----

Ex

| Parties      and Documents                          | 1  |
|-----------------------------------------------------|----|
| Demised      Premises                               | 4  |
| Monthly      Fixed Rent                             | 7  |
| Electricity                                         | 12 |
| Tax      Escalation                                 | 15 |
| Expense      Escalation                             | 17 |
| Cleaning                                            | 19 |
| Maintenance      and Repairs                        | 22 |
| Alterations                                         | 23 |
| Miscellaneous      Matters Relating to Improvements | 24 |
| SNDA      & Estoppel                            | 25 |
| Insurance      and Liability                        | 26 |
| Use                                                 | 27 |
| Term                                                | 28 |
| Services                                            | 29 |
| Casualty/Condemnation                               | 33 |
| Assignment/Subletting                               | 34 |
| Rights      to Additional Space                     | 35 |
| Default      and Landlord Remedies                  | 37 |
| Access                                              | 38 |
| Notices                                             | 39 |

----

| Landlord: | 1345      Leasehold LLC, a Delaware limited liability company      (“Landlord”) |
|-----------|---------------------------------------------------------------------------------------------|

| Tenant: | AllianceBernstein      L.P. (formerly known as Alliance Capital Management L.P.), a Delaware      limited partnership (“Alliance”) |
|---------|------------------------------------------------------------------------------------------------------------------------------------------------|

----

----

----

| Floor      (entire floor unless      otherwise noted)                                | Delivery      Date                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
|--------------------------------------------------------------------------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| Concourse      (part)  (Sup15 §23(a), Sup17 §13, Sup23 §2a) | Delivered.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| Ground      Floor (part)      **                                                     | The      Ground Floor (part) formerly leased to Alliance has been surrendered and      deleted from the demised premises.  Landlord has leased the      Ground Floor (part) to Wachovia Bank, National Association (“Wachovia”)      pursuant to the Agreement of Lease dated December 22, 2003 (the “Wachovia      Lease”), for a term coterminous with Alliance's lease which Wachovia may      extend pursuant to its three 5-year extension options.  If the      term of the Wachovia Lease expires or terminates prior to the expiration      or termination of Alliance’s lease, then, on the day after said      termination, the Ground Floor (part) will be added back to the demised      premises on substantially the same terms (including the rent terms) as      were in effect prior to its surrender and deletion from the demised      premises (Sup21 §3).  For more information regarding the terms      of the surrender of Ground Floor part, see below. |
| 2,      8, 9, 11 through 14  (Sup15 §2(a); Ltr2; Sup16    §11)   | Delivered.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 10      (Sup19 §3(a))      ***                                                  | Delivered.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 15      (Sup12 §2(a))                                                           | Delivered.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 16      (Sup12 §2(b))                                                           | Delivered.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 17      (Sup16 §2(b); Sup17 §2(b); Sup18 §2(b); Sup22 §2(b))     | Delivered.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 31      (part) (Sup7 §2(c))                                                     | Delivered.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 31      (part) (Sup24 §2(a))                                                    | Anticipated      to be May 1, 2010.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
| 32      (Sup6 §2)                                                               | Delivered.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 33      (Sup7 §2(a))                                                            | Delivered.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 34      (NW Cor. 94) (Sup8 §2(a))                                               | Delivered.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 34      (NW Cor. 95) (Sup8 §1(c))                                               | Delivered.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 34      (balance) (Sup7 §2(b))                                                  | Delivered.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 35      (Sup14 §2(a))                                                           | Delivered.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 36      (Sup14 §2(b))                                                           | Delivered.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 37      (NE Cor.) (orig. intro.)                                                     | Delivered.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 37      (NW Cor.) (orig. §46.01)                                                | Delivered.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 37      (SE Cor.) (Sup1 §2)                                                     | Delivered.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 37      (SW Cor.) (Sup5 §2)                                                     | Delivered.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 38      (orig. intro.)                                                               | Delivered.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 39      (Sup4 §2)                                                               | Delivered.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 40,      41 and 45 (Sup9 §3(a); LTR1 par 2)                                     | Delivered.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 42      (Sup25 §2(a))                                                           | Delivered.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 43      and 44 (Sup26 §2(a))                                                    | Anticipated      to be May 1, 2011.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |

----

| · | Enforcement:  Landlord      will make reasonable efforts to enforce the Wachovia Lease (including the      rent obligations).  If Wachovia defaults under the Wachovia      Lease, then Alliance may, at its option, participate in any action      Landlord takes in respect of said default.  If Landlord does not      take any action, then Alliance may, at its option, (1) cause the Landlord      to assign its right to proceed against Wachovia, in which case Alliance      may then proceed directly against Wachovia provided that Alliance      indemnifies Landlord from any loss arising from such action, or (2)      require the Landlord to proceed against Wachovia in which case Alliance      will reimburse Landlord within 30 days after demand for any reasonable      out-of-pocket expenses incurred by Landlord in respect of enforcing the      Wachovia Lease (Sup21 §4(f)). |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| · | Amendments,      Terminations, Extensions and Consents:  Landlord is prohibited      from amending the Wachovia Lease or waiving any provision thereof without      first obtaining Alliance’s consent.  Alliance must be reasonable      in respect of consenting to any amendment that would not have an economic      or adverse impact on Alliance and Alliance’s failure to respond to a      request for such a consent within 5 business days of receipt is deemed      consent.  Landlord is prohibited from terminating the term of      the Wachovia Lease except in the event of a default thereunder or      extending the term of the Wachovia Lease except pursuant to the express      provisions thereof without first obtaining Alliance's consent (Sup21      §5(a)).  Landlord is prohibited from granting its consent to any      matter contemplated by the Wachovia Lease (e.g., subleases and      alterations) without first obtaining Alliance’s      consent.  Alliance's rights in respect of Wachovia signage is      summarized in more detail below.  Alliance is required to be      reasonable in granting its consent to any such matter if Landlord is      obligated to be reasonable under the Wachovia Lease.  Alliance      is required to respond in the same time period as Landlord is obligated to      respond to any request for consent and Alliance will be deemed to have      given its consent if it fails to respond (Sup21 §5(c); LTR3      §3). |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| · | Signage:  Wachovia      is prohibited from displaying signage on the window, doors or the exterior      of the perimeter walls of its demised premises unless Wachovia obtains the      prior written reasonable consent of the Landlord and said signage is in      conformity with the building standard sign program (Wachovia Lease      §46.2(e)).  However, Wachovia has the right to install signage      on the interior and exterior of the demised premises that conforms with      Wachovia's standard national or NYC signage program provided that said      signage pertains primarily to general retail banking, safe deposits or      electronic banking and not to certain permitted ancillary uses (e.g.      brokerage, insurance, investment services).  Nevertheless,      Wachovia has the right to display temporary signage which describes said      ancillary uses in certain designated areas provided that Wachovia is      obligated to remove said signage if either Landlord or Alliance reasonably      believes that said temporary signage is not in keeping with the quality or      character of the building.  The size and location of signage on      or visible from the exterior of the Ground Floor (part) is subject to the      reasonable approval and Landlord and Alliance.  Wachovia also      has the right to display promotional banners provided the size, color and      location of said banners is subject to the reasonable approval of Landlord      and Alliance.  Landlord's (and, therefore, Alliance's) failure      to respond within 15 business days to any request for consent regarding      signage is deemed consent (Wachovia Lease  §46.3(a)). |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| · | Assignment/Subletting      Profits:  Landlord and Alliance will share equally any sublease      or assignment of lease profits payable to Landlord under the Wachovia      Lease (Sup21 §6(a)). |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| · | Hold      Over by Wachovia:  If Wachovia holds over following the      termination of the Wachovia Lease term, then Landlord will promptly      commence summary dispossess proceedings and will use commercially      reasonable efforts to evict Wachovia.  Landlord will pay to      Alliance any amounts recovered from Wachovia arising from said proceedings      after first deducting Landlord's actual out-of-pocket expenses, provided      that if the amounts paid over by Landlord exceed the sums paid by Alliance      in respect of the Ground Floor (part) for the corresponding period, then      Landlord will be permitted to retain 50% of said excess (Sup21      §8). |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| · | Reimbursement      of Landlord on Account of Payments to Cushman & Wakefield,      Inc.:  Alliance will reimburse Landlord up to $601,854.52 in      respect of any amounts paid by Landlord to Cushman & Wakefield, Inc.      arising from Sup21 (Sup21 §10). |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

|  | 12/01/01      through 11/30/06: | $7,000      (Sup17 §13(b)(i)) |
|--|---------------------------------|------------------------------------|

|  | 12/01/06      through 11/30/11: | $8,250      (Sup17 §13(b)(ii)) |
|--|---------------------------------|-------------------------------------|

|  | 12/01/11      through 12/31/19: | $9,500      (Sup17 §13(b)(iii)) |
|--|---------------------------------|--------------------------------------|

----

| From      the termination or expiration of the Hearst Lease through      04/30/09:   | $203,589.75      (Sup19 §3(b)(1))  |
|------------------------------------------------------------------------------------------------|----------------------------------------------|
| 05/01/09      through 04/30/14:                                                                | $219,747.67      (Sup19 §3(b)(2))  |
| 05/01/14      through 12/31/19:                                                                | $235,905.58      (Sup19 §3(b)(3))       |

