Exhibit 10.12

TURF VILLAGE OFFICES, LLC.

STANDARD LEASE AGREEMENT

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TABLE OF CONTENTS

|1.  |  | DEFINITIONS                                   |  | 1 
|--- |  | --------------------------------------------- |  | --
|2.  |  | DEMISE OF PREMISES                            |  | 3 
|3.  |  | IMPROVEMENTS                                  |  | 3 
|4.  |  | RENT                                          |  | 4 
|5.  |  | LATE PAYMENTS                                 |  | 4 
|6.  |  | SECURITY DEPOSIT                              |  | 4 
|7.  |  | RENEWAL                                       |  | 4 
|8.  |  | UTILITIES                                     |  | 4 
|9.  |  | TAXES                                         |  | 5 
|10. |  | COMMON AREAS AND EXPENSES                     |  | 5 
|11. |  | RESTRICTIONS ON USE; COMPLIANCE WITH LAW      |  | 6 
|12. |  | SERVICES, REPAIRS, AND MAINTENANCE BY TENANT  |  | 6 
|13. |  | REPAIRS BY LANDLORD                           |  | 7 
|14. |  | PLACEMENT OF HEAVY EQUIPMENT                  |  | 7 
|15. |  | FORCE MAJEURE                                 |  | 7 
|16. |  | SURRENDER OF PREMISES                         |  | 7 
|17. |  | ABANDONING PREMISES OR PERSONAL PROPERTY      |  | 8 
|18. |  | QUIET ENJOYMENT                               |  | 8 
|19. |  | IMDEMNIFICATION AND WAIVER OF CLAIM           |  | 8 
|20. |  | INSURANCE                                     |  | 8 
|21. |  | EFFECT ON INSURANCE                           |  | 10
|22. |  | TOTAL OR PARTIAL DESTRUCTION OF PREMISES      |  | 10
|23. |  | TOTAL OR PARTIAL DESTRUCTION OF BUILDING      |  | 11
|24. |  | ALTERATIONS                                   |  | 11
|25. |  | MECHANICS' LIENS                              |  | 11
|26. |  | BREACH OR DEFAULT                             |  | 12
|27. |  | EFFECT OF BREACH                              |  | 12
|28. |  | LANDLORD'S LIEN                               |  | 14
|29. |  | ACCESS BY LANDLORD                            |  | 14
|30. |  | INTENTIONALLY DELETED                         |  | 14
|31. |  | ASSIGNMENT AND SUBLETTING                     |  | 14
|32. |  | CONDEMNATION                                  |  | 15
|33. |  | EXECUTION OF ESTOPPEL CERTIFICATE             |  | 15
|34. |  | SUBORDINATION, ATTORNMENT AND NON-DISTURBANCE |  | 16
|35. |  | SIGNS AND ADVERTISING                         |  | 16
|36. |  | RULES AND REGULATIONS                         |  | 17
|37. |  | ACCORD AND SATISFACTION                       |  | 17
|38. |  | NO PARTNERSHIP                                |  | 17
|39. |  | HOLDING OVER                                  |  | 17
|40. |  | EARLY TERMINATION                             |  | 17
|41. |  | RECORDATION                                   |  | 17
|42. |  | WAIVERS                                       |  | 17
|43. |  | REMEDIES FOR LANDLORD                         |  | 17
|44. |  | TABLE OF CONTENTS; CAPTIONS                   |  | 17
|45. |  | NOTICES                                       |  | 18
|46. |  | APPLICABLE LAW                                |  | 18
|47. |  | SUCCESSORS AND ASSIGNS                        |  | 18
|48. |  | WAIVER OF TRIAL BY JURY                       |  | 18
|49. |  | RIGHTS OF AND CLAIMS AGAINST LANDLORD         |  | 18
|50. |  | CALCULATION OF TIME                           |  | 18
|51. |  | ACCESS                                        |  | 19
|    |  |                                               |  |   

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|52. |  | SEVERABILITY        |  | 19
|--- |  | ------------------- |  | --
|53. |  | COUNTERPARTS        |  | 19
|54. |  | TOTAL AGREEMENT     |  | 19
|55. |  | TIME OF THE ESSENCE |  | 19
|56. |  | COMMERCIAL PURPOSE  |  | 19

LIST OF EXHIBITS

|Exhibit A |  | Description of the Premises
|--------- |  | ---------------------------
|Exhibit B |  | Rules and Regulations      

LIST OF SCHEDULES

|Schedule 1 |  | Landlord's Work
|---------- |  | ---------------
|Schedule 2 |  | Tenant's Work  
|Schedule 3 |  | Parking        
|Schedule 4 |  | Signage        

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STANDARD LEASE AGREEMENT

THIS STANDARD LEASE AGREEMENT (this "Lease") is made as of the          day of January, 2004 by and between TURF VILLAGE OFFICES, LLC, a
Maryland limited
liability company (hereinafter referred to as "Landlord"), and CARROLLTON MORTGAGE SERVICES, INC. (hereinafter referred to as "Tenant").

Recitals

Tenant desires to lease the Premises (hereinafter defined), within the Building (hereinafter defined) for the purposes set forth in Section 11, and
Landlord and Tenant desire to enter into this Lease which defines their respective rights, duties, and liabilities relating to the Building and the Premises.

