Document:

Exhibit 10.12

 

DATED 31 January 1997

 

MRS. P.A. ALLSOPP AND

MESSRS. M.E.R. ALLSOPP W.P. HARRIMAN

AND A.W.K. MERRIAM

 

-to-

 

BURFORD (COVENT GARDEN) LIMITED

 

LEASE

 

-Relating to-

 

Sanderson House Berners Street London WI

 

	
   

  	
  TERM

  	
  :

  	
  150
  years

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  COMMENCING

  	
  :

  	
  1 January 1997

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  EXPIRING

  	
  :

  	
  31 December 2146

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  RENT

  	
  :

  	
  £36,168.00 rising to

  £75,000.00     p.a.

  subject to review

  

 

 

 

TABLE OF CONTENTS

 

	
  INTERPRETATION

  	
   

  
	
   

  	
   

  
	
  DEMISE; REDDENDUM; HABENDUM

  	
   

  
	
   

  	
   

  
	
  COVENANTS BY THE TENANT

  	
   

  
	
  To pay Rents

  	
   

  
	
  To pay outgoings

  	
   

  
	
  To Repair
  Decorate and clean

  	
   

  
	
  To
  comply with Statutes and Notices

  	
   

  
	
  To
  yield up at end of the Term

  	
   

  
	
  To enter and
  view

  	
   

  
	
  Landlord’s Access

  	
   

  
	
  Alterations
  and additions

  	
   

  
	
  User

  	
   

  
	
  Professional
  fees and charges

  	
   

  
	
  Value Added Tax

  	
   

  
	
  Insurance

  	
   

  
	
  Alienation

  	
   

  
	
  Registration of documents

  	
   

  
	
  Signboards,
  notice boards and other displays

  	
   

  
	
  Planning Acts

  	
   

  
	
  To
  pay cost of abating nuisances

  	
   

  
	
  Encroachments, easements

  	
   

  
	
  Covenants on Freehold

  	
   

  
	
  Expense of party walls etc

  	
   

  
	
  Indemnity

  	
   

  
	
  Defective Premises

  	
   

  

 

i

 

	
  COVENANTS
  BY THE LANDLORD

  	
   

  
	
  Quiet enjoyment

  	
   

  
	
   

  	
   

  
	
  GENERAL
  PROVISIONS

  	
   

  
	
  Forfeiture

  	
   

  
	
  Non Waiver

  	
   

  
	
  Exoneration of liability of Landlord

  	
   

  
	
  Severability

  	
   

  
	
  Limitation
  of ancillary rights

  	
   

  
	
  Restrictions on Access

  	
   

  
	
  No warranty as to user

  	
   

  
	
  Notices

  	
   

  
	
  Stamp Duty

  	
   

  
	
   

  	
   

  
	
  THE FIRST
  SCHEDULE

  	
   

  
	
  The Demised Premises

  	
   

  
	
   

  	
   

  
	
  THE SECOND SCHEDULE

  	
   

  
	
  Rights Included

  	
   

  
	
   

  	
   

  
	
  THE THIRD
  SCHEDULE

  	
   

  
	
  Exceptions

  	
   

  
	
   

  	
   

  
	
  THE
  FOURTH SCHEDULE

  	
   

  
	
  Matter
  to which Lease is Subject

  	
   

  
	
   

  	
   

  
	
  THE FIFTH SCHEDULE

  	
   

  
	
  Rent Review

  	
   

  
	
   

  	
   

  
	
  THE SIXTH
  SCHEDULE

  	
   

  
	
  Authorised Guarantee Agreement

  	
   

  

 

ii

 

	
  THE
  SEVENTH SCHEDULE

  	
   

  
	
  Surety
  Covenant

  	
   

  

 

iii

 

H.M. LAND
REGISTRY

Land Registration Acts 1925 to 1986

 

	
  County

  	
  :

  	
  City of Westminster

  
	
  Title Number

  	
  :