----

----

----

----

| Check      Meters:              | All      floors have check meters except for Floors 31 (part), 32-34, and 37-39,      which will have check meters on or before November 1, 2009 (Sup9 §5) and      Floor 42, which will have check meters on or before May 1, 2011 (Sup25      §4(c)(i)).  The check meters measure electricity demand and      consumption for each floor during a calendar month.  Alliance      pays Landlord, within 30 days after receipt of a bill, Landlord’s cost of      the electricity consumed based on the applicable rate charged to the      Landlord by the supplying utility, plus a 2% administrative fee (Sup9      §5(b) and (c); Sup12 §4(b) and (c); Sup14 §4(b) and (c); Sup15 §4(b) and      (c); Sup22 §4(b); Sup24 §4(b); Sup25 §4(c); Sup26      §4(b)).  Landlord will provide check meters for any portion of      the Concourse (part) space measuring at least 3,000 contiguous rsf (Sup15      §23(f)(i)).  If the check meters for Floors 31 (part), 32-34,      and 37-39 are not installed by November 1, 2009, then Alliance will pay      Landlord what Landlord’s electrical consultant determines to be Landlord’s      cost for such electricity, provided that Alliance may dispute such      determination in accordance with a specified procedure.  |
|---------------------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| Dispute:                        | Each      bill is binding on Alliance unless Alliance disputes such bill within 90      days of receipt.  In case of a dispute, Alliance’s electrical      consultant will submit its determination within such 90 day period and      Landlord and Alliance will seek a resolution.  Upon Alliance’s      request, Landlord will make available its utility bills for the building      for at least the last 3 years. If Landlord and Alliance cannot agree, they      will choose a third electrical consultant to perform a limited review      (Sup12, §5(c)(ii); Sup12 §4(c)(ii); Sup14 §4(c)(ii); Sup15 §4(c)(ii);      Sup22 §4(c)(ii); Sup24 §4(c)(ii); Sup25 §4(c)(iii); Sup26      §4(b)).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |
| Wattage:                        | 6      watts per usable square foot excluding building HVAC systems and other      base building systems  (Sup9 §5(e); Sup12 §4(e); Sup14 §4(e);      Sup15 §4(e); Sup22 §4(e); Sup24 §4(e); Sup25 §4(e); Sup26      §4(e)).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
| Additional      Capacity:       | Upon      notice from Alliance, Landlord will provide Alliance with (1) an      additional 400 amperes in the aggregate for the 15th      and 16th      floors (Sup12 §4(e)), and (2) up to another 1,800 amperes for the entire      demised premises (Sup14 §4(f)). Such notice will be given by Alliance on      or before, with regard to the 15th      and 16th      floors, the date Alliance delivers to Landlord its plans for its initial      fit-out of the 15th      floor (but in no event later than June 30, 2001), and, with regard to the      rest of the demised premises, by December 31, 2001 (Sup12 §4(e) and Sup14      §4(e)).  Alliance is responsible for any construction costs it      would incur in connection with alterations relating to such additional      electricity supply, as well as a pro-rata share of Landlord’s construction      costs (Sup12 §4(e); Sup14 §4(e); and Sup15 §4(f)).                                                                                                                                                                                                                                                                                                                                                                                                              |
| Discontinuance      of Service: | Landlord      may discontinue furnishing electricity to Alliance only if Landlord      simultaneously discontinues service to 80% of the other building tenants      (Sup15 §4(d)), upon 60 days’ written notice, provided such period is      extended as reasonably necessary to permit Alliance to obtain electricity      from the utility company servicing the Building.  In such case,      Alliance may use the existing wiring.  The cost of installation      of any additional wiring will be borne, if such discontinuance is      voluntary, by Landlord, and if such discontinuance is involuntary, by      Landlord and Alliance with Alliance’s share equal to the total cost of      such additional wiring multiplied by a fraction, the numerator of which is      remaining months of the Lease term and the denominator of which is as      follows:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |

----

| Floor(s)                         | Denominator                                                                                                                                  |
|----------------------------------|----------------------------------------------------------------------------------------------------------------------------------------------|
| 2,      8-14                     | 188      (Sup15 §4(d))                                                                                                                  |
| 15,      16                      | 248      (Sup12 §4(d) and (h); Sup15 §4(d))                                                                                        |
| 17                               | 182      for the space demised by Sup22, 214 for the space demised by Sup18 and 219      for all other space on Floor 17 (Sup22 §4(d)). |
| 31      (part), 32-34, 37-41, 45 | 294      (Sup9 §15(d); Sup15 §4(d))                                                                                                |
| 31      (part)                   | 116      (Sup24 §4(d))                                                                                                                  |
| 35      and 36                   | 237      (Sup14 §4(d); Sup15 §4(d))                                                                                                |
| 42                               | 150      (Sup25 §4(d))                                                                                                                  |
| 43      and 44                   | 104      (Sup26 §4(d))                                                                                                                  |

| Electricity Rent Inclusion      Factor for Floors 31 (part), 32-34, and 37-39: | Until      November 1, 2009, the charge for electricity for Floors 31 (part), 32-34,      and 37-39 (the “ERIF”) is included in fixed annual rent (orig.      §7.02(a)).  Such charge, however, is separately quantified (as      listed below) and is subject to increase or decrease (but in no event      below $2.75 per s.f. per annum) in proportion to increases or decreases in      Landlord’s electricity costs for the building (orig.      §7.02(a)). |
|--------------------------------------------------------------------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| Floor      (entire floor unless otherwise noted) | Original      ERIF                     |
|--------------------------------------------------|----------------------------------------|
| 31(part),      33, 34                            | $249,902.46      (Sup7 §3(g))     |
| 32                                               | $104,337.75      (Sup6 §3(c))     |
| 37      (NE Cor.), 38                            | $127,187.50      (orig. §7.02(a)) |
| 37      (NW Cor.)                                | $27,500.00      (orig. §46.02(d)) |
| 37      (SE Cor.)                                | $13,750.00      (Sup1 §3(e)       |
| 37      (SW Cor.)                                | $27,912.50      (Sup5 §3(c))      |
| 39                                               | $96,937.50      (Sup4 §3(c))      |

----

| Electricity Rent Inclusion      Factor for 42nd Floor: | Until      May 1, 2011, the charge for electricity for Floor 42 is included in fixed      annual rent.  The initial amount of such charge is $5.81 per      s.f. and is subject to increase or decrease (but in no event below $5.81      per s.f. per annum) in proportion to increases or decreases in Landlord’s      electricity costs for the building as well based on Alliance’s electricity      consumption.  A determination by Landlord of a change in the      rent inclusion charge as a result of a survey of electrical consumption in      the Demised Premises will be binding on Alliance unless Alliance disputes      such determination within 30 days of receipt of such      determination.  If Alliance disputes such determination, it will      have its own electrical consultant at its own cost attempt to resolve the      dispute in consultation with Landlord’s electrical      consultant.  If they cannot agree on a resolution, they will      choose a third electrical consultant who’s decision will control (Sup25      §4(b)). |
|--------------------------------------------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| Supplies:             | At      Landlord’s option, Alliance is required to purchase (for a reasonable      charge) from Landlord all lighting tubes, lamps, bulbs and ballasts used      in the demised premises (orig. §7.05(b)).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
|-----------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| Concourse      Space: | Subject      to the following sentence, for any portion of the demised premises located      on the concourse consisting of less than 3,000 contiguous rsf, Alliance      will pay an ERIF of $0.75/rsf, subject to increase if Alliance uses the      space for anything other than storage (Sup15 §23(f)(ii)).  For      the portion of the demised premises located on the concourse and leased      pursuant to Sup23, however, Landlord will provide electricity at no      additional charge provided that if Landlord determines on a reasonable      basis that Alliance is consuming excessive electricity, then Landlord may      commence charging Alliance for such electricity on either (at Landlord’s      option) a rent inclusion or submeterbasis. |

----

| FLOOR                    | BASE YEAR                                                                                                                                                                                                                                       | PERCENTAGE                                                                                                           |
|--------------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|----------------------------------------------------------------------------------------------------------------------|
| Ground      Floor (part) | 1999/2000      (Sup13§3(c)(1)).                                                                                                                                                                                                            | 0.483%(Sup13      §3(c)(2))                                                                                     |
| 2,      8, 9, 11-14      | Average      of 2000/01 and 2001/02 (Sup15 §3(d)(i)).                                                                                                                                                                                      | 14.72%(Sup15      §3(d)(ii); Sup19 §2(d))                                                                  |
| 10                       | Average      of 2000/01 and 2001/02 (Sup15 §3(d)(i)).                                                                                                                                                                                      | 2.11%      (Sup19 §3(d))                                                                                        |
| 15                       | 1999/2000      (Sup12 §3(a)(4)(a)).                                                                                                                                                                                                        | 2.150%(Sup12      §3 (a)(4)(b))                                                                                 |
| 16                       | 1999/2000      (Sup12 §3(b)(4)(a)).                                                                                                                                                                                                        | 2.150%(Sup12      §3(b)(4)(b))                                                                                  |
| 17                       | Average      of 2000/01 and 2001/02 (Sup16 §3(d)(i); Sup17 §3(d)(i); Sup18 §3(d)(i))      Except with respect to the Sup22 17th      floor space, for which it is the average of 2003/04 and 2004/05 (Sup22      §3(d)(i)). | 2.147%      (Sup16 §3(d)(ii); Sup17 §3(d)(ii); Sup18 §3(d)(ii);      Sup22  §3(d)(ii)) |
| 31      (part), 33, 34   | Average      of 1994/95 and 1995/96 (Sup7 §(3)(f)(i)).  Beginning on      11/01/09, changed to 1995/96 (Sup9 §4(e)).                                                                                                        | 5.130%(Sup7      §3(f)(ii))                                                                                     |
| 31      (part)           | Average      of 2007/08 and 2008/09 (Sup24 §3(d)(i)).                                                                                                                                                                                      | 1.35%      (Sup24 §3(d)(ii))                                                                                    |
| 32                       | 1993/94  (Sup6      §3(b)(i)).  Beginning on 11/01/09, changed to      1995/96  (Sup9 §4(e)).                                                                                                           | 2.150%(Sup6      §3(b)(ii))                                                                                     |
| 35                       | 2000/01      (Sup14 §3(a)(4)(a)).                                                                                                                                                                                                          | 2.150%(Sup14      §3(a)(4)(b))                                                                                  |
| 36                       | 2000/01      (Sup14 §3(b)(4)(a)).                                                                                                                                                                                                          | 2.150%(Sup14      §3(b)(4)(b))                                                                                  |
| 37      (NE Cor.), 38    | 1985/86  (orig.      §4.01(a)(i)).  Beginning on 11/01/09, changed to 1995/96 (Sup9      §4(e)).                                                                                                                  | 2.820%(orig.      §4.01(a)(ii)                                                                                  |
| 37      (NW Cor.)        | 1985/86  (orig.      §4.01(a)(i)).  Beginning on 11/01/09, changed to 1995/96 (Sup9      §4(e)).                                                                                                                  | 0.610%(orig.      §46.02(b))                                                                                    |
| 37      (SE Cor.)        | 1985/86      (Sup1 §3(a)). Beginning on 11/01/09, changed to 1995/96  (Sup9      §4(e)).                                                                                                                                    | 0.300%(Sup1      §3(b))                                                                                         |
| 37      (SW Cor.)        | 1988/89  (Sup5,      §3(b)(i)).  Beginning on 11/01/09, changed to 1995/96 (Sup9      §4(e)).                                                                                                                     | 0.618%(Sup5      §3(b)(ii)                                                                                      |
| 39                       | 1988/89  (Sup4      §3(b)(i)).  Beginning on 11/01/09, changed to 1995/96 (Sup9      §4(e)).                                                                                                                      | 2.150%(Sup4      §3(b)(ii))                                                                                     |
| 40,      41, 45          | 1995/96  (Sup9      §4(d)(i)).                                                                                                                                                                                                   | 6.446%(Sup10      §2(a))                                                                                        |
| 42                       | 1988/89      (Sup25 §3(d)(i)(a)).  Beginning on 5/1/11, changed to average of      2007/08 and 2008/09 (Sup25 §3(d)(i)(b)).                                                                                                 | 2.24%(Sup25      §3(d)(ii))                                                                                     |
| 43      and 44           | Average      of 2007/08 and 2008/09 (Sup26 §3(d)(i)).                                                                                                                                                                                      | 4.45%(Sup26      §3(d)(ii))                                                                                     |