NOW,
THEREFORE, WITNESSETH in consideration of the mutual promises and covenants contained herein, and other good and valuable consideration, the receipt and sufficiency of which are
hereby acknowledged, Landlord and Tenant hereby agree as follows:

1.DEFINITIONS.For purposes of this Lease, Landlord and Tenant hereby agree that the
following terms shall have the indicated meanings:



TERM



ANNUAL RENT

MONTHLY RENTFrom 01/15/2004 to 03/14/2004

(13.25
)
$
5,693.08

$
2,846.54From 03/15/2004 to 01/14/2005

(13.64
)
$
29,303.20

$
2,930.32From 01/15/2005 to 01/14/2006

(14.05
)
$
36,220.80

$
3,018.40From 01/15/2006 to 01/14/2007

(14.47
)
$
37,303.56

$
3,108.63




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When
used herein, the singular shall apply to the plural, the plural the singular, and the use of any gender shall apply to all genders.

2.DEMISE OF PREMISES.Landlord leases to Tenant and Tenant hereby leases from Landlord
the Premises for the Term, Rent, and upon the terms, covenants, and conditions set forth herein.

3.IMPROVEMENTS.



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4.RENT.Tenant shall pay Monthly Installments of Annual Rent in advance on the first
day of each month for the Term of this Lease, without deduction, set-off, recoupment, counterclaim, or demand, at Landlord's Address or at such other place as shall be designated in
writing by Landlord. If the Term shall commence or end on a day other than the first day of a month, the Monthly Installments of Annual Rent for any such partial month of the Term shall be prorated on
a per diem basis. Upon the execution of this Lease, Tenant shall pay an amount equal to one (1) Monthly Installment of Annual Rent

5.LATE PAYMENTS.In the event that any Monthly Installment of Annual Rent or Additional
Rent shall be past due for more than ten (10) days, Tenant shall pay to Landlord as Additional Rent a late charge equal to the greater of (a) five percent (5%) of the unpaid Rent, or
(b) the interest on the unpaid Rent from the date when due until payment at the rate of fifteen percent (15%) per annum, or, if less, the highest rate permitted by law. The late charge imposed
under this Section is not a penalty and has been agreed to by Landlord and Tenant as necessary to compensate Landlord for its additional costs associated with late payment.

6.SECURITY DEPOSIT.None.

7.RENEWAL.Upon the expiration of the Original Term, Tenant shall have an option to
extend this Lease for a Renewal Term of one (1) year, provided that Tenant gives Landlord at least ninety (90) days prior written notice of its unconditional and irrevocable exercise of
each such option and provided further Tenant is not then and has not been in default hereunder. In the event that Tenant exercises its option as to any Renewal Term, all provisions of this Lease shall
apply during each Renewal Term except that the Annual Rent and Monthly Installments of Annual Rent which shall be as follows:

|TERM              |                           | ANNUAL
RENT |   | MONTHLY
RENT
|----------------- | ------------------------- | ----------- | - | ------------
|RENEWAL OPTION 1: |                           |             |   |             
|                  | From 01/15/07 to 01/14/08 |             | $ | 38,422.80   
|RENEWAL OPTION 2: |                           |             |   |             
|                  | From 01/15/08 to 01/14/09 |             |   | 39,575.40   
|RENEWAL OPTION 3: |                           |             |   |             
|                  | From 01/15/09 to 01/14/10 |             |   | 40,762.56   

8.UTILITIES AND SERVICES.From and after the Commencement Date, to the extent utilities
are separately metered for the Premises, Tenant shall make arrangements with each utility company and public body to provide, in Tenant's name, electricity for heat, air conditioning and lighting and
telephone, necessary for Tenant's use of the Premises. Tenant shall pay directly to the companies furnishing utility service the cost of all service connection fees and the cost of all utilities
consumed throughout the Term. In the event that Tenant fails to pay in a timely manner any sum required under this Section, Landlord shall have the right, but not the obligation, to pay any such sum.
Any sum so paid by Landlord shall be deemed to be owing by Tenant to Landlord and due and payable as Additional Rent within five (5) days after demand therefore. To the extent any utilities are
not separately metered for the Premises, Landlord shall furnish such utility services to Tenant, and in such event, the cost of provision of such services shall be charged to Tenant as Additional
Rent. The amount charged for such utility service shall be determined by Landlord, which determination shall be

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conclusive
and binding on Tenant. Any additional Rent owing by Tenant to Landlord for utilities shall be due and payable within five (5) days after demand therefore.

