send to Landlord written notice      specifying the name and address of the mortgagee (any such lender that      shall have given such notice only if such lender is not an affiliate of      Tenant shall be deemed a "Recognized Mortgagee" and any mortgage held by      such Recognized Mortgagee, a "Recognized Mortgagee"), Landlord agrees that      so long as any such Recognized Mortgage shall remain unsatisfied of record      or until written notice of satisfaction is given by the holder to      Landlord, the following provisions shallapply; |
|------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| 20.2 | EFFECT      OF TERMINATION OF LEASE ON LEASEHOLD MORTGAGE. In the event of termination      of this Lease, or of any succeeding lease made pursuant to the provisions      of this Section, prior to the stated expiration date thereof, at the      request of Leasehold Mortgagee, Landlord will enter into a New Lease of      the Premises with the Leasehold Mortgagee, or, at the request of such      Leasehold Mortgagee, to a corporation or partnership formed by or on      behalf of such Leasehold Mortgagee, or by and on behalf of the holders of      notes secured by the Leasehold Mortgage held by such Leasehold Mortgagee,      or, at the request of such Leasehold Mortgagee, to such other persons as      such Leasehold Mortgagee shall designate (provided that it meets the      requirements of an assignee under this Lease), for the remainder of the      Term, effective as of the date of such termination of this Lease or any      succeeding lease, at the Rent and upon the terms, covenants, and      conditions herein contained, subject to the additional conditions listed      below; |
|------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | JOSEPH      I LIMITED PARTNERSHIP       |                                                    |
|--------|-----------------------------------------|---------------------------------------------------------|
|   |                                    |                                                    |   |
|   |                                    |                                                    |   |
|   | By:                                     | /s/      Jeanne Joseph                                  |   |
|   | Name:                                   |            Jeanne Joseph       |   |
|   | Title:                                  |            Partner             |   |
|   |                                    |                                                    |   |
|   |                                    |                                                    |   |
|   | EMBASSY      BANK FOR THE LEHIGH VALLEY |                                                    |
|   |                                    |                                                    |   |
|   |                                    |                                                    |   |
|   | By:                                     | /s/      David M. Lobach Jr.                            |   |
|   | Name:                                   |            David M. Lobach Jr. |   |
|   | Title:                                  |            CEO                 |   |

|   | /s/      Mary A. Dieter |
|--------|-------------------------|
|   | Notary      Public      |

|   | /s/      Lorraine A. Serencsits |
|--------|---------------------------------|
|   | Notary      Public              |

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| Witness: |   | Landlord: |
|----------|--------|-----------|
|     |   |      |
|     |   |      |
| By:      |   | By:       |   |
|     |   | Name:     |   |
|     |   | Title:    |   |
|     |   | Date:     |   |
|     |   |      |   |
| Witness: |   | Tenant:   |
|     |   |      |
| By:      |   | By:       |   |
|     |   | Name:     |   |
|     |   | Title:    |   |
|     |   | Date:     |   |

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|             |   |
|------------------|--------|
| Date             |   |
| Engineer         |   |
| Surveyor         |   |
| Grading          |   |
| Const.      Mgr. |   |

|                      |   |
|---------------------------|--------|
| Engineer      (signature) |   |
| Date                      |   |   |
| Registration      No.     |   |   |
| Expiration      Date      |   |   |

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| LANDLORD: |   |
|-----------|--------|
|      |   |
|      |   |
| TENANT:   |   |
|      |   |

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|   |               |
|--------|--------------------|
|   | Notary      Public |

|   |               |
|--------|--------------------|
|   | Notary      Public |

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|  | (a) | The      building, drive-thru canopy and concrete approach slabs per the plans and      specifications to be provided by Tenant and approved by Landlord per the      terms of this Lease. |
|--|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (b) | Sidewalks      around the Building or in the Building  Perimeter. |
|--|-----|-------------------------------------------------------------------|

|  | (c)  | Landscaping      around Building Perimeter. |
|--|-----------|---------------------------------------------|

|  | (d) | Backflow      preventer, RPZ valves, electrical meters and/or meter      cabinets. |
|--|-----|------------------------------------------------------------------------------------|

|  | (e) | Building      signage and monument sign including all electrical connections and      required services. |
|--|-----|----------------------------------------------------------------------------------------------------------|

|  | (f)  | Sub-base      under all concrete. |
|--|-----------|-----------------------------------|

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|   | MERCHANTS      BANK ("Bank")                       |
|--------|----------------------------------------------------|
|   | By:                                                |   |
|   | Its:                                               |   |
|   |                                               |   |
|   |                                               |   |
|   | JOSEPH      I LIMITED PARTNERSHIP ("Landlord")     |
|   | By:                                                |   |
|   | Its:                                               |   |
|   |                                               |   |
|   |                                               |   |
|   | EMBASSY BANK FOR THE      LEHIGH VALLEY ("Tenant") |
|   | By:                                                |   |
|   | Its:                                               |   |

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|   |               |   |
|--------|--------------------|--------|
|   | Notary      Public |   |

|   |               |   |
|--------|--------------------|--------|
|   | Notary      Public |   |

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|   |               |   |
|--------|--------------------|--------|
|   | Notary      Public |   |

----