  	
  NGL684213 (part)

  
	
  Property

  	
  :

  	
  Sanderson House   Berners
  Street

  London W1

  
	
   

  	
   

  	
   

  
	
  DATE

  	
   

  	
  31 January 1997

  

 

PARTIES

 

(1)                                  PATRICIA ANN ALLSOPP and MICHAEL EDWARD RANULPH ALLSOPP  both of Little Coxwell Grove Faringdon Oxon WILLIAM PAUL HARRIMAN of
8-10 New Fetter Lane London EC4A 1RS and ANDREW
WILLIAM KENNEDY MERRIAM  of Oak Lawn House Eye Suffolk IP23 7NN (“the
Landlord”)

 

(2)                                 BURFORD (COVENT GARDEN)
LIMITED (registered in England Number 3203996) of 20 Thayer Street London W1M 6DD
(“the Tenant”)

 

INTERPRETATION

 

1.             (1)           In this Lease and the Schedules hereto unless
there is something in the subject or context inconsistent therewith the
following expressions shall have the meanings ascribed to them:-

 

	
  “Adjoining
  Property”

  	
   

  	
  means
  all neighbouring or adjoining land or premises belonging to the Landlord (in

  

 

1

 

	
   

  	
   

  	
  fee
  simple or for a term of years) now or at any time hereafter

  
	
   

  	
   

  	
   

  
	
  “Conduits”

  	
   

  	
  means
  all pipes sewers drains cisterns ducts gutters watercourses wires cables
  channels flues and all other conducting media (other than those belonging to
  the relevant supply authorities) and any other ancillary apparatus serving
  the Demised Premises or any part thereof

  
	
   

  	
   

  	
   

  
	
  “Demised
  Premises”

  	
   

  	
  means
  the premises demised by this Lease described in the First Schedule

  
	
   

  	
   

  	
   

  
	
  “Previous Lease”

  	
   

  	
  means a lease of the Demised Premises dated the
  Third day of November One thousand nine hundred and fifty-nine made
  between Geoffrey Hugh Berners (1) Berners (St. Marylebone) Property Company
  (2) and Arthur Sanderson & Son Limited (3) the term of
  which was vested in the Tenant and the reversion expectant on the
  determination of such term in the Landlord which has been surrendered by
  operation of law

  
	
   

  	
   

  	
   

  
	
  “Full
  Reinstatement Cost”

  	
   

  	
  means
  the costs of rebuilding or reinstating the Demised Premises in accordance
  with the requirements of these presents (including the cost of shoring up
  demolition site clearance any works that may be required by statute
  professional

  

 

2

 

	
   

  	
   

  	
  fees
  payable upon any applications for planning permission or other consents and
  other incidental expenses) at the time when such rebuilding or reinstatement
  is likely to take place having regard to all relevant factors including any
  increases in building costs reasonably expected or anticipated to take place
  at any time up to the date upon which the Demised Premises shall be fully
  rebuilt or reinstated together with architects and other professional fees

  
	
   

  	
   

  	
   

  
	
  “Insured Risks”

  	
   

  	
  means
  subject to such normal exclusions exceptions and limitations as may be
  imposed in the relevant insurance policy and to such insurance being available
  at commercial rates in the London market generally fire storm tempest flood
  earthquake lightning explosion aircraft and things dropped therefrom impact
  riot and civil commotion subsidence terrorism malicious damage bursting and
  overflowing of waterpipes tanks and other apparatus impact by road vehicles
  and such other risks against which the Tenant may reasonably from time to
  time insure in a comprehensive buildings insurance policy

  
	
   

  	
   

  	
   

  
	
  “Landlord”

  	
   

  	
  means
  the Landlord as hereinbefore stated and any person or persons for the time

  

 

3

 

	
   

  	
   

  	
  being
  entitled to the reversion immediately expectant on the determination of the
  term created by this Lease

  
	
   

  	
   

  	
   