9.TAXES.

a.     Tenant
shall be liable for all taxes levied against personal property, trade fixtures, and tenant improvements placed by Tenant in the Premises. If any such taxes based
on the personal property or trade fixtures placed by Tenant in the Premises are levied against Landlord or Landlord's property, Tenant shall pay to Landlord upon demand that part of such taxes for
which Tenant is primarily liable hereunder.

b.     Landlord
shall pay all Taxes currently assessed against the Building and the Property. Tenant agrees to pay to Landlord as Additional Rent Tenant's Percentage of all
increases in taxes in excess of base year taxes commencing with Year Two. Landlord is authorized to deposit those funds in a non-interest-bearing account (in which account other monies of
Landlord may be co-mingled provided Landlord maintains accurate books and records with respect thereto). Tenant authorizes Landlord to use the funds paid to Landlord under this Section to
pay the Taxes levied or assessed against the Property. Each Tax Escrow Payment shall be Additional Rent and shall be due and payable at the same time and in the same manner as the time and manner of
the payment of Annual Rent as provided herein. The Tax Escrow Payment account of Tenant shall be reconciled annually. If the Tenant's total Tax Escrow Payments are less than Tenant's Percentage of the
increase in Taxes over the Base Year Taxes, Tenant shall pay the difference to Landlord upon demand; if the total Tax Escrow Payments of Tenant are more than Tenant's Percentage of the increase in
Taxes over the Base Year Taxes, Landlord shall retain such excess and credit it to Tenant's Tax Escrow Payment obligation. If Tenant should fail to pay any Taxes required to be paid by Tenant
hereunder, in addition to any other remedies provided herein, Landlord may, if it so elects, pay such Taxes. Any sum so paid by Landlord shall be deemed to be owing by Tenant to Landlord and due and
payable as Additional Rent within five (5) days after demand thereof. Excess escrow payments should be credited to any rent due.

c.     If
at any time during the Term of this Lease, the present method of taxation shall be changed so that in lieu of the whole or any part of any taxes, assessments, levies,
or charges levied, assessed, or imposed on real estate and the improvements thereon, there shall be levied, assessed, or imposed on Landlord a capital levy or other tax directly on the rents received
there from and/or a franchise tax assessment, levy, or charge measured by or based, in whole or in part, upon such rents or the Building, then such taxes, assessments, levies, or charges that are in
lieu of the present method of taxation shall be deemed to be included within the term "Taxes" for the purposes hereof.

d.     Any
payment to be made pursuant to this Section with respect to the real estate tax year in which this Lease terminates shall bear the same ratio to the payment which
would be required to be made for the full year as that part of such tax year covered by the Term of the Lease bears to a full tax year.

10.COMMON AREAS AND EXPENSES.

In
addition to the use of the Premises, Tenant, its employees, and business invitees shall have the right to use the Common Areas in common with Landlord and other tenants of the
Building, their employees, and business visitors. Tenant shall not obstruct the Common Areas or use them for any purpose other than their customary or intended purposes. All Common Areas shall be
subject to the exclusive control of Landlord. Landlord shall operate, manage, equip, police, light, and maintain the Common Areas, all in such manner as Landlord, in its sole discretion, may, from
time to time determine, and Landlord shall have the sole right and exclusive authority to employ and discharge all personnel with respect thereto. Landlord hereby expressly reserves the right to
maintain security for the Common Areas; to use and to allow others to use the Common Areas for any purpose; to change the size, area, level, location, and arrangement of the Common Areas; to close
temporarily all or any

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portion
of the Common Areas for the purpose of making repairs, changes, or alterations thereto or performing necessary maintenance in connection with any emergency or for any other purpose whatsoever,
whether such purpose is similar or dissimilar to the foregoing.

Commencing
Year Two: Tenant agrees to pay Landlord as Additional Rent Tenant's Percentage of all Operating Expenses in excess of Base Year Operating Expenses attributable to the
Property. During each month of the Term, Tenant shall pay to Landlord the Operating Expense Escrow Payment. Landlord is authorized to deposit those funds in a non-interest-bearing account
(in which account other monies of Landlord may be comingled provided Landlord maintains accurate books and records with respect thereto). Tenant authorizes Landlord to use the funds paid to Landlord
to pay the Operating Expenses. Each Operating Expense Escrow Payment shall be Additional Rent and shall be due and payable at the same time and in the same manner as the time and manner of the payment
of Annual Rent as provided herein. The Operating Expense Escrow Account of Tenant shall be reconciled annually and a statement documenting the Operating Expenses for such year shall be provided to
Tenant upon request. If the Tenant's total Operating Expense Escrow Payments are less than Tenant's Percentage of the increase in Operating Expenses over Base Year Operating Expenses,
Tenant shall pay the difference to Landlord upon demand; if the total Operating Expense Escrow Payments of Tenant are more than Tenant's Percentage of the increase in Operating Expenses over Base Year
Operating Expenses, Landlord shall retain such excess and credit it to Tenant's Operating Expense Payments.

11.COMPLIANCE WITH LAW RESTRICTIONS ON USE.



12.SERVICES, REPAIRS, AND MAINTENANCE BY TENANT.Tenant shall at all times and at its
own expense keep and maintain the Premises in good order and repair, and in a neat, safe, clean, and orderly condition, including, but not limited to, regular janitorial and cleaning of the Premises,
repairs and replacements to the plumbing and electrical apparatus therein, the HVAC system serving the Premises. Tenant, at its own expense, will maintain a service contract with a state licensed HVAC
contractor to maintain the HVAC equipment in good and operable order during the Term of the Lease. Tenant shall not overload the electrical wiring serving the Premises or within the Premises. Tenant
will repair promptly at its own expense by or under the direction of Landlord any damage (whether structural or nonstructural) to the Premises or the Building caused by any construction or alterations
performed by Tenant or by bringing into the Premises or on the Property any property for Tenant's use, or by the installation or removal of such property, regardless of fault or by whom such damage
shall be caused, unless solely by the gross negligence of Landlord.

