Document:

efc7-2230_ex1018.htm

    Exhibit
      10.18

    

    FORM
      OF LETTER AGREEMENT FOR APOLLO REAL ESTATE ADVISORS

     

    APOLLO
      REAL ESTATE ADVISORS L.P.

     

                    [●],
      2007

     

    

    Mr.
      Richard A. Baker

    Chief
      Executive Officer

    NRDC
      Acquisition Corp.

    3
      Manhattanville Road

    Purchase,
      NY  10577

     

    Dear
      Mr.
      Baker:

     

    We
      hereby
      confirm our agreement with you that, as part of his on-going professional
      responsibilities and employment, and with no additional consideration offered
      or
      received, Mr. Brian M. Earle, a partner of Apollo Real Estate Advisors L.P.,
      has
      been directed to provide certain services to NRDC Acquisition Corp. (the
“Company”) related to and in connection with the Company’s
      consummation of its initial business combination, substantially on the terms
      set
      forth in the Company’s registration statement on Form S-1 (File No.
      B33-14487).  It is agreed that Mr. Earle will undertake such tasks and
      responsibilities upon oral or written request to him by an officer or director
      of the Company.

     

     

    
      	 	Very
              truly yours,

    

     

    
       

      
        	 	APOLLO
                REAL ESTATE ADVISORS L.P.

      

                      

       

    

    
      	 	By:__________________________________________

      	 	Name:

      	 	Title:

                

                    

                    

     

    

    ACKNOWLEDGED
      AND AGREED:

    

    NRDC
      ACQUISITION CORP.

    

    By:______________________________

    Richard
      A. Baker

           Chief
      Executive
      Officerefc7-2237_ex101.htm

    

      Exhibit
        10.1

       

      SUBLEASE

       

      between

       

      NATIONAL
        FINANCIAL PARTNERS CORP.,

       

      Sublessor

       

      and

       

      KEEFE,
        BRUYETTE & WOODS, INC.,

       

      Subtenant

       

      SUBLEASED

      PREMISES:

       

      Entire
        11th
        Floor

      787
        Seventh Avenue

      New
        York,
        New York 10019

       

      DATED:
        August 31, 2007

       

       

      
        
           

        

        
           

          
            

          

        

        
           

        

      

       

      SUBLEASE

       

      THIS
        SUBLEASE, dated as of this 31st day of August, 2007, between NATIONAL FINANCIAL
        PARTNERS CORP., a Delaware corporation (“Sublessor”), having an office at
        787 Seventh Avenue, New York, New York 10019, and KEEFE, BRUYETTE &
WOODS, INC., a New York corporation (“Subtenant”), having an office at
        787 Seventh Avenue, New York, New York 10019.

       

      WITNESSETH:

       

      WHEREAS,
        Sublessor is the tenant under that certain Agreement of Lease (the “Prime
        Lease”), dated September 9, 2004, between The Equitable Life Assurance
        Society of the United States and ELAS Securities Acquisition Corp.
        (collectively, “Prime Landlord”), as landlord, and National Financial
        Partners Corp., as tenant, for all of the rentable space on the 11th floor
        (the
“Premises”) of the building (the “Building”) located at 787
        Seventh Avenue, New York, New York;

       

      WHEREAS,
        a true and complete copy of the Prime Lease (with certain numbers, dollar
        amounts, percentages and other sections that are not relevant to Subtenant
        blackened out) has been heretofore delivered to Subtenant and is attached
        hereto
        as Exhibit A; and

       

      WHEREAS,
        Sublessor and Subtenant are desirous of entering into a sublease for the
        entire
        Premises demised to Sublessor pursuant to the Prime Lease, as shown on
Exhibit B attached hereto (the “Subleased Premises”).

       

       

       

      
        
           

        

        
          2

          
            

          

        

        
           

        

      

       

       

      NOW,
        THEREFORE, in consideration of the mutual covenants herein contained, and
        for
        other good and valuable consideration, the receipt and adequacy of which
        are
        hereby acknowledged, the parties hereto mutually covenant and agree as
        follows:

       

      1.
        Demise of Subleased Premises. Sublessor hereby subleases and demises the
        Subleased Premises to Subtenant, and Subtenant hereby hires and subleases
        the
        Subleased Premises from Sublessor, for the term herein stated, for the rent
        herein reserved, and upon and subject to the covenants, agreements, terms,
        conditions, and provisions hereinafter set forth.

       

      2.
Use
        of Subleased Premises. Subtenant and its affiliates and/or subsidiaries
        shall have the right to use and occupy the Subleased Premises only for general
        and executive offices in connection with their respective businesses,
        commensurate with the quality and character of the Building (including in
        each
        instance, uses incidental thereto) and for no other purposes.

       

      3.
        Term. The term (the “Term”) of this Sublease shall commence on the
        date which is five (5) days after the date on which Sublessor notifies the
        Subtenant in writing that the Subleased Premises are vacant and available
        for
        occupancy in compliance with the terms and provisions of Article 10,
        subparagraph (a) hereof (the “Commencement Date”); provided that in
        no event shall the Commencement Date occur prior to completion by Sublessor
        of
        all items of Sublessor’s Work referred to in Exhibit C hereto, which Sublessor’s
        Work shall be performed at the sole expense of Sublessor. The Term shall
        expire,
        unless sooner terminated pursuant to any term or provision hereof, on
        August 14, 2015 (the “Expiration Date”). If for any reason the
        Commencement Date shall not have occurred on or prior to June 1, 2008, the
        Rent Commencement Date determined pursuant to the provisions of
        Section 4(a) hereof shall be adjourned for a number of days equal to the
        sum of (i) one (1) additional day for each day that

       

       

       

      
        
           

        

        
          3

          
            

          

        

        
           

        

      

       

       

      occurs
        after June 1, 2008 until the earlier of (a) July 31, 2008, or
        (b) the Commencement Date, and (ii) if for any reason the Commencement
        Date shall not have occurred on or prior to August 1, 2008, the Rent
        Commencement Date shall be adjourned for two (2) additional days for each
        day that occurs on or after August 1, 2008 until the Commencement Date
        occurs. In addition, in the event the Commencement Date shall not have occurred
        on or prior to September 1, 2008 (the “Outside Date”) Subtenant may
        give Sublessor notice (the “Termination Notice”) of Subtenant’s intent to
        terminate this Sublease, and if the Commencement Date shall not have occurred
        on
        or before the date that is thirty (30) days following the delivery of the
        Termination Notice, this Sublease shall terminate on the date that is thirty
        (30) days following the delivery of the Termination Notice, and upon such
        termination neither party hereto shall have any rights or obligations pursuant
        to this Sublease.

       

      Except
        as
        specifically provided herein, Subtenant waives any right to rescind this
        Sublease under Section 223-a of the New York Real Property law or any
        successor statute of similar nature and purpose then in force and further
        waives
        the right to recover any damages which may result from Sublessor’s inability to
        deliver possession of the Subleased Premises on that date set forth in this
        Section for the commencement of the Term.

