Document:

SOUTHERN CONNECTICUT BANCORP EXHIBIT-10.3

FIRST AMENDMENT TO LEASE

            
    THIS FIRST  AMENDMENT  to a certain  Lease dated as of August 17,  2000,  by and
between 215 CHURCH STREET, LLC, as Landlord,  and SOUTHERN  CONNECTICUT BANCORP,
as Tenant.

            
    FOR VALUABLE CONSIDERATION paid and received by the parties hereto, the Landlord
and Tenant hereby agree that the Lease is hereby amended by adding to Article XI
the following new section:

	 	           “11.3
Notwithstanding any other provisions contained in this Lease, in the event
(a) Tenant or its successors or assignees shall become insolvent or
bankrupt, or if it or their interests under this Lease shall be levied upon or
sold under execution or other legal process, or (b) the depository
institution then operating on the Premises is closed or is taken over by any
depository institution supervisory authority (“Authority”), Landlord
may, in either such event, terminate this Lease only with the concurrence of any
Receiver or Liquidator appointed by such Authority; provided that in the event
this Lease is terminated by the Receiver or Liquidator, the maximum claim of
Landlord for rent, damages or indemnity for injury resulting from the
termination, rejection or abandonment of the unexpired Lease shall by law in no
event be in an amount equal to all accrued and unpaid rent to the date of
termination.”

            
    The Lease shall  remain in full force and effect in  accordance  with all of its
terms and conditions as hereby amended.

            
    This First  Amendment of Lease shall inure to the benefit of and be binding upon
the parties hereto and their respective successors and assigns.

            
    IN WITNESS  WHEREOF,  Landlord  and Tenant have caused this First  Amendment  of
Lease to be duly  executed  by persons  hereunto  duly  authorized,  in multiple
copies,  each to be considered an original  hereof,  as of
the 30th day of March, 2001.

Signed, Sealed and Delivered 

      in the Presence of:

	 	 	LANDLORD
	/s/ Sandra L. Blanchard	 	215 CHURCH STREET, LLC
	
 	 	 

	 	 	By:	  /s/ Robert J. Walczak
	
 	 	 	
Robert J. Walczak
Its Managing Member

	 	 	TENANT
	/s/ Gary D. Mullin	 	SOUTHERN CONNECTICUT BANCORP
	
 	 	 

	 	 	By:	  /s/ Joseph V. Ciaburri
	
 	 	 	
Joseph V. Ciaburri
Its Chairman and C.E.O.SOUTHERN CONNECTICUT BANKCORP EXHIBIT 10.4

SECOND AMENDMENT TO LEASE

             
      THIS SECOND AMENDMENT to a certain Lease dated as of August 17, 2000, by and
between 215 CHURCH STREET, LLC, as Landlord, and SOUTHERN CONNECTICUT
BANCORP, INC., as Tenant is made as of the 31st day of March, 2001. 

W I T N E S S E T H :

     
             
 WHEREAS, Landlord and Tenant did enter into a certain Lease Agreement dated as of
August 17, 2000 covering certain premises described therein (the
“Demised Premises”) known as 215 Church Street, New Haven,
Connecticut; and 

     
             
 WHEREAS, the Lease Agreement was amended by a First Amendment to Lease dated
as of August 17, 2000; and

     
             
 WHEREAS, the Lease Agreement was further modified by a certain letter agreement between
Landlord and Tenant dated January 3, 2001 (the Lease Agreement as amended and
modified as aforesaid is herein-after referred to as the “Lease”); and 

     
             
 WHEREAS, the Landlord and Tenant desire to further amend and modify the Lease as more
fully set forth herein. 

     
             
 NOW, WHEREFORE, in consideration of the premises set forth above and for other good
and valuable consideration paid and received the mutual satisfaction of the
parties hereto, the Landlord and Tenant hereby agree that the Lease is hereby
further amended and modified as follows effective as of the date of this Second
Amendment to Lease set forth above: 

     
             
 1.      The first sentence of Section 3.1(a) of the Lease is hereby deleted and the following sentence is substituted
therefor:

	 	   
     “(a)  
Tenant agrees to pay the Base Rent to Landlord, or as otherwise directed by
Landlord with appropriate notice, without offset, abatement or demand,
commencing on the Rent Commencement Date, which date shall be the first to occur
of (i)July 31, 2001, or (ii) the date that the Contingency for Banking
Approval set forth in Section 17.1 of the Lease as amended by the Second
Amendment thereto is satisfied or waived by Tenant.” 

     
              
2.      
As provided for in Section 4.1 of the Lease, the Landlord and Tenant hereby
reconfirm that the Commencement Date of the Lease occurred on January 1,
2001 and that the Landlord vacated the premises and delivered possession to the
Tenant on said date and otherwise performed all of Landlord’s
pre-Commencement date obligations to Tenant arising under the Lease.