----

----

| Floor                    | Base                                                                                                                                                                                                       | Percentage                                                                                                   |
|--------------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|--------------------------------------------------------------------------------------------------------------|
| Ground      (part)       | Expenses      for 1999 calendar year (Sup13 §3(c)(3)).                                                                                                                                                | 0.483%(Sup13      §3(c)(4))                                                                             |
| 2,      8, 9, 11-14      | Expenses      for 2001 calendar year (Sup15 §3(d)(ii)).                                                                                                                                               | 15.67%(Sup15      §3(d)(iv); Sup19 §2(c))                                                          |
| 15                       | Expenses      for 1999 calendar year (Sup12 §3(a)(4)(c)).                                                                                                                                             | 2.290%(Sup12      §3(c)(4)(d))                                                                          |
| 16                       | Expenses      for 1999 calendar year (Sup12 §3(b)(4)(c)).                                                                                                                                             | 2.290%(Sup12      §3(b)(4))                                                                             |
| 17                       | Expenses      for 2001 calendar year (Sup16 §3(d)(iii); Sup17 §3(d)(iii); Sup18      §3(d)(iii)), except for the Sup22 17th      floor space, for which it is 2004 (Sup22 §3(d)(iii)). | 2.288%      (Sup16 §3(d)(iv); Sup17 §3(d)9iv); Sup18 §3(d)(iv) and Sup22      §3(d)(iv)) |
| 31      (part), 33, 34   | Expenses      for 1995 calendar year (Sup7 §3(f)(iii); Sup9 §4(e)).                                                                                                                              | 5.450%(Sup7      §3(f)(iv))                                                                             |
| 31      (part)           | Expenses      for 2008 calendar year (Sup24 §3(d)(iii)).                                                                                                                                              | 1.43%(Sup24      §3(d)(iv))                                                                             |
| 32                       | Expenses      for 1993 calendar year (Sup6 §3(b)(iii)).  As of 11/01/09,      changed to expenses for calendar year 1995 (Sup9 §4(e)).                                                 | 2.290%(Sup6      §3(b)(iv))                                                                             |
| 35                       | Expenses      for 2000 calendar year (Sup14 §3(a)(4)(c)).                                                                                                                                             | 2.290%(Sup14      §3(a)(4)(d))                                                                          |
| 36                       | Expenses      for 2000 calendar year (Sup14 §3(b)(4)(c)).                                                                                                                                             | 2.290%(Sup14      §3(b)(4)(d))                                                                          |
| 37      (NE Cor.) and 38 | $6,509,748  (orig      §5.01(a)(i)).  As of 11/01/09, changed to expenses for 1995      calendar year (Sup9 §4(e)).                                                          | 3.000%(orig      §5.01(a)(iv))                                                                          |
| 37      (NW Cor.)        | $6,509,748  (orig.      §5.01(a)(i)).  As of 11/01/09, changed to expenses for 1995      calendar year (Sup9 §4(e)).                                                         | 0.650%(orig.      §46.01(b))                                                                            |
| 37      (SE Cor.)        | $6,509,748  (Sup1      §5.01(a)(i)).  As of 11/01/09, changed to expenses for calendar      year 1995 (Sup9 §4(e)).                                                          | 0.330%(Sup1      §3(c))                                                                                 |
| 37      (SW Cor.)        | Expenses      for calendar year 1989 (Sup5 §3(b)(iii)).  As of 11/01/09,      changed to expenses for calendar year 1995 (Sup9 §4(e)).                                                 | 0.659%(Sup5      §3(b)(iv)                                                                              |
| 39                       | Expenses      for calendar year 1989 (Sup4 §3(b)(iii)).  As      of  11/01/09, changed to expenses for calendar year 1995 (Sup9      §4(e)).                                 | 2.290%(Sup4      §3(b)(iv))                                                                             |
| 40,      41, 45          | Expenses      for calendar year 1995 (Sup9 §4(d)9iii)).                                                                                                                                               | 6.865%      (Sup11 §2(c))                                                                               |
| 42                       | Expenses      for calendar year 1989 (Sup25 §3(d)(iii)(a)).  As of 5/1/11,      changed to expenses for calendar year 2008 (Sup25      §3(d)(iii)(b)).                                 | 2.38%(Sup25      §3(d)(iv))                                                                             |
| 43      and 44           | Expenses      for calendar year 2008 (Sup26 §3(d)(iii)).                                                                                                                                              | 4.73%(Sup26      §3(d)(iv))                                                                             |

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| Services: | The      Cleaning Contractor provides certain cleaning services for the office      areas and lavatories of the demised premises (§1(a)).  The      cleaning services provided do not include the cleaning of below-grade      space, kitchen, pantry or dining space, storage, shipping, computer or      word-processing space, or private or executive lavatories      (§1(b)).  The Cleaning Contractor is not responsible for      removing debris and rubbish from areas under construction in the demised      premises (§2).  The quality of the cleaning services will be      comparable to that provided in first class buildings in midtown Manhattan      (§1(a)).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |
|-----------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| Access:   | The      Cleaning Contractor has access to the demised premises from 6 p.m. to 2      a.m. on business days.  The Cleaning Contractor has the right to      use Alliance’s light, power and water, as reasonably required      (§1(a)).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
| Term:     | The      cleaning agreements are co-terminous with the Lease (§2).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |
| Fee:      | Alliance      pays the Cleaning Contractor, for the office space, a fixed monthly fee of      $310,465.73, plus an amount equal to the fee for Floor 36 multiplied by      the percentage increase in the labor rate in 2000 over 1999, plus an      amount equal to the fee for Floors 2, 8, 9, 11-14 multiplied by the      percentage increase in the labor rate in 2001 over 2000, plus an amount      equal to the fee for Floor 10 multiplied by the percentage increase in the      labor rate in 2001 over 2000  (CAO §3; CAO-2 §3; CAO-3 §3; CAO-4      §3; CAO-5 §3; CAO-6 §3; CAO-7 §3; CAO-8 §3; CAO-9 §3; CAO-11      §3).  Alliance pays the Cleaning Contractor a fixed monthly fee      of $2,833.33 for the ground floor space (CAG §3).  The fixed      monthly fee for cleaning the office space will increase by $11,087.73 plus      an adjustment based on the increase in the labor rate in 2008 over 2007      with the addition of remainder of Floor 31 to demised premises (CAO-10 §3)      and will increase by $36,604.68 plus an adjustment based on the increase      in the labor rate in 2008 over 2007 with the addition of Floor 10 to      demised premises (CAO-12 §3).  The fixed monthly fee is      inclusive of sales tax and is payable in advance on the first of each      month (§3).  Payment for any additional cleaning services will      be made by Alliance within 20 days of demand. The cost of such additional      services must be comparable to services provided in comparable buildings      (§1(a)).  In addition to the fixed fee, Alliance pays the      Cleaning Contractor a percentage of annual increases in cleaning costs      (which annual increases are equal to the annual percentage increase in      porters’ wages over a porter’s wage base year) over an amount representing      base year cleaning costs.  The percentage for the office space      is 53.899% (CAO §3 and §4; CAO-2 §3; CAO-3 §3; CAO-4 §3; CAO-5 §3; CAO-6      §3; CAO-7 §3; CAO-8 §3; CAO-9 §3; CAO-11 §3) and 0.483% for the ground      floor space (CAG §4).  The percentage for the office space will      increase by 1.46% (CAO-10 §3) to with the addition of the remainder of      Floor 31 and will increase by 4.82% with the addition of Floors 43 and      44.  The other variables in such calculation are as      follows: |

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| Floor                                          | Base Year forPorter’s Wages                       | Base for Cleaning Costs               |
|------------------------------------------------|---------------------------------------------------------|---------------------------------------|
| Ground      (part)                             | 1999      (CAG §4)                                 | $6,286,271.55      (CAG §4)      |
| 2,      8-14                                   | 2001      (CAO-5, §4)                              | $6,444,056.97      (CAO-5, §4)   |
| 15      and 16                                 | 1999      (CAO-3 §4)                               | $6,247,986      (CAO-3, §4)      |
| 17      (except for the part demised by Sup22) | 2001      (CAO-6 §4; CAO-7 §4; CAO-8 §4) | $6,629,645.81                         |
| 17      (the part demised by Sup22)            | 2004      (CAO-9 §4)                               | $7,606,434.69      (CAO-9 §4)    |
| 31      (part) , 32-34, 37-41 and 45           | 1995      (CAO §4(a)(i))                           | $5,827,772      (CAO §4(a)(iii)) |
| 31      (the part demised by Sup24)            | 2008      (CAO-10 §4)                              | $8,408,948.97      (CAO-10 §4)   |
| 35      and 36                                 | 2000      (CAO-4 §4)                               | $6,381,693      (CAO-4 §4)       |
| 42                                             | 2008      (CAO-11 §4)                              | $8,408,948.97      (CAO-11 §4)   |
| 43      and 44                                 | 2008      (CAO-12 §4)                              | $8,408,948.97      (CAO-12 §4)   |