       

      4.
        Sublease Rent.

       

      (a)
        Subtenant shall pay to Sublessor a fixed annual rent (the “Sublease
        Rent”) as follows: (i) for the period commencing on the Rent
        Commencement Date and ending on the last day of the month in which the fifth
        (5th) anniversary
        of the Rent Commencement Date shall occur (the “First Rent Period Expiration
        Date”), the Sublease Rent shall be payable at the rate of Three Million
        Twenty-Three Thousand Six Hundred Seventy-Four ($3,023,674.00) Dollars per
        annum
        and (ii) for the period commencing on the day after the First Rent Period
        Expiration Date

       

       

       

      
        
           

        

        
          4

          
            

          

        

        
           

        

      

       

       

      and
        ending on the Expiration Date, the Sublease Rent shall be payable at the
        rate of
        Three Million One Hundred Ninety-Nine Thousand Four Hundred Sixty-Nine
        ($3,199,469.00) Dollars per annum. The Sublease Rent shall be payable in
        equal
        monthly installments, in advance on the first day of the month for which
        such
        rent is due. Notwithstanding the foregoing, Subtenant’s obligation to pay
        Sublease Rent shall not commence until the day (the “Rent Commencement
        Date”) which, subject to adjustment pursuant to the provisions of Article
        3
        hereof, shall be the day next following the three (3) month anniversary of
        the Commencement Date.

       

      (b)
        The
        Sublease Rent, additional rent, and other charges herein reserved or payable
        by
        Subtenant, shall be paid to Sublessor at the address for Sublessor set forth
        in
        Section 18 hereof or at such other place as Sublessor may designate in a
        written notice to Subtenant, in lawful money of the United States of America,
        as
        and when the same shall become due and payable, pursuant to the provisions
        of
        this Sublease without any deduction, set-off, or abatement whatsoever, except
        as
        expressly permitted hereunder. Where no other date is specified for the payment
        of additional rent required to be paid by Subtenant pursuant to the provisions
        of this Sublease, same shall be payable thirty (30) days after Subtenant
        shall have received a written demand from Sublessor reasonably identifying
        and
        computing the amount due.

       

      (c)
        No
        payment by Subtenant or receipt by Sublessor of any lesser amount than the
        amount stipulated to be paid hereunder shall be deemed other than on account
        of
        the earliest stipulated rent or additional charges; nor shall any endorsement
        or
        statement on any check or letter be deemed an accord and satisfaction, and
        Sublessor may accept any check or payment without prejudice to Sublessor’s right
        to recover the balance due or to pursue any other remedy available to
        Sublessor.

       

       

       

      
        
           

        

        
          5

          
            

          

        

        
           

        

      

       

       

      5.
The
        Prime Lease.

       

      (a)
        This
        Sublease shall be subject (except as hereinafter expressly provided) to all
        of
        the terms, covenants, conditions, and provisions of the Included Provisions
        (hereinafter defined in Section 5(e) of this Sublease), and to all
        mortgages and ground leases to which the Prime Lease is subordinate, as set
        forth in Article 7 of the Prime Lease. This provision is self-operative but
        Subtenant shall, at Sublessor’s request, promptly execute any instrument
        reasonably requested by Sublessor or Prime Landlord to evidence or confirm
        same.

       

      (b)
        Except as specifically provided herein, the terms, covenants and conditions
        of
        the Included Provisions that relate to periods during the Term hereof, are
        incorporated herein by reference, so that each and every term, covenant and
        condition of the Included Provisions binding or inuring to the benefit of
        Prime
        Landlord thereunder, and applicable to the public areas of the Building,
        or the
        Subleased Premises shall, in respect of this Sublease, bind or inure to the
        benefit of Sublessor, and each and every term, covenant and condition of
        the
        Included Provisions binding or inuring to the benefit of the tenant thereunder
        shall, in respect of this Sublease, bind or inure to the benefit of Subtenant,
        with the same force and effect as if such terms, covenants and conditions
        were
        completely set forth in this Sublease, and as if the words “Landlord” and
“Tenant”, or words of similar import, wherever the same appear in
        the
        Included Provisions, were construed to mean, respectively, “Sublessor”
and “Subtenant” in this Sublease, as if the word “Term” wherever
        the same appears in the Included Provisions, were construed to mean the
“Term” of this Sublease, as if the words “Premises”, or words of
        similar import, wherever the same appear in the Included Provisions, were
        construed to mean “Subleased Premises” in this Sublease, as if the word
“Lease” or words of similar import, wherever the same appear in the
        Included Provisions, were construed to mean this “Sublease” and as if the
        words

       

       

       

      
        
           

        

        
          6

          
            

          

        

        
           

        

      

       

       

      “fixed
        rent” and “additional rent” or words of similar import, wherever the
        same appear in the Prime Lease, were construed to mean “Sublease Rent”,
        and “additional rent”, as the case may be, in this Sublease, except to
        the extent that they are modified by the provisions of this Sublease and
        with
        the following exceptions: (1) Subtenant shall have no options to rent
        additional space in the Building; and (2) Subtenant shall have no right to
        further sublet or assign the Subleased Premises or any portion thereof, except
        in accordance with the terms and conditions of the Included Provisions. To
        the
        extent that the Included Provisions may conflict or be inconsistent with
        the
        provisions of this Sublease, whether or not such inconsistency is expressly
        noted herein, the provisions of this Sublease shall prevail. The time limits
        contained in the Included Provisions for the giving of notices, making demands
        or the performing of any act, condition or covenant on the part of the tenant
        thereunder, or for the exercise by the tenant thereunder of any right, remedy
        or
        option, are changed for the purpose of incorporation herein by reference
        by
        shortening same in each instance by two (2) business days, provided,
        however, that if the time limit contained in the Included Provisions is five
        (5) days or less, the time limit shall be shortened by one
        (1) business day, so that Subtenant shall have a lesser time to observe or
        perform hereunder than Sublessor has as the tenant under the Included
        Provisions. If Subtenant receives any notice or demand from Prime Landlord
        under
        the Prime Lease with respect to the Subleased Premises, the Subtenant shall
        promptly give a copy thereof to Sublessor and if the Sublessor receives any
        notice or demand from Prime Landlord with respect to the Prime Lease, this
        Sublease or the Subleased Premises, the Sublessor shall promptly give a copy
        thereof to Subtenant.

       

      (c)
        In
        the event of any default by Subtenant which is not cured in the applicable
        grace
        period after notice is given, Sublessor shall have the same rights and remedies
        against Subtenant under this Sublease as are available to Prime Landlord
        against
        Sublessor under the provisions of the Prime Lease.

       

       

       

      
        
           

        

        
          7

          
            

          

        

        
           

        

      

       

       

      (d)
        So
        long as Subtenant shall not be in default hereunder beyond any applicable
        period
        of grace after notice, Sublessor covenants and agrees to timely (i) pay all
        payment of rental amounts due and payable to Prime Landlord pursuant to the
        Prime Lease; (ii) maintain the Letter of Credit in full force and effect in
        compliance with Article 31 of the Primes Lease; and (iii) perform and
        observe all of its other obligations under the Prime Lease that are not
        obligations of Subtenant hereunder; and (iv) not amend, or consent to any
        modification or termination of the Prime Lease without Subtenant’s prior
        approval.