  
	
  “Landlord’s Surveyor”

  	
   

  	
  means
  such surveyor being a member of the Royal Institution of Chartered Surveyors
  or firm of surveyors as the Landlord shall from time to time appoint to
  perform any functions of the Landlord’s Surveyor under this Lease or in
  default of such appointment where the context so admits shall mean the
  Landlord where the Landlord carries out such functions

  
	
   

  	
   

  	
   

  
	
  “the
  Main Structure”

  	
   

  	
  means
  the principal external and internal structural members the exterior walls the
  foundations and roof of the Demised Premises

  
	
   

  	
   

  	
   

  
	
  “Plan”

  	
   

  	
  means
  the plan annexed to this Lease

  
	
   

  	
   

  	
   

  
	
  “Planning
  Acts”

  	
   

  	
  means the Planning Acts as defined by
  Section 336 of the Town and County Planning Act 1990

  
	
   

  	
   

  	
   

  
	
  “Planning
  Consents”

  	
   

  	
  means
  consents given under the Planning Acts

  

 

4

 

	
  “Plant”

  	
   

  	
  means
  all plant and machinery now in or serving the Demised Premises

  
	
   

  	
   

  	
   

  
	
  “Rate
  of Interest”

  	
   

  	
  means
  the Barclays Bank PLC base rate in force from time to time or if such rate
  shall cease to exist a rate reasonably substituted therefor or as similar
  thereto as possible

  
	
   

  	
   

  	
   

  
	
  “Tenant”

  	
   

  	
  means
  the Tenant as hereinbefore stated and its successors in title and permitted
  assigns

  
	
   

  	
   

  	
   

  
	
  “Term”

  	
   

  	
  means
  the term of years granted by clause 2 hereof or any statutory continuation or
  extension thereof and references to the rents hereby reserved and the
  covenants and conditions herein contained shall apply equally to the rents
  payable and the covenants
  and conditions to be observed and performed during the term or any such
  continuation or extension thereof and the expressions “the Term hereby
  granted”

  

 

5

 

	
   

  	
   

  	
  and
  “the Term hereby created” shall be construed accordingly

  

 

(2)           Where the context so requires or admits the masculine includes the
feminine and the singular includes the plural AND where two or more persons
are included in the expression “the Landlord” or “the Tenant” the covenants
expressed to be made by the Landlord or the Tenant (as the case may be) shall
be deemed to be made by such persons jointly and severally

 

(3)           All fixtures and fittings of whatsoever nature in the Demised Premises
at the date of this Lease belong to the Tenant and Tenant’s fixtures and
fittings do not form part of the
Demised Premises

 

(4)           Any reference herein to any statute or section of a statute shall be
deemed to refer to any statutory amendment or modification or re-enactment
thereof for the time being in force and any instruments orders rules and
regulations issued under or by virtue thereof

 

(5)           All references to Clauses and Schedules are to clauses of and schedules
to this Lease

 

(6)           The headings in this Lease are inserted for convenience only and shall
be ignored in construing this Lease

 

6

 

DEMISE; REDDENDUM; HABENDUM

 

2.             In consideration of
the sum of TWO MILLION POUNDS (£2,000,000.00) now paid by the Tenant to the
Landlord (the receipt of which sum the Landlord hereby acknowledges) and of the
rents and covenants on the part of the Tenant hereinafter reserved and
contained the Landlord HEREBY DEMISES to the Tenant ALL THOSE the
Demised Premises TOGETHER with the easements rights and privileges
specified in the Second Schedule EXCEPT AND RESERVED to the Landlord and
all others entitled or who may become entitled and all others authorised by the
Landlord the easements rights and privileges specified in the Third Schedule TO
HOLD the same from the First day of January One thousand nine hundred
and ninety-seven for a term of One hundred and fifty years expiring on the
Thirty-first day of December Two thousand one hundred and forty-six SUBJECT
to the matters mentioned in the Fourth Schedule YIELDING AND PAYING
therefor to the Landlord throughout the term:-