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| Dispute      with Cleaning Contractor:  | If      Alliance believes that the Cleaning Contractor is not adequately      performing under a cleaning agreement, and the Cleaning Contractor has not      corrected such inadequate performance within 10 days after notice,      Alliance may arbitrate whether the Cleaning Contractor is adequately      performing.  If a majority of the required arbitrators find that      the Cleaning Contractor is not adequately performing, then the Cleaning      Contractor will correct such inadequate performance within 10 days of such      finding.  If Contractor fails to do so, Alliance may terminate      the cleaning agreement upon 10 days notice. (§5).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |
|-----------------------------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| Default      by Alliance:               | If      Alliance fails to make a payment due under a cleaning agreement within 15      days of notice of such failure, the Cleaning Contractor may, upon 10 days      notice terminate the cleaning agreement if Alliance also fails to make      such payment within such 10 day period.  In case of such      termination, Alliance may only use the approved cleaning contractor for      the building (§6).  If a payment is not made within 3 days of      notice of such failure, such payment accrues interest from the due date at      prime rate, provided that Cleaning Contractor is not obligated to give      such notice more than twice a year (§12).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
| Rent      Credit:                       | Alliance      is entitled to a credit against the monthly installment of fixed rent in      the amount of $169,479.10 per month (Sup9 §4(c); Sup10 §2(c); Sup11 §2(c);      LTR1; Sup12 §3(a)(3) and §3(b)(3); Sup14 §3(a)(3) and §3(b)(3); Sup15      §3(c)) Sup16 §3(c); Sup17 §3(c); Sup18 §3(c) and Sup22 §3(c) plus an      amount equal to the credit for Floor 36 multiplied by the percentage      increase in the labor rate in 2000 over 1999 (Sup14      §3(b)(3)).  The monthly credit will increase by (i) $92,734.38      plus an adjustment based on the increase in the labor rate in 2001 over      2000 with the addition of Floors 2, 8, 9, 11-14 to the demised premises      (Sup15 §3(c); Sup19 §2(c)), (ii) by $13,296.17 plus an adjustment based on      the increase in the labor rate in 2001 over 2000 with the addition of      Floor 10 to the demised premises (Sup19 §3(c)); (iii) by $11,087.72 plus      an adjustment based on the increase in the labor rate in 2008 over 2007      with the addition of remainder of Floor 31 to the demised premises (Sup24      §3(c)); (iv) by $220,539.40 plus an adjustment based on the increase in      the labor rate in 2008 over 2007 on May 1, 2011 (Sup25 §3(c)); and (v) by      $439,256.17 plus an adjustment based on the increase in the labor rate in      2008 over 2007 on May 1, 2011.  |
| Termination      of Cleaning Agreement: | In      the event the cleaning agreement for the office space is terminated,      Landlord will provide cleaning services and Alliance will pay Landlord on      a monthly basis for the office space (assuming that all of the office      space demised under the lease is delivered to Alliance at that time)      60.17% (Sup26 §7(a)) of annual increases in cleaning costs (which annual      increases are equal to annual percentage increases in porter’s wages) over      Landlord’s cleaning costs for the entire building during the first full      calendar year after the Cleaning Agreement’s termination (orig. §6.04, as      modified by Sup9 §8(a)).  Landlord’s cleaning cost escalation      statements are final and determinative unless Alliance challenges such      statement in writing within 90 days (Sup7 §6(d)) of      receipt.  Alliance must make payment in accordance with such      statement pending dispute resolution.  Landlord and Alliance      will resolve any dispute by arbitration with 3 arbitrators, each of whom      will have at least 10 years’ experience in the operation and management of      major Manhattan office buildings (orig.  §6.01(d)).                                                                                                                                                                                         |

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| Alliance’s      Responsibility | Alliance      will make repairs to the demised premises necessitated by its acts,      omissions, occupancy or negligence (except for fire or other casualty      caused by Alliance’s negligence if Landlord’s insurance is not invalidated      thereby) (orig. §9.01).  |
|--------------------------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| Landlord’s      Responsibility | Landlord      will maintain the building and its common areas in a manner appropriate to      a first class office building.  The building exterior, the      window sills outside the window and the windows are not part of the      demised premises (orig. §9.01).            |

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| Approval:                            | All      alterations require Landlord’s prior written approval, which will not be      unreasonably withheld or delayed, provided that it does not (1) affect the      structural integrity of the building, (2) affect the exterior of the      building, or (3) adversely affect the building’s systems without, in      Landlord’s opinion, adequate mitigation (orig. §8.01).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
|--------------------------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| Landlord’s      Reimbursement: | Alliance      will reimburse Landlord’s out-of-pocket costs incurred in reviewing      alterations (orig. §8.01).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| Contractors:                         | Landlord’s      affiliate will act as general contractor for any alteration work performed      anywhere in the demised premises for one year after the delivery of the      2nd      and 8th-14th      floors, for a fee not to exceed 6% of the aggregate cost of such      work.  In acting as general contractor, Landlord’s affiliate      will obtain competitive bids from at least 3 subcontractors approved by      Landlord for each category of work, except that there is only one approved      subcontractor for air conditioning balancing work (although Alliance may      have another subcontractor verify the work) and there are only 2      unaffiliated subcontractors for the base building work (Sup15      §6(a)).  Alliance and Plaza Construction Corp., Landlord's      affiliate, have subsequently entered into that certain Master Agreement      dated January 27, 2004 pursuant to which Plaza Construction Corp. will      provide construction management services to Alliance in respect of      construction projects at the building.  Landlord must have given      its approval of any contractors performing      alterations.  Alliance will inform the Landlord of the name of      any contractors or subcontractors Alliance proposes to do any alterations      at least 10 days prior to work commencement (orig. §8.01      2(a)).  |
| Insurance      Certificates:         | Prior      to commencing any alterations, Alliance will deliver to Landlord an      insurance certificate evidencing the existence of workmen’s compensation      insurance covering all persons involved in such alterations and reasonable      comprehensive general liability and property damage insurance with      coverage of at least $1 million single limit (orig.§8.01(7)).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
| Records:                             | Alliance      will keep records of alterations exceeding $25,000 in cost and provide      copies of such records to Landlord within 45 days of demand (orig.      §8.07).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
| 38th/39th      Floor Staircase:      | Alliance      has the right to install a staircase between the 38th      and 39th      floors provided that Landlord approves the plans therefor and the      staircase is installed in compliance with Articles 8 and 45 of the lease      (Sup4 §14).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| Expiration      of Term:             | All      improvements installed by Landlord are the property of the Landlord (orig.      §8.03) and all permanent improvements (including, therefore, any kitchen,      pantry or dining room) will remain at the expiration of the term without      Alliance being obligated to remove such permanent      improvements.  (orig. §8.04)  All fixtures (other than      trade fixtures) installed by Landlord become the property of the Landlord,      and will remain as part of the demised premises, upon expiration of the      lease.  All furnishings and trade fixtures supplied by Alliance      at its expense are Alliance’s property and, with regard to Alliance’s      furniture and movable office equipment only (Sup7 §6(e)), will be removed      upon the expiration of the lease term following the lease expiration      unless Landlord notifies Alliance (within 30 days after Alliance’s notice,      which notice will be given at least 3 months prior to expiration of the      lease term) that such property may remain in the demised premise following      the lease term expiration (orig. §8.05).  Alliance has no      obligation to remove any staircases in the demised premises (Sup9      §21).                                                                                                                             |

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| Emergency      Generator:                               | Alliance      is permitted to install a 2800 KW Detroit diesel emergency generator      back-up power system in specified locations in the building (Sup27      §2(b)).  Alliance is permitted to connect the back-up power      system to the building’s emergency generator system.  Up to 1500      KW of the power generated by the back-up power system will back-up the      building’s emergency generator system (Sup27 §2(d)).  Landlord      will operate and maintain the back-up power system at Alliance’s expense      and, as part of such obligation, Landlord will enter into a maintenance      contract for same subject to the reasonable approval of Alliance (Sup27      §2(d)).  Alliance is obligated to pay a one-time fee for such      emergency generator rights equal to $75,000, adjusted for inflation based      on increases in the Consumer Price Index (Sup27      §2(f)).  Alliance will pay for its proportionate share (based on      KW capacity) of fuel purchased for the emergency generator system and has      the right, subject to Landlord’s reasonable approval, to install its own      fuel storage tanks (Sup27 §2(g)).  The back-up power system will      remain and not be removed at the end of the lease term (Sup27      §2(i)).  Alliance has, through 1/31/10, a limited right of first      offer to lease space to install another emergency      generator.  Alliance has 15 days to accept any such offer (Sup27      §3).  |
|---------------------------------------------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| Communications      Antenna or Dish:                    | Alliance      has the right, subject to the other alteration provisions of the Lease and      to all applicable legal requirements, to install a communications antenna      or dish on the roof in a location reasonably determined by      Landlord.  Landlord may require Alliance to relocate the      antenna, at Landlord’s expense, to mitigate interference with other uses,      so long as the antenna is able to function in its relocated position,      provided that if such relocation does mitigate the interference, Landlord      may require Alliance to remove the antenna so long as no other antennas      are allowed to be installed on the roof and Landlord bears the cost of      such removal and the unamortized value of the antenna.  If      deemed reasonably advisable by Landlord’s engineer, Landlord will, at      Alliance’s expense, reinforce the area under the antenna and, upon lease      expiration, Alliance will remove the antenna and restore any damage caused      thereby.  Alliance will pay Landlord one-half of fair market      rent for the roof space used by the antenna.  Alliance, under      Landlord’s supervision (the cost of which Alliance is obligated to      reimburse, has access to the roof and other areas of the building as      reasonably necessary to maintain and repair the antenna (Sup9      §20).                                                                                                                                                                            |
| Communications      Wiring:                             | Landlord      will provide Alliance a reasonable area in a common vertical riser shaft      in the building for the installation of data, communications and security      system cabling.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
| Initial      Fit-Out of Balance of 31st Floor:          | Alliance,      at its expense, will prepare a complete set of plans for the work, which      is subject to the reasonable approval of Landlord (orig.      §45.01).  Although Alliance is permitted to use its own      engineer, such plans ultimately are subject to the reasonable approval of      Landlord’s designated engineer.  There is no deadline for the      delivery to Landlord of the plans for Alliance’s initial fit-out (Sup24      §6(a)).  Landlord will provide Alliance with a $762,240      allowance for the hard costs and certain soft costs of the      fit-out.  The allowance can be disbursed in installments upon      Alliance’s request and any unused portion will be credited against fixed      rent (Sup24 §6(b)(i)).  Alliance may use the allowance to pay      for construction work undertaken in the demised premises leased prior to      Sup24, but if Alliance draws on the allowance prior to May 1, 2010 then      the allowance will be reduced by the future value of the amount drawn upon      calculated at 6% per year (Sup24 §6(b)(ii)).                                                                                                                                                                                                                                                                                                                                                                                                                                               |
| Initial      Fit-Out of 42nd      Floor:                | Alliance,      at its expense, will prepare a complete set of plans for the work, which      is subject to the reasonable approval of Landlord (orig.      §45.01).  Although Alliance is permitted to use its own      engineer, such plans ultimately are subject to the reasonable approval of      Landlord’s designated engineer.  There is no deadline for the      delivery to Landlord of the plans for Alliance’s initial fit-out (Sup25      §6(a)).  Landlord will provide Alliance with a $1,266,090      allowance for the hard costs and certain soft costs of the      fit-out.  The allowance can be disbursed in installments upon      Alliance’s request and any unused portion will be credited against fixed      rent (Sup25 §6(b)).  If, however, Alliance draws on the      allowance prior to May 1, 2011 then the allowance will be reduced by the      future value of the amount drawn upon calculated at 6% per year (Sup25      §6(b)(ii)).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |
| Initial      Fit-Out of 43rd      and 44th      Floors: | Alliance,      at its expense, will prepare a complete set of plans for the work, which      is subject to the reasonable approval of Landlord (orig.      §45.01).  Although Alliance is permitted to use its own      engineer, such plans ultimately are subject to the reasonable approval of      Landlord’s designated engineer.  There is no deadline for the      delivery to Landlord of the plans for Alliance’s initial fit-out (Sup26      §6(a)).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |

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| Subordination,      Non-Disturbance and Attornment: | The      Lease is subordinate to all present and future mortgages and ground leases      only to the extent Alliance receives a subordination, non-disturbance and      attornment agreement from the holder thereof (orig. §11.01; Sup15      §8).  Alliance will not exercise any right to terminate the      lease due to an act or omission of Landlord without first giving notice of      such act or omission to any mortgagee or ground lessor of which Alliance      has been notified and giving such mortgagee or ground lessor an      opportunity to cure such act or omission within a reasonable period of      time after such notice provided that such mortgagee or ground lessor      notifies Alliance that it will commence and continue to remedy such act or      omission (orig. §11.02).  Alliance and the property’s mortgagee      are parties to a subordination, non-disturbance and attornment agreement      (SNDA-M).  Alliance and the property’s ground lessor are parties      to a subordination, non-disturbance and attornment agreement      (SNDA-G).                                                                                               |
|-----------------------------------------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| Estoppel:                                           | Alliance      will provide an estoppel certificate within 10 days after Landlord’s      request.  The estoppel certificate will certify: (a) that the 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      state any such modification; (b) whether the term of the      Lease has commenced and rent become payable thereunder; and whether      Alliance has accepted possession of the demised premises; (c) whether or not there are      then existing any defenses or offsets which are not claims under paragraph      (e) below against the enforcement of any of the agreements, terms,      covenants, or conditions of the Lease any modification thereof upon the      part of Alliance to be performed or complied with, and, if so, specifying      the same; (d) the dates to which the      fixed annual rent, and additional rent, and other charges hereunder, have      been paid; and (e) whether or not Alliance has      made any claim against Landlord under the Lease and if so the nature      thereof and the dollar amount, if any, of such claim (orig.      §36). |

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| Insurance:                 | Alliance      will reimburse Landlord for any increases in Landlord’s fire insurance      caused by Alliance (orig. §10.03).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
|----------------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| Landlord                   | Landlord      is not liable for damage or injury to property or persons unless caused by      or due to the negligence of Landlord or its agents, servants or employees      (orig. §12.01).  Alliance will look solely to Landlord’s estate      in the Building for the satisfaction of any judgment (orig.      §12.05).                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| Alliance:                  | Alliance      will reimburse Landlord for all costs incurred by Landlord that Landlord      does not recover from insurance resulting from Alliance’s breach under the      lease, by reason of damage or injury caused by Alliance in connection with      the moving of Alliance’s property except as provided in the lease, and by      reason of the negligence of Alliance or its agents, servants or employees      in the use or occupancy of the demised premises (orig.      §12.03).  Alliance will indemnify, defend and save Landlord      harmless from any liability arising from Alliance’s use of the demised      premises, breach of the lease, or holding over, except for any liability      arising from Landlord’s negligence (orig. 35.01).  |
| Waiver      of Subrogation | Both      parties are required to obtain waivers of their insurer’s rights of      subrogation provided that such waiver does not result in an additional      expense to the party waiving the right of subrogation, unless the other      party agrees to be responsible for such additional expense (orig.      §12.06(a) and (b)).                                                                                                                                                                                                                                                                                                                                                                                                                                                               |

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| General:                          | The      demised premises are permitted to be used for executive and general      offices (orig. §2).  Landlord represents that such use does not      violate the certificate of occupancy for the demised premises (orig.      §17).  The demised premises may not be used for a banking office      open to street traffic or certain other undesirable businesses (orig.      §42.01).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
|-----------------------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| Dwyer      Unit:                  | Alliance      may, subject to Landlord’s consent which may not be unreasonably withheld,      install in the demised premises a Dwyer Unit at its sole cost expense      provided that: (a)  it      is used for Alliance’s employees and guests; (b)  no      installation of ventilation equipment is required and no odors emanate      from the demised premises from the use thereof; (c)  no      additional air conditioning service is required thereby; (d)  use      of the unit is expressly subject to the extra cleaning and water      consumption provisions of the lease; and (e)  Alliance      will engage an extermination service (orig. §49.01; Sup7§18).                                                                                                                                                                                                                                                                                                                                                                                                                  |
| Dining:                           | Alliance      may, subject to Landlord’s consent which may not unreasonably be withheld,      install a dining room with kitchen for use by Alliance’s employees and      guests in the demised premises (Sup7 §18), provided that such facilities      (a) comply with all applicable laws, (b) are properly ventilated and (c)      all wet garbage is bagged and stored so that no odor emanates therefrom      (orig. §49.06).  If Alliance installs such facilities, then (a)      Alliance will pay landlord the cost of an extermination service and (b)      will have a refrigerated garbage storage room or other means of disposing      of garbage therefrom reasonably satisfactory to Landlord (orig. 32.08 (as      modified by Sup9 §6(b)); orig. §49.02), but such refrigerated room will      only be required if such wet garbage creates an odor or pest problem      (orig. §49.02).  Alliance may install additional dining      facilities on any floor of the demised premises comparable to the dining      facility located on the 39th      floor (as it existed as of 8/16/94).  (Sup9 §25)  |
| Corporate      Training Facility: | Subject      to the other terms of the lease and all applicable laws, Alliance may use      a portion of the demised premises for a corporate training facility (Sup5      §11(c)).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
| Concourse:                        | Subject      to the following sentence, the portion of demised premises located on the      concourse may be used for storage, mailroom, computer printing room,      incidental office, dining room or cafeteria purposes and any other legal      purpose (Sup15 §23(e)).  The portion of the demised premises      located on the concourse and leased pursuant to Sup23, however, may be      used only for storage purposes except that Alliance may also install      electrical switches therein in certain specified      locations  (Sup23 §4).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |

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| Expiration      Date:                           | December      31, 2019 (Sup15 §12(a)).                                                                                                                                                                                                            |
|-------------------------------------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| Early      Termination (45th      Floor):       | Provided      Alliance never occupies the 45th      floor, Alliance may upon written notice to Landlord given on or before      1/1/15, terminate the Lease with respect to the 45th      floor effective 12/31/16 without penalty (Sup15, §21).  |
| Landlord’s      5 Year Extension Option:  | ·                                                                                                                                                                                                                                                      | Landlord      may upon written notice to Alliance given on or before 11/30/16, extend      the term from 12/31/19 to 12/31/24 (Sup15 §13(a)(i)).  |
|                                            | ·                                                                                                                                                                                                                                                      | Fixed      annual rent during such extension period would be at the rate of the      average fixed annual rent per s.f. being paid by Alliance on 12/30/19 for      all of its space in building (other than ground floor, concourse or      subconcourse space).  The method of calculating escalations      would remain unchanged for such period (Sup15 §13(a)(ii) and (iii); Sup21      §9(a)).  |
| Alliance’s      5 Year Extension Option:  | ·                                                                                                                                                                                                                                                      | If      Landlord extends the term to 12/31/24 as provided above, then on or before      12/31/16, Alliance may extend the term to 12/31/29 (Sup15      §13(b)).  |
|                                            | ·                                                                                                                                                                                                                                                      | Fixed      annual rent during such extension period would be at the rate of the      average fixed annual rent per s.f. being paid by Alliance on 12/30/19 for      all of its space in the building (other than concourse or subconcourse      space).  The method of calculating escalations would remain      unchanged for such period (Sup15 §13(b)).  |
|                                            | ·                                                                                                                                                                                                                                                      | Upon      exercise of this 5 year extension option, Alliance loses its right to      exercise its 10 year extension option described below.  |
| Alliance’s      10 Year Extension Option: | ·                                                                                                                                                                                                                                                      | Alliance      has the option to extend the term for 10 years (Sup9 §12(a)) to expire on      12/31/29 if Landlord does not exercise its 5 year extension option, or      12/31/34 if Landlord does exercise its 5 year extension option and      Alliance does not exercise its 5 year extension option.  |
|                                            | ·                                                                                                                                                                                                                                                      | If      Landlord does not exercise its 5 year extension option, the exercise      deadline for Alliance’s 10 year extension option is no later than 1/31/17,      but no earlier than 12/1/16 (Sup15 §13(c)).  If Landlord does      exercise its 5 year extension option and Alliance does not exercise its 5      year extension option, then the exercise deadline for Alliance’s 10 year      extension option is 12/31/21 (Sup9 §12(a)(i)).  |
|                                            | ·                                                                                                                                                                                                                                                      | As      conditions to the exercise of Alliance’s 10 year extension option, as of      the date of exercise and as of the first day of the extension period (i)      Alliance can not be in default of beyond applicable notice and grace      periods of its obligation to pay fixed annual rent, tax escalations and      expense escalations, and (ii) Alliance and its affiliates must occupy at      least 200,000 rsf (Sup9 §12(a)(ii) and (iii)).  |
|                                            | ·                                                                                                                                                                                                                                                      | The      fixed annual rent for Alliance’s 10 year extension period is 95% of fair      market rent determined as of 36 months before what would have been the      expiration of the term if the term had not been extended by Alliance’s ten      year extension option, as determined by Landlord and notified to Alliance      in writing within 30 days thereafter, plus an increase in proportion to      the increase over such 36 month period of the average of the CPI for Urban      Consumers and CPI for Urban Wage Earners (both New York, NY-Northeast NJ,      base year 1982-84 =100, “All Items”) (Sup9 §12(b)).  If Alliance      disputes Landlord’s determination of the rent, then Landlord and Alliance      will resolve the dispute according to a specified arbitration process      (Sup9 §12(b) and §16).  |
|                                            | ·                                                                                                                                                                                                                                                      | For      purposes of calculating real estate tax escalations, the base year during      such extension period is 2019/20 if Landlord does not exercise its 5 year      extension option, or 2024/25 if Landlord does exercise its 5 year      extension option (Sup9 §12(c)(i); Sup15 §13(b) and (c)).  For      purposes of calculating expense escalations, the base year for building      expenses during such extension period is calendar year 2019 if Landlord      does not exercise its 5 year extension option, or calendar year 2024 if      Landlord does exercise its 5 year extension option. (Sup9 §12(c)(ii) and      (iii); Sup15 §13(b) and (c)). |