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13.REPAIRS BY LANDLORD.Except as otherwise provided herein, Landlord shall maintain
the central heating and air conditioning system of the Building and the electrical wiring serving the Premises where
within the Premises and shall make all structural repairs, including, but not limited to structural columns and floors (excluding floor coverings such as carpet and floor tile) of the Premises, the
roof of the Building, and the exterior walls of the Building, provided Tenant gives Landlord written notice specifying the need for and nature of such repairs; provided, however, if Landlord is
required to make any repairs to such portions of the Premises or Building by reason, in whole or in part, of the negligent act or failure to act by Tenant or Tenant's contractors or subcontractors or
its or their agents or employees, or by reason of any unusual use of the Premises by Tenant (whether or not such use is a permitted use hereunder), Landlord may collect the reasonable cost of such
repairs, as Additional Rent, upon demand. Except as provided herein, Landlord shall have no liability to Tenant by reason of any inconvenience, annoyance, interruption, or injury to business arising
from the making of any repairs or changes which Landlord is required or permitted by this Lease to make, or by any other tenant's lease or required by law to make in or to any portion of the Premises,
Building, or Common Areas.

14.PLACEMENT OF HEAVY EQUIPMENT.Tenant shall not place a load upon any floor of the
Premises exceeding the floor load per square foot area which such floor was designed to carry or which may be allowed by law. Landlord reserves the right to prescribe the weight and position of all
safes, telephone switchboards, computers, or other heavy equipment, and to prescribe the reinforcing necessary, if any, which in the opinion of Landlord may be required under the circumstances, such
reinforcing to be at Tenant's expense.

15.FORCE MAJEURE.This Lease and the obligation of Tenant to pay Rent hereunder and
perform all of the other covenants and agreements hereunder on the part of Tenant to be performed shall not be affected, impaired, or excused because Landlord is unable to fulfill any of its
obligations under this Lease or is unable to supply, or is delayed in supplying, any service to be supplied by it under the terms of this Lease or is unable to make, or is delayed in making, any
repairs, additions, alterations, or decorations or is unable to supply, or is delayed in supplying, any equipment or fixtures, if Landlord is prevented or delayed or otherwise hindered from doing so
by reason of any outside cause whatsoever. Similarly, Landlord shall not be liable for any interference with any services supplied to Tenant by others except if due to gross negligence or willful
misconduct of Landlord. Nothing contained in this Section shall be deemed to impose any obligation on Landlord not expressly imposed by other provisions of this Lease.

16.SURRENDER OF PREMISES.At the expiration or earlier termination of the Term of this
Lease, Tenant shall peaceably surrender the Premises in broom clean condition and good order and repair and otherwise in the same condition as the Premises was upon the commencement of this Lease,
except ordinary wear and tear.

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17.ABANDONING PREMISES OR PERSONAL PROPERTY.Tenant shall not vacate or abandon
the
Premises at any time during the Term of this Lease.

18.QUIET ENJOYMENT.    Landlord warrants that Tenant shall be granted peaceable and quiet
enjoyment of the Premises free from any eviction or interference by Landlord if Tenant pays the Annual Rent and Additional Rent provided herein, and otherwise fully performs the terms, covenants, and
conditions imposed herein.

19.INDEMNIFICATION AND WAIVER OF CLAIM



20.INSURANCE.



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21.EFFECT ON INSURANCE.Tenant will not do, omit to do, or suffer to be done or keep or
suffer to be kept anything in, upon, or about the Property which will violate the provisions of Landlord's policies insuring the Premises and the Building against loss or damage by fire or other
hazards (including, but not limited to, public liability), which will adversely affect Landlord's fire or liability insurance premium rating or which will prevent Landlord from procuring such policies
in companies acceptable to Landlord. If anything done, omitted to be done, or suffered to be done by Tenant, or kept or suffered by Tenant to be kept in, upon or about the Property shall cause the
premium rate of fire or other insurance on the Premises or the Property in companies acceptable to Landlord to be increased beyond the established rate from time to time fixed by the appropriate
underwriters with regard to the use of the Premises for the purposes permitted under this Lease or to the Property for the use or uses being made thereof, Tenant will pay the amount of such increase
as Additional Rent upon Landlord's demand and will thereafter pay the amount of such increase, as the same may vary from time to time, with respect to every premium relating to coverage of the
Premises and the Property during a period falling within the Term of this Lease until such increase is eliminated.

22.TOTAL OR PARTIAL DESTRUCTION OF PREMISES.



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23.TOTAL OR PARTIAL DESTRUCTION OF BUILDING.



24.ALTERATIONS.Tenant agrees that it will not make any alterations (whether structural
or otherwise), improvements, additions, repairs, or changes to the interior or exterior of the Premises during the Term of this Lease without in each instance obtaining Landlord's prior written
consent. Together with each request for such consent, Tenant shall present to Landlord reasonably detailed plans and specifications for such proposed, alterations, improvements, additions, repairs, or
changes; provided, however, approval of such plans and specifications by Landlord shall not constitute any assumption of any responsibility by landlord for their accuracy or sufficiency, and Tenant
shall be solely responsible for such items. Any alterations, improvements, additions, repairs, or changes made by Tenant shall, unless Landlord gives notice to Tenant to remove the same, remain upon
the Premises at the expiration or earlier termination of the Term of this Lease and shall become the property of Landlord immediately upon installation thereof.