       

      (e)
        The
        following Articles and Sections of the Prime Lease shall not be incorporated
        herein by reference and are herein referred to as the “Excluded
        Provisions”: all Definitions that are not applicable to the Included
        Provisions, Sections 1.1, 1.2, 3.6, Article 7, 9.3, Article 20, 27.2, 27.3,
        27.4, the last sentence in Article 22, Article 26, Article 31, Article 34,
        Section 37.2 except for the first sentence, Section 37.10 and Article
        39. All of the terms and provisions of the Prime Lease that are not Excluded
        Provisions are herein referred to as the “Included
        Provisions”.

       

      Notwithstanding
        the exclusion of an Article or Section of the Prime Lease from incorporation
        by
        reference herein, Sublessor shall perform all of its obligations thereunder,
        enforce Sublessor’s rights under any Excluded Provisions which requires Prime
        Landlord to provide services to the Subleased Premises, or to maintain the
        Building or building systems, to the extent any such Article or Section affects
        the Subleased Premises.

       

       

       

      
        
           

        

        
          8

          
            

          

        

        
           

        

      

       

       

      (f)
        For
        the purposes of incorporation herein as between Sublessor and Subtenant,
        the
        terms of the Included Provisions are subject to the following additional
        modifications:

       

      (i)
        In
        all provisions of the Included Provisions (under the terms thereof and without
        regard to modifications thereof for purposes of incorporation into this
        Sublease) requiring the approval or consent of Prime Landlord, Subtenant
        shall
        be required to obtain the approval or consent of both Sublessor and Prime
        Landlord; however wherever any of the provisions of the Incorporated Provisions
        require the satisfaction, approval, consent or waiver of Prime Landlord
        (collectively, “Landlord’s Consents”) to any action of Subtenant
        hereunder, or for Prime Landlord to perform and/or provide any service or
        take
        any action required to be provided or taken by Prime Landlord pursuant to
        the
        Prime Lease, Sublessor hereby agrees to promptly deliver to Prime Landlord,
        Subtenant’s request for such Landlord’s Consent and/or request that Prime
        Landlord provide any service or take any action, as the case may be; provided
        that except as herein otherwise expressly provided, Subtenant shall promptly
        reimburse to Sublessor the reasonable out of pocket cost thereof. It is further
        understood and agreed that the receipt from Prime Landlord of the appropriate
        Landlord’s Consent shall also constitute receipt from Sublessor of its consent
        or approval, if same is also required by this Sublease, and that the failure
        to
        receive the necessary Landlord’s Consent shall be deemed a basis for Sublessor
        to refuse the granting of its consent if required in such
        circumstance.

       

       

       

      
        
           

        

        
          9

          
            

          

        

        
           

        

      

       

       

      (ii)
        In
        all provisions of any Included Provision requiring Sublessor to submit, exhibit
        to, supply or provide Prime Landlord with evidence, certificates, or any
        other
        matter or thing, Subtenant shall be required to submit, exhibit to, supply
        or
        provide, as the case may be, the same to both Prime Landlord and
        Sublessor.

       

      (iii)
        Sublessor shall, to the extent of alterations and improvements made by it
        to the
        Subleased Premises prior to the Commencement Date hereunder, have the
        obligation, if required by Prime Landlord pursuant to the Prime Lease
        (including, without limitation, Section 5.3 thereof), to remove same and
        restore the Subleased Premises from resulting damage at expiration of the
        Term
        hereof.

       

      (g)
        Subtenant covenants and agrees (i) that except as may herein be otherwise
        provided, to perform and to observe all of the terms, covenants, conditions
        and
        agreements of the Included Provisions on Sublessor’s part to be performed to the
        extent such terms, covenants, conditions and agreements are included in,
        and not
        deleted from, the copy of the Prime Lease attached hereto and to the extent
        applicable to the Subleased Premises and the Building; (ii) that Subtenant
        will not do or cause to be done any act or thing to be done in violation
        of the
        Included Provisions, if same would or might cause the Prime Lease, or the
        rights
        of Sublessor as tenant thereunder, to be cancelled, terminated or forfeited
        or
        to make Sublessor liable for any damages, claim or penalty; and (iii) to
        indemnify and save Sublessor and its agents, representatives and employees
        harmless from and against all liability (statutory or otherwise) claims,
        suits,
        demands, damages, judgments, costs, interest and expenses (including reasonable
        counsel fees and disbursements incurred in the defense thereof) to which
        Sublessor or any agent, representative or employee may be subject or suffer
        whether by reason thereof, or by reason of any claim for any

       

       

       

      
        
           

        

        
          10

          
            

          

        

        
           

        

      

       

       

      injury
        to
        or death of any person or persons or damage to property (including any loss
        or
        use thereof) arising out of, pertaining to, or resulting from acts or omissions
        of the Subtenant and its agents, servants and/or employees, or otherwise
        arising
        from the use or occupancy of the Subleased Premises or of any business conducted
        therein, or from any work or thing whatsoever done or any condition created
        by
        or any other act or omission of Subtenant, its permitted assignees or
        sub-subtenants, or their respective employees, agents, contractors, visitors
        or
        licensees, in or about the Subleased Premises or any other part of the Building
        that is in contravention of the provisions of this Sublease.

       

      (h)
        Any
        obligation of Sublessor which is contained in the Included Provisions in
        respect
        to the making of repairs or the providing of services (including, without
        limitation, the providing of electricity) shall be deemed obligations of
        Prime
        Landlord (and not Sublessor), provided that Sublessor shall use reasonable
        efforts (which, except as herein provided, shall not include legal proceedings)
        to cause the Prime Landlord to observe and/or perform the same, and Sublessor
        shall have a reasonable time to use reasonable efforts to enforce its rights
        to
        cause such observance or performance. Subtenant shall not in any event have
        any
        rights in respect of the Subleased Premises pursuant to the Included Provisions
        that is greater than Sublessor’s rights thereunder, and, notwithstanding any
        provision to the contrary, to the extent of obligations of Subtenant with
        respect to its use and occupancy of the Subleased Premises that are contained
        in
        this Sublease pursuant to the Included Provisions, Sublessor shall not be
        required to perform such obligation, and except as may be expressly provided
        in
        this Sublease, Sublessor shall have no liability to Subtenant for any matter
        whatsoever, except for Sublessor’s obligation to pay the Fixed Rent or
        additional rent due under the Prime Lease (including, without limitation,
        any
        amounts payable pursuant to Section 12.7 thereof), to maintain the security
        deposit and for

       

       

       

      
        
           

        

        
          11

          
            

          

        

        
           

        

      

       

       

      Sublessor’s
        obligation to use reasonable efforts (without incurring any unreimbursed
        out of
        pocket costs), upon written request of Subtenant, to cause the Prime Landlord
        to
        provide consents and approvals, observe or perform its obligations under
        the
        Prime Lease, as they apply to the Subleased Premises.