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| Electricity: | See      page 14.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
|--------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| Elevator:    | Passenger:  Service will      be provided as necessary on business days between 8 am and 6 pm and      sufficient service at all other times (orig. §32.01).  In case      of special events at the demised premises, upon 24 hours notice from      Alliance, Landlord will provide 2 dedicated elevators staffed by Landlord      personnel, the labor cost of which will be reimbursable by Alliance within      30 days of demand (Sup9 §24(a)).  Landlord is required to have,      in 1996, reconfigured the elevators so that the 32nd      floor and the 37th,      38th      and 39th      floors are served by the same elevators (Sup6, §4(c)). Freight:  Landlord will      provide reasonable freight elevator service on business days from 8 am to      6 pm and after-hours service at landlord’s established rates (orig.      §32.01).  During tenant’s initial fit-out of the remainder of      the 31st      floor, and the 42nd,      43rd      and 44th      floors, Alliance has priority but not exclusive use of one freight      elevator and non-priority use of a second freight elevator at no charge      (Sup14 §13(a); Sup15 §16(a); Sup24 §10(a); Sup25 §10; Sup26      §10).  Subject to the terms of the alterations provisions and so      long as Alliance is leasing floors 31 (part) through      41,  Alliance has the right, at its expense, to make alterations      so that any elevator servicing Floors 31 (part) through 41 can stop on any      other floor leased by Alliance (Sup15 §24).  |
| HVAC:        | Regular      Service:During regular hours of operation on business days as from time to      time determined by Landlord, but always at least from 8 am to 6 pm, but      excluding 9pm to 8 am (orig. §32.02(a)).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
|         | After-Hours      Service:  Available upon reasonable notice at      Landlord’s established rates, payable upon presentation of bill, provided      that:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
|         | ·                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    | if      any other tenants in the same air conditioning zone obtain after-hours      service, the charge therefore will be equitably pro-rated (orig.      §32.02(d)), and  |
|         | ·                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    | Landlord      will provide HVAC to Alliance free of charge on any non-business day that      the New York Stock Exchange is open (Sup9  §24(b)). |

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|   | Supplemental      AC:Subject to the lease      provisions (including the alterations section) and all applicable laws,      Alliance may at its expense install self-contained package      air-conditioning units in the demised premises.  Alliance is      responsible for the maintenance and repair of such      units.  Alliance may connect such units to any existing      supplementary air-conditioning systems located in the demised premises as      of the date the lease commenced with respect to the 37th      and 38th      floors (orig. §32.10).  Alliance has the right to install at its      own expense additional supplemental air conditioning in the demised      premises subject to service being available from Landlord at Landlord’s      established per ton per annum connected load and line charge (Sup5      §11(d)).  Alliance has the right to install a supplemental air      conditioning system on the 31 (part)-34th,      and 37th-39th      floors and Landlord will provide condenser water therefor at a connected      load and line charge fee of $500 per ton per annum increased after 1991 in      proportion to the lease’s expense escalations (Sup6 §17;      Sup7 §19). |
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|   | Condenser Water:                                                                                                                                |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------|
|   | ·                                                                                                                                               | Floors      2, 8-14:  Alliance has reserved 190 tons of condenser water for      use on the 2nd      and 8th-14th      floors, with an option to reserve up to an additional 80 tons upon written      notice to Landlord on or before 8/30/04.  Landlord’s charge for      such condenser water is $568.35 plus annual increases based on the      percentage increases in building and parking expenses.  Alliance      begins paying for such condenser water upon use (but no later after 1 year      after delivery of the 2nd      and 8th      through 14th      floors).  If Alliance requires more than 270 tons of condenser      water for such space, then Landlord will use best efforts to obtain      additional condenser from the building’s existing supply and, if      unsuccessful, will enter into good faith discussions regarding the      installation of an additional cooling tower and allocation of costs      relating thereto (Sup15 §16(b)).  |
|   | ·                                                                                                                                               | Floors      15-16:  The 15th      floor has an existing supply of 12 tons of condenser water and the 16th      floor has an existing supply of 11 tons of condenser      water.  Alliance has the right to install at its own expense,      pursuant to the alterations provisions of the Lease, a supplemental      air-conditioning system on the 15th      and 16th      floors. Alliance was to have reserved its requirements of condenser water      for such supplemental system from the existing supply on or before May 1,      1999 and of additional condenser water (up to 100 tons) by June 30, 2001      (Sup14 §13(b)(ii)).  We have been advised by Judd S. Meltzer Co.      Inc., however, that Landlord has agreed to reduce such available tonnage      to 60 tons in exchange for increasing the available tonnage to 100 tons      with respect to Floors 35-36.  Landlord’s charge for such      condenser water is $552/ton per annum plus annual increases over a 1997      base year  (Sup12 §14).  |
|   | ·                                                                                                                                               | Floors      2, 8-14, 17 (part):  Alliance was required to notify the      Landlord of the amount of additional condenser water required by Alliance      for its premises on Floors 2, 8-14 and 17 (part), which amount cannot      exceed 20 tons, by August 31, 2002.  Alliance begins paying      for such condenser water upon use at a rate equal to $594.90 per ton per      annum increased annually from 2001 at the same percentage rate that      building operating expenses increase (Sup16 §10(b)).  |
|   | ·                                                                                                                                               | Floors      31 (part) - 34, 40, 41, 45:  We have been advised by Judd S.      Meltzer Co. Inc. that Alliance has exercised its right to have Landlord      supply Alliance with 250 tons condenser water for use in supplemental air      conditioning units on Floors 31 (part)-34 or 40, 41 and 45 at a cost      $250/ton/yr for the first 250 tons/yr and $500/ton/yr (plus annual      increases over the 1994 expenses base year).  Any condenser      water already being provided for Floors 31(part)-34 and 40, 41 and 45 are      included in determining such rates.  Alliance pays for the      condenser water that Landlord has agreed to commit to Alliance, regardless      of whether Alliance actually uses it (Sup9 §24(f)).  |
|   | ·                                                                                                                                               | Floors      35-36:  Alliance may purchase up to 60 tons (in the aggregate)      of condenser water for use in connection with its supplemental      air-conditioning on the 35th      and 36th      floors. We have been advised, however, by Judd S. Meltzer Co. Inc. that      Landlord has agreed to increase such available tonnage to 100 tons in      exchange for reducing the available tonnage of additional condenser water      to 60 tons with respect to Floors 15-16.  Alliance must reserve      the condenser water it wishes to purchase by February 8, 2001 (in respect      of the 35th      floor) and December 31, 2001 (in respect of the 36th      floor) Landlord’s charge for such condenser water is $568.35/ton per annum      plus annual increases over a 1999 base year  (Sup14      §13(b)).  |
|   | Standards:                                                                                                                                      |
|   | ·                                                                                                                                               | indoor      conditions to be 75° 50% RH when outdoor conditions are 92° DB and 74° WB;      indoor conditions to be 70° when outdoor conditions are 11°  |
|   | ·                                                                                                                                               | outdoor      air at a minimum of 20 cfm per person  |
|   | assumes      occupancy of 1 person per 100 usf, electric demand load of 5 watts per      usf, and appropriate use of blinds (Sup9  §24(c)(ii)). |