25.MECHANICS' LIENS.Tenant shall not do or suffer to be done any act, matter or thing
whereby Landlord's or Tenant's interest in the Premises, or any part thereof, may be encumbered by any mechanics' lien. Tenant shall discharge or stay the enforcement by bond or otherwise, within ten
(10) days after the date of filing, any mechanics' liens filed against Tenant's interest in the Premises, or any part thereof, purporting to be for labor or material furnished or to be
furnished to Tenant. Landlord may, at its option, discharge any such mechanics' lien not discharged by Tenant within such ten (10) day period, and Tenant, upon demand, shall reimburse Landlord
for any such expense incurred

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by
Landlord. Any monies expended by Landlord shall be deemed Additional Rent. Landlord shall not be liable for any labor or materials furnished or to be furnished to Tenant upon credit, and no
mechanics' or other lien for labor or materials shall attach to or affect the reversionary or other estate or interest of Landlord in and to the Premises or the Building.

26.BREACH OR DEFAULT.Tenant shall have breached this Lease and shall be considered in
default hereunder if (a) Tenant fails to pay Annual Rent or Additional Rent within 10 days of the date payment is due after 10 days written notice from Landlord; (b) Tenant
files a petition in bankruptcy or insolvency or for reorganization under any bankruptcy or insolvency law or act, or makes an assignment for the benefit of creditors; (c) involuntary
proceedings are instituted against Tenant under any bankruptcy or insolvency law or act; (d) Tenant fails to perform or comply with any of the covenants or conditions of this Lease or the rules
and regulations now or hereinafter established for the Premises, Building, or Property within ten (10) days written notice thereof; or (e) the Premises shall be deserted or vacated.

27.EFFECT OF BREACH.



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28.LANDLORD'S LIEN.To secure the payment of all Rent due and to become due hereunder
and the faithful performance of this Lease by Tenant, Tenant hereby grants to Landlord an express first and prior contract lien and security interest on all property (including fixtures, equipment,
chattels and merchandise) which may be placed in the Premises, and also upon all proceeds of any insurance which may accrue to Tenant by reason of destruction of or damage to any such property. Such
property shall not be removed therefrom without the written consent of Landlord until all arrearages in Rent due to Landlord hereunder shall first have been paid. All exemption laws are hereby waived
in favor of said lien and security interest. This lien and security interest are given in addition to the Landlord's statutory lien and shall be cumulative thereto or alternative thereto as elected by
Landlord at any time. Tenant agrees, upon request, to execute one (1) or more financing statements evidencing Landlord's lien as provided in this Section. The landlord recognizes the sensitive
nature of files that may be stored on site. Landlord guarantees the tenant's customers rights to privacy will not be violated.

29.ACCESS BY LANDLORD.



30.INTENTIONALLY DELETED.

31.ASSIGNMENT AND SUBLETTING.



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32.CONDEMNATION.    If more than twenty-five percent (25%) of the Premises
shall be taken by any public or quasi-public authority under the power of eminent domain, condemnation, or expropriation or in the event of a conveyance in lieu thereof, then this Lease shall
terminate as of the date on which possession of the Premises is required to be surrendered to the condemning authority, and Tenant shall have no claim against Landlord or the condemning authority for
the value of the unexpired Term of this Lease.

If
twenty-five percent(25%)or more of the Building shall be so taken or conveyed, then in such events notwithstanding the
fact that the Premises in whole or in part is not so taken or conveyed, Landlord shall have the right and power, at its option to be exercised by written notice to Tenant, to terminate this Lease
effective either the date title vests in the condemning authority or the date Landlord is required to deliver possession of the part so taken or conveyed. In any event, Tenant
shall have no claim against Landlord or the condemning authority for the value of any unexpired Term of this Lease.

In
the event of any condemnation or taking as hereinbefore provided, whether whole or partial, Tenant shall not be entitled to any part of the award as damages or otherwise for such
condemnation, and Landlord is to receive the full amount of such award. Tenant hereby expressly waives any right or claim to any part thereof and assigns to Landlord any such right or claim to which
Tenant might become entitled.

Notwithstanding
the foregoing, Tenant shall have the right, to the extent that same shall not diminish Landlord's award, to claim and recover from the condemning authority, but not from
Landlord, such compensation as may be separately awarded or recoverable by Tenant under law in Tenant's own right for or on account of, and limited solely to, any cost which Tenant might incur in
removing Tenant's furniture, fixtures, leasehold improvements, and equipment.

