Document:

exh10-11.htm

    Exhibit
10.11

     

    BUILDING
LEASE

    

     

    THIS BUILDING LEASE (this “Lease”) is made as of
March 31, 2009, by and between SEMGROUP ENERGY PARTNERS, L.L.C., a Delaware
limited partnership (“Landlord”), and
SEMCRUDE, L.P., a Delaware limited partnership (“Tenant”).

     

    RECITALS

     

    WHEREAS, Landlord owns the real
property described on the Exhibit A attached
hereto and made a part hereof (the “Real Property”), and
Landlord owns the buildings and improvements located on the Real Property,
including without limitation (i) a building comprising office space (the “Office Building”),
(ii) a building comprising laboratory space (the “Lab Building”), and
(iii) two warehouse buildings (the “Warehouse Buildings”,
and together with the Office Building and Lab Building, the “Buildings”).

     

     

    WHEREAS, Landlord desires to lease to
Tenant, and Tenant desires to lease from Landlord, the Buildings, on the terms
and conditions set forth herein.

     

     

    1.           TERM.

     

     

    The term
of this Lease (the “Term”) shall begin on
April 1, 2009 (the “Commencement Date”),
and shall terminate on March 31, 2014, unless sooner terminated or extended as
provided herein. “Term” shall include any Renewal Term.  “Lease Year” means a
period of twelve (12) calendar months during the Term, the first of which shall
commence on the Commencement Date and end on the expiration of the twelfth
(12th) full calendar month thereafter.  Each successive Lease Year
shall commence on the day following the last day of the prior Lease Year and end
twelve (12) calendar months thereafter.

     

     

    2.           PERMITTED
USE.

     

    The
Leased Premises shall be used by Tenant, (i) as to the Office Building, for
general office purposes, (ii) as to the Lab Building, for laboratory and testing
purposes, and (iii) as to the Warehouse Buildings, for warehousing and storage
purposes, in each case in compliance with all Legal Requirements (as defined in
the next sentence) and the terms and provisions of this Lease (the “Permitted
Use”).  For purposes hereof, the term “Legal Requirements”
shall mean all laws, rules, orders, ordinances, regulations, statutes,
requirements and codes of all governmental authorities, and all rules,
regulations and government orders with respect thereto, and of any applicable
fire rating bureau, or other body exercising similar functions, governing the
use and occupation of the Buildings; provided, however, Tenant shall not be
obligated to cause the Buildings to comply with Legal Requirements except and
only to the extent expressly provided herein.

     

     

    3.           RENT.

     

    A.  Base
Rent.  Tenant shall pay to Landlord, as Base Rent, the amount
set forth on the Exhibit B attached
hereto and made a part hereof (the “Base
Rent”).  Base Rent shall be paid monthly by Tenant to Landlord
in advance on the first day of each month of the Term, commencing on the
Commencement Date.  In the event any of the Buildings is destroyed,
condemned or otherwise removed from this Lease, the Rent shall be reduced
accordingly.  At the commencement of each Lease Year, the Base Rent
shall be adjusted for increases in CPI (as defined below) over the immediately
preceding Lease Year, provided, that if there shall be no increase, or there
shall be a decrease, in the CPI, then the Base Rent for the immediately
preceding Lease Year shall be the Base Rent for such new Lease
Year.  “CPI” means the United
States Consumer’s Price Index for All Urban Consumers-Stillwater Area
(1982-84=100), as published by the United States Bureau of Labor Statistics
bi-monthly, or if such publication should be discontinued, “CPI” shall then
refer to such comparable statistics or changes in the cost of living for urban
consumers as the same may be computed and published (on the most frequent basis
available) by an agency of the United States or by a reasonable periodical of
recognized authority.

    
      
         

      

      
         

        
          

        

      

      
         

      

    

     

     

    B.  Additional
Rent.  “Additional Rent”
shall mean all sums and amounts other than Base Rent payable by Tenant to
Landlord from time to time under this Lease, including without limitation Taxes
(as hereinafter defined), and any costs incurred by Landlord in order to cure
any Default by Tenant under this Lease.  Tenant shall pay Additional
Rent at the times and in the manner set forth in this Lease.  The term
“Rent”, as used
in this Lease, shall mean, collectively, Base Rent and Additional
Rent.

     

    C.  Proration of
Rent.  Landlord and Tenant understand and agree that if the
Commencement Date or last day of the Term occurs on a date that is other than
the first or last day (as applicable) of a month, the Rent for that month shall
be prorated on a per diem basis.

     

    D.  Payment of
Rent.  All Rent due and payable by Tenant under this Lease
shall be paid to Landlord at Two Warren Place, 6120 South Yale Avenue, Suite
500, Tulsa, Oklahoma 74136-4216, or to such other address as Landlord may from
time to time designate in writing.  Except as expressly provided
herein, all Base Rent shall be paid by Tenant without notice or demand, and
without any set-off, counterclaim, abatement or deduction whatsoever, in lawful
money of the United States by bank check or wire transfer of immediately
available funds.

     

    4.           TAXES. 1

     

    Landlord
shall pay as billed all Taxes.  Landlord shall invoice Tenant for
Tenant’s share of the Taxes so paid and Tenant shall pay Landlord within fifteen
(15) days of receipt of such invoice.  In the event Landlord elects to
pay Taxes in installments, Landlord shall invoice Tenant only the amount paid
for each installment, as such installments are paid.  “Taxes” shall mean all
real estate taxes, assessments, business improvement district charges, fees and
assessments, sewer and water rents or assessments (but not utility charges),
rates and other governmental levies, impositions or charges, whether general,
special, ordinary, extraordinary, foreseen or unforeseen, which may be assessed,
levied or imposed upon all or any part of the Real Property, (ii) all personal
property taxes, assessments, rates and charges and other governmental levies,
impositions or charges, whether general, special ordinary, extraordinary,
foreseen or unforeseen, which may be assessed, levied or imposed upon all or any
part of any personal property owned or held by Landlord and used solely in
operation and ownership of the Real Property, including, without limitation, any
fixtures, machinery, equipment, apparatus, plant, transformers, duct work,
cable, wires, and other facilities, equipment and systems designed to supply
heat, ventilation, air conditioning, humidity or any other services or
utilities, or comprising or serving as any component or portion of the
electrical, gas, steam, plumbing, sprinkler, communications, alarm, security or
fire/life/safety systems or equipment, and any other mechanical, electrical,
electronic, computer or other systems or equipment for the Real Property, all to
the extent that the same do not constitute part of the Real Property (the “Personal Property”),
and (iii) all expenses (including reasonable attorneys’ fees and reasonable
disbursements and experts’ and other witnesses’ fees) incurred in contesting the
assessed valuation of all or any part of the Real Property by Landlord to the
extent Tenant consents to such contest in advance.  Notwithstanding
anything to the contrary contained in this Lease, Taxes shall not include (x)
interest or penalties incurred by Landlord as a result of Landlord’s late
payment of Taxes, except for interest payable in connection with the installment
payment of assessments pursuant to the next sentence or (y) franchise, transfer,
capital stock, inheritance, succession, gift, estate or other taxes to the
extent applicable to general or net income of Landlord.  For purposes
hereof, “Taxes”
for any Lease Year shall be deemed to be the amount of Taxes assessed for such
Lease Year.  If at any time the methods of taxation prevailing on the
date hereof shall be altered so that in lieu of the whole or any part of Taxes,
there shall be assessed, levied or imposed (1) a tax, assessment, levy,
imposition or charge based on the income or rents received from the Real
Property whether or not wholly or partially as a capital levy or otherwise, (2)
a Lease fee measured by the rents, or (3) any other tax, assessment, levy,
imposition, charge or Lease fee however described or imposed, then all such
taxes, assessments, levies, impositions, charges or Lease fees or the part
thereof so measured or based, to the extent and only to the extent assessed in
lieu of Taxes, shall be deemed to be Taxes.  If this Lease is
terminated as to less than all of the Buildings, then Tenant shall only pay the
Taxes allocated to the Building(s) that continue to be subject to this Lease
after such termination.

    
      
         

      

      
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    5.           UTILITIES.

     

    Landlord
shall pay as billed all utilities consumed by Tenant in the Buildings including,
without limitation, electricity, gas, oil, steam, water, air conditioning and
other fuel and utilities (collectively, the “Utilities”).  Tenant
acknowledges that all deposits with all Utility providers, existing or
hereinafter made, are the property of Landlord.  Landlord shall
invoice Tenant for Tenant’s share of the Utilities so paid and Tenant shall pay
Landlord within fifteen (15) days of receipt of such
invoice.  Tenant’s share of Utilities shall be the cost of Utilities
used by Tenant within the Buildings subject to this Lease.

     

    6.           CONDITION OF LEASED
PREMISES.

     

    Tenant
has examined the Buildings.  Subject to Landlord’s obligations under
Section 7,
Tenant hereby accepts the condition of the Buildings in their AS-IS, WHERE-IS
CONDITION, WITH ALL FAULTS.  Landlord has not agreed to pay for or
make any tenant or leasehold improvements as consideration for Tenant’s
execution and delivery of this Lease.  Except as expressly set forth
in this Lease, Landlord and Landlord’s agents have made no warranties,
representations, statements or promises with respect to (a) the rentable or
usable square footage of the Buildings, or (b) the suitability of the Buildings
for any particular use or purpose.  No rights, easements or licenses
are acquired by Tenant under this Lease except as expressly set forth herein or
to the extent such rights, easements or licenses have been or will be acquired
by Landlord through ownership of the Buildings and relate to the use of the
Buildings, in which event Tenant shall be entitled to the nonexclusive exercise
of the Landlord’s rights thereunder in its possession and use of the
Buildings.  Notwithstanding any of the foregoing, in the event the
Buildings or any portion thereof, as of the date hereof, do not comply in all
material respects with Legal Requirements, and/or the current zoning for the
Buildings or any of them does not permit the use of the Buildings for their
Permitted Use, and Tenant deems it necessary to obtain another location for its
operations, then Tenant may terminate this Lease, without liability therefor as
to the Building(s) so affected.  Upon such termination, this Lease
shall terminate as to the Buildings so affected and neither Landlord nor Tenant
shall have any further liability to each other hereunder as to the Building(s)
subject to such termination, except for such obligations that are expressly
stated to survive the termination hereof.  If Tenant so terminates
this Lease as to less than all of the Buildings, then the Base Rent shall be
reduced to the amount allocated on Exhibit B to the
Building(s) that continue to be subject to this Lease after such
termination.

     

     

    The
Tenant shall have the right to use all drives and parking areas in the vicinity
of the Buildings as reasonably required for the Tenant’s operation and use of
the Buildings.

     

     

    7.           MAINTENANCE;
SERVICES.

     

    A.  Tenant
agrees at its sole cost and expense, to keep and maintain the interior of the
Buildings in a clean and sanitary condition and in good repair, commensurate
with the conditions existing at the time this Lease is executed and thereafter
at all times during the Term hereof, subject to ordinary wear and
tear.  Tenant may, at its sole cost and expense, during the Term,
redecorate the Buildings as required by Tenant (and as approved by Landlord in
accordance with Section 10
hereof).  Tenant shall hire a janitorial service at Tenant’s cost to
clean the interior of the Buildings.

     

     

    B.  Tenant shall pay for its
telephone service in the Buildings.

     

     

    C.  Landlord shall
maintain, at Landlord’s cost and expense, in good repair the Real Property and
the Buildings and all systems of the Buildings, including without limitation the
roof, structure, load bearing and fire walls, foundation, water system, gas
system, sewer system, and electrical wiring, together with the heating and air
conditioning facilities and all controls, including the cutting and mowing of
grass and weeds, commensurate with the conditions existing at the time this
Lease is executed, normal wear and tear excepted, and thereafter at all times
during the Term hereof.  Landlord shall gravel the parking and access
to the Office Building as needed and shall pack or grade as needed any parking
areas or driveways used for the Warehouse Buildings and Lab
Building.  Landlord shall maintain the exterior lighting of the
Buildings and parking areas.  Landlord shall maintain the alarm system
for the Buildings at Landlord’s cost as a part of Landlord’s alarm system for
its operations in the area, and Tenant shall be entitled to utilize such system
at the Buildings.  In the event that Tenant becomes aware of a
structural problem with respect to any of the Buildings, Tenant will notify
Landlord of such problem.  Landlord agrees to replace all broken or
cracked glass, in the windows and doors of the Buildings, with glass of the same
size and quality as that broken or cracked, and will replace all damaged
plumbing fixtures with others of equal quality.  If any such
maintenance or repair, or any such services, are required due to the negligence
or willful misconduct of any member of the Tenant Group (as defined in Section 11 hereof),
Tenant shall pay Landlord for the cost of such maintenance or repair within
fifteen (15) days after receipt from Landlord of an invoice therefor, which
obligation shall survive the expiration or earlier termination of this
Lease.