 

FIRST

 

(1)                                  from the date hereof to the Twenty-fourth day
of June One thousand nine hundred and ninety-nine a rent of Thirty-six thousand
one hundred and sixty-eight pounds (£36,168.00)

 

7

 

(ii)                                  from the Twenty-fourth day of June One
thousand nine hundred and ninety-nine for the remainder of the Term a rent of Seventy-five
thousand pounds (£75,000.00) subject to review as provided in the Fifth
Schedule

 

And so in proportion for any period less than a year such rent to be paid
by equal quarterly payments in advance on the usual quarter days in every year
without deduction (save as may be required by statute) the first of such
payments to be made on the date hereof for the period from such date until the
next following quarter day

 

AND SECONDLY
if and so often as the rent reserved hereunder (whether formally demanded or
not) or any other money due to the Landlord from the Tenant under the terms and
provisions of this Lease shall be unpaid fourteen days after becoming due and
payable by way of further or additional rent interest on such unpaid rent and
other moneys (but without prejudice to the Landlord’s other remedies in respect
thereof) from the due date until the date of actual receipt of the same by the
Landlord at the rate of four percentage points above the Rate of Interest

 

COVENANTS
BY THE TENANT

 

3.             The Tenant hereby covenants with the Landlord
as follows:

 

8

 

To pay
Rents

 

(1)           To pay the rents payments and charges and all
increases therein at the times and in manner at and in which the same are
reserved and made payable or fail to be paid without any deduction therefrom
except such deductions as are authorised or required by statute

 

To pay outgoings

 

(2)                                  To
pay or indemnify the Landlord against all rates charges taxes assessments duties and outgoings whatsoever (whether or not of a capital
or non-recurring nature or of a wholly novel character) which are now or shall
at any time during the Term be assessed charged imposed upon or payable in
respect of the Demised Premises or upon the owner or occupier thereof (other
than those payable or levied in respect of the receipt of rents or any disposal
or deemed disposal in either case whether or not a part disposal of the
Landlord’s reversionary interest in the Demised Premises)

 

To Repair Decorate and clean

 

(3)                                  (a)           Throughout the Term to put and keep in good
and substantial repair and condition the whole of the Demised Premises and

 

9

 

 

every
part thereof and all fixtures and fittings for the time being in the Demised
Premises

 

(b)                                 As often as need or occasion shall require to
clean the windows in the Demised Premises

 

(c)                                  To keep the Demised Premises in a clean and
tidy condition

 

(d)                                 In a proper and workmanlike manner as often
as reasonably necessary and in the last three months of the Term to clean all stone
work and generally treat and decorate all parts of the Demised Premises

 

To comply with Statutes and Notices

 

(4)           To observe and perform all requirements of
all statutes building regulations and bye-laws already or hereafter to be
passed and all rules regulations permissions or conditions thereunder and to do
and execute or

 

 

cause
to be done and executed all such
works and things as under or by virtue  of such statutes orders regulations bye-laws rules permissions or
conditions which now are or
shall or may be directed or required to be done or executed upon or in respect of the Demised Premises or
any part thereof or in respect of
the user thereof whether by the owner landlord tenant or occupier thereof

 

10

 

or
in respect of any additions alterations or improvements thereto (as well after
the determination of the Term as during its continuance) and to indemnify and
keep indemnified the Landlord against all costs claims demands expenses and
liabilities in respect thereof and to produce to the Landlord forthwith on
receipt thereof any notice order or proposal for a notice or order made given
or issued to the Tenant under or by virtue of any such statute order regulation or bye-law affecting or
relating to the Demised Premises

 

To yield up at end of the Term

 