33.EXECUTION OF ESTOPPEL CERTIFICATE.At any time, and from time to time, upon the
written request of Landlord or any Mortgagee, Tenant, within ten (10) days of the date of such written request, agrees to execute and deliver to Landlord and/or such Mortgagee, without charge
and in a form satisfactory to Landlord and/or such Mortgagee, a written statement: (a) ratifying this Lease; (b) confirming the commencement and expiration dates of the Term of this
Lease; (c) certifying that Tenant is in occupancy of the Premises and that the Lease is in full force and effect and has not been modified, assigned, subleased, supplemented, or amended except
by such writings as shall be stated; (d) certifying that all conditions and agreements under this Lease to be satisfied or performed by either

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Landlord
or Tenant have been satisfied and performed except as shall be stated; (e) certifying that Landlord is not in default under the Lease and there are no defenses, set-offs,
recoupments, or counterclaims against the enforcement of this Lease by Landlord, or stating the defaults, defenses, set-offs, recoupments and/or counterclaims claimed by Tenant;
(f) reciting the amount of advance Rent, if any, paid by Tenant and the date to which such Rent has been paid; (g) reciting the amount of the Security Deposit; and (h) containing
any other information which Landlord or the Mortgagee shall reasonably require.

The
failure of Tenant to execute, acknowledge, and deliver to Landlord and/or any Mortgagee a statement in accordance with the provisions of this Section within the period set forth
herein shall constitute an acknowledgment by Tenant which may be relied upon by any person holding or intending to acquire any interest whatsoever in the Premises or the Building, that this Lease has
not been assigned, amended, changed, or modified, is in full force and effect, and that the Annual Rent and Additional Rent have been duly and fully paid not beyond the 11 respective due dates
immediately preceding the date of the request for such statement. Such failure shall also constitute as to any persons entitled to rely on such statements a waiver of any defaults by Landlord or
defenses, setoffs,
recoupments, or counterclaims against the enforcement of this Lease by Landlord which may exist prior to the date of the written request.

34.SUBORDINATION, ATTORNMENT AND NON-DISTURBANCE.



35.SIGNS AND ADVERTISING.Tenant shall not inscribe, paint, affix, or display any sign,
notice, or advertisement on any of the windows, doors, walls, or any part of the outside or inside of the Premises and the remainder of the Property without the prior written consent of Landlord. Also
note Schedule 4.

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36.RULES AND REGULATIONS.Tenant agrees to be bound by the rules and regulations set
forth onExhibit Battached hereto and incorporated by reference herein. Landlord reserves the right from time to time to adopt and promulgate
rules and regulations applicable to the Premises, the Building, and to the Property, and to supplement such rules and regulations, and Tenant agrees to be bound thereby. A breach of any of such rules
and regulations, whether now existing or hereinafter adopted, shall be deemed a breach of this Lease. Landlord shall not be liable to Tenant or responsible for any costs or damages for failure to
enforce the rules and regulations uniformly.

37.ACCORD AND SATISFACTION.No payment by Tenant or receipt by Landlord of a lesser
amount than any payment of Annual Rent or Additional Rent herein stipulated shall be deemed to be other than on account of the earliest stipulated Annual Rent or Additional Rent due and payable, nor
shall any endorsement or statement on any check or any letter accompanying any check or payment as Rent be deemed an accord and satisfaction. Landlord may accept such check or payment without
prejudice to Landlord's right to recover the balance of such Rent or pursue any other remedy provided in this Lease, at law or in equity.

38.NO PARTNERSHIP.Landlord does not, in any way or for any purpose, become a partner
of Tenant in the conduct of its business, or otherwise, or joint venturer or a member of a joint enterprise with Tenant. This Lease establishes a relationship solely of landlord and tenant.

39.HOLDING OVER.Should Tenant hold over in possession of the Premises after the
expiration of this Lease, Tenant shall be deemed to be occupying the Premises from month to month, subject to such occupancy's being terminated by either party upon at least thirty (30) days'
written notice, at double the Annual Rent and Additional Rent in effect at the expiration of this Lease, all calculated from time to time as though this Lease had continued, and otherwise subject to
all of the other terms, covenants, and conditions of this Lease insofar as the same may be applicable to a month-to-month tenancy. In addition, Tenant shall pay as Additional
Rent to Landlord for all damages sustained by reason of Tenant's retention of possession. Nothing in this Section excludes Landlord's rights of re-entry or any other right hereunder.

40.EARLY TERMINATION.Tenant has the option to terminate after Year One and anytime
thereafter providing at least ninety (90) days written notice is received by Landlord notifying Landlord of Tenants intent to terminate.

41.RECORDATION.Tenant shall not record this Lease without the written consent of
Landlord. Upon Landlord's request or with Landlord's written consent, the parties agree to execute a short form of this Lease for recording purposes containing such terms as Landlord believes
appropriate or desirable. The expense of recordation shall be borne by the party requesting such recordation.

42.WAIVERS.    The failure of Landlord to insist for a period of time on strict
performance of any one or more of the terms, covenants, or conditions hereof shall not be deemed a waiver of the rights or remedies that Landlord may have, and shall not be deemed a waiver of any
subsequent breach or default in any term, covenant, or condition hereof. No waiver by Landlord of any provision hereof shall be deemed to have been made unless expressed in writing and signed by
Landlord.

43.REMEDIES FOR LANDLORD.Any and all remedies available to Landlord for the
enforcement of the provisions of this Lease are cumulative and not exclusive, and Landlord shall be entitled to pursue either the rights enumerated in this Lease or remedies authorized by law, or
both. Tenant shall be liable for any reasonable costs or expenses incurred by Landlord in enforcing any terms of this Lease, or in pursuing any legal action for the enforcement of Landlord's rights,
including court costs and reasonable attorneys' fees.