    
      
         

      

      
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    F.  Landlord’s
covenants under Section 5 hereof
shall only impose on Landlord the obligation to use reasonable efforts to cause
the applicable utility providers to furnish the Utilities.  Landlord
has made no representation, warranty or covenant of any kind regarding the
availability (or future availability) of any Utilities and services, and
interruption of any Utilities or services shall not give rise to any right or
remedy in favor of Tenant under this Lease, including, without limitation, a
claim for abatement or reduction of the Rent or damages, nor shall Tenant be
relieved of its obligations under this Lease.  Notwithstanding the
foregoing, if an interruption of the Utilities occurs and such condition
prohibits Tenant from using all or a portion of any Building for its Permitted
Use and such condition exists for fifteen (15) consecutive days after Tenant
provides written notice of the condition to Landlord, then the Rent shall abate
as to that portion of the Building that is rendered untenable for its Permitted
Use, as reasonably determined by Tenant.  The abatement shall commence
upon the expiration of the fifteen (15) day period and continue for so long as
the condition exists; provided, however, if the condition continues for two (2)
consecutive months, Tenant shall have the right to terminate this Lease as to
the Building(s) so affected by written notice to Landlord (which notice may only
be given after the expiration of the two (2) month
period).   Upon such termination, this Lease shall terminate as
to the Buildings affected by such termination and neither Landlord nor Tenant
shall have any further liability to each other hereunder as to the Building(s)
subject to such termination, except for such obligations that are expressly
stated to survive the termination hereof.  If Tenant so terminates
this Lease as to less than all of the Buildings, then the Base Rent shall be
reduced to the amount allocated on Exhibit B to the
Building(s) that continue to be subject to this Lease after such
termination.

     

     

    8.           SURRENDER
OF LEASED PREMISES; RESTORATION.

     

     

    Tenant
agrees that, upon termination of the Term of this Lease, whether by expiration
or otherwise, Tenant will peaceably quit and surrender the Buildings to
Landlord, and will, at its sole cost and expense, remove all Tenant’s personal
property, fixtures, structures and improvements, and will restore the interior
of the Buildings to substantially the same condition the interiors were in on
the date hereof (other than any improvements, installations and modifications
made by Landlord), subject to ordinary wear and tear.  Any and all
property which may be removed from the Buildings by Landlord pursuant to the
authority of this Lease or of law, to which Tenant is or may be entitled, may be
handled, removed and stored, as the case may be, by or at the direction of
Landlord at the risk, cost and expense of Tenant, and Landlord shall in no event
be responsible for the value, preservation or safekeeping
thereof.  Tenant shall pay to Landlord, upon demand, any and all
expenses incurred in such removal and all storage charges against such property
so long as the same shall be in Landlord’s possession or under Landlord’s
control.  Any such property of Tenant not retaken by Tenant from
storage within thirty (30) days after removal from the Buildings shall, at
Landlord’s option, be deemed conveyed by Tenant to Landlord under this Lease as
by a bill of sale without further payment or credit by Landlord to
Tenant.  This Section 8 shall
survive the expiration or earlier termination of the Lease.

    
      
         

      

      
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    9.           COMPLIANCE WITH LAWS;
WASTE.

     

     

    A.  Tenant
covenants and agrees that it will not commit waste, loss or damage to the
Buildings.

     

    B.  Tenant acknowledges that
Landlord may incur costs as a result of the enactment of new Legal Requirements
relating to the Buildings, and/or changes in Legal Requirements relating to the
Buildings.  Tenant agrees that any such costs incurred by Landlord for
complying with such new or changed Legal Requirements which are due to Tenant’s
use and/or occupancy of the Buildings shall be an expense recoverable by
Landlord from Tenant.  Landlord shall notify Tenant in advance of the
estimated cost of any such compliance, and Tenant shall have the right to
terminate this Lease as to the Building so affected, by delivery of written
notice to Landlord on or prior to the date thirty (30) days after Tenant
receives such notice from Landlord (and failure to deliver any such notice by
the expiration of such thirty (30) day period shall be deemed Tenant’s waiver of
such right of termination.  Upon such termination, this Lease shall
terminate and neither Landlord nor Tenant shall have any further liability to
each other hereunder as to the Building(s) subject to such termination, except
for such obligations that are expressly stated to survive the termination
hereof.  If Tenant so terminates this Lease as to less than all of the
Buildings, then the Base Rent shall be reduced to the amount allocated on Exhibit B to the
Building(s) that continue to be subject to this Lease after such
termination.  To the extent any such expense paid by Tenant is
subsequently recovered by or reimbursed to Landlord through insurance or
recovery from responsible third parties or other action, Tenant shall be
entitled to such recovery or reimbursement.

     

    C.  Each party shall promptly
provide to the other party with written notice: (i) upon its obtaining knowledge
of any material violation of any Legal Requirements relating to the Buildings or
Real Property, and/or (ii) of its receipt of any notice, correspondence, demand
or communication of any nature from any governmental authority alleging a
violation of any Legal Requirements relating to the Buildings or Real
Property.

     

     

    D.  Each party shall comply
with all Legal Requirements applicable to the Real Property and Buildings and
its use and occupation thereof.

     

     

    E.  Tenant shall not cause or
permit any “Hazardous
Substance” (defined as any chemical, pollutant, waste, compound or other
substance in such forms, concentrations, quantities or other conditions that are
prohibited, regulated or require assessment, monitoring, removal or remediation
under any law or regulation pertaining to health or the environment) to be used,
installed, stored, treated, generated, released or disposed on or in the
Buildings or Real Property.  Tenant shall reimburse Landlord for all
costs and expenses incurred by Landlord (whether incurred before or after
termination of this Lease), within fifteen (15) days after demand, to correct
any violation of the preceding sentence, or to remove or render harmless any
Hazardous Substance resulting from such a violation, or to comply with
applicable regulatory requirements, in connection with any such removal, or to
contest such requirements.  This Section 9.E shall
survive the expiration or earlier termination of this Lease.

     

     

    F.  Landlord shall not cause
or permit any Hazardous Substance to be used, installed, stored, treated,
generated, released or disposed on or in the Buildings or Real
Property.  Landlord shall reimburse Tenant for all costs and expenses
incurred by Tenant (whether incurred before or after termination of this Lease),
within fifteen (15) days after demand, to correct any violation of the preceding
sentence, or to remove or render harmless any Hazardous Substance resulting from
such a violation, or to comply with applicable regulatory requirements, in
connection with any such removal, or to contest such
requirements.  This Section 9.F shall
survive the expiration or earlier termination of this Lease.

     

     

    10.           ALTERATIONS.

     

     

    Tenant
shall not make any alterations, installations, improvements, additions or other
physical changes (collectively, the “Alterations”) in or
about the Buildings without Landlord’s prior written consent in each instance,
which consent shall not be unreasonably denied or conditioned by
Landlord.  Any Alterations shall be performed: (i) by Tenant, at
Tenant’s sole cost and expense (and Landlord shall have no duty or obligation
with respect thereto), (ii) pursuant to plans and specifications (including, as
applicable, layout, architectural, mechanical, electrical, plumbing, sprinkler
and structural drawings) reasonably approved in writing by Landlord, (iii) in
compliance with all Legal Requirements, and (iv) in a good and workmanlike
manner, free of all liens.  Tenant shall, at Tenant’s sole cost and
expense, obtain any and all permits and approvals necessary for the performance
of any Alterations.  During the performance of any Alterations, Tenant
shall carry, or shall cause its contractors and subcontractors to carry,
customary builder’s insurance.

    
      
         

      

      
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    11.           INDEMNITY.

     

     

    A.  By
Tenant.  To the maximum extent permitted under Legal
Requirements, Tenant agrees to protect, indemnify, defend (with counsel
reasonably acceptable to Landlord) and hold harmless Landlord and its parents,
subsidiaries and affiliates, and their respective officers, directors,
shareholders, employees, representatives, agents, contractors, licensees,
lessees, guests, invitees, successors and assigns (collectively, the “Indemnified Parties”)
from and against any and all losses, costs, damages, liabilities, expenses
(including, without limitation, reasonable attorneys’ fees) and/or injuries
(including, without limitation, damage to property and/or bodily injury)
suffered or incurred by any of the Indemnified Parties (regardless of whether
contingent, direct, liquidated or unliquidated, but not including consequential)
(collectively, “Losses”), and any and
all claims, demands, suits and causes of action (collectively, “Claims”) brought or
raised against any of the Indemnified Parties, arising out of, resulting from,
relating to or connected with: (1) Tenant’s use of the Buildings or Real
Property, (2) any negligent act or omission or willful misconduct of Tenant or
its officers, directors, shareholders, employees, representatives, agents,
contractors, licensees, lessees, guests, invitees (collectively, “Tenant Group”) at, on
or about the Real Property or Buildings, or (3) the failure of any of them to
comply with Legal Requirements, and notwithstanding anything to the contrary in
this Lease, such obligation to indemnify, defend and hold harmless the
Indemnified Parties shall survive any termination of this Lease.  This
indemnification shall include, without limitation, claims made under any
workman’s compensation law or under any plan for employee’s disability and death
benefits (including, without limitation, claims and demands that may be asserted
by employees, agents, contractors and subcontractors).

     

     

    B.  By
Landlord.  To the maximum extent permitted under Legal
Requirements, Landlord agrees to protect, indemnify, defend (with counsel
reasonably acceptable to Tenant) and hold harmless Tenant and its parents,
subsidiaries and affiliates, and their respective officers, directors,
shareholders, employees, representatives, agents, contractors, licensees,
lessees, guests, invitees, successors and assigns (collectively, the “Tenant Indemnified
Parties”) from and against any and all Losses incurred by any of the
Tenant Indemnified Parties, and any and all Claims brought or raised against any
of the Tenant Indemnified Parties, arising out of, resulting from, relating to
or connected with: (1) Landlord’s use of the Real Property or Buildings, (2) any
negligent act or omission or willful misconduct of Landlord or its officers,
directors, shareholders, employees, representatives, agents, contractors,
licensees, lessees, guests, invitees (collectively, “Landlord Group”) at,
on or about the Real Property or Buildings, or (3) the failure of any of them to
comply with Legal Requirements, and notwithstanding anything to the contrary in
this Lease, such obligation to indemnify, defend and hold harmless the Tenant
Indemnified Parties shall survive any termination of this Lease.  This
indemnification shall include, without limitation, claims made under any
workman’s compensation law or under any plan for employee’s disability and death
benefits (including, without limitation, claims and demands that may be asserted
by employees, agents, contractors and subcontractors).

     

     

    C.    Indemnity
Procedure.  If an Indemnified Party or Tenant Indemnified Party
(in each case, the “Indemnitee”) receives
notice of any claim, action or proceeding (an “Action”) against
Indemnitee with respect to which indemnification is to be sought from the party
with the obligation to indemnify (the “Indemnitor”) under
this Section
11.C, Indemnitee shall promptly notify Tenant or Landlord, as indemnitor
and as applicable (in such capacity, “Indemnitor”)  of
the Action in writing.  Indemnitee may direct Indemnitor to assume the
defense of the Action and to pay all reasonable costs and expenses incurred as a
result thereof.  If Indemnitee shall not have directed Indemnitor to
assume the defense of the Action,  Indemnitor shall have the right to
participate at its own expense in the defense of any such Action.  If
Indemnitor shall not have employed counsel to have charge of the defense of any
such Action following the notice and direction specified above, or if Indemnitee
shall have reasonably concluded that there may be defenses available to
Indemnitee which are different from or additional to those available to
Indemnitor (in which case Indemnitor shall not have the right to direct the
defense of such Action on behalf of the Indemnitee), the Indemnitee shall have
the right to retain its own counsel and all reasonable resulting legal and other
expenses incurred by Indemnitee shall be borne by Indemnitor, provided, that no
Indemnitee shall settle any claim, action or proceeding without the prior
written consent of Indemnitor, such consent not to be unreasonably withheld or
delayed.

    
      
         

      

      
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    12.           TENANT
TERMINATION.

     

     

    Tenant
may terminate this Lease on not less than one hundred eighty (180) days advance
written notice to Landlord without penalty, which notice shall state the
proposed termination date therein.  Upon such termination, this Lease
shall terminate and neither Landlord nor Tenant shall have any further liability
to each other hereunder, except for such obligations that are expressly stated
to survive the termination hereof, provided, however, that Tenant shall cure any
existing Default hereunder prior to such termination being
effective.  In the event Landlord terminates this Lease pursuant to
any right granted to Landlord to do so on Exhibit C to that
certain Shared Services Agreement of even date herewith, this Lease shall
terminate as provided therein.  Upon such termination, this Lease
shall terminate and neither Landlord nor Tenant shall have any further liability
to each other hereunder, except for such obligations that are expressly stated
to survive the termination hereof.