(5)           At the expiration or sooner determination of
the Term quietly to yield up the Demised Premises in such state and condition
as shall in all respects be consistent with the full and due performance and
observance by the Tenant of the covenants on its part herein contained together
with all additions and improvements to the Demised Premises and all fixtures
which during the Term may be affixed or fastened to or upon the Demised
Premises (tenant’s or trade fixtures only excepted) and to remove every sign
writing or notice of the name or business of the Tenant or other occupiers from
the Demised Premises and to make good all damage caused by such removal or by
the removal of tenant’s fixtures and fittings furniture and effects Provided
that if at the expiration or sooner determination of the Term any tenant’s
fixtures and fittings and any equipment furnishings or goods shall not have
been removed by the Tenant and the Landlord does not require them then the
Landlord may within a reasonable period after such expiration or sooner
determination at its

 

11

 

option
either direct the Tenant in writing to remove them or itself remove and dispose
of them in either case at the expense of the Tenant and without being liable to
the Tenant for any loss

 

To enter and view

 

(6)           The
Tenant will subject to Clause 5(6) permit the Landlord and its officers
surveyors and agents with or without workmen and others after reasonable notice
in writing and at reasonable times taking into account the normal workings of the
Tenant’s business so as to cause as little disturbance as practicable (except
in an emergency) to enter the Demised Premises or any part thereof to view and
examine the state of repair and condition of the same and to take schedules of
the Landlord’s fixtures and fittings and in respect of all defects decays and
wants of reparation or amendment then and there found and for which the Tenant
may be liable under this Lease to give or leave on the Demised Premises notice
in writing to the Tenant and the Tenant will without delay after such notice
commence and thereafter proceed diligently to repair make good and amend the
same according to such notice and the covenants in that behalf hereinbefore
contained

 

Landlord’s Access

 

(7)                                  Subject to Clause 5(6) to permit the
Landlord upon reasonable prior notice in writing (save that no such notice
shall be required in the case

 

12

 

of an emergency) and its agents and other persons authorised by them with
all necessary workmen materials and appliances at such reasonable times so as
to cause as little disturbance to the Tenant’s business as is reasonably practicable
(or at any time in case of emergency) and whenever possible under the
reasonable supervision of the Tenant to enter upon the Demised Premises (i) to
execute repairs alterations or other works on any Adjoining Property and (ii)
in order to inspect Adjoining Property but in each case only where it is not practicable
to carry out such works or
inspection without such entry and for the purpose of executing the same to
erect scaffolding or to place ladders upon the Demised Premises or any exterior
part thereof the persons exercising such rights causing as little inconvenience
and physical damage as reasonably practicable and all such damage thereby occasioned
to the Demised Premises being made good to the Tenant’s reasonable satisfaction
at the Landlord’s cost as soon as reasonably practicable

 

Alterations
and additions

 

(8)                                  Not without the Landlord’s prior written
consent which consent shall not be unreasonably withheld or delayed (i) to
cut maim injure alter or add to the Main Structure or the exterior of the
Demised Premises (ii) to change in any way the materials used for the
exterior or the external or architectural decorations of the Demised Premises (iii) to

 

13

 

carry out any works to any parts of the Demised Premises as may now or
in future be listed as of architectural or historical interest  PROVIDED that the Tenant may without the Landlord’s consent (i) carry out internal non-structural alterations
which do not cut into or damage
the Main Structure of the Demised Premises or any such listed item or any part thereof and (ii) erect
internal non-structural partitioning
which does not (except for bolts or other fixings) cut into and which does not damage the Main Structure
of the Demised Premises or any
part thereof and which in each ease comply in all respects with the requirements of the
relevant local authority and fire officer

 

User

 

(9)                                  (a)           The Tenant will not use the Demised Premises
nor permit or suffer the same to be used otherwise than (i) as a high
quality hotel (“the Hotel Use”) in keeping with the prestigious nature of the
present listed building on the Demised Premises and with the surrounding area
and/or (ii) as high class offices (“the Office User”) (excluding offices
for turf accountancy pools promoter
estate agency travel agency or staff