44.TABLE OF CONTENTS; CAPTIONS.The Table of Contents and the captions appearing in
this Lease are inserted only as a matter of convenience and do not define, limit, construe, or describe the scope or intent of the Sections of this Lease nor in any way affect this Lease.

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45.NOTICES.    Any and all Notices permitted or required to be given hereunder shall be in
writing and shall be deemed duly given two (2) days after the time such notice shall be deposited into the United States mail, if delivery is by postage paid registered or certified mail,
return receipted mail, the next business day if sent by Federal Express or other reputable overnight carrier service, or upon receipt when personally delivered. Any Notice in any other manner shall be
deemed given when actually received. Such Notice shall be sent to the respective party at the address given in this Lease or to any other address that the respective party may designate by Notice
delivered pursuant hereto.

46.APPLICABLE LAW.This Lease shall be governed by and construed in accordance with the
laws of the State of Maryland, without regard to principles relating to conflicts of law.

47.SUCCESSORS AND ASSIGNS.All rights, obligations, and liabilities herein given to, or
imposed upon, the respective parties hereto shall extend to and bind the permitted successors, and assigns of the
said parties; and if Tenant shall consist of more than one person or entity, they shall all be bound jointly and severally by the terms, covenants, and conditions herein.

48.WAIVER OF TRIAL BY JURY.Landlord and Tenant hereby waive trial by jury in any
action or proceeding or counterclaim brought by either party hereto against the other party on any and every matter, directly or indirectly, arising out of or with respect to this Lease.

49.RIGHTS OF AND CLAIMS AGAINST LANDLORD.



50.CALCULATION OF TIME.In computing any period of time prescribed or allowed by any
provision of this Lease, the day of the act, event, or default from which the designated period of time begins to run shall not be included. The last day of the period so computed shall be included,
unless it is a Saturday, Sunday, or a legal holiday, in which event the period runs until the end of the next day which is not a Saturday, Sunday, or legal holiday. Unless otherwise provided herein,
all Notices and

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other
periods expire as of 5:00 p.m. (local time in Maryland) on the last day of the Notice or other period.

51.ACCESS.    Landlord shall provide Tenant with access to the Premises
twenty-four (24) hours a day, seven (7) days a week, fifty-two (52) weeks a year.

52.SEVERABILITY.If the application of any term or provision of this Lease, whether in
whole or in part, be held invalid or unenforceable in general or in any instance, the remainder of this Lease shall not be affected by such holding and shall be fully valid and enforceable.

53.COUNTERPARTS.This Lease may be executed in multiple counterparts or in duplicate,
and when so executed by all parties shall constitute one agreement.

54.TOTAL AGREEMENT.This Lease contains the entire agreement between the parties and
cannot be changed or modified except by a written instrument subsequently executed by the parties hereto.

55.TIME OF THE ESSENCE.Time is of the essence in all provisions of this Lease to be
performed by or on behalf of Tenant.

56.COMMERCIAL PURPOSE.The parties stipulate that the Premises is being leased
exclusively for business, commercial, manufacturing, mercantile, or industrial purposes within the meaning of Section 8-110(a) of the Real Property Article of the Annotated Code of
Maryland, and that the provisions of Section 8-110(b) of such Article (or any future statute) pertaining to the redemption of reversionary interests under leases shall be
inapplicable to this Lease.

IN
WITNESS WHEREOF, Landlord and Tenant have caused this Standard Lease Agreement to be executed, under seal, as of the date and year first above written.

|ATTEST / WITNESS: |  | LANDLORD:
TURF VILLAGE OFFIC, LLC.         |                       |  |      
|----------------- |  | ------------------------------------------ | --------------------- |  | -----
|/s/SHARON DOWELL  |  | By:                                        | /s/S. JOHN BLUMENTHAL |  |      
|                  |  | Name:                                      | S. JOHN BLUMENTHAL    |  |      
|                  |  | Title:                                     | PRESIDENT             |  |      
|ATTEST/WITNESS:   |  | TENANT:
CARROLLTON MORTGAGE SERVICES, INC. |                       |  |      
|                  |  | By                                         | /s/ROBERT ALTIERI     |  | (SEAL
|                  |  |                                            |                       |  |      
|                  |  | Name:                                      | ROBERT ALTIERI        |  |      
|                  |  | Title:                                     | PRESIDENT             |  |      

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EXHIBIT A        Description of the Premises-ATTACHED

EXHIBIT B        Rules and Regulations

1.     Tenant
shall not obstruct or permit its agents, employees, customers, contractors, visitors, or licensees to obstruct, in any way, the Common Areas including without
limitation the sidewalks, entry passages, corridors, halls, stairways, or elevators of the Building, or use the above specified areas in any way other than as a means of passage to and from the
Premises; bring in, store, use any materials on the Property which could cause a fire or an explosion or produce any fumes or vapor; make or permit any improper or disturbing noises; throw substances
of any kind out of windows or doors, or down passages or in the halls or passageways; or place anything upon the window sills. Any trash or rubbish created by moving Tenant into the Premises, or any
heavy or excessive waste materials resulting from Tenant's occupancy and use of the Premises, shall be removed from the Premises by Tenant at Tenant's sole cost and expense.