     

     

    13.           CASUALTY.

     

     

    In the
event of any damage to or destruction of the Leased Premises, by fire or other
casualty, which materially and adversely affects Tenant’s use and enjoyment of
such Building for the purposes specified in this Lease, then either Landlord or
Tenant shall have the right, no later than ninety (90) days after such party
becomes aware of such damage or destruction, to terminate this Lease upon thirty
(30) days’ prior written notice to the other, with respect to the Building(s) so
affected.  In the event of any damage or destruction which is not so
extensive, or in the event that neither Landlord nor Tenant elects to terminate
this Lease as to any Building pursuant to the preceding sentence, then this
Lease shall continue in full force and effect, and Landlord will, to the extent
proceeds of insurance are available therefor, repair, restore, rebuild and/or
replace the Building(s) and fixtures and building equipment destroyed in such
casualty, substantially to the condition they were in immediately prior to such
damage or destruction.  Any such work shall be done in a good and
workmanlike manner and in accordance with all Legal Requirements and the terms
and provisions of this Lease.  In no event shall Landlord be obligated
to incur costs which are not covered by Landlord’s property
insurance.  In the event Landlord does not commence such repair,
restoration or replacement within a reasonable amount of time, but in any event
within one hundred sixty (160) days of such casualty, and/or does not pursue the
work to completion in a reasonably expeditious manner, Tenant shall give written
notice thereof to Landlord, and if Landlord does not thereafter commence or
resume such work as required hereunder within five (5) days, Tenant may
terminate this Lease, with respect to the Building(s) so affected, Lease by
further written notice to Landlord (such termination to be effective upon
Landlord’s receipt of such further written notice).  Upon any
termination of this Lease as to any Building under this Section 13, this
Lease shall terminate as to such Building and neither Landlord nor Tenant shall
have any further liability to each other hereunder with respect thereto, except
for such obligations that are expressly stated to survive the termination
hereof.  If Tenant so terminates this Lease as to less than all of the
Buildings, then the Base Rent shall be reduced to the amount allocated on Exhibit B to the
Building(s) that continue to be subject to this Lease after such
termination.  As to any Building affected by such casualty, from the
date of such casualty until completion of the work (or until Tenant terminates
this Lease as permitted hereunder), the Base Rent for such Building shall be
proportionately reduced to reflect the portion of such Building rendered
unusable to Tenant as a result of such casualty.

    
      
         

      

      
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    14.           CONDEMNATION.

     

     

    If any
Building, or a substantial part thereof (meaning twenty-five percent (25%) or
more thereof), or a portion thereof of the Real Property shall be taken or
condemned by any competent authority for any public use or purpose, and which
prevents use of such Building for the purposes specified herein by Tenant, the
Term of this Lease as to the Building(s) so affected shall end on the date when
the possession of the part so taken shall be required for such use or
purpose.  Upon any termination of this Lease as to any Building under
this Section
14, this Lease shall terminate as to such Building and neither Landlord
nor Tenant shall have any further liability to each other hereunder with respect
thereto, except for such obligations that are expressly stated to survive the
termination hereof.  If Tenant so terminates this Lease as to less
than all of the Buildings, then the Base Rent shall be reduced to the amount
allocated on Exhibit
B to the Building(s) that continue to be subject to this Lease after such
termination.  Tenant shall have no right to share in the condemnation
award.  Then current Rent shall be apportioned as of the date of such
termination.  If any Building or a portion of any of the Buildings
shall be so taken so as not to render the remainder untenable for Tenant’s
business purposes, as reasonably determined by Tenant, this Lease shall continue
in full force and effect but all Rent shall abate with respect to the portion so
taken.

     

     

    15.           INSURANCE.

     

    

    A.  Tenant shall maintain at
Tenant’s cost a policy of commercial property insurance on the
Buildings.  Such insurance shall cover the full replacement cost of
the Buildings, fixtures, equipment, Building standard leasehold improvements,
including without limitation foundations of buildings, structures, machinery or
boilers, if the foundations are below the lowest basement floor, or the surface
of the ground, if there is no basement, walks, underground pipes, flues and
drains, and including the cost of excavations, grading backfilling and filling;
and will include the perils of flood, earthquake and windstorm, including
landslides, earth sinking, rising or shifting; and boiler and machinery or
equipment breakdown insurance for loss or damage caused by the explosion of
steam boilers or similar equipment.  Landlord shall be named as an
additional insured on such policy.

    

    B.  Each party shall maintain
insurance on its personal property located within the Building or otherwise
located on the Real Property.

    

    C.  Tenant
shall maintain a policy of business interruption coverage, on a 100% (12-month)
actual loss sustained basis.  Landlord shall be named as loss payee as
its interest may appear.

     

                          D.  Each
party shall maintain commercial general liability insurance, and, if necessary,
commercial umbrella insurance with an aggregate limit of not less than
$10,000,000 each occurrence. Such insurance shall cover premises, all operations
by or on behalf of such party, its contractors and anyone directly or indirectly
employed by it or by anyone for whose acts it may be liable products-completed
operations, personal and advertising injury, and liability assumed under an
insured contract (including the tort liability of another assumed in a business
contract).  Such insurance shall be written on a claims made or
occurrence basis against claims for liability arising from bodily injury,
property damage, premises, operations, and other coverages and in such amounts
as customarily maintained in the industry by prudent operators.

     

     

    E.  Concurrently with the
execution of this Lease and upon renewal of coverage, each party shall provide
the other with Certificates of Insurance, executed by a duly authorized
representative of each insurer, showing compliance with the requirements set
forth above.  Each Certificate of Insurance shall provide that the
insurance company will give the certificate holder thirty (30) days prior
written notice of the cancellation of any such insurance
policy.  Failure of either party to demand such certificate or other
evidence of full compliance with these insurance requirements or failure of
either party to identify a deficiency from evidence that is
provided  shall not be construed as a waiver of either party’s
obligation to maintain such insurance.  The insurance required to be
provided pursuant to this Section 15 may be
provided under so called blanket policies of insurance so long as (i) the
coverage afforded to the other party to this Lease shall not be reduced or
diminished by reason of the use of such blanket policy and (ii) all of the
requirements set forth in this Section 15 with
respect to such insurance are otherwise satisfied.  All required
insurance shall be maintained with responsible, solvent and reputable insurance
companies with an A.M. Best rating of A-9 or better and qualified to do business
in the State of Oklahoma.

    
      
         

      

      
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    F.  ANYTHING IN THIS LEASE TO THE
CONTRARY NOTWITHSTANDING, LANDLORD AND TENANT HEREBY WAIVE ANY AND ALL RIGHTS OF
RECOVERY, CLAIM, ACTION OR CAUSE OF ACTION AGAINST THE OTHER, ITS AGENTS,
EMPLOYEES, OFFICERS, PARTNERS, SERVANTS OR SHAREHOLDERS FOR ANY LOSS OR DAMAGE
THAT MAY OCCUR TO THE BUILDINGS OR THE REAL PROPERTY,  OR ANY
IMPROVEMENTS THERETO,  OR ANY PERSONAL PROPERTY OF SUCH PARTY
THEREIN,  BY REASON OF FIRE, THE ELEMENTS OR ANY OTHER CAUSE WHICH IS
OR COULD BE INSURED AGAINST UNDER THE TERMS OF THE FIRE AND EXTENDED COVERAGE
INSURANCE POLICIES REQUIRED TO BE OBTAINED PURSUANT TO THIS LEASE, REGARDLESS OF
CAUSE OR ORIGIN, INCLUDING NEGLIGENCE OF THE OTHER PARTY HERETO, ITS AGENTS,
EMPLOYEES, OFFICERS, PARTNERS, SERVANTS OR SHAREHOLDERS, AND EACH PARTY
COVENANTS THAT NO INSURER SHALL HOLD ANY RIGHT OF SUBROGATION AGAINST SUCH OTHER
PARTY.

     

     

    16.           SIGNAGE.

     

     

    Landlord
and Tenant shall share the existing sign monuments, poles and other sign
supports at the present locations of all such signs on the Real Property, as
needed or required to properly identify its property or operations located on
the Real Property, and Tenant shall have the right to use signage on the
Buildings. Tenant shall not install any signage on the monuments, poles or other
locations without Landlord’s prior written consent as to specific location,
size, and installation methods in each instance, which consent shall not be
unreasonably denied or conditioned by Landlord.  Any signage shall be
installed: (i) by Tenant, at Tenant’s sole cost and expense (and Landlord shall
have no duty or obligation with respect thereto), (ii) in compliance with all
Legal Requirements, and (iii) in a good and workmanlike manner, free of all
liens.  Tenant shall, at Tenant’s sole cost and expense, obtain any
and all permits and approvals, if any, necessary for the installation of any
signage.

     

     

    17.           DEFAULT.

     

     

    A.  In
the event that any of the following shall occur (each, a “Default”):

     

    (i)  Tenant shall at any time
fail to make any payment of Rent (or any portion thereof) or any other payments
required of Tenant hereunder when required, and such failure continues for a
period of more than five (5) days after receipt of notice, which notice shall
not be required more than twice during any twelve-month period, thereafter, the
failure to make payment of Rent (or any portion thereof) shall be a Default if
such failure continues for more than five (5) days after it is due;
or

    

    (ii)  Tenant shall at any
time be in default in any other covenants and conditions of this Lease to be
kept, observed and performed by Tenant, which and such default continues for
more than thirty (30) days after receipt of notice; provided, however, except
for any Default by Tenant of its obligations to maintain insurance under Section 15 or
restrictions on transfer in Section 20, that if
Tenant commences work to cure the default and continues to work reasonably
diligently to complete same, such period shall be continued for so long as
necessary to cure such default, but in no event more than ninety (90) additional
days; or

     

    (iii)  this
Lease or Tenant’s interest therein shall be taken by execution, attachment
or other process of law, or if any execution or attachment shall be issued
against Tenant and not vacated within ninety (90) days;

     

    

    then
Landlord may do any or all of the following:

    

    (a)  At
its option, at once, without notice to Tenant or to any other person, terminate
this Lease and at its option, require payment in full of the present value of
the Rent due for the unexpired term of the Lease, which obligation of Tenant
shall survive such termination (and upon such termination, this Lease shall
terminate and neither Landlord nor Tenant shall have any further liability to
each other hereunder, except for such obligations that are expressly stated to
survive the termination hereof);

    
      
         

      

      
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    (b)  Enter
into the Buildings, and remove Tenant’s property and effects therefrom, and/or
take and hold possession thereof, without such entry and/or possession
terminating this Lease or releasing Tenant in whole or in part from Tenant’s
obligations to pay Rent and perform all its other obligations hereunder for the
full Term, and to relet the Buildings or any part or parts thereof, either in
the name of or for the account of Landlord or Tenant, for such rent and for such
term and terms as Landlord may see fit, which term may at Landlord’s option
extend beyond the balance of the Term of this Lease.  Except to the
extent required under applicable Legal Requirements, Landlord shall not be
required to accept any tenant offered by Tenant or to observe any instructions
given by the Tenant about such reletting, provided that Landlord shall take
commercially reasonable efforts to mitigate its damages
hereunder.  Tenant shall pay Landlord any deficiency between the Rent
hereby reserved and covenanted to be paid and the net amount of the rents
collected on such reletting, for the balance of the Term of this Lease, as well
as reasonable expenses incurred by Landlord in such reletting, including but not
limited to reasonable attorney’s fees, broker fees, the expenses of repairing,
and otherwise preparing the same for re-rental (but not for any tenant
improvements constructed for use by a specific tenant).  All such
costs, other than Rent, shall be paid by Tenant upon demand by
Landlord.  Any deficiency in Rent shall be paid in monthly
installments, upon statements rendered by Landlord to Tenant.  Any
suit brought to collect the amount of the deficiency for any one or more months’
Rent shall not preclude any subsequent suit or suits to collect the deficiency
for any subsequent month’s Rent; or

    

    (c)  Require
that upon any termination of this Lease, whether by lapse of time, the exercise
of any option by Landlord to terminate the same, or in any other manner
whatsoever, or upon any termination of Tenant’s right to possession without
termination of this Lease, the Tenant shall at once surrender possession of the
Buildings to the Landlord and immediately vacate the same and remove all effects
therefrom, except such as may not be removed under other provisions of this
Lease.  If Tenant fails to do so, Landlord may forthwith re-enter the
Buildings, with or without process of law, and repossess itself thereof as in
its former estate and expel and remove Tenant and any other persons and property
therefrom, using such force as may be necessary without being deemed guilty of
trespass, eviction or forcible entry, without thereby waiving Landlord’s rights
to Rent or any other rights given Landlord under this Lease or at law or in
equity; and Tenant will pay Landlord, upon demand, the reasonable expenses
incurred in such removal and also storage of said effects for any length of time
during which the same shall be in Landlord’s possession or in storage, or
Landlord may at its option, without, notice sell any or all of said effects in
such manner and for such price as the Landlord may deem best and apply the
proceeds of such sale upon any amounts due under this Lease from the Tenant to
Landlord, including the expenses of removal and sale  (which
obligation of Tenant shall survive such termination);.

    

    B.  No
receipt of monies by the Landlord from or for the account of Tenant or from
anyone in possession or occupancy of the Buildings after termination in any way
of this Lease or after the giving of any notice, shall reinstate, constitute or
extend the term of this Lease or affect any notice given to the Tenant prior to
the receipt of such money, it being agreed that after the service of notice of
the commencement of a suit, Landlord may receive and collect any Rent or other
amounts due Landlord and such payment not waive or affect said notice or said
suit.

    
      
         

      

      
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    C.  Any
and all rights and remedies which Landlord may have under this Lease, at law or
in equity, shall be cumulative and shall not be deemed inconsistent with each
other, and any two or more or all of said rights and remedies may be exercised
at the same time or at different times and from time to time.