       

      (i)
        Notwithstanding anything to the contrary contained in this Sublease (including
        any of the provisions incorporated herein for the Prime Lease), except as
        may be
        herein otherwise expressly provided, Sublessor shall not be obligated
        (i) to provide any of the services (including, without limitation, the
        providing of electricity to the Subleased Premises), that Prime Landlord
        has
        agreed to provide in the Included Provisions or is required to provide by
        law;
        (ii) to make any of the repairs or restorations that Prime Landlord has
        agreed to make in the Included Provisions or is required to make by law;
        (iii) to take or to refrain from taking any other action that Prime
        Landlord has agreed to take or to refrain from taking in the Included Provisions
        or is required by law to take or to refrain from taking; or (iv) to perform
        any obligation that Prime Landlord has agreed to perform pursuant to the
        Included Provisions. Subject to the provisions of subdivision (m) of this
        Section 5, Sublessor shall have no liability to Subtenant (nor shall the
        obligations of Subtenant hereunder be impaired or the performance thereunder
        excused), on account of any failure of Prime Landlord to provide, make, comply
        with, take or refrain from taking, or perform any of the foregoing, or for
        any
        inadequacy or defect in the character or supply of any facility or service
        to be
        provided by Prime Landlord to the Subleased Premises.

       

      (j)
        Except as may be herein expressly otherwise provided, in no event shall
        Sublessor, Prime Landlord, Subtenant or their respective agents, representatives
        and employees be liable to any other party for indirect, consequential or
        punitive damages for breach of this Sublease.

       

       

       

      
        
           

        

        
          12

          
            

          

        

        
           

        

      

       

       

      (k)
        Subtenant shall have the right to forward a request to Sublessor, or its
        agent
        for use of the freight elevator facilities and after-hours use of the HVAC
        to
        the Subleased Premises pursuant to Section 28.3 of the Prime Lease, and
        Sublessor (or its agent) shall promptly forward such request to Prime Landlord.
        Sublessor shall have no liability to Subtenant on account of any failure
        of
        Prime Landlord to provide such freight elevator usage or after-hours HVAC
        to the
        Subleased Premises. Subtenant shall pay to Sublessor, on demand, as additional
        rent, the amount charged by Prime Landlord for freight elevator usage or
        after-hours HVAC to the Subleased Premises, provided in no event shall Subtenant
        be required to pay such amount before the corresponding amount is due pursuant
        to the Prime Lease. Sublessor acknowledges that the Subleased Premises contain
        20 tons of supplemental HVAC/Cooling for operation in connection with the
        Subleased Premises. Subtenant shall pay to Sublessor, on demand, as additional
        rent, $650 per connected ton, per year, provided in no event shall Subtenant
        be
        required to pay such amount before the corresponding amount is due pursuant
        to
        the Prime Lease.

       

      (l)
        Sublessor represents and warrants that Subtenant shall during the Term have
        the
        use of: (i) a 20 ton unit that provides supplemental HVAC/Cooling for the
        Subleased Premises which unit is presently hooked up to the Building water
        tower
        and receiving condenser water from the Building; provided that Subtenant
        shall
        not be obligated to make payment of the one time Tap-In Fee of $1,500 per
        tap
        and provided that, subject to the accuracy of Sublessor’s representation and
        warranty set forth in Section 8(a)(viii), the repair, maintenance and
        replacement of such unit shall be the obligation of Subtenant; (ii) the 100
        KW of electricity generation (from the Building’s Emergency Generator) that is
        presently allocated to the Data Center in the Subleased Premises.

       

       

       

      
        
           

        

        
          13

          
            

          

        

        
           

        

      

       

       

      (m)
        Anything to the contrary in this Sublease notwithstanding, in the event
        Sublessor, using reasonable efforts, is unable to cause Prime Landlord to
        provide any requested consent or approval, observe any of its obligations
        under
        the Prime Lease to provide services to the Premises, comply with law, or
        maintain the Building or the Building systems or otherwise fulfill its
        obligations under the Prime Lease, as those obligations affect the Subleased
        Premises and/or Subtenant’s use or occupancy thereof, Subtenant, at Subtenant’s
        expense, upon five (5) business days prior notice to Sublessor, and using
        counsel selected by Subtenant and reasonably approved by Sublessor, may
        prosecute any necessary action and appeal against Prime Landlord in the name
        of
        Sublessor, and Sublessor shall, at Subtenant’s sole cost and expense, cooperate
        with Subtenant in any such action and appeal. Subtenant shall indemnify and
        hold
        Sublessor harmless from and against any and all losses, costs, liability,
        claims, damages, expenses (including, without limitation, reasonable attorneys’
fees), penalties and fines which Sublessor may incur as a result of the taking
        of any action by Subtenant pursuant to this subsection (i).

       

      (n)
        If
        Prime Landlord shall be entitled to any payment or remuneration by reason
        of
        additional services provided at the request of Subtenant or for any other
        reason
        specified in the Prime Lease resulting from acts or omissions of Subtenant,
        Subtenant shall pay the same promptly upon demand as additional rent hereunder,
        provided that in no event shall Subtenant be required to pay same before
        the
        corresponding amount, if any, is due pursuant to the Prime Lease.

       

      (o)
        Sublessor shall use reasonable efforts, at the sole cost and expense of
        Subtenant, to (i) procure Landlord’s cooperation in securing Subtenant’s
        Proportionate Share of

       

       

       

      
        
           

        

        
          14

          
            

          

        

        
           

        

      

       

       

      directory
        listings on the directory in the lobby of the Building and (ii) secure
        signage rights on the floor on which the Subleased Premises are located in
        accordance with the Building’s Rules and Regulations and the terms of the Prime
        Lease.

       

      6.
        Additional Rent.

       

      (a)
        Subtenant shall pay to Sublessor, as additional rent hereunder for the period
        during the Term commencing immediately after expiration of the Base Tax Year
        and
        Base Operational Year, as the case may be, in the manner provided by Article
        27
        of the Prime Lease: (i) Subtenant’s Proportionate Share (as hereinafter
        defined) of the amount by which Operating Expenses (as defined in the Prime
        Lease) for each Operating Year (as defined in the Prime Lease) or portion
        thereof occurring during the Term of this Sublease, exceed Operating Expenses
        for the Base Operational Year (as hereinafter defined) (the “Operating
        Payment”); (ii) Subtenant’s Proportionate Share of the amount by which
        Taxes (as defined in the Prime Lease) for each Tax Year (as defined in the
        Prime
        Lease) or portion thereof occurring during the Term of this Sublease, exceed
        the
        Taxes with respect to the Base Tax Year (as hereinafter defined) (the “Tax
        Payment”); and (iii) all other costs, expenses, charges, or adjustments
        payable by Subtenant under this Sublease, arising as a result of Subtenant’s
        acts in the Subleased Premises. Subtenant shall have the rights of Sublessor
        to
        pursue and receive refunds for overpayments pursuant to the provisions of
        Section 27.3 and 27.5 of the Prime Lease.

       

      (b)
        For
        the purposes of this Section 6, the following terms shall have the
        following meanings:

       

      (i)
        “Subtenant’s Proportionate Share” shall mean Tenant’s Share (as defined
        in the Prime Lease).

       

       

       

      
        
           

        

        
          15

          
            

          

        

        
           

        

      

       

       

      (ii)
        “Base Operational Year” shall mean the calendar year commencing on
        January 1, 2008 and ending on December 31, 2008.