2.     Plumbing
facilities shall not be used for any purpose other than those for which they were constructed; and no sweepings, rubbish, ashes, newspapers, or other substances
of any kind shall be thrown into them. Waste and excessive or unusual use of electricity or water is prohibited.

3.     No
contract of any kind with any supplier of towels, water, ice, toilet articles, waxing, rug shampooing, venetian blind washing, furniture polishing, lamp servicing,
cleaning of electrical fixtures, removal of waste papers, rubbish or garbage, or other like service shall be entered into by Tenant, nor shall any vending machine of any kind be installed in the
Building without the prior written consent of the Landlord.

4.     No
additional lock or locks shall be installed by Tenant on any door or doors installed by Landlord without prior written consent of Landlord. Two keys will be furnished
to Tenant, and any additional keys required shall be secured from Landlord and paid for by Tenant. Tenant shall not have extra keys made without notice to Landlord and receipt of Landlord's consent.
Tenant shall not change any locks. All keys to doors and washrooms shall be returned to Landlord at the termination of the tenancy, and, in the event of loss of any keys furnished, Tenant shall pay
Landlord the cost thereof.

5.     Landlord
shall not be responsible to Tenant for any loss of property from the Premises however occurring, or for any damage done to the effects of Tenant by Landlord or
its contractors or subcontractors or its or their agents or employees, or by any other person or any other cause.

6.     No
bicycles, vehicles, or animals of any kind shall be brought into or kept in or about the Property.

7.     Tenant
shall not conduct, or permit any other person to conduct, any auction upon the Premises; manufacture or store goods, ware, or merchandise upon the Premises,
without the prior written approval of Landlord, except the storage of usual supplies and inventory to be used by Tenant in the conduct of its business; permit the Premises to be used for gambling;
make any unusual noises on the Property; permit to be played any radio, television, musical instrument or recorded music in such a loud manner as to disturb or annoy other tenants or other occupants
of the Property; or permit any unusual odors to be produced upon the Premises.

8.     No
awnings or other projections shall be attached to the outside walls of the Building without the prior written consent of Landlord. No curtains, blinds, shades, or
screens shall be attached to or hung in, or used in connection with, any window or door of the Premises, without the prior written consent of Landlord. Such awnings, curtains, blinds, and shades must
be of a quality, type, design, and color approved by Landlord and attached in a manner approved by Landlord and be kept at a level designated by Landlord.

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9.     Canvassing,
soliciting, and peddling on the Property are prohibited, and Tenant shall cooperate to prevent the same.

10.   There
shall not be used in the Premises or in the Building, either by Tenant or by others in the delivery or receipt of merchandise, any hand trucks except those
equipped with rubber tires and side guards, and no hand trucks will be allowed in the elevators without the consent of Landlord.

11.   Tenant,
before closing and leaving the premises at the end of business hours each day, shall ensure that all windows are closed and all entrance doors locked and shall
turn off all lights and all standard electrical office equipment.

12.   Landlord
shall have the right to prohibit any advertising by Tenant which in Landlord's opinion tends to impair the reputation of the building or its desirability as a
building for offices and commercial use, and upon written notice from Landlord, Tenant shall refrain from or discontinue such advertising.

13.   Landlord
hereby reserves to itself any and all rights not granted to Tenant hereunder, including, but not limited to, the following rights which are reserved to Landlord
for its purposes in operating the Building:



Building.

14.   Moving
in and out of the Building must be coordinated with Landlord at least twenty-four (24) hours in advance of the move-in or
move-out date. In the discretion of Landlord, moving may be required to be done under its supervision. No furniture will be moved in the elevator without the permission of Landlord until
necessary pads have been installed. Tenant shall use the elevator for moving only during such time as Landlord or its agents may determine.

15.   Landlord
shall have the right to close and securely lock the Building other than during Normal Business Hours and during such other times as Landlord may deem advisable
for the security of the Building and its tenants. Landlord shall give Tenant twenty-four (24) hours' notice before so closing and securely locking the Building, except in an
emergency, and Landlord shall make a reasonable effort to assure access to the Premises by Tenant.

16.   Landlord
shall not be responsible for lost or stolen personal property, equipment, money or jewelry from Premises or public rooms whether or not such loss occurs when
the Building or the Premises are locked against entry.

SCHEDULE 1        Landlord's Work

Landlord to perform all construction and electrical installation as outlined in EXHIBIT B Preliminary Space Plan; including paint and carpet with standard
commercial grade products.

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SCHEDULE 2        Tenant's Work

Tenant to perform or have performed 100% of all data systems and communication install including removal of old data wiring.

Tenant
is responsible for any changes to existing preliminary space plan "EXHIBIT A" as Landlord deems as excessive cost.

SCHEDULE 3        Parking

Tenant shall have full access to parking at the Building; provided, however, that such parking spaces are undesignated and unreserved.

SCHEDULE 4        Signage

Tenant has access to outside lighted sign box located above door to Ste 116. Tenant is responsible for all costs associated with changing out the blank front and
maintaining signage.

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GRAPHIC

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