    

    D.  If
Landlord is required to incur expense, either legal, incidental, or
consequential, because of a Default by Tenant, the Tenant shall promptly
reimburse Landlord for such expense upon being given a written itemization and
explanation thereof.  The provisions of this Section 17.D shall
survive the termination of this Lease.

    

    E.  The
failure of either party to enforce its rights under this Lease on one or
numerous occasions shall not affect such party’s ability to enforce that right
on any subsequent occasion or occasions.

    

    F.  In
the event that a Default shall occur and Landlord elects to terminate this
Lease, or upon expiration of this Lease, Tenant shall not be relieved of its
duties or obligations under this Lease so long as Tenant remains in possession
of the Buildings or any portion thereof.

    

    G.  In
the event Landlord shall fail to make any payment required of Landlord hereunder
when due, and such failure continues for a period of more than five (5) days
after receipt of notice, or Landlord shall refuse or fail to perform any of its
obligations under this lease for a period of thirty (30) days or more after
written notice by Tenant (provided, however, except for any default by Landlord
of its obligations to maintain insurance coverage under Section 15, that if
Landlord commences work to cure the default and continues to work reasonably
diligently to complete same, such period shall be continued for so long as
necessary to cure such default, but in no event more than ninety (90) additional
days), Tenant shall be entitled, at Tenant’s election: to (i) terminate this
Lease, and bring an action against Landlord for any out-of-pocket cost incurred
as a result of such breach, or (ii) maintain this Lease in full force and effect
and cure such failure on behalf of Landlord, and Landlord shall promptly
reimburse Tenant for such expense upon being given a written itemization and
explanation thereof.  In addition, Tenant shall be entitled to offset
against any Rent due hereunder the amount of all sums due and payable to Tenant
hereunder and under that certain Shared Services Agreement of even date
herewith.  Landlord’s obligations hereunder shall survive such
termination (and upon such termination, this Lease shall terminate and neither
Landlord nor Tenant shall have any further liability to each other hereunder,
except for such obligations that are expressly stated to survive the termination
hereof).

    

    H.  In
the event of a threatened breach by either party of any material obligation
under this Lease, the other party shall (without limiting any of such party’s
other rights or remedies hereunder, at law or in equity) have the right to
enjoin any such threatened breach by injunction.

     

    18.           LIMITATION
ON LIABILITY.

     

     

    It is
expressly understood and agreed by Tenant that none of Landlord’s covenants,
undertakings or agreements contained in this Lease are made or intended as
personal covenants, undertakings or agreements by any entity which is affiliated
with Landlord, its parent or subsidiaries.  No entity which is
affiliated with Landlord (nor any of their respective parents or subsidiaries,
nor any of their respective shareholders, venturers, officers, directors or
employees) shall be personally liable for any such sums, damages, awards or
judgments.  It is expressly understood and agreed by Landlord that
none of Tenant’s covenants, undertakings or agreements contained in this Lease
are made or intended as personal covenants, undertakings or agreements by any
entity which is affiliated with Tenant, its parent or
subsidiaries.  No entity which is affiliated with Tenant (nor any of
their respective parents or subsidiaries, nor any of their respective
shareholders, venturers, officers, directors or employees) shall be personally
liable for any such sums, damages, awards or judgments. Landlord’s liability
hereunder shall be limited to Landlord’s interest in the Real Property,
Buildings and other improvements located on the Real Property.

    
      
         

      

      
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    19.           COVENANTS
AGAINST LIENS.

     

     

    Tenant
hereby covenants and agrees that it will not cause or permit any lien
(including, without limitation, the filing of any mechanic’s lien) to be filed
or asserted against the Buildings as a result of any act or omission of Tenant
or any member of the Tenant Group.  In the event any such lien or
notice of lien is filed, Tenant shall, within twenty (20) days of receipt of
notice from Landlord of the filing of the lien, contest such lien as permitted
by law if such contest is sufficient alone to prevent the lien from maturing, or
contest said lien as permitted by law and bond or insure over said lien, or
fully discharge the lien by settling the claim which resulted in the lien or by
bonding or insuring over the lien in the manner prescribed by applicable
law.  If Tenant fails to so contest and/or discharge the lien, then,
in addition to any other right or remedy of Landlord, Landlord may bond or
insure over the lien or otherwise discharge the lien.  Tenant shall
reimburse Landlord for any amount paid by Landlord to bond or insure over the
lien or discharge the lien, including without limitation reasonable attorney’s
fees, within fifteen (15) days of receipt of invoice therefor.  Any
rights and obligations created under or by this Section 19 shall
survive termination or expiration of this Lease.

     

     

    20.           ASSIGNMENT
AND SUBLETTING.

     

     

    Tenant
shall not assign, mortgage, pledge, encumber, or otherwise transfer this Lease
(or any interest of Tenant herein) and shall not sublet (or underlet), or permit
or suffer the Leased Premises or any part thereof to be used or occupied by
others, without Landlord’s prior written consent in each instance, which consent
may be withheld in Landlord’s sole discretion, except as to any proposed
transfer to an affiliate of Tenant, in which event Landlord’s consent shall not
be unreasonably withheld.  Tenant shall specify the identity of any
proposed assignee or subtenant to Landlord in any written notice and request for
consent.  Tenant shall provide notice of any transfer permitted
hereunder to Landlord in advance.  Any assignment, sublease, mortgage,
pledge, encumbrance or transfer by Tenant in contravention of the provisions of
this Section 20
shall be void.  Notwithstanding the foregoing, Tenant may assign this
Lease, in whole or in part, to any reorganized debtor entity of Tenant or any
person assuming the obligations of Tenant under the Shared Services Agreement
dated as of even date herewith.

     

     

    21.           QUIET
ENJOYMENT.

     

     

    Landlord
represents that Landlord has good and indefeasible title to the Real Property
and Buildings.  Tenant shall, and may peacefully have, hold and enjoy
the Buildings and the portion of the Real Property incidental to Tenant’s use of
the Buildings, upon the terms and conditions set forth herein.

     

     

    22.           LANDLORD’S
RIGHTS.

     

     

    Landlord
shall have the right to enter the Buildings during business hours after notice
to Tenant to show the same to prospective mortgagees and/or purchasers, and to
place “For Sale” signs thereon.  Commencing six (6) months prior to
the expiration of the Term, Landlord shall have the right to enter the Buildings
during business hours after notice to Tenant to show the same to prospective
tenants, and to place “For Rent” signs thereon.  Landlord shall
cooperate with Tenant in such activities in order to minimize inconvenience to
Tenant.

     

     

    23.            RIGHT OF
ENTRY.

     

     

    Tenant
agrees that Landlord and Landlord’s agents, representatives, employees,
contractors, licensees, invitees, tenants, successors and assigns (collectively,
“Landlord
Parties”), shall have the right to enter the Buildings after reasonable
advance written notice (except in an emergency) to Tenant, if necessary to
alter, modify, augment, supplement, improve, upgrade, repair, replace, install,
construct and maintain Landlord’s facilities and the Buildings, provided that
except in emergencies Landlord shall not perform any work on the Buildings
during business hours which would unreasonably disturb Tenant’s use and
enjoyment of the Buildings and Landlord shall cooperate with Tenant in
scheduling all work at the Buildings.

    
      
         

      

      
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    24.           LANDLORD’S RIGHT TO
TRANSFER.

     

     

    This
Lease shall not in any manner or to any extent limit or restrict the right of
Landlord to use or dispose of the Buildings or Real Property as Landlord may in
its discretion desire, subject to rights of Tenant
hereunder.  Landlord shall have the right, without notice to or
consent from Tenant, to assign this Lease to any person or entity who succeeds
(directly, indirectly or by operation of law) to any of Landlord’s right, title
or interest in or to the Real Property (including, without limitation, to
encumber its interest in the Real Property and the Buildings by one or more
mortgages, deeds of trust, assignment of rents and leases, security agreements
or otherwise), provided that such transfer is made subject to the provisions of
this Lease and Tenant’s rights hereunder.  Tenant shall not be
obligated to any such transferee for the payment of Rent or otherwise until
written notice of such transfer has been received by Tenant.

     

     

    25.           TENANT’S
PROPERTY.

     

     

    It is
expressly understood and agreed that all equipment and other personal property
that Tenant may install within the Buildings during the Term shall remain the
property of Tenant and shall be removed by Tenant (as set forth in Section 8 hereof), at
its sole cost and expense, at the expiration of the Term of this Lease or at any
time prior thereto.

     

     

    26.           RENEWAL.

     

     

    Tenant
has the right to renew the Term for one period of five (5) years (the “Renewal
Term”).  In the event that Tenant elects to renew, Tenant shall
notify Landlord in writing thereof not less than one hundred eighty (180) days
prior to the expiration of the initial Lease Term (it being agreed that if
Tenant fails to timely provide such notice, Tenant shall be deemed to have
waived its right to renew this Lease).    Thereafter
Landlord shall provide notice to Tenant, at least one hundred forty (140) days
prior to the end of the Term, setting forth the Base Rent rate for the Renewal
Term (the “Renewal
Notice”), which Base Rent rate shall be fair market rental for the type
of property and premises so rented on the terms and conditions of this
Lease.  Tenant shall then have the right, by written notice to
Landlord within twenty (20) days after receipt of the Renewal Notice, to
withdraw its notice of extension of the Term (a “Withdrawal Notice”)
or to renew and accept the new Base Rent rate (an “Acceptance
Notice”).  Tenant may elect to issue an Acceptance Notice
subject to the parties’ agreement on fair market rental, and in such event
Tenant shall so provide in the Acceptance Notice, and such Acceptance Notice
shall thereafter be irrevocable.  The parties shall negotiate in good
faith to determine fair market rental for the leased Premises, and may hire a
broker, licensed in the State of Oklahoma and having not less than ten (10)
years experience within the Oklahoma City market, and otherwise mutually
acceptable to the parties, to establish fair market rental, which fair market
value shall be binding on Landlord and Tenant. If the parties are unable to
agree on a broker, each party shall hire a broker meeting such criteria, who
shall in turn select a third broker, and the determination of fair market rental
shall be determined by a majority of the brokers.  The cost thereof
shall be shared equally by the parties.

     

     

    Subject
to the provisions set forth above, in the event that the Lease is renewed, the
Renewal Term will be upon the same terms, covenants and conditions contained in
the Lease, except that any reference in the Lease to the Term will be deemed to
include the Renewal Term and the Base Rent rate will be the Base Rent rate set
in the Renewal Notice, or as later determined by agreement of the parties, as
applicable.

     

     

    27.           HOLDING
OVER.

     

     

    Tenant
shall have no right to remain in possession of all or any part of the Buildings
after the expiration of the Term or any Renewal Term (as
applicable).  In the event that Tenant remains in possession of all or
any part of the Buildings after the expiration or earlier termination of the
Term or any Renewal Term (as applicable), at Landlord’s option (exercised by
giving Tenant written notice): (a) such tenancy shall be deemed to be either (at
Landlord’s sole option) (i) a periodic tenancy from month-to-month only, or (ii)
a tenancy at sufferance terminable at will by Landlord; and (b) such tenancy may
be terminated by Landlord upon the earlier of thirty (30) days’ prior written
notice or the earliest date permitted by law.  In the event Tenant
remains in possession after the expiration or earlier termination of the Term or
any Renewal Term (as applicable), then monthly Base Rent shall be increased to
an amount equal to one hundred fifty percent (150%) of the monthly Base Rent
payable during the last month of the Term, and any other sums due under this
Lease shall be payable in the amount and at the times specified in this
Lease.  Any such month-to-month tenancy or tenancy at sufferance shall
be subject to every other term, condition, and covenant contained in this
Lease.

    
      
         

      

      
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    28.           SUBORDINATION;
ESTOPPEL.

    

    A.  This
Lease is subject and subordinate to all mortgages, deeds of trust and related
security instruments which may now or hereafter encumber the Project and to all
renewals, modifications, consolidations, replacements and extensions thereof and
to each advance made or hereafter to be made thereunder.  This
subordination shall be self-operative and no further instrument of subordination
is required.  In confirmation of such subordination, however, Tenant
shall, at Landlord’s request, certify in writing as to such subordination;
provided that such subordination is subject to delivery of a non-disturbance
agreement reasonably acceptable to the Tenant, Landlord, and any mortgagee (or
its successors or assigns).  If any mortgagee (or its successors or
assigns), or any other person or entity, shall succeed to the rights of Landlord
under this Lease, whether through possession or foreclosure action or delivery
of a new ground lease or deed, then at the request of such party so succeeding
to Landlord’s rights (“Successor Landlord”),
Tenant shall attorn to and recognize Successor Landlord as Tenant’s Landlord
under this Lease, and such successor Landlord shall provide a non-disturbance
agreement to Tenant, and Tenant shall promptly execute and deliver a
subordination, non-disturbance and attornment agreement as Successor Landlord
may reasonably request.  Upon such attornment this Lease shall
continue in full force and effect as, or as if it were, a direct lease between
Successor Landlord and Tenant upon all of the terms, conditions and covenants
hereof.  The parties shall negotiate in good faith to expeditiously
deliver such subordination, non-disturbance and attornment agreement within
thirty (30) days of request therefor.