       

      (iii)
        “Base Tax Year” shall mean the fiscal year commencing on July 1,
        2008 and ending on June 30, 2009.

       

      (c)
        Tenant shall pay the Tax Payment as additional rent as hereinafter set forth.
        After the amount of Taxes for each Tax Year is determinable, Sublessor shall
        furnish Subtenant with a written statement (the “Tax Statement”), which
        shall include and be based upon the Tax Statements (as defined in the Prime
        Lease) received from Prime Landlord, indicating (i) the amount of Taxes
        which Prime Landlord will be required to pay for such Tax Year, and which
        Prime
        Landlord was required to pay for the Base Tax Year, and (ii) Sublessor’s
        computation of the Tax Payment for such Tax Year. The Tax Payment to be paid
        by
        Subtenant pursuant to this subsection (c) shall be payable on the later of
        (x) fifteen (15) days prior to the dates on which interest and
        penalties accrue on such Taxes if not paid, or (y) fifteen (15) days
        after Sublessor has furnished Tenant with the Tax Statement for such Tax
        Year.

       

      (d)
        Tenant shall pay the Operating Payment as additional rent as hereinafter
        set
        forth. Sublessor shall furnish to Subtenant, prior to or following the
        commencement of each Operating Year after the Base Operational Year, a written
        statement (the “Operating Statement”) setting forth Sublessor’s estimate
        of Subtenant’s Operating Payment for such Operating Year and the actual
        Operating Expenses for the Base Operational Year, which Operating Statement
        shall include and be consistent with the information set forth in the Operating
        Statement (as defined in the Prime Lease) delivered by Prime Landlord for
        such
        Operating Year. Subtenant shall pay to Sublessor as additional rent on the
        first
        day of each month during such Operating Year, together with the payment of
        the
        Sublease Rent, an amount equal to one-twelfth (1/12th) of
        Sublessor’s

       

       

       

      
        
           

        

        
          16

          
            

          

        

        
           

        

      

       

       

      estimate
        of Subtenant’s Operating Payment for such Operating Year. If, however, Sublessor
        shall furnish any such estimate for an Operating Year subsequent to the
        commencement thereof then (a) until the first day of the month following
        the month in which such estimate is furnished to Subtenant, Subtenant shall
        pay
        to Sublessor on the first day of each month an amount equal to the monthly
        sum
        which was payable by Subtenant to Sublessor under this Section (d) for the
        last month of the preceding Operating Year; (b) promptly after such
        estimate is furnished to Subtenant, or together therewith, Sublessor shall
        give
        notice to Subtenant stating whether the installments of Subtenant’s Operating
        Payment previously made for such Operating Year were greater or less than
        the
        installments of the Subtenant’s Operating Payment to be made for such Operating
        Year in accordance with such estimate, and (i) if there shall be a
        deficiency, Subtenant shall pay the amount thereof within fifteen (15) days
        after demand therefor, or (ii) if there shall have been an overpayment,
        Sublessor shall credit the amount thereof against any subsequent payment(s)
        payable by Subtenant under this subsection; and (c) on the first day of the
        month following the month in which such estimate is furnished to Subtenant,
        and
        monthly thereafter throughout the remainder of such Operating Year, Subtenant
        shall pay to Sublessor an amount equal to one-twelfth (1/12th) of
        Subtenant’s Operating Payment, as shown on such estimate. Following the end of
        an Operating Year, upon receipt of the corresponding information from Prime
        Landlord, Sublessor shall submit to Subtenant a statement setting forth the
        amount of Subtenant’s Operating Payment for such Operating Year. If the
        installments of Subtenant’s Operating Payments made on account of such Operating
        Year exceed the amount of Subtenant’s Operating Payment due on account of such
        Operating Year, such excess shall be credited by Sublessor against the next
        succeeding installment(s) of Subtenant’s Operating Payment payable by Subtenant
        pursuant hereto. If, however, said installment(s) do not equal Subtenant’s
        Operating

       

       

       

      
        
           

        

        
          17

          
            

          

        

        
           

        

      

       

       

      Payment
        due on account of such Operating Year, then Subtenant agrees to pay to Sublessor
        the amount necessary to make up any deficiency within fifteen (15) days
        after the delivery of Sublessor’s statement hereunder.

       

      (e)
        If
        the Commencement Date is not the first day of an Operating Year or Tax Year,
        or
        if the date of expiration or termination of this Sublease (except for a
        termination due to Subtenant’s default), whether or not same is the Expiration
        Date or another date prior or subsequent thereto, is not the last day of
        an
        Operating Year or Tax Year, the Subtenant’s Operating Payment and Tax Payment
        shall be prorated based upon the number of days of the applicable Operating
        Year
        or Tax Year within the Term.

       

      (f)
        In no
        event shall the Sublease Rent be reduced as a result of the application of
        the
        provisions of this Section 6.

       

      7.
        Late Payment Charge. In the event that Subtenant fails to pay to
        Sublessor any installment of Sublease Rent or additional rent, or any portion
        thereof, when such payment is due pursuant to this Sublease, or in the event
        Subtenant fails to make any other payment, in whole or in part, due pursuant
        to
        this Sublease or any other amounts due and owing under the terms of the Prime
        Lease as incorporated herein by reference, within three (3) days after its
        due date, Subtenant shall pay interest on any such unpaid sum from three
        (3) days after its due date until the date when such payment is made at a
        rate of interest equal to the Applicable Rate (as defined in the Prime Lease).
        For purposes of this Sublease, payments shall be deemed made when received
        by
        Sublessor at its address as set forth in Section 18 of this
        Sublease.

       

      8.
        Sublessor’s Representations and Warranties.

       

      (a)
        Sublessor represents and warrants to, and covenants with, Subtenant as
        follows:

       

      (i)
        Sublessor has all requisite power and authority to execute, deliver and perform
        its obligations under this Sublease; without the necessity of any third party
        consent, approval or waiver; and the execution, delivery and performance
        of this
        Sublease by Sublessor and the consummation of all of the transactions
        contemplated hereby have been duly authorized by all necessary corporate
        action
        of Sublessor;

       

       

       

      
        
           

        

        
          18

          
            

          

        

        
           

        

      

       

       

      (ii)
        Exhibit A hereto constitutes a true, correct and complete copy of the Prime
        Lease as redacted in accordance with the Preamble to this Sublease;

       

      (iii)
        the
        Prime Lease is in full force and effect, and to its knowledge, Sublessor
        is not
        in default in the performance of any of its obligations thereunder;

       

      (iv)
        “Tenant’s Proportionate Share” under the Prime Lease is
        2.195%;

       

      (v)
        no
        dispute or litigation are in existence or pendency between Sublessor and
        Prime
        Landlord with respect to the Prime Lease;

       

      (vi)
        all
        of the alterations and improvements in the Subleased Premises heretofore
        undertaken by Sublessor in the Subleased Premises have been completed in
        full
        compliance with all legal requirements and the provisions of the Prime Lease
        and
        have been fully paid for by Sublessor and there are no open notices of violation
        of governmental or building codes that affect the Subleased
        Premises;

       

      (vii)
        attached as Exhibit D is a true and complete copy of the Consent of Prime
        Landlord which was executed and delivered in connection with this
        Sublease;

       

       

       

      
        
           

        

        
          19

          
            

          

        

        
           

        

      

       

       

      (viii)
        attached as Exhibit E is a true and complete listing and inventory for all of
        the furniture, fixtures and equipment (“FFE”) that will be located in the
        Sublease Premises on and as of the Commencement Date. Sublessor represents
        and
        warrants that it is the owner of the FFE, that same has been fully paid for
        and
        that Sublessor’s title thereto is not subject to any liens or encumbrances.
        Sublessor further represents and warrants that the telephone systems, the
        IT
        System and the supplemental air conditioning system included in the FFE
        (collectively, the “Electronic Systems”) will be in working and
        operational order on and as of the Commencement Date.