     
              
3.      There is added to the Lease a new Section
5.3(e) as follows:

	 	        “5.3(e)  
Prior to commencing any of Tenant’s Initial Leasehold Improvements, Tenant
shall cause each of the persons named on Exhibit H hereto to execute and
deliver to Landlord the Indemnity Agreement set forth as Exhibit H.” 

             
      4.      
In addition to Tenant’s obligations for Tenant’s Operating and Tax
Expenses and for insurance for the Demised Premises and the Building thereon as
set forth in the Lease, Tenant hereby agrees to pay to Landlord as additional
rent the non-returnable sum of Four Thousand One Hundred Seventeen and 08/100
Dollars ($4,117.08) on April 1, 2001 and on the first day each month
thereafter occurring prior to the Rent Commencement Date. If the Rent
Commencement date occurs on other than the first day of a month, said sum shall
be prorated on a per diem basis for such partial month.

             
      5.      Section 17.1 of the Lease is hereby
deleted and the following is substituted therefor:

	 	       
 “17.1  
CONTINGENCY FOR BANKING APPROVAL.  Tenant shall have a period ending on
July 31, 2001 to obtain from the State of Connecticut Banking Commissioner
and any other governmental agencies required, all appropriate final
certif-icates of authority to permit the use of the property as a Connecticut
bank and to allow the bank presently in formation to complete its formation
process and to obtain all necessary building permits and approvals, including,
but not limited to, all city, state, local, building, ADA and governmental
permits to construct the intended improvements. If, despite its best efforts,
Tenant shall not obtain the aforesaid by June 30, 2001, it shall so notify
Landlord by said date and shall vacate and surrender the Demised Premises by
said date in the manner set forth in this Lease, and the Lease shall thereupon
terminate and expire and, except as otherwise provided for herein, all rights
and obligations thereunder shall thereafter be at an end, except that Tenant
shall remain obligated to fully complete within thirty (30) days thereafter any
and all Tenant’s Initial Leasehold Improve-ments which it had commenced.
Tenant has deposited with the Landlord the sum of Two Thousand Five Hundred
Dollars ($2,500.00) upon execution of this Lease, which sum will be credited
toward the first month’s Base Rent owing under the Lease following the
Commencement Date of the Lease or returned to the Tenant if this contingency is
not satisfied.” 

             
      The Lease shall remain in full force and effect in accordance with all of its terms and conditions as amended and modified
by this Second Amendment of Lease.

             
      This Second Amendment of Lease shall inure to the benefit of and be binding upon the parties hereto and their respective
successors and permitted assigns.

             
      IN WITNESS WHEREOF, Landlord and Tenant have caused this Second Amendment to Lease
to be duly executed by persons hereunto duly autho-rized, in multiple copies,
each to be considered an original hereof, as of the date of this Second
Amendment to Lease written above. 

Signed, Sealed and Delivered 
     in
the Presence of:

	 	 	LANDLORD
215 CHURCH STREET, LLC
	/s/ Rosemarie A. Romano	 	 
	
 	 	 
	 	 	By: /s/ Robert J. Walczak           
	 
/s/ Gary D. Mullin	 	      
        Robert J. Walczak

        
      Robert J. Walczak
	
  	 	 

	 	 	TENANT
SOUTHERN CONNECTICUT BANCORP, INC.
	/s/ Rosemarie A. Romano	 	 
	
	 	 
	 	 	 
	 	 	By: /s/ Joseph V. Ciaburri               
	

/s/ Gary D. Mullin	 	       
       Joseph V. Ciaburri

         
     Its Chairman and C.E.O.SOUTHERN CONNECTICUT BANCORP EXHIBIT 10.5 - ASSIGNMENT OF LEASE

ASSIGNMENT OF LEASE

            
    THIS
AGREEMENT made this 11th day of April, 2001, between Southern Connecticut
Bancorp, Inc. a Connecticut corporation with offices at 215 Church Street, New
Haven, Connecticut (“Assignor”) and The Bank of Southern Connecticut,
Inc., a Connecticut corporation with offices at 215 Church Street, New Haven,
Connecticut (“Assignee”).