    

    B.  Tenant
agrees, at any time and from time to time, as requested by Landlord, upon not
less than ten (10) days’ prior notice, to execute and deliver to Landlord a
written statement executed and acknowledged by Tenant, (a) stating that this
Lease is then in full force and effect and has not been modified (or if
modified, setting forth all modifications), (b) setting forth the then current
Base Rent, (c) setting forth the date to which the Rent (including Base Rent)
has been paid, (d) stating whether or not, to the knowledge of the Tenant,
Landlord is in default under this Lease, and if so, setting forth the nature of
such default, and (e) stating whether there are any subleases affecting the
Buildings.  Tenant acknowledges that any statement delivered pursuant
to this paragraph may be relied upon by Landlord, any purchaser of the Real
Property or mortgagee of Landlord.

    

    C.  Landlord
agrees, at any time and from time to time, as requested by Tenant, upon not less
than ten (10) days’ prior notice, to execute and deliver to Tenant a written
statement executed and acknowledged by Landlord, (a) stating that this Lease is
then in full force and effect and has not been modified (or if modified, setting
forth all modifications), (b) setting forth the then current Base Rent, (c)
setting forth the date to which the Rent (including Base Rent) has been paid,
(d) stating whether or not, to the knowledge of the Landlord, Tenant is in
default under this Lease, and if so, setting forth the nature of such default,
and (e) stating the address of Landlord to which all notices and communication
under the Lease shall be sent.  Landlord acknowledges that any
statement delivered pursuant to this paragraph may be relied upon by Tenant, any
assignee or subtenant of the Buildings or by any lender providing credit to
Tenant.

     

    29.           MISCELLANEOUS.

     

     

    A.  Brokers.  Tenant
represents and warrants to Landlord that Tenant has dealt with no broker, finder
or similar person or entity in connection with this Lease, or Tenant’s use or
occupancy of the Buildings.  Tenant agrees to indemnify, defend (with
counsel acceptable to Landlord) and hold Landlord harmless from and against any
and all Claims and Losses brought against, sustained or incurred by Landlord by
reason of Tenant’s breach of the foregoing representation and
warranty.  Landlord represents and warrants to Tenant that Landlord
has dealt with no broker, finder or similar person or entity in connection with
this Lease, or Landlord’s use or leasing of the Buildings.  Landlord
agrees to indemnify, defend (with counsel acceptable to Tenant) and hold Tenant
harmless from and against any and all Claims and Losses brought against,
sustained or incurred by Tenant by reason of Landlord’s breach of the foregoing
representation and warranty. This Section 29.A shall
survive the expiration or earlier termination of the Lease.

    
      
         

      

      
        14

        
          

        

      

      
         

      

    

     

     

    B.  Notices.  Whenever
notice is required to be given pursuant to this Lease, the same shall be in
writing, and either personally delivered, sent by a nationally recognized
overnight delivery service, postage prepaid, or sent via United States certified
mail, return receipt requested, postage prepaid, and addressed to the parties at
their respective addresses as follows:

     

    

    

    If to
Landlord:

    

    SemGroup
Energy Partners, L.L.C.

    Two
Warren Place

    6120
South Yale Avenue, Suite 500

    Tulsa,
Oklahoma 74136-4216

    

    

    If to Tenant:

    

    SemCrude,
L.P.

    11501
South I-44 Service Road

    Oklahoma
City, Oklahoma 73173

    Telephone:
405-691-5016

    Attention:
Peter Schwiering

    

    With copy
to:

    

    SemCrude,
L.P.

    Two
Warren Place

    6120
South Yale Avenue, Suite 700

    Tulsa,
Oklahoma 74136-4216

     

    or at
such other addresses as any party, by written notice in the manner specified
above to the other party hereto, may designate from time to
time.  Unless otherwise specified to the contrary in this Lease, all
notices shall be deemed to have been given upon receipt (or refusal of receipt)
thereof.

     

     

    C.  Waiver of Jury
Trial.  Landlord and Tenant, by this Section 29.C, waive
trial by jury in any action, proceeding, or counterclaim brought by either of
the parties to this Lease against the other on any matters whatsoever arising
out of or in any way connected with this Lease, the relationship of Landlord and
Tenant, Tenant’s use or occupancy of the Buildings, or any other claims, and any
emergency statutory or any other statutory remedy.

     

     

    D.  Captions.  The
section headings appearing in this Lease are for convenience of reference only
and are not intended, to any extent and for any purpose, to limit or define the
text of any section or any subsection hereof.

     

     

    E.  Binding
Effect.  The covenants, conditions, and agreements contained in
this Lease will bind and inure to the benefit of Landlord and Tenant and their
respective heirs, distributees, executors, administrators, successors and
permitted assigns, including, with respect to the Tenant, any reorganized debtor
entity or plan administrator appointed pursuant to the plan of reorganization of
Tenant.  In the event that Tenant is comprised of more than one
individual or entity, the obligations of such individuals or entities under this
Lease shall be joint and several.

    
      
         

      

      
        15

        
          

        

      

      
         

      

    

     

     

    F.  Entire
Agreement.  This Lease, the exhibits and addenda, if any,
contain the entire agreement between Landlord and Tenant regarding the subject
matter hereof, and fully supersede all prior written or oral agreements and
understandings between the parties pertaining to such subject
matter.  No promises or representations, except as contained in this
Lease, have been made to Tenant respecting the condition or the manner of
operating the Buildings.

     

     

    G.  Further
Assurances.  Each party agrees that it will execute and deliver
such other documents and take such other action as may be reasonably requested
by the other party to effectuate the purposes and intention of this
Lease.

     

     

    H.  No
Waiver.  The failure of either party to enforce at any time any
provision of this Lease shall not be construed to be a waiver of such provision,
nor in any way to affect the validity of this Lease or any part hereof or the
right of such party thereafter to enforce each and every such
provision.  No waiver of any breach of this Lease shall be held to
constitute a waiver of any other or subsequent breach.

     

     

    I.  No Third Party
Beneficiaries.  Landlord and Tenant agree and acknowledge that,
except as expressly set forth in Section 11, there are
no intended third party beneficiaries of this Lease nor any of the rights and
privileges conferred herein.

     

    

    J.  Governing Law; Venue;
Jurisdiction.  The terms and provisions of this Lease shall be
governed by and construed in accordance with the laws of the State of
Oklahoma.  During the pendency of the Bankruptcy Cases (as defined
below), and without limiting any party’s right to appeal any order of the
Bankruptcy Court (as defined below), (i) the Bankruptcy Court shall retain
exclusive jurisdiction to enforce the terms of this Lease and to decide any
claims or disputes which may arise or result from, or be connected hereby, and
(ii) any and all actions related to the foregoing shall be filed and maintained
only in the Bankruptcy Court, and the parties hereby consent to and submit to
the jurisdiction and venue of the Bankruptcy Court and shall receive notices at
such locations as indicated in Section
29.B.  “Bankruptcy Cases”
means the chapter 11 cases commenced by SemGroup, L.P. and certain of its direct
and indirect subsidiaries on July 22, 2008, jointly administered under Case No.
08-11525 (BLS).  “Bankruptcy Court”
means the United States Bankruptcy Court for the District of Delaware or any
other court having jurisdiction over the Bankruptcy Cases from time to time.
Thereafter, the parties agree that action with respect to this Lease will be
brought in an Oklahoma state court or Federal Court of the United States sitting
in the county in which the Real Property is located and the parties hereby
submit to the exclusive jurisdiction of said court.

     

    The
parties hereby unconditionally and irrevocably waive, to the fullest extent
permitted by applicable law, any objection which they may now or hereafter have
to the laying of venue or any dispute arising out of or relating to this Lease
or any of the transactions contemplated hereby brought in any court specified in
paragraph (a) above, or any defense of inconvenient forum of the maintenance of
such dispute.  Each of the parties hereto agrees that a judgment in
any such dispute may be enforced in other jurisdictions by suit on the judgment
or in any other manner provided by law.

     

     

    K.  Counterparts.  This
Lease may be executed by the parties in counterparts.  Each such
counterpart shall be deemed an original and all such counterparts, taken
together, shall constitute one and the same agreement.

     

    

    L.  Severability.  If
any term, provision or condition in this Leased shall, to any extent, be invalid
or unenforceable, the remainder of this Lease (or the application of such term,
provision or condition to persons or circumstances other than in respect of
which it is invalid or unenforceable) shall not be affected thereby, and each
term, provision and condition of this Leased shall be valid and enforceable to
the fullest extent permitted by law.

    
      
         

      

      
        16

        
          

        

      

      
         

      

    

    

    M.  Time of the
Essence.  Time is of the essence of this Lease, and each and
every term and provision hereof.

    

    N.  No
Partnership.  None of the terms or provisions of this Lease
shall be deemed to create a partnership between or among the parties hereto in
their respective businesses or otherwise, nor shall any of the terms or
provisions of this Lease cause them to be considered joint venturers or members
of any joint enterprise.

    

    O.  No Oral
Change.  This Lease cannot be changed orally or by course of
conduct, and no executory agreement, oral agreement or course of conduct shall
be effective to waive, change, modify or discharge it in whole or in part unless
the same is in writing and is signed by the party against whom enforcement of
any waiver, change, modification or discharge is sought.

    

    P.  Authority.  Each
party represents and warrants that it has full right, power and authority to
execute and deliver this Lease, and to perform each and all of its duties and
obligations hereunder.  If any party so requests, the other party
shall provide reasonable written evidence of such right, power and
authority.

    

    Q.  Attorney’s Fees;
Interest.  The prevailing party in any dispute shall be
entitled, in addition to any other payment, to receive its reasonable attorney’s
fees, court costs and expenses.  All payments due from a party hereto
which are not paid when due shall bear interest at a rate equal to the lesser of
the highest non-usurious rate permitted by applicable law, or ten percent (10%)
per annum from the date due until paid (the “Default
Rate”).  This Section 29.Q shall
survive the expiration or earlier termination of the Lease.

    

    R.  Limitation on
Indemnity.  Notwithstanding anything to the contrary contained
herein or in any other agreement or writing between the parties, no waiver,
indemnity or exculpation of Landlord or any member of the Landlord Group shall
be effective as to any Losses or Claims to the extent resulting from the gross
negligence or willful misconduct of Landlord or any member of the Landlord
Group, and no waiver, indemnity or exculpation of Tenant or any member of the
Tenant Group shall be effective as to any Losses or Claims to the extent
resulting from the gross negligence or willful misconduct of Tenant or any
member of the Tenant Group.

    

    S.  Parties Not
Affiliates.  For purposes of this Lease, (i) Landlord shall not
be deemed to be an affiliate of Tenant, and Tenant shall not be deemed to be an
affiliate of Landlord; (ii) no SGLP Party (as such term is defined in that
certain Master Agreement of even date herewith) shall be considered an affiliate
of any SemGroup Party (as such term is defined in that certain Master Agreement
dated as of even date herewith), and (iii) no SemGroup Party shall be considered
an affiliate of any SGLP Party.

    

    T.  Negotiated.  The
parties acknowledge that the parties and their counsel have reviewed and revised
this Lease and that the normal rule of construction to the effect that any
ambiguities are to be resolved against the drafting party shall not be employed
in the interpretation of this Lease or any exhibits or amendments
hereto.

    

    U.  Partial Termination of
Lease.  Landlord and Tenant acknowledge and agree that this
Lease provides that Tenant shall have the right, in certain circumstances more
fully set forth herein, to terminate this Lease as to less than all of the
Buildings.  Tenant acknowledges and agrees that if this Lease is
terminated as to less than all of the Buildings, then (a) Tenant’s right to use
any part of the Real Property (other than the Building(s) then subject to this
Lease) shall be on a non-exclusive basis, (b) Landlord shall have the right to
grant third parties (including, without limitation, tenants of the Building(s)
not subject to this Lease) the right of vehicular and pedestrian ingress and
egress, parking, and other use of the portions of the Real Property not subject
to this Lease, provided that such grant shall not materially interfere with
Tenant’s use of the Real Property and access to the Building(s) then subject to
this Lease, and (c) Landlord shall have the right to subdivide the Real Property
or to subject the Property to such easements, covenants and/or restrictions as
may be determined by Landlord in its sole discretion, provided that same shall
not materially interfere with Tenant’s use of the Real Property or access to the
Building(s) then subject to this Lease.

    

    [SIGNATURE
PAGE FOLLOWS]

    
      
         

      

      
        17

        
          

        

      

      
         

      

    

    

      

    

      
      1 If the Buildings are not taxed
separately from other improvements located on the same parcels of land, tax on
the Buildings will be paid by Tenant based on book value of the buildings, and
the statutory rate charged within the county.

    

    

     

    IN WITNESS WHEREOF, the parties hereto
have executed this Lease as of the day and year first above
written.

     

    

    LANDLORD:

    

    SEMGROUP ENERGY PARTNERS,
L.L.C.