       

      (viii)
        Sublessor will not terminate this Sublease pursuant to the provisions of
        Article
        12 of the Included Provisions, unless Prime Landlord shall have terminated
        the
        Prime Lease.

       

      (b)
        Without limiting its rights in such regard pursuant to this Sublease or pursuant
        to applicable law, in the event Sublessor shall default in the performance
        of
        its obligations under the Prime Lease, and shall receive a notice of Default
        from the Prime Landlord, Subtenant on not less than three (3) days notice
        to Sublessor may, but shall not be obligated to, perform such obligation
        on
        behalf of Sublessor, in which event, Sublessor shall, on Subtenant’s demand,
        make payment to Subtenant, of the cost expended thereby, plus interest thereon
        at the default rate of interest provided for in the Prime Lease, or at
        Subtenant’s election, Subtenant shall have the right to set off such amount,
        plus interest thereon as aforesaid against Subtenant’s obligation to pay
        Sublease Rent or additional rent hereunder. Subtenant shall indemnify and
        hold
        Sublessor harmless from and against any liability or damage incurred by
        Sublessor as a result of Subtenant’s actions pursuant to this subsection
        (b).

       

       

       

      
        
           

        

        
          20

          
            

          

        

        
           

        

      

       

       

      9.
        Remedies of Sublessor. In the event that Subtenant defaults beyond
        applicable notice and grace periods, if any, in its obligations under this
        Sublease, Sublessor shall be entitled to exercise all rights available under
        the
        terms of this Sublease including, without limitation, any remedy provided
        for in
        the Included Provisions, and Subtenant shall be liable for any damages set
        forth
        in the Prime Lease. If Sublessor elects to cancel this Sublease or dispossess
        Subtenant as a consequence of Subtenant’s default, Sublessor shall be entitled
        to re-let the Subleased Premises in accordance with the terms of the Prime
        Lease. In the event that a default by Subtenant results in the termination
        of
        the Prime Lease prior to its ordinary expiration date or in any other liability
        of Sublessor to Prime Landlord, Subtenant shall fully indemnify Sublessor
        from
        and against any damages which Sublessor incurs to the Prime Landlord in
        connection with such termination.

       

      10.
        Delivery of Subleased Premises; Completion and Occupancy of Subleased
        Premises.

       

      (a)
        Sublessor covenants and agrees to deliver possession of the Subleased Premises
        to Subtenant on the Commencement Date, free of all tenancies and occupancies
        and
        with Sublessor’s Work therein having been completed.

       

      (b)
        Subtenant has examined the Subleased Premises and agrees to accept the same
        in
        its “as-is”, broom-clean condition and state of repair, subject to Sublessor’s
        Work and the provisions of this Sublease. Except as herein expressly provided,
        Sublessor has not made and does not make any representations or warranties
        as to
        the physical condition of the Subleased Premises (including any latent defects
        in or to the Subleased Premises), the uses to which the Subleased Premises
        may
        be put, or any other matter or thing affecting or relating to the Subleased
        Premises. Except as specifically set forth in this Sublease, Sublessor shall
        have no obligation whatsoever to alter, improve, decorate or otherwise prepare
        the Subleased Premises for Subtenant’s occupancy.

       

       

       

      
        
           

        

        
          21

          
            

          

        

        
           

        

      

       

       

      (c)
        The
        taking of occupancy or possession of the whole or any part of the Subleased
        Premises by Subtenant shall be conclusive evidence, as against Subtenant,
        that
        Subtenant accepts possession of the space so occupied and that the same were
        in
        good and satisfactory condition at the time such occupancy or possession
        was so
        taken; provided that Subtenant, within five (5) days after the Commencement
        Date, shall have the right to advise Sublessor of any “punch list” items in the
        completion of Sublessor’s Work and Sublessor, at its sole cost, will promptly
        correct such punch list items in a manner designated to minimize any
        interferences with Subtenant’s business.

       

      (d)
        Furniture, Fixtures & Equipment.

       

      (i)
        The
        items of furniture and fixtures listed in Exhibit E are conveyed by Sublessor
        to
        Subtenant on the Commencement Date in their as-is condition, subject to
        Sublessor’s representations as to title thereto set forth in this Sublease. From
        and after the Commencement Date, Subtenant may deal with such items as
        Subtenant’s property;

       

      (ii)
        Tenant shall have the right to use the Electronic Systems set forth in Exhibit
        E
        during the Term, for the intended use thereof, subject to reasonable wear
        and
        tear, however, Sublessor shall retain title thereto, provided that if such
        equipment shall become inoperable, obsolete or no longer suitable for
        Subtenant’s business in Subtenant’s sole discretion, Subtenant shall have the
        right to dispose of same, without having to account to Sublessor with respect
        thereto. At the end of the Term, the Electronic Systems, or so much thereof
        as
        shall remain on the Subleased Premises at such time, shall be left on the
        Subleased Premises and Sublessor shall be obligated to satisfy any requirement
        of the Prime Lease with respect to the

       

       

       

      
        
           

        

        
          22

          
            

          

        

        
           

        

      

       

       

      disposition
        thereof. Subject to the foregoing, Subtenant shall have the obligation to
        maintain the Electronic Systems during the Term and Sublessor, at the request
        of
        Subtenant, shall assign to Subtenant any rights Sublessor may have under
        any
        manufacturers or installers’ warranty or service contract relating to such
        Electronic Systems.

       

      (e)
        Any
        Improvements to be made by Subtenant in the Subleased Premises shall be made
        in
        accordance with, and subject to, the provisions of Article 3 of the Prime
        Lease.

       

      11.
        Care of Subleased Premises. Subtenant shall, at its expense, take good
        care of the Subleased Premises during the Term and the appurtenances therein
        and
        make all repairs thereto, as and when needed to preserve them in good order
        and
        condition, as required pursuant to the terms of the Prime Lease.

       

      12.
        Assignment and Subletting.

       

      (a)
        Any
        subletting or assignment by Subtenant shall be made in accordance with Article
        12 of the Prime Lease.

       

      (b)
        In
        connection with any subletting of all or any portion of the Subleased Premises,
        Sublessor shall be entitled to and Subtenant shall pay to Sublessor a sum
        equal
        to fifty percent (50%) of any Sublease Profit derived therefrom; provided
        that such Sublease Profit (as defined in the Prime Lease) shall not include
        the
        amount Subtenant is required to pay to Prime Landlord pursuant to the Included
        Provisions.