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| Water:                                 | Landlord      is required to supply an adequate quantity for ordinary lavatory,      drinking, cleaning and pantry purposes.  Water consumed for any      additional purposes is subject to charge therefor and, separate      metering.  Alliance is subject to charge and separate metering      for water used for any additional purposes.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
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| Housekeeping      Supplies:            | Landlord      must approve, in its reasonable discretion, suppliers of laundry, linen,      towels, drinking water, ice and similar supplies to be consumed in the      demised premises.  Landlord may designate exclusive suppliers of      any such supply provided that such suppliers’ rates and quality are      comparable to other suppliers (orig. §32.05).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |
| Food      & Beverages:             | Landlord must approve, in      its reasonable discretion any vendor of food or beverages to be consumed      in the demised premises (orig. §32.06).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
| Cleaning:                              | See      page 21.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
| Building      Directory and Concierge: | Alliance      is provided with its proportionate share (based upon the same percentage      used in calculating Alliance’s share of operating expense escalations) of      listings for itself, and any other person or entity in occupancy of the      demised premises and their employees.  Landlord may reduce the      number of such listings provided that Alliance always has its share in      proportion to the space it occupies in the building (Sup6      §23). So      long as Alliance and its affiliates are in occupancy of at least 200,000      rsf, Alliance, at no additional cost, is permitted to station 1 or, if      practicable, 2 of its employees at the lobby’s concierge desk with a      telephone, an employee telephone directory, guest passes and an      identifying sign (Sup9 §10(f)).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
| Signage      and Flag:                 | So      long as Alliance and its affiliates are in occupancy of at least 200,000      rsf, Alliance has exclusive right to name the building after itself or,      subject to Landlord’s consent, any of its affiliates, and Alliance has the      right to install signage with its name and logo: ·      above      the lobby entrance (which may be illuminated subject to Landlord’s      reasonable approval, but not neon, and provided that any other exterior      signage is subject to Alliance’s approval), ·      on      the building plaza kiosks (with signage for the building’s retail tenants      on such kiosks subject to Alliance’s reasonable approval and any other      kiosk signage or retail signage subject to Alliance’s      approval), ·      behind      the lobby concierge desk (which may be illuminated subject to Landlord’s      reasonable approval, but not neon, and which will be the only sign behind      the lobby concierge desk, although Landlord may install less prominent      signage for other tenants elsewhere in the lobby subject to Alliance’s      reasonable approval), and ·      place  “tombstone”      signs on the building plaza If      occupancy decreases to less than 200,000, Landlord may remove Alliance’s      signage (Sup9 §10(a)).  Landlord has reasonable approval rights      as to the design and location of Alliance’s signage.  All      installation, maintenance and removal work relating to Alliance’s signage      will be performed by Landlord at Alliance’s reasonable expense (Sup9      §10(b)). So      long as Alliance and its affiliates are in occupancy of at least 200,000      rsf, Alliance may fly a flag bearing its name and logo, the design of      which is subject to landlord’s reasonable approval, from a flagpole on the      building plaza.  No other flagpole may be installed on the      building plaza without Alliance’s approval (Sup9 §10(d)). Landlord      is prohibited from installing any signage in the area of the lobby’s upper      elevator bank for an Alliance competitor occupying Floors 46-50, or a      majority thereof (Sup13 §19(d)). |

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| General      Contractor:     | Landlord’s      affiliate will act as general contractor for any alteration work performed      anywhere in the demised premises for one year after Landlord delivers the      2nd      and 8th-      14th      floors to Alliance following substantial completion of Landlord’s work      thereon, for a fee not to exceed 6% of the aggregate cost of such work      (Sup15 §6(a)). Alliance and Plaza Construction Corp., Landlord's      affiliate, have subsequently entered into that certain Master Agreement      dated January 27, 2004 pursuant to which Plaza Construction Corp. will      provide construction management services to Alliance in respect of      construction projects at the building.  |
|------------------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| Parking:                     | 37      spaces in the building garage at the garage’s standard rates and terms,      but the first 25 are at a 10% discount if Alliance reserved such spaces      before the Sup9 Adjustment Date (Sup9 §18; Sup12      §12).  Landlord’s parking obligations continue so long as      Landlord is the garage operator or so long as the garage is generally      available to building tenants (Sup15 §22).                                                                                                                                                                                                                                                                                       |
| Allowances      and Credits: | The      following allowances and credit may have been used orapplied: 10th      Floor:  $130,000 credit against fixed annual rent due from and      after Floor 10 is included in the demised premises (Sup19§9). 15th      Floor:  $987,725 for tenant’s initial fit-out and professional      fees relating thereto.  Any portion not used for such purposes      is credited against fixed annual rent (Sup12 §6(b)).                                                                                                                                                                                                                                                       |
|                         | 16th      Floor:  $987,725 for cost of initial fit out and professional      fees relating thereto.  Any portion not used for such purposes      is credited against fixed annual rent (Sup12  §6(c)).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |

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| Casualty:     | In      case of casualty, Landlord is required to restore the building and/or the      demised premises (other than property installed by or on behalf of      Alliance).  Fixed annual rent and additional rent is abated to      the extent that the demised premises or a portion thereof are unrentable      and are not occupied by Alliance for the conduct of its      business.  In case of substantial casualty affecting the demised      premises, Alliance may terminate the lease if Landlord’s restoration is      not completed within 1 year, subject to extension of up to an additional 6      months for circumstances beyond Landlord’s reasonable control. (orig.      §13.01).  In case the building or the demised premises are      substantially damaged in the last 2 years of the term, either Landlord or      Alliance may cancel the lease upon notice given within 60 days of such      casualty (orig. §13.02).  Landlord may terminate the lease upon      30 days’ notice given within 120 days of a casualty that so damages the      building that Landlord decides to demolish it or not rebuild it (orig.      §13.03).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
|---------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| Condemnation: | In      case of a total condemnation of the demised premises, the lease terminates      (orig. §14.01).  In case of a condemnation other than a total      condemnation of the demised premises, the lease will continue, but fixed      annual rent and additional rent, will be abated proportionately, provided      that if more than 25% of the demised premises is condemned, Alliance may      terminate the lease upon 30 days notice given within 30 days after such      condemnation (orig. §14.02).  Landlord is required to repair any      damage caused by such condemnation (orig. §14.02).  In case of a      condemnation of more than 25% of the demised premises, Landlord will, to      the extent of the condemnation award, repair damage caused by such      condemnation within 6 months of the condemnation, as such period may be      extended due to force majeure.  If Landlord fails to complete      repairs within 6 months, as extended due to force majeure, Alliance may      terminate upon 30 days’ notice (orig. §14.04).  In case of any      partial condemnation within the last 2 years of the term, either party may      terminate the lease within 32 days of the condemnation upon 30 days notice      (orig. §14.04).  In case of a temporary taking of all or part of      the of the demised premises, there will be no abatement of rent, but      Alliance is entitled to any condemnation award and if such temporary      taking occurs in the last 3 years of the terms, Alliance may terminate the      lease upon 30 days’ notice given within the 30 days of title vesting in      such condemnation (orig. §14.05). |

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|                                                                                            | Subletting      the demised premises, assigning the Lease, allowing others to use the      demised premises, and advertising for a subtenant or assignee are not      permitted without the consent of Landlord (§15.01), which consent will not      unreasonably be withheld (§15.05) except with regard to the ground floor      portion of the demised premises.  Landlord has no recapture      rights.  Alliance may, without Landlord’s consent, assign or      sublet to a corporation into or with which Alliance is merged, with an      entity to which substantially all of Alliance’s assets are transferred, or      to an entity which controls or is controlled by Alliance or is under      common control with Alliance, subject to a net worth test      (§15.02).  Also, Alliance may, without Landlord’s consent,      permit an affiliate (defined as “an entity which controls or is controlled      by Alliance or is under common control with Alliance”) to occupy all or a      portion of the premises (orig. §15.08).  Any permitted      assignment or sublease will not be effective until Alliance delivers to      Landlord a recordable sublease or assignment agreement reasonably      satisfactory to Landlord pursuant to which the subtenant or assignee      assumes all of Alliance’s obligations under the Lease.  Alliance      will remain fully liable under the lease for the payment of rent and the      performance of all of Alliance’s other obligations under the Lease      notwithstanding any such assignment or sublease (orig.      §15.03).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
|-------------------------------------------------------------------------------------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| Landlord’s      Consent to assignment or sub-subletting by an assignee or      subtenant: | Landlord’s      consent will not be unreasonably withheld or delayed, provided that such      further assignment or sub-sublease is subject to all of the other terms      and conditions of the Lease regarding assignment and subletting (Sup7      §12(b)).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
| Profits:                                                                                        | If      Alliance assigns the lease or sublets any portion of the demised premises      other than to a corporation into which Alliance is merged or consolidated,      or to which Alliance’s assets are transferred or to any entity which      controls or is controlled by Alliance or is under common control with      Alliance, then Alliance will pay Landlord 50% of any profits after first      deducting reasonable expenses incurred in connection with such      assignment/sublease amortized on a straight line basis over the balance of      the lease term (in case of an assignment) or over the term of the sublease      (in case of a sublease) (orig. §15.07).  For the first 50% of      rsf of demised premises other than ground floor space (including Floors 2      and 8-14 after such floors are delivered to Alliance (Sup15 §19(a))      assigned or sublet by Alliance, Alliance will have the right to deduct as      such a reasonable expense a “Tenant Improvement Deduction”, determined as      of the commencement date of such sublease or assignment, and calculated as      follows: ((A/2      – B) ÷ C)  x D, where A =      amortized value of Alliance leasehold improvements (regardless of whether      paid for with tenant allowance) based upon the average value of Alliance’s      unamortized leasehold improvements on a per rentable square foot basis for      all of the demised premises other than any concourse space (Sup15 §19(b)      or ground floor space (Sup20 §2(a)), amortized on a straight line basis      from completion date until 10/31/09 (if located on Floors 37-39 and      completed prior to 8/16/94 and such calculation is being made prior to the      delivery of Floors 2 and 8-14 (Sup15 §19(a))) or the lease expiration date      (in all other cases) B =      total landlord cash contribution or allowance to Alliance for leasehold      improvements under the lease, C =      total rsf of the demised premises, and D =      rsf of the space being sublet or assigned. (Sup9 §13(d)) In      determining profits, Alliance is permitted to take into account its      electricity expenses under the lease and cleaning expenses (whether under      separate agreement with Landlord’s contractor or pursuant to the lease)      (Sup9 §13(d)), and its rental cost for the space being sublet or assigned      will be determined using an average, on a rentable square foot basis, of      its rental cost for the entire demised premises other than any concourse      space or ground floor space (Sup20 §2(b)) except with respect to any      sublease or assignment of the 2nd,      8th-14th      or 17th      (part) floors made before Alliance ever occupies such space (which      is the case for Floor 10 (Sup19 §6(b)) in which case Alliance’s rental      cost will be based on its actual rental without including any deduction      for unamortized tenant improvements (Sup15 §19(d); Sup16 §12, Sup17 §11;      Sup18 §11).  If Alliance subleases any part of Floors 2 and 8-14      or assigns the Lease with respect thereto after first occupying such      space, then Alliance will have the right to take a “Tenant Improvement      Deduction” as provided above. |