    

    

    By:_/s/ Alex G.
Stallings________________

    Name:  Alex G.
Stallings

    Title:    Chief
Financial Officer and Secretary

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    

    IN WITNESS WHEREOF, the parties
hereto have executed this Lease as of the day and year first above
written.

    

    

    TENANT:

    

    SEMCRUDE, L.P.

    

    By: SemOperating G.P.
L.L.C.,

           its
general partner

    

    

    By:_/s/ Terrence
Ronan_______________

        Name: Terrence
Ronan

                               
Title:    President & CEO

    

    

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    EXHIBIT
A

     

    Real
Property

     

     

    

     

     

    See
attached.

     

     

    

    
      
         

      

      
         

        
          

        

      

      
         

      

    

     

     

    EXHIBIT
B

     

     

    Base
Rent

     

    
      	
              PERIOD

            	
              MONTHLY
      INSTALLMENTS

            	
              ANNUAL
      AMOUNT

            
	
              Initial
      Lease Year ($10.00 per square foot in Office Building and Lab
      Building)

            	
              Total
      $5,090.00

            	
              Total
      $61,080.00

            
	
              Office
      Building

              4,391
      SF

            	
              $3,659.16

            	
              $43,910.00

            
	
              Lab
      Building

              1,717
      SF

            	
              $1,430.84

            	
              $17,170.00

            
	
              Warehouse
      Building

              North

            	
              no
      charge

            	
              no
      charge

            
	
              Warehouse
      Building

              South

            	
              no
      charge

            	
              no
      chargeexh10-12.htm

    EXHIBIT 10.12

     

    MUTUAL EASEMENT
AGREEMENT

     

    

     

    This
Mutual Easement Agreement (this “Easement Agreement”)
is made as of the 31st day of
March, 2009, among SemCrude, L.P. (“SemCrude”), and
SemGroup Energy Partners, L.L.C. (“SGLLC”), and SemGroup
Crude Storage, L.L.C. (“Storage” and together
with SGLLC, “SGLP”).

     

    WITNESSETH

     

    Whereas, SemCrude, SemGroup,
L.P., SemMaterials, L.P. and SemManagement, L.L.C. and SemGroup Energy Partners,
L.P., SGLLC, SemGroup Crude Storage, L.L.C., SemPipe G.P., L.L.C., SemPipe,
L.P., SemMaterials Energy Partners, L.L.C. and SGLP Asphalt, L.L.C. have entered
into a Master Agreement, dated as of the date hereof (the “Master Agreement”);
and

     

    Whereas, the parties own
certain real estate in Payne County, Oklahoma, located within and adjacent to a
multi-owner crude oil storage and terminal facility (the “Facility”) located in
Cushing, Oklahoma, commonly known as the Cushing Terminal Facility, and
consisting of three parts commonly known as “Cushing North”, “Cushing Central”
and “Cushing South”; and

     

    Whereas, SemCrude owns the
real estate described on the Exhibit A attached
hereto (less and except the 20.25 acre tract owned by Storage and described on
the Exhibit B
attached hereto), located within the Cushing North portion of the Facility (the
“SemCrude
Property”); and

     

    Whereas, SGLLC owns the real
estate described on the Exhibit B attached
hereto, other than the 20.25 acre tract, and Storage owns the 20.25 acre tact
described on said Exhibit B, all
located within the Cushing North portion of the Facility (collectively, the
“SGLP North
Property”); and

     

    Whereas, SGLLC also owns the
real estate described on the Exhibit C attached
hereto, located within the Cushing Central portion of the Facility (the “SGLP Central
Property”); and

     

    Whereas, SGLLC also owns the
real estate described on the Exhibit D attached
hereto, located within the Cushing South portion of the Facility (the “SGLP South
Property”); and

     

    Whereas, the SemCrude Property and the
SGLP North Property are generally depicted, together with existing and certain
planned crude oil storage tanks, buildings, pipelines, LACTs, manifolds, meters,
water and utility equipment, berms, ponds, fencing and other improvements and
related equipment (whether depicted or not) (collectively, whether owned by
SemCrude or SGLP, the “Improvements”), on
the Exhibits
E-1 and E-2 attached hereto;
and

    
      
         

      

      
         

        
          

        

      

      
         

      

    

     

    Whereas, the parties, together
with other signatories thereto, have entered into a certain Shared Services
Agreement as of even date herewith (the “SSA”), which SSA
addresses certain activities on the Cushing North portion of the Facility and
other matters.

     

    Now, Therefore, for and in
consideration of the covenants and grants of rights granted hereunder, the
parties hereto mutually agree to the grant of mutually beneficial easements
across each of their properties, for the benefit of the other, as
follows:

     

    
      	
              1.  

            	
              Grant of Easement for
      Access for Shared Services.  Each of the parties hereto
      grants to the other a non-exclusive easement for access to and from,
      under, over and across the SemCrude Property, the SGLP North Property, the
      SGLP Central Property and the SGLP South Property, as the case may be, as
      reasonably needed or desirable in order to perform its obligations under
      and in compliance with the terms and requirements of the SSA, together
      with such recipient’s representatives, engineers, consultants and
      contractors (collectively, “Representatives”).

            

    

     

    
      	
              2.  

            	
              Grant of Easement for
      SemCrude Facility Improvements.  SGLP, as grantor, hereby
      grants to SemCrude, as grantee, a non-exclusive easement for SemCrude’s
      Improvements as presently located or to be located on the SGLP North
      Property and for such Improvements, including without limitation the right
      to add foam lines, water lines and electrical power lines for the benefit
      of grantor and grantee’s equipment and systems, to reconfigure the North
      Extension Manifold in order to split its output capacity to serve SGLP and
      SemCrude tanks individually, together with replacements thereof made from
      time to time, together with a non-exclusive easement for access to and
      from, under, over and across, the SGLP North Property, to construct,
      install, bury, maintain, connect, operate, use, inspect, test, remove,
      change and replace said
Improvements.

            

    

     

    
      	
              3.  

            	
              Grant of Easement for
      SGLP Facility Improvements.  SemCrude, as grantor, hereby
      grants to SGLP, as grantee, a non-exclusive easement for SGLP’s
      Improvements as presently located or to be located on the SemCrude
      Property and for such Improvements, together with replacements thereof
      made from time to time, together with a non-exclusive easement for access
      to and from, under, over and across, the SemCrude Property, to construct,
      install, bury, maintain, connect, operate, use, inspect, test, remove,
      change and replace said
Improvements.

            

    

     

    
      	
              4.  

            	
              Grant of Easement for
      SemCrude See Line Pipeline.  SGLP, as grantor, hereby
      grants to SemCrude, as grantee, a non-exclusive easement for the See Line
      Pipeline presently located on the SGLP South Property which connects to
      SGLP’s tanks at Cushing South, to remain in its current location, together
      with replacements thereof made from time to time, together with a
      non-exclusive easement for access to and from, under, over and across, the
      SGLP South Property, to construct, install, bury, maintain, connect,
      operate, use, inspect, test, remove, change and replace said
      pipeline.

            

    

     

    
      
         

      

      
        2

        
          

        

      

      
         

      

    

    
      	
              5.  

            	
              Grant of Easement for
      Additional Pipeline Rights to SemCrude.  To the extent
      permitted by the applicable easement, right-of-way, lease or license
      agreement granted by third party(ies) in favor of SGLP within and between
      Cushing North, Cushing Central and Cushing South (the “SGLP
      Easements”), SGLP, as grantor, hereby grants to SemCrude, as
      grantee, a non-exclusive easement to construct pipelines and related
      equipment within the SGLP Easements, to construct, install, bury,
      maintain, connect, operate, use, inspect, test, remove, change and replace
      pipelines, together with a non-exclusive easement for access to and from,
      under, over and across, the underlying land, subject, in each instance to
      the following terms and conditions: (i) the grant of rights hereunder
      shall be subject to all terms and conditions of the SGLP Easements, (ii)
      SemCrude shall pay all costs and expenses, and fees and charges imposed by
      third parties, of all kinds associated with its use of such SGLP
      Easements, and (iii) SGLP shall have the right to prohibit the
      installation of SemCrude’s pipelines or equipment if such pipelines or
      equipment would materially interfere with SGLP’s pipelines or equipment
      located within the SGLP Easements, as reasonably determined by
      SGLP.  SemCrude shall notify SGLP in writing in the event
      SemCrude elects to exercise its rights under this Section, in which event
      SGLP shall provide to SemCrude a copy of the underlying muniment of title
      evidencing the applicable SGLP Easement (or applicable portions or
      summaries thereof if subject to limitations on disclosure) and the parties
      shall cooperate in good faith in the determination of the location and
      depth of such pipeline and related equipment and the construction schedule
      therefor, and SGLP shall cooperate, at no cost or expense to SGLP, in the
      obtaining of any consents required from the underlying grantor (it being
      agreed that SemCrude shall bear the cost and expense of obtaining all such
      consents).

            

    

     

    
      	
              6.  

            	
              Agreement to Grant
      Easement for Future See Line Pipeline.  SGLP, as grantor,
      agrees to allow SemCrude to construct a new See Line pipeline over and
      across and underground on the SGLP North Property to connect to Tank 1007,
      substantially in the location designated therefor on Exhibit E-1.
      Upon commencement of the construction thereof, such future See Line
      pipeline shall be an Improvement hereunder for all
      purposes.  SemCrude shall notify SGLP in writing in the event
      SemCrude elects to construct such pipeline, and the parties shall
      cooperate in good faith in the determination of the location of such
      pipeline and the construction schedule therefor.  Upon
      completion of such construction, SemCrude shall deliver to SGLP a revised
      Exhibit
      E-1 showing the as-built location of the See Line pipeline, in form
      satisfactory to both parties.

            

    

     

    
      	
              7.  

            	
              Agreement to Grant
      Easement for Future 20-Inch Pipeline.   SGLP, as
      grantor, agrees to allow SemCrude to construct a new 20-inch pipeline with
      related equipment (the “20-Inch
      Pipeline”) over and across and underground on any property within
      the Facility owned by SGLP in a location to be mutually determined by SGLP
      and SemCrude, and to grant to SemCrude a non-exclusive easement to
      construct, install, bury, maintain, connect, operate, use, inspect, test,
      remove, change and replace the 20-Inch Pipeline, for the purpose of
      connecting SemCrude’s operations at the Cushing North portion of the
      Facility to terminal facilities located in the Cushing South portion of
      the Facility.  Upon commencement of the construction thereof,
      such 20-Inch Pipeline shall be an Improvement hereunder for all
      purposes.  SemCrude shall notify SGLP in writing in the event
      SemCrude elects to construct the 20-Inch Pipeline, and the parties shall
      cooperate in good faith in the determination of the location of such
      pipeline and the construction schedule therefor.  Upon
      completion of such construction, SemCrude shall deliver to SGLP a revised
      Exhibit
      E-1 showing the as-built location of the 20-Inch Pipeline, , in
      form satisfactory to both parties.

            

    

     

    
      
         

      

      
        3

        
          

        

      

      
         

      

    

    
      	
              8.  

            	
              Grant of Easement for
      Additional Pipeline Rights to SGLP.  To the extent
      permitted by the applicable easement, right-of-way, lease or license
      agreement granted by third party(ies) in favor of SemCrude with respect to
      the 20-Inch Pipeline on property other than property owned by SGLP,
      SemCrude, as grantor, hereby grants to SGLP, as grantee, a non-exclusive
      easement to construct, install, bury, maintain, connect, operate, use,
      inspect, test, remove, change and replace pipelines and related equipment
      within any easement rights held by SemCrude within the Facility for
      SemCrude’s 20-Inch Pipeline, together with a non-exclusive easement for
      access to and from, under, over and across, the underlying land, subject,
      in each instance to the following terms and conditions: (i) the grant of
      rights hereunder shall be subject to all terms and conditions of the grant
      of right-of-way or easement or lease or license by which SemCrude holds
      its interest, (ii) SGLP shall pay all costs and expenses ,and fees and
      charges imposed by third parties, of all kinds associated with its use of
      such right-of-way, easement, lease or license, and (iii) SemCrude
      shall have the right to prohibit the installation of SGLP’s pipelines or
      equipment if such pipelines or equipment would materially interfere with
      SemCrude’s pipelines or equipment located within such right-of-way or
      easement or lease or license area.  SGLP shall notify SemCrude
      in writing in the event SGLP elects to exercise its rights under this
      Section, in which event SemCrude shall provide to SGLP a copy of the
      underlying muniment of title evidencing the applicable right-of-way,
      easement, lease or license and the parties shall cooperate in good faith
      in the determination of the location of such pipeline and the construction
      schedule therefor, and SemCrude shall cooperate, at no cost or expense to
      SemCrude, in the obtaining of any consents required from the underlying
      grantor (it being agreed that SGLP shall bear the cost and expense of
      obtaining all such consents).

            

    

     

    
      	
              9.  