       

      13.
        Electricity.

       

      (a)
        Subtenant shall be entitled to receive electricity pursuant to the Included
        Provisions. Subtenant shall at all times comply with the rules, regulations,
        terms and conditions applicable to service, equipment, wiring and requirements
        of the public utility supplying electricity to the Building. Subtenant shall
        not
        use any electrical equipment or accessories in the

       

       

       

      
        
           

        

        
          23

          
            

          

        

        
           

        

      

       

       

      Subleased
        Premises other than for normal office use without the prior written consent
        of
        Sublessor. The risers servicing the Subleased Premises shall be capable of
        furnishing six (6) watts demand load of electricity per gross square foot
        of the Subleased Premises (exclusive of base Building HVAC). Subtenant’s use and
        consumption of electricity shall not exceed a demand loan of six (6) watts
        per gross square foot of the Subleased Premises.

       

      (b)
        The
        amount to be paid by Subtenant for electricity consumed shall be determined
        in
        accordance with Article 13 of the Prime Lease.

       

      14.
        Damage; Destruction.

       

      (a)
        If
        the Subleased Premises shall be damaged by fire or other casualty or be
        condemned or taken in any manner for a public or quasi-public use, Subtenant
        agrees that it shall be the obligation of the Prime Landlord, and not of
        the
        Sublessor to repair, restore or rebuild the Subleased Premises, in accordance
        with the provisions of Article 10 of the Prime Lease, provided however, that
        Sublessor shall pay to Subtenant any insurance proceeds received by Sublessor
        with respect to any Alterations performed in the Subleased Premises prior
        to the
        date hereof.

       

      (b)
        Subtenant hereby expressly waives the provisions of Section 227 of the New
        York Real Property Law, and of any successor law of like import then in force,
        and Subtenant agrees that the provisions of this Article and the Prime Lease
        shall govern and control in lieu thereof.

       

      15.
        Insurance.

       

      (a)
        Sublessor covenant and agrees to maintain “all risk” insurance on all
        Alterations performed in the Subleased Premises by Sublessor prior to the
        date
        hereof, which “all risk” insurance shall be maintained in accordance with the
        provisions of Section 9.3 of the Prime

       

       

       

      
        
           

        

        
          24

          
            

          

        

        
           

        

      

       

       

      Lease.
        Except as set forth in the preceding sentence, Subtenant understands that:
        (i) Sublessor will not carry insurance of any kind on Subtenant’s goods,
        furniture or furnishings or on any fixtures, equipment, improvements,
        installations or appurtenances removable by Subtenant and that neither Prime
        Landlord nor Sublessor shall be obligated to repair any damage thereto or
        replace same and (ii) the insurance referred to in Section 9.3 of the
        Prime Lease shall be maintained by Prime Landlord and not
        Sublessor.

       

      (b)
        Subtenant shall maintain comprehensive general public liability insurance
        and an
“all risk” insurance policy in respect of the Subleased Premises and the conduct
        and operation of business therein, with Sublessor and the Prime Landlord
        as
        additional insureds, as required by Section 9.2 of the Prime Lease (the
“Insurance”). Subtenant shall deliver to Sublessor and Prime Landlord a
        certificate of insurance prior to the Commencement Date. Subtenant shall
        procure
        and pay for renewals of the Insurance prior to expiration and Subtenant shall
        deliver to Sublessor and the Prime Landlord such renewal policy or certificate
        of insurance at least twenty (20) days prior to the expiration of any
        existing policy. All such policies shall be issued by companies of recognized
        responsibility permitted to do business in the State of New York, and to
        the
        extent commercially available, all such policies shall contain a provision
        whereby the same cannot be cancelled unless Sublessor and the Prime Landlord
        are
        given at least thirty (30) days’ prior written notice of such cancellation,
        and shall otherwise comply with Section 9.4 of the Prime
        Lease.

       

      16.
        Surrender of Subleased Premises.

       

      (a)
        Upon
        the expiration or other termination of the term, Subtenant shall (i) quit
        and surrender to Sublessor the Subleased Premises, broom clean, in good order
        and condition, ordinary wear and tear and damage by casualty excepted, and
        (ii) remove all of its

       

       

       

      
        
           

        

        
          25

          
            

          

        

        
           

        

      

       

       

      property
        as herein provided, and all Improvements installed on or after the date hereof
        by, or on behalf of, Subtenant which, pursuant to the terms of the Prime
        Lease
        Sublessor and/or Subtenant are required to remove. Subtenant’s obligation to
        observe or perform this covenant shall survive the termination of this
        Sublease.

       

      (b)
        If
        Subtenant shall fail to duly and timely surrender the Subleased Premises
        in
        accordance with the terms and conditions of this Sublease and the Prime Lease,
        either at the expiration of the term of this Sublease, upon the occurrence
        of a
        default which continues beyond the expiration of applicable grace or cure
        periods, or upon the occurrence of any other event causing the termination
        of
        this Sublease (a “Holdover”), Sublessor shall be responsible for any
        holdover penalties resulting under the Prime Lease from Subtenant’s failure to
        duly and timely surrender the Subleased Premises. If the Subleased Premises
        are
        not surrendered upon termination, then Subtenant shall indemnify and hold
        harmless Sublessor against any loss, costs, liability or expenses (including
        attorneys fees) resulting from the failure to surrender, including any and
        all
        claims made by Prime Landlord or any succeeding lessee or sublessee founded
        upon
        such delay or failure to vacate the Subleased Premises. Nothing contained
        in
        this subsection (b) shall be deemed to give to Subtenant any right to fail
        to surrender possession or to hold over.

       

      17.
        Notices. Any notice, statement, demand, consent, approval, advice or
        other communication required or permitted to be given, rendered or made by
        either party to the other, pursuant to this Sublease or pursuant to any
        applicable law or requirement of public authority (collectively,
“Notice”) shall be in writing and shall be deemed to have been properly
        given, rendered or made only if delivered by hand (against a signed receipt)
        or
        if sent by registered mail (return receipt requested), addressed, if to
        Subtenant, to Subtenant at 787 Seventh Avenue, New York, New York 10019,
        Attention: Daniel J. Galligan, and a copy thereof shall be sent to

       

       

       

      
        
           

        

        
          26

          
            

          

        

        
           

        

      

       

       

      Robinson
        Brog Leinwand Greene Genovese & Gluck P.C., 1345 Avenue of the
        Americas, New York, New York 10105, Attention: Harvey Feldschreiber, or if
        to
        Sublessor, to Sublessor at 787 Seventh Avenue, New York, New York 10019,
        Attention: General Counsel, and a copy thereof shall be sent to Skadden,
        Arps,
        Slate, Meagher & Flom LLP, 4 Times Square, New York, New York 10036,
        Attention: Richard R. Kalikow.

       

      Either
        party may, by Notice actually received, designate (i) a different address
        in the United States for Notices intended for it, and (ii) require the
        other party to provide a copy of any Notices to any other person at any other
        address in the United States.