WITNESSETH:

            
    WHEREAS,
Assignor entered into a Lease Agreement, dated August 17, 2000, with 215 Church
Street, LLC (“Landlord”) covering certain premises described therein
(the “Demised Premises”) known as 215 Church Street, New Haven,
Connecticut; and 

            
    WHEREAS,
the Lease Agreement was amended by a First Amendment to Lease, dated March 30,
2001, a letter agreement between Landlord and Tenant dated January 3, 2001, and
a Second Amendment to Lease, dated March 31, 2001 (the Lease Agreement as
modified is hereinafter referred to as the “Lease,” a copy of which is
attached hereto as Exhibit A; 

            
    WHEREAS, the Tenant will own all the issued shares of stock in The Bank of Southern Connecticut, Inc.
(“Bank”);

            
    WHEREAS, the Bank will occupy the Demised Premises and will derive the benefit
of the Lease; and

            
    WHEREAS, pursuant to § 6.1 of the Lease, the Bank is a Permitted Assignee of the
Lease and further the Tenant is not required to obtain the approval of the
Landlord to assign the Lease to the Bank. 

            
    NOW WHEREFORE, in consideration of the mutual promises and covenants herein
contained and for other good and valuable consideration, the receipt of which is
hereby acknowledged, it is agreed as follows:

            
    1.   
Assignor does hereby assign, transfer and convey unto Assignee as of January 1,
2001 all right, title and interest Assignor has in the Lease, including all
rents due or to become due, and all right and authority to enforce the terms and
conditions of the Lease in its own name or in the name of Assignor, its heirs,
successors and assigns, as may be required by law, provided however, that any
and all costs, expenses and fees (including reasonable attorney’s fees)
incurred in enforcing or fulfilling the terms and conditions of the Lease
against the tenant therein shall be the sole and exclusive responsibility of
Assignee. 

            
    2.   
Assignee hereby accepts the foregoing assignment and transfer and promises to be
bound by all the covenants, stipulations, agreements, and obligations under the
Lease occurring on or after December 31, 2000, or otherwise attributable to the
period commencing on said date and continuing thereafter and the Assignor shall
be responsible for the period prior thereto.

            
    3.   
Further, Assignee shall indemnify and hold Assignor harmless against any claim
of liability, demand, actions, causes of action, suits, proceedings, loss, costs
or expenses of any nature whatsoever, breach of the Lease, and from personal
injury or property damage resulting from or arising out of or related to the
Lease occurring after the date of the signing of this Agreement.

            
    4.   
This Agreement shall be binding upon the heirs, representatives, successors and
assigns of the parties. The parties shall execute and deliver such further and
additional instruments, agreements and other documents as may be necessary to
evidence or carry out the provisions of this Assignment. This Agreement may not
be changed, modified, discharged, or terminated orally or in any manner other
than an agreement in writing signed by the parties hereto or their respective
successors and assigns.

            
    IN WITNESS WHEREOF, the parties to these presents have hereunto set their hands
and seals the day first above written.

	/s/ Lewis A. Hurwitz		SOUTHERN CONNECTICUT BANKCORP, INC.
	
Lewis A. Hurwitz	 	 
	 
	 
	 

	/s/ Rosemarie A. Romano	 	By /s/ Joseph V. Ciaburri   
                         
	
Rosemarie A. Romano	 	Joseph V. Ciaburri
Its Chairman and Chief Executive Officer
	 
	 
	 

	 
	 
	 

	 	 	THE BANK OF SOUTHERN CONNECTICUT, INC.
	 
	 
	 

	 
	 
	 

	/s/ Lewis A. Hurwitz	 	By /s/ Gary Mullin      
             
                   
	
Lewis A. Hurwitz	 	Gary Mullin
Its President and Chief Operating Officer
	 
	 
	 

	/s/ Rosemarie Romano	 	 
	
Rosemarie Romano	 	 

	STATE OF CONNECTICUT	:	 	 
		:	ss 	April 11, 2001          
	COUNTY OF NEW HAVEN	:	 	 

Personally appeared Joseph
V. Ciaburri, who acknowledged himself to be the Chairman and Chief Executive
Officer of Southern Connecticut Bancorp, Inc., a Connecticut corporation, and
that he as such Chairman and Chief Executive Officer, being authorized so to do,
executed the foregoing instrument for the purposes therein contained, by signing
the name of the corporation by himself.

		/s/ Lewis A. Hurwitz
	 	
Commissioner of Superior Court
Lewis A. Hurwitz

	STATE OF CONNECTICUT	:	 	 
		:	ss 	April 11, 2001          
	COUNTY OF NEW HAVEN	:	 	 

Personally appeared Garry
Mullin, who acknowledged himself to be the President and Chief Operating Officer
of The Bank of Southern Connecticut, Inc., a Connecticut corporation, and that
he as such President and Chief Operating Officer, being authorized so to do,
executed the foregoing instrument for the purposes therein contained, by signing
the name of the corporation by himself.

		/s/ Lewis A. Hurwitz
	 	
Commissioner of Superior Court
Lewis A. Hurwitz

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