            	
              Agreement to Grant
      Easement for SGLP Pipeline.  SemCrude, as grantor, agrees
      to allow SGLP to construct a new pipeline with related equipment (the
      “SGLP
      Pipeline”) over and across and underground on any property within
      the Facility owned by SemCrude in a location to be mutually determined by
      SGLP and SemCrude, and to grant to SGLP a non-exclusive easement to
      construct, install, bury, maintain, connect, operate, use, inspect, test,
      remove, change and replace the SGLP Pipeline, for the purpose of
      connecting SGLP’s operations at the Cushing Central portion of the
      Facility to terminal facilities located in the Cushing North portion of
      the Facility.  Upon commencement of the construction thereof,
      such SGLP Pipeline shall be an Improvement hereunder for all
      purposes.  SGLP shall notify SemCrude in writing in the event
      SGLP elects to construct the SGLP Pipeline, and the parties shall
      cooperate in good faith in the determination of the location of such
      pipeline and the construction schedule therefor.  Upon
      completion of such construction, SGLP shall deliver to SemCrude a revised
      Exhibit
      E-1, showing the as-built location of the SGLP Pipeline, in form
      satisfactory to both parties.

            

    

     

    
      
         

      

      
        4

        
          

        

      

      
         

      

    

    
      	
              10.  

            	
              Conditions of
      Operations.  Each party hereto, in the exercise of its
      easement rights across the property of the other party hereunder, agrees
      as follows:

            

    

     

    
      	
              A.

            	
              All
      uses of the grantor’s property are made at the risk of the
      grantee.  Each grantee shall, and shall cause all of its
      Representatives to, comply with work safety rules, regulations,
      instructions and scheduling concerning the use of the grantor’s
      property.  Any construction hereunder shall be done at the sole
      risk of the party having such construction done, and not at the grantor’s
      risk.  Except to the extent covered in the SSA (in which event
      the SSA shall govern), each grantor and grantee shall keep and maintain
      the Improvements of such grantor or grantee in good condition and repair,
      and shall make all repairs, replacements and renewals, foreseen and
      unforeseen, ordinary or extraordinary, in order to maintain the same in
      such state of condition and repair.

            

    

     

    
      	
              B.

            	
              Each
      party as grantee shall operate and maintain its Improvements located on
      the property of the grantor, and the exercise of the easements rights by
      the grantee thereof hereunder shall be, without undue interference with
      the operations of the grantor, or its tenants, licensees, guests, or
      invitees.  Except to the extent covered in the SSA (in which
      event the SSA shall govern), each such grantee shall, at its sole cost and
      expense, promptly repair and restore any and all damage to the property of
      grantor, including, without limitation, damage to any improvements located
      on such property, caused by the exercise of such easement rights by such
      grantor.  If such repair and/or restoration is not carried out
      within a reasonable period after the date such damage is caused, the
      applicable grantor shall have the right to cause such repair and/or
      restoration to be made, and the applicable grantee shall, upon written
      demand therefor by such grantor, reimburse grantor for all of its fees,
      costs and expenses (including, without limitation, reasonable attorneys’
      fees and court costs) incurred in making or related to such repair and/or
      restoration.

            

    

     

    
      	
              C.

            	
              Each
      party shall cause its operations and construction hereunder and the use of
      the other’s property to be in compliance with all applicable laws,
      statutes, regulations, rules, zoning laws, environmental laws, health and
      safety laws, and any other federal, state or local codes and
      ordinances applicable to the party, its business, operations,
      improvements and equipment, and the property affected
      thereby.  Each party shall conduct its operations on the
      property of the other in a good and workmanlike manner, exercising
      reasonable skill, care and diligence in performing the same, consistent in
      all material respects with prudent industry
  practices.

            

    

     

    
      
         

      

      
        5

        
          

        

      

      
         

      

    

    D.           In
the event either party is in default of its obligations hereunder, the other
party shall notify the defaulting party in writing thereof, providing reasonable
detail of such default for proper identification, and the grantee shall have
thirty days to cure such default; provided, that if the defaulting party shall
commence to cure such default within twenty days of receipt of such notice, and
shall proceed to cure such default with due diligence, the defaulting party
shall have a period of up to ninety days to complete such
cure.  Notwithstanding the foregoing, if any operation of a party
hereto constitutes a present danger to life or property, the party responsible
for such condition shall immediately cause the cure of such condition, including
as necessary termination of operation of the Improvements causing such
condition, until the condition is resolved.  Each party shall be
entitled to receive injunctive or similar relief to enjoin any
default.  Each party grants to the other party the right to enforce
the grants of easement rights herein by specific performance.  Any
partial release of any easement rights granted herein shall not affect any other
easement rights granted herein.

     

    E.           Each
grantor and grantee shall keep in effect, at their respective sole cost and
expenses, reasonably satisfactory comprehensive general liability insurance
covering their respective properties and the easement rights granted hereunder
with maximum limits of liability of not less than $1,000,000 for bodily injury
of death to one person, or to any group of persons as a result of one accident,
and $1,000,000 for property damage.  Each party shall name the
applicable other party as an additional insured and furnish such other party
with certificates of current policies, and upon expiration thereof, renewal
certificates, evidencing such insurance.

     

    F.           Each
grantor shall pay all real estate taxes and assessments that shall be due and
payable on its property prior to delinquency.

     

    G.           Nothing
contained herein shall be construed or deemed to constitute a dedication,
express or implied, of any real property to or for any public use or purpose
whatsoever.

     

    
      
         

      

      
        6

        
          

        

      

      
         

      

    

    
      	
              11.  

            	
              No
      Representation.  EACH GRANTEE ACKNOWLEDGES AND AGREES
      THAT, EXCEPT AS OTHERWISE EXPRESSLY SET FORTH IN THIS EASEMENT AGREEMENT,
      THE EASEMENTS GRANTED TO IT HEREUNDER ARE BEING GRANTED TO SUCH GRANTEE
      “AS IS, WHERE IS, AND WITH ANY AND ALL FAULTS AND PATENT AND LATENT
      DEFECTS” AND GRANTOR HAS NOT MADE, DOES NOT MAKE, AND SPECIFICALLY
      DISCLAIMS ANY REPRESENTATION, PROMISE, COVENANT, AGREEMENT, GUARANTY OR
      WARRANTY OF ANY KIND OR CHARACTER, EXPRESS OR IMPLIED, OR ARISING BY
      OPERATION OF LAW, AS TO THE QUANTITY, QUALITY, CONDITION, SUITABILITY OR
      HABITABILITY OF ANY OF THE LAND UNDERLYING ANY OF THE EASEMENT RIGHTS
      GRANTED TO SUCH GRANTEE HEREIN FOR ANY PURPOSE WHATSOEVER, INCLUDING
      WITHOUT LIMITATION, SOIL CONDITIONS, AVAILABILITY OF UTILITIES, DRAINAGE,
      ZONING LAWS, ENVIRONMENTAL LAWS, OR ANY OTHER FEDERAL, STATE OR LOCAL
      STATUTES, CODES, REGULATIONS OR ORDINANCES.  EACH GRANTEE
      ALSO ACKNOWLEDGES AND AGREES THAT IT IS THE GRANTEE'S OBLIGATION TO
      INSPECT AND INVESTIGATE THE LAND SUBJECT TO THE EASEMENT RIGHTS GRANTED
      HEREIN TO DETERMINE WHETHER SUCH LAND IS ADEQUATE TO ENABLE THE GRANTEE
      TO MAKE THE USE THEREOF INTENDED HEREIN AND FURTHER IT SHALL BE THE
      GRANTEE'S OWN DETERMINATION WITH RESPECT TO THE SUITABILITY OF THE LAND,
      INCLUDING, WITHOUT LIMITATION, WITH RESPECT TO SOIL CONDITIONS,
      AVAILABILITY OF UTILITIES, DRAINAGE, ZONING LAWS, ENVIRONMENTAL LAWS, AND
      ANY OTHER FEDERAL, STATE OR LOCAL STATUTES, CODES REGULATIONS OR
      ORDINANCES.  EACH GRANTEE ACKNOWLEDGES THAT THE DISCLAIMERS,
      AGREEMENTS AND OTHER STATEMENTS SET FORTH IN THIS PARAGRAPH ARE AN
      INTEGRAL PORTION OF THIS EASEMENT
AGREEMENT.

            

    

     

    
      	
              12.  

            	
              Testing.  EACH
      GRANTEE MUST OBTAIN THE GRANTOR’S PRIOR APPROVAL FOR THE PERFORMANCE OF
      ANY INVASIVE OR INTRUSIVE SOIL, GEOLOGICAL, GEOTHERMAL OR OTHER PHYSICAL
      TESTING OF ANY KIND, INCLUDING WITHOUT LIMITATION ENVIRONMENTAL TESTING,
      RECOMMENDED BY SUCH GRANTEE’S ENGINEERS OR REQUIRED BY SUCH GRANTEE’S
      MORTGAGEES.  ANY REQUEST BY A GRANTEE TO PERFORM INVASIVE
      TESTING AT ANY SITE ON THE GRANTOR’S PROPERTY MUST BE ACCOMPANIED BY A
      SUMMARY OF THE PROPOSED SCOPE OF WORK OR THE ENGINEER’S
      PROPOSAL.  A GRANTEE SHALL NOT INTERFERE UNREASONABLY WITH THE
      OPERATION OF THE FACILITIES LOCATED ON THE GRANTOR’S PROPERTY THAT IS
      SUBJECT TO ITS INSPECTION OR TESTING AND SHALL COORDINATE ALL OF ITS
      ACTIVITIES AND THOSE OF ITS ENGINEERS, REPRESENTATIVES, CONSULTANTS AND
      AGENTS WITH THE GRANTOR TO MINIMIZE POSSIBLE INTERFERENCE WITH SUCH
      FACILITIES OR THEIR OPERATION.  EACH GRANTEE SHALL PROMPTLY
      RESTORE ANY AREA OF THE GRANTOR’S PROPERTY THAT IS DISTURBED IN THE COURSE
      OF GRANTEE’S TESTING OR USE TO THE CONDITIONS EXISTING PRIOR TO ANY TESTS
      CONDUCTED BY SUCH GRANTEE OR ITS REPRESENTATIVES OR TO THE CONDITIONS
      EXISTING PRIOR TO ANY USE MADE BY SUCH GRANTEE OR ITS
      REPRESENTATIVES.

            

    

     

    
      
         

      

      
        7

        
          

        

      

      
         

      

    

    
      	
              13.  

            	
              INDEMNIFICATION.  EACH
      GRANTEE AGREES TO INDEMNIFY, DEFEND, AND HOLD GRANTOR HARMLESS FROM AND
      AGAINST ANY CLAIM MADE AGAINST GRANTOR AND/OR GRANTOR’S REPRESENTATIVES
      FOR ANY LOSS OR DAMAGE INCLUDING PROPERTY DAMAGE AND DEATH OR BODILY
      INJURY, SUFFERED BY GRANTOR OR ANY OF ITS REPRESNTATIVES AS A RESULT OF
      SUCH GRANTEE’S INSPECTIONS, SAMPLING OR TESTING AND GRANTEE’S USE OF THE
      EASEMENTS GRANTED TO IT HEREIN.  THE FOREGOING INDEMNIFICATION
      OBLIGATIONS OF THE PARTIES SHALL SURVIVE ANY SALE OF PROPERTY BY EITHER
      PARTY AND SHALL SURVIVE ANY EXPIRATION OR TERMINATION OF ANY OF THE
      EASEMENT RIGHTS GRANTED HEREUNDER FOR ACTIONS ACCRUING DURING THE TERM
      HEREOF.

            

    

     

    
      	
              14.  

            	
              WAIVER OF
      LIABILITY.  EXCEPT FOR THE PARTIES’ INDEMNIFICATION
      OBLIGATIONS WITH RESPECT TO CLAIMS OF THIRD PARTIES,  THE
      PARTIES’ LIABILITY FOR DAMAGES HEREUNDER IS LIMITED TO DIRECT, ACTUAL
      DAMAGES ONLY, AND NEITHER PARTY SHALL BE LIABLE TO THE OTHER FOR LOST
      PROFITS OR OTHER BUSINESS INTERRUPTION DAMAGES, OR SPECIAL, CONSEQUENTIAL,
      INCIDENTAL, PUNITIVE, EXEMPLARY OR INDIRECT DAMAGES, IN TORT, CONTRACT OR
      OTHERWISE, OF ANY KIND, ARISING OUT OF OR IN ANY WAY CONNECTED WITH THE
      PERFORMANCE, THE SUSPENSION OF PERFORMANCE, THE FAILURE TO PERFORM, OR THE
      TERMINATION OF THIS EASEMENT
AGREEMENT.

            

    

     

    
      	
              15.  

            	
              Termination.  Any
      grantee may terminate and abandon any of its easement rights granted
      hereunder, by written notice to the other party, and such termination and
      abandonment shall be irrevocable and effective as of the date set forth in
      such notice.  The party so terminating its rights hereunder
      shall have removed its Improvements from the other party’s property prior
      to such termination and shall repair and restore the land disturbed by
      such removal.  If the terminating party has not removed its
      Improvements on or prior to the effective date of such termination, such
      Improvements shall become the property of the applicable grantor, and
      grantee shall have no further right in or to such
      Improvements.  In addition, if any or all of any easement
      granted to a grantee are taken by condemnation, then such easement shall
      terminate at the time of such taking, and such grantee shall be entitled
      to the portion of the condemnation award as shall be mutually determined
      between the applicable grantor and such grantee, or as determined by final
      non-appealable order of an appropriate court having jurisdiction
      thereof.