       

      18.
        Termination of Prime Lease. If for any reason the term of the Prime Lease
        is terminated prior to the Expiration Date of this Sublease, this Sublease
        shall
        thereupon be terminated and Sublessor shall not be liable to Subtenant by
        reason
        thereof unless such termination is due to the negligence or wrongful acts
        of
        Sublessor, its agents, employees or contractors or a breach by Sublessor
        of its
        obligations under the Prime Lease or this Sublease.

       

      19.
        Brokerage. Sublessor and Subtenant each represents and warrants to the
        other that it dealt with no broker in connection with this Sublease other
        than
        Cushman & Wakefield, Inc. (the “Broker”) and that no broker
        brought about or was involved in the negotiation of this Sublease other than
        Broker. Sublessor and Subtenant shall indemnify and hold the other harmless
        from
        and against all losses, costs, damages, expenses and liabilities including,
        without limitation, reasonable attorneys’ fees, resulting from any claims that
        may be made for a commission, fee or other compensation by reason of this
        Sublease by any broker or person with whom such party has dealt in connection
        herewith, other than the Broker. Sublessor agrees to make payment to the
        Broker
        of all fees and commissions payable to the Broker in connection with this
        Sublease and to indemnify and save Subtenant harmless with respect
        thereto.

       

       

       

      
        
           

        

        
          27

          
            

          

        

        
           

        

      

       

       

      20.
        Non-disturbance. Sublessor shall use reasonable efforts to obtain for
        Subtenant, a Subtenant’s Non-Disturbance Agreement from Prime Landlord on the
        terms and conditions of this Sublease; provided however, that the delivery
        of
        such Non-Disturbance Agreement shall not be a condition to Subtenant’s
        obligations hereunder.

       

      21.
        Sublessor’s Indemnity. Sublessor hereby agrees to indemnify and save
        Subtenant harmless from and against any and all costs, claims, liabilities,
        and/or expenses (including, without limitation, legal fees and disbursements)
        which are attributable to or result from: (i) liability resulting from any
        act or omission occurring in or about the Subleased Premises prior to the
        Commencement Date; (ii) the inaccuracy of any of the representations and
        warranties of Sublessor set forth in Article 8 or elsewhere in this Sublease;
        (iii) any failure by Sublessor to perform any of its obligations under this
        Sublease or in the performance of any of the obligations of Sublessor pursuant
        to the Prime Lease, to the extent Subtenant has not agreed to perform such
        obligations on Sublessor’s behalf, pursuant to the terms of this
        Sublease.

       

      22.
        Applicable Law. This Sublease and all of its terms and provisions shall
        be construed in accordance with the laws of the State of New York.

       

      23.
        Covenant of Quiet Enjoyment. So long as Subtenant pays all of the
        Sublease Rent and additional rent payable hereunder and performs all of
        Subtenant’s other obligations hereunder, Subtenant shall peaceably and quietly
        have, hold and enjoy the Subleased Premises subject, nevertheless, to the
        obligations of this Sublease (including the Included Provisions), and the
        leases, mortgages and other rights and encumbrances referred to in Article
        7 of
        the Prime Lease.

       

       

       

      
        
           

        

        
          28

          
            

          

        

        
           

        

      

       

       

      24.
        Miscellaneous.

       

      (a)
        Nothing contained in this Sublease shall be construed to create privity of
        estate or of contract between Subtenant and the Prime Landlord.

       

      (b)
        The
        provisions of this Sublease shall extend to, bind and inure to the benefit
        of
        the parties hereto and their respective personal representatives, heirs,
        successors and assigns, but the provisions of this paragraph shall not be
        construed as a consent by Sublessor to any assignment or subletting by
        Subtenant.

       

      (c)
        This
        Sublease contains the entire agreement between the parties and all prior
        negotiations and agreements are merged in this Sublease. Any agreement hereafter
        made shall be ineffective to change, modify or discharge this Sublease in
        whole
        or in part unless such agreement is in writing and signed by the parties
        hereto.
        No provision of this Sublease shall be deemed to have been waived by Sublessor
        or Subtenant unless such waiver be in writing and signed by Sublessor or
        Subtenant, as the case may be. The covenants and agreement contained in this
        Sublease shall bind and inure to the benefit of Sublessor and Subtenant and
        their respective permitted successors and assigns.

       

      (d)
        In
        the event that any provision of this Sublease shall be held to be invalid
        or
        unenforceable in any respect, the validity, legality or enforceability of
        the
        remaining provisions of this Sublease shall be unaffected thereby.

       

      (e)
        Capitalized terms used herein shall have the same meanings as are ascribed
        to
        them in the Prime Lease, unless otherwise expressly defined herein.

       

      25.
No
        Offer. Until executed by Sublessor and Subtenant, the within Sublease shall
        be of no force or effect, and submission of a copy or copies thereof to
        Subtenant or Sublessor shall not be deemed to constitute an offer to sublease,
        and the return thereof may be requested by Sublessor or Subtenant at any
        time.

       

       

       

      
        
           

        

        
          29

          
            

          

        

        
           

        

      

       

       

      IN
        WITNESS WHEREOF, Sublessor and Subtenant have respectively executed this
        Sublease as of the day and year first above written.

       

      
        	 	 	 
	
                SUBLESSOR:

              
	 
	
                NATIONAL
                  FINANCIAL PARTNERS CORP.

              
	 	 
	
                By:

              	
                 

              	
                
                  /s/
                    Mark Biderman                        

                

              
	
                Name:

              	
                 

              	
                Mark
                  Biderman

              
	
                Title:

              	
                 

              	
                Executive
                  Vice President and Chief Financial
                  Officer

              

      

       

       

       

      
        
           

        

        
          30

          
            

          

        

        
           

        

      

       

       

      
        	 	 	 
	
                SUBTENANT:

              
	 
	
                KEEFE,
                  BRUYETTE & WOODS, INC.

              
	 	 
	
                By:

              	
                 

              	
                
                  /s/
                    John G. Duffy                        

                

              
	
                Name:

              	
                 

              	
                John
                  G. Duffy

              
	
                Title:

              	
                 

              	
                Chairman
                  and Chief Financial Officer

              

      

       

       

       

      
        
           

        

        
          31

          
            

          

        

        
           

        

      

       

       

      EXHIBIT
        A

       

      Prime
        Lease

       

      [Omitted]

       

       

       

      
        
           

        

        
          32

          
            

          

        

        
           

        

      

       

       

      EXHIBIT
        B

       

      Premises

       

      [Omitted]

       

       

       

      
        
           

        

        
          33

          
            

          

        

        
           

        

      

       

       

      EXHIBIT
        C

       

      Sublessor’s
        Work

       

      [Omitted]

       

       

       

      
        
           

        

        
          34

          
            

          

        

        
           

        

      

       

       

      EXHIBIT
        D

       

      Prime
        Landlord’s Consent

       

      [Omitted]

       

       

       

      
        
           

        

        
          35

          
            

          

        

        
           

        

      

       

       

      EXHIBIT
        E

       

      Furniture,
        Fixtures and Equipment

       

      [Omitted]

       

       
        
          36

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00129-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00129-of-00352.parquet"}]]