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| Ground      Floor:                         | Alliance      has the right of first offer to lease all or a portion of the space      occupied by European American Bank as of August 16, 1994, upon such space      (or portion thereof) becoming available, at 95% of fair market rent (as      determined by Landlord but subject to a specified arbitration process if      Landlord and Alliance cannot agree within 60 days of Alliance’s acceptance      of the offer) (Sup9 §14(a)).  So long as Alliance and its      affiliates occupy at least 200,000 rsf of the building, Landlord is      restricted from leasing such space to a competitor of Alliance (Sup9      §14(a)(ii)). This right of first offer is not subject to the condition      that Alliance not be in default beyond the expiration of applicable notice      and cure periods under any of the terms, provisions and conditions of the      Lease.                                                                             |
|--------------------------------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| 24th      and 25th      Floors:            | [Note:  The      24th      and the 25th      floors are currently used for the building’s mechanical equipment and are      not leased to tenants.]                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |
| 26th,      27th      and 28th      Floors: | Subject      to the superior rights (as of 8/16/94) of any then-existing tenant or      occupant of the building and the superior rights of any tenant that leases      floors 26 through 28, Alliance has the right of first offer to lease, at      fair market rent (as determined by Landlord but subject to a specified      arbitration process if Landlord and Alliance cannot agree within 60 days      of Alliance’s acceptance of the offer), the 26th,      27th      and 28th      floors (or a portion of any such floor, if offered to Alliance as a      partial floor), upon availability (Sup9 §14(c)).  We have been      advised by Judd S. Meltzer Co. Inc. that this space is presently leased to      Avon pursuant to a lease which expires on October 31, 2016 and that Avon      has three 5-year extension options which are superior to Alliance’s right      of first offer.                                                        |
| 29th      Floor:                           | Subject      to the superior rights (as of 8/16/94) of any then-existing tenant or      occupant of the building and the superior rights of any tenant that leases      floors 26 through 28, Alliance has the right of first offer to lease, at      fair market rent (as determined by Landlord but subject to a specified      arbitration process if Landlord and Alliance cannot agree within 60 days      of Alliance’s acceptance of the offer), the 29th      floor (or a portion thereof, if offered to Alliance as a partial floor),      upon availability (Sup9 §14(c)).  We have been advised by Judd      S. Meltzer Co. Inc. that this space is presently leased to Dean Witter      pursuant to a lease which expires on February 28, 2005 and that Avon has      superior rights to this right of first offer.                                                                                                                                       |
| 30thFloor:                                 | Subject      to the superior rights (as of 8/16/94) of any then-existing tenant or      occupant of the building and the superior rights of any tenant that leases      floors 26 through 28, Alliance has the right of first offer to lease, at      fair market rent (as determined by Landlord but subject to a specified      arbitration process if Landlord and Alliance cannot agree within 60 days      of Alliance’s acceptance of the offer), the 30th      floor (or a portion of any such floor, if offered to Alliance as a partial      floor), upon availability (Sup9 §14(c)).  We have been advised      by Judd S. Meltzer Co. Inc. that this space is presently leased to      Rubenstein pursuant to a lease which expires on December 31, 2009 and that      Rubenstein has one 5-year extension option which may be preempted by      Alliance.                                                                                                 |
| 46th      through 50th      Floors:        | Subject      to the superior rights (as of 8/16/94) of any then-existing tenant or      occupant of the building and the superior rights of any tenant that leases      floors 26 through 28, Alliance has the right of first offer to lease, at      fair market rent (as determined by Landlord but subject to a specified      arbitration process if Landlord and Alliance cannot agree within 60 days      of Alliance’s acceptance of the offer), the 49th      and 50th      floors (or a portion of any such floor, if offered to Alliance as a      partial floor), upon availability (Sup9 §14(c)). This right of first offer      also applies to the 46th      through 48th      floors (Sup10 §4(b); Sup14 §16). We have been advised by Judd S. Meltzer      Co. Inc. that this space is presently leased to Pimco pursuant to a lease      which expires on December 31, 2016 and that there are no superior rights      to this right of first offer. |

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| All      other space: | We      have been advised by Judd S. Meltzer Co. Inc. that the companies listed      below have leased the floors under leases expiring asfollows:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
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|                  | Tenant                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              | Floor(s) | Lease Expiration |
|                  |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |   |   |
|                  | Arthur      Andersen                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                | 3      through 7 | 04/30/04 |
|                  | Linklaters                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          | 19 | 11/30/13 |
|                  | Stern      Stewart                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  | 20 | 04/30/08 |
|                  | Smith      Barney                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   | 21      and 22 | 04/30/05 |
|                  | Nichimen                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            | 23 | 04/30/12 |
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|                  | Alliance      has the right of first offer to lease all other space in the building it      does not already lease or that is not subject to another of Alliance’s      rights of first offer, upon availability, at fair market rent (as      determined by landlord but subject to a specified arbitration process if      Landlord and Alliance cannot agree within 60 days of Alliance’s acceptance      of the offer) (Sup15 §9(a)(1); Sup16 §14).  This right of first      offer is subject to the conditions that Alliance and its affiliates are in      occupancy of at least 400,000 rsf and is subject to any rights of first      offer or refusal held by any other building occupant or tenant existing as      of August 3, 2000 (Sup15 §9(a)(i) and      (ii)).  (Note:  We have been advised by Judd S.      Meltzer Co. Inc. that the following superior rights      exist:  Linklaters has two 5-year extension options with respect      to the 19th      floor, Smith Barney has one 5-year extension option with respect to the      21st      and 22nd      floors; Nichimen has one 5-year extension option with respect to the      23rd      floor and Avon has rights to the 23rd      floor.)  Alliance may not exercise such right of first offer      during the last 10 years of the term unless (i) Alliance simultaneously      extends the lease term pursuant to the Lease, or (ii) such offer is made      during the period beginning 10 years before the expiration date and ending      5 years before the expiration date and is for 2 or fewer floors (provided      that if it is for more than 2 floors and Alliance wishes to accept the      offer, Alliance must accept Landlord’s terms (including, perhaps, a      non-coterminous expiration date) for those excess floors) (15 Sup,      §9(a)(iii)(7)). |

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| Events      of Default:                   | Landlord      may terminate the lease upon 10 days’ notice if:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
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|                                      | (i)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            | Alliance      fails to pay fixed annual rent or any other lease payment within 10 days      after notice from Landlord of such failure;  |
|                                      | (ii)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           | Alliance      fails to cure its default under any of its other obligations under the      lease, or fails to re-occupy the demised premises after abandoning the      demised premises, within 30 days after notice from Landlord (reduced to 5      days in case of default under Alliance’s obligation to use the demised      premises in conformance with the certificate of occupancy or Alliance’s      failure to provide an estoppel), but if such default cannot be cured      within such period, such period is extended as necessary to permit      Alliance with diligence and good faith, to cure such default;      or  |
|                                      | (iii)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          | an      execution or attachment against Alliance or its property results in a      party other than Alliance continuing to occupy the demised premises after      30 days’ notice from Landlord (orig. §19.01).  |
|                                      | Upon      termination, Landlord may re-enter the demised premises and dispossess      Alliance (orig. §19.02).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
|                                      | Alliance’s      obligation to pay fixed annual rent and additional rent survives any      termination of the lease due to Alliance’s default (orig.      §19.03).  Upon such termination, Alliance will pay landlord      re-letting expenses and at Landlord’s option, either a lump sum      representing the present value of the excess of Alliance’s combined fixed      annual rent and additional rent over the rental value for the terminated      portion of the term, or on a monthly basis the excess of Alliance’s      combined fixed annual rent and additional rent over the rent received from      any re-letting of the demised premises for the period representing the      terminated lease term (orig. §20.01).  |
| Landlord’s      Right to Cure:      | If      Alliance fails to cure a default within any applicable grace period after      notice of such default (provided that no notice is required in case of      emergency), then Landlord may cure such default and bill Alliance for the      cost  of such cure, which bill will be due upon receipt (orig.      §21.01).                                                                                                                                                                                                                                                                                                                                                                                                                                             |
| Right      to Contest:                    | Alliance      may contest any law that Alliance is obligated to comply with under the      lease and compliance thereunder, provided that:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
|                                      | (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            | such      non-compliance will not subject Landlord to criminal prosecution or      subject the building to lien or sale;  |
|                                      | (b)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            | such      non-compliance does not violate any fee mortgage, ground lease or      leasehold mortgage thereon;  |
|                                      | (c)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            | Alliance      will deliver a bond or other security to Landlord; and  |
|                                      | (d)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            | Alliance      will diligently prosecute such contest.  |
| Arbitration:                              | Where      arbitration is required by the lease, unless otherwise expressly provided,      the arbitration will be in New York City in accordance with the Commercial      Arbitration Rules of the American Arbitration Association and the lease,      and judgment may be entered in any court having jurisdiction (orig.      §33.01).                                                                                                                                                                                                                                                                                                                                                                                                                                           |
| Limits      on Alliance’s Remedies: | Alliance      cannot, in response to Landlord’s act or omission, terminate the lease or      set-off rent before giving any ground lessor or mortgagee of the fee or      ground leasehold estate for which Alliance has been given an address      notice of such act or omission and a reasonable period of time to      cure.  Such ground lessor or mortgagee, however, has no      obligation to cure such act oromission.                                                                                                                                                                                                                                                                                                                                                |

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| Landlord:                 | Landlord      may enter the demised premises to perform alteration work, to inspect the      demised premises or to exhibit the demised premises to prospective      purchasers, mortgagees or lessors of the building and (during the last 6      months of the term) to prospective lessees of the demised premises,      provided that Landlord provides Alliance advance notice (which may be      oral) of such entry (orig. §16.01).  Landlord will exercise      reasonable diligence so as to minimize the disturbance (orig.      §16.01).  |
|---------------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| Carter-Wallace,      Inc. | Carter-Wallace,      Inc. is allowed, once a month upon reasonable notice during business      hours, access in the vicinity of column 63 on the northeast side of the      41st      floor to service a humidifier, provided that Carter-Wallace, Inc. will      move such portion of humidifier off the 41st      floor if Alliance reasonably requires Carter-Wallace, Inc. to do so as      part of Alliance’s alteration work on the 41st      floor (LTR1, par 2).                                                                                                |

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|   | All      notices required to be given by the lease or by law are required to be in      writing.  Notices, which are required to be sent by certified or      registered mail, are deemed sent by the sender and received by the      recipient when deposited in the exclusive care and custody of the U.S.      mail.  Notices to Landlord are to be addressed as      follows: 1345 Leasehold Limited      Partnershipc/o Fisher      Brothers299 Park AvenueNew York, NewYork  |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   | with      a copy to:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |
|   | Fisher Brothers299 Park AvenueNew York, NewYorkAttn:  General      Counsel                                                                                                                                                                                                                                                                                                                                                                                                                        |
|   | (orig.      §31.01)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |

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