            

    

     

    
      
         

      

      
        8

        
          

        

      

      
         

      

    

    
      	
              16.  

            	
              Cooperation in
      Operations.  The parties agree to cooperate in good faith
      with each other in negotiating a possible relocation of any easement right
      granted hereunder and the associated Improvements in order to accommodate
      the reasonable development of the business and property of the other;
      provided, however, that the grantee shall not be required to release any
      easement rights in such negotiations, and in the relocation of such
      easement rights, the cost of such relocation shall be borne by the grantor
      requesting such relocation, and such relocation shall not place any
      greater burden on the grantee in the development and use of such grantee’s
      easement rights than the burden such grantee would incur if such grantee
      were to develop and use its easement rights hereunder in their present
      location.

            

    

     

    
      	
              17.  

            	
              Permanent Covenants
      Running with Land.  Other than the grant of easement
      under Section 1 hereof, which shall automatically terminate of even date
      with any termination of the services provided under Exhibit B of the SSA,
      and subject to the provisions of Section 15 hereof, all of the easements
      and rights hereby granted, the restrictions and obligations hereby
      imposed, and the agreements herein contained shall be permanent, perpetual
      easements, rights, restrictions, obligations and agreements and shall be
      covenants running with the land and shall inure to the benefit of, and be
      binding upon, the parties hereto and their respective heirs, successors,
      and assigns, the land affected hereby and the future owners
      thereof.  Each party shall provide (or cause to be provided) to
      any persons acquiring any interest or rights in its property or any
      portion thereof that is affected by this Easement Agreement with a copy of
      this Easement Agreement.

            

    

     

    
      	
              18.  

            	
              Covenant Against
      Liens.

            

    

     

    A.           Each
grantee hereby covenants and agrees that it will not cause or permit any lien
(including, without limitation, the filing of any mechanic’s lien) to be filed
or asserted against the property of the grantor as a result of any act or
omission of grantee.  In the event any such lien or notice of lien is
filed, grantee shall, within twenty (20) days of receipt of notice from grantor
of the filing of the lien, contest such lien as permitted by law if such contest
is sufficient alone to prevent the lien from maturing, or contest said lien as
permitted by law and bond or insure over said lien, or fully discharge the lien
by settling the claim which resulted in the lien or by bonding or insuring over
the lien in the manner prescribed by applicable law.  If grantee fails
to so contest and/or discharge the lien, then, in addition to any other right or
remedy of grantor, grantor may bond or insure over the lien or otherwise
discharge the lien.  Grantee shall reimburse grantor any amount paid
by grantor to bond or insure over the lien or discharge the lien, including
without limitation reasonable attorneys’ fees, within fifteen (15) days of
receipt of invoice therefor.  Any rights and obligations created under
or by this Section shall survive termination or expiration of this Easement
Agreement.

     

    B.           Each
grantor shall have the right to cause one or more mortgages or deeds of trust
against the property owned by such grantor, provided, however, that the
mortgagee or beneficiary/grantee thereunder shall be subject to all of the
covenants, conditions and restrictions of this Easement Agreement, and if any
portion of such property subject to such mortgages or deeds of trust are sold
under a foreclosure, or conveyed to such mortgagee or beneficiary/grantee in
lieu of foreclosure, any such purchaser or grantee and its successors and
assigns shall hold any and all such property purchased or acquired subject to
all of the covenants, conditions and restrictions of this Easement
Agreement.

    
      
         

      

      
        9

        
          

        

      

      
         

      

    

     

    
      	
              19.  

            	
              Recordation.  The
      parties shall file a memorandum of record in the property records of Payne
      County, Oklahoma, providing notice of this Easement
    Agreement.

            

    

     

    
      	
              20.  

            	
              Notices.  Any
      notice and other communication hereunder shall be in writing and shall be
      deemed to have been duly given upon receipt if (i) hand delivered
      personally, (ii) mailed by certified mail, postage prepaid, return receipt
      requested, (iii) sent by Federal Express or other express carrier, fee
      prepaid, (iv) sent via facsimile with receipt confirmed, or (v) sent via
      electronic email with receipt confirmed, provided that such notice or
      communication is addressed to the parties at their respective addresses
      below:

            

    

     

    
      	
               
      

            	
              To
      SemCrude:

            	
              SemCrude,
      L.P.

            

    

     

    
      	
               
      

            	
              11501
      South I-44 Service Road

            

    

     

    
      	
               
      

            	
              Oklahoma
      City, Oklahoma 73173

            

    

     

    
      	
               
      

            	
              Telephone:  405-691-5016

            

    

     

    
      	
               
      

            	
              Attention:
      Peter Schwiering

            

    

     

    

     

    
      	
               
      

            	
              with
      copy to:

            

    

     

    
      	
               
      

            	
              SemCrude,
      L.P.

            

    

     

    
      	
               
      

            	
              Two
      Warren Place

            

    

     

    
      	
               
      

            	
              6120
      South Yale Avenue, Suite 700

            

    

     

    
      	
               
      

            	
              Tulsa,
      Oklahoma 74136

            

    

     

    
      	
               
      

            	
              Phone:  (918)
      524-8100

            

    

     

    
      	
               
      

            	
              Fax:  (918)
      524-8290

            

    

     

    
      	
               
      

            	
              Attention:  Chief
      Financial Officer

            

    

     

    
      	
               
      

            	
              To
      SGLP:

            	
              SemGroup
      Energy Partners, L.L.C.

            

    

     

    
      	
               
      

            	
              Two
      Warren Place

            

    

     

    
      	
               
      

            	
              6120
      South Yale Avenue, Suite 500

            

    

     

    
      	
               
      

            	
              Tulsa,
      Oklahoma 74136

            

    

     

    
      	
               
      

            	
              Phone:  (918)
      524-5500

            

    

     

    
      	
               
      

            	
              Fax:  (918)
      524-5805

            

    

     

    
      	
               
      

            	
              Attention:  Chief
      Financial Officer

            

    

     

    
      
         

      

      
        10

        
          

        

      

      
         

      

    

    Any party
may change the person and address to which notices or other communications to it
hereunder are to be sent by giving written notice of any such change to the
other party in the manner provided in this Section.

     

    
      	
              21.  

            	
              Non-Waiver.  No
      delay or failure by either party to exercise any right under this Easement
      Agreement, and no partial or single exercise of that right, shall
      constitute a waiver of that or any other
right.

            

    

     

    
      	
              22.  

            	
              Headings.  Headings
      in this Easement Agreement are for convenience only and shall not be used
      to interpret or construe its
provisions.

            

    

     

    
      	
              23.  

            	
              Governing Law;
      Jurisdiction.  The terms and provisions of this Easement
      Agreement shall be governed by and construed in accordance with the laws
      of the State of Oklahoma.  During the pendency of the Bankruptcy
      Cases (as defined below), and without limiting any party’s right to appeal
      any order of the Bankruptcy Court (as defined below), (i) the Bankruptcy
      Court shall retain exclusive jurisdiction to enforce the terms hereof and
      to decide any claims or disputes which may arise or result from, or be
      connected hereby, and (ii) any and all actions related to the foregoing
      shall be filed and maintained only in the Bankruptcy Court, and the
      parties hereby consent to and submit to the jurisdiction and venue of the
      Bankruptcy Court and shall receive notices at such locations as provided
      hereinabove.  “Bankruptcy
      Cases” means the chapter 11 cases commenced by SemGroup, L.P. and
      certain of its direct and indirect subsidiaries on July 22, 2008, jointly
      administered under Case No. 08-11525 (BLS).  “Bankruptcy
      Court” means the United States Bankruptcy Court for the District of
      Delaware or any other court having jurisdiction over the Bankruptcy Cases
      from time to time. Thereafter, the parties agree that action with respect
      to this Easement Agreement will be brought in an Oklahoma state court or
      Federal Court of the United States sitting in the county in which the Real
      Property is located and the parties hereby submit to the exclusive
      jurisdiction of said court.  The parties hereby unconditionally
      and irrevocably waive, to the fullest extent permitted by applicable law,
      any objection which they may now or hereafter have to the laying of venue
      or any dispute arising out of or relating to this Easement Agreement or
      any of the transactions contemplated hereby brought in any court specified
      above, or any defense of inconvenient forum of the maintenance of such
      dispute.  Each of the parties hereto agrees that a judgment in
      any such dispute may be enforced in other jurisdictions by suit on the
      judgment or in any other manner provided by
law.

            

    

     

    
      	
              24.  

            	
              Waiver of Jury
      Trial.  THE PARTIES HEREBY IRREVOCABLY AND
      UNCONDITIONALLY WAIVE, TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW,
      ANY RIGHT THAT THEY MAY HAVE TO TRIAL BY JURY OF ANY CLAIM OR CAUSE OF
      ACTION, OR IN ANY PROCEEDING, DIRECTLY OR INDIRECTLY BASED UPON OR ARISING
      OUT OF THIS EASEMENT AGREEMENT, OR THE TRANSACTIONS CONTEMPLATED BY THIS
      EASEMENT AGREEMENT (WHETHER BASED ON CONTRACT, TORT, OR ANY OTHER
      THEORY).  EACH PARTY (A) CERTIFIES THAT NO REPRESENTATIVE, AGENT
      OR ATTORNEY OF THE OTHER PARTY HAS REPRESENTED, EXPRESSLY OR OTHERWISE,
      THAT SUCH OTHER PARTY WOULD NOT, IN THE EVENT OF LITIGATION, SEEK TO
      ENFORCE THE FOREGOING WAIVER AND (B) ACKNOWLEDGES THAT IT AND THE OTHER
      PARTY HAVE BEEN INDUCED TO ENTER INTO THIS EASEMENT AGREEMENT BY, AMONG
      OTHER THINGS, THE MUTUAL WAIVERS IN THIS EASEMENT
    AGREEMENT.

            

    

     

    
      
         

      

      
        11

        
          

        

      

      
         

      

    

    
      	
              25.  

            	
              Counterparts.  This
      Easement Agreement may be executed in two or more counterparts, each of
      which shall be deemed an original but all of which together shall
      constitute one and the same
instrument.

            

    

     

    
      	
              26.  

            	
              Entire
      Agreement.  This Easement Agreement, together with the
      Exhibits hereto, represents the entire understanding and agreement between
      the parties hereto with respect to the subject matter hereof and
      supersedes any previous agreements or correspondence between the parties
      with respect to the same.  All Exhibits annexed hereto or
      referred to herein are hereby incorporated in and made a part of this
      Easement Agreement as if set forth in full herein.  This
      Easement Agreement may not be amended, modified, supplemented or altered
      except through a written agreement signed by the parties.  The
      parties hereto may replace the Exhibits annexed hereto from time to time
      as needed to truly and correctly reflect the property affected hereby and
      the correct placement, nature and extent of the
      Improvements.  Either party may require the parties to execute
      and deliver a written supplement to the memorandum hereof to be filed of
      record in the property records of Payne County, Oklahoma, to truly and
      correctly reflect the property affected hereby from time to
      time.

            

    

     

    
      
         

      

      
        12

        
          

        

      

      
         

      

    

    In Witness Whereof, the parties have
executed this Mutual Easement Agreement as of the date first above
written.

     

    

    SEMCRUDE, L.P.

    

    By: SemOperating G.P.
L.L.C.,

           its
general partner

    

    By:_/s/ Terrence
Ronan              ____

    Name:  Terrence
Ronan

    Title:    President &
CEO

    

    

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    SEMGROUP ENERGY PARTNERS,
L.L.C.

    

    By:_/s/ Alex G.
Stallings

    Name:   Alex G.
Stallings

    Title:     Chief
Financial Officer and Secretary

    

    

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    

    
      	
               
      

            	
              SEMGROUP
      CRUDE STORAGE, L.L.C.

            

    

    

    By:_/s/ Alex G.
Stallings

    Name:     Alex G.
Stallings

    
      	
               
      

            	
                             
      Title:

            	
              Chief
      Financial Officer and Secretary

            

    

    

    
      	
               
      

            	
              To
      be attached:

            

    

    

    
      	
               
      

            	
              Exhibits
      A through E-2

            

    

    

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    
      	
               
      

            	
              EXHIBIT
      “A”

            

    

     

    
      	
               
      

            	
              (see
      attached)

            

    

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    
      	
               
      

            	
              EXHIBIT
      “B”

            

    

    

    
      	
               
      

            	
              (see
      attached)

            

    

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    
      	
               
      

            	
              EXHIBIT
      “C”

            

    

    

    
      	
               
      

            	
              (see
      attached)

            

    

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    
      	
               
      

            	
              EXHIBIT
      “D”

            

    

    

    
      	
               
      

            	
              (see
      attached)

            

    

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    
      	
               
      

            	
              EXHIBIT
      “E-1”

            

    

    

    
      	
               
      

            	
              (see
      attached)

            

    

    

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    
      	
               
      

            	
              EXHIBIT
      “E-2”

            

    

    

    
      	
               
      

            	
              (see
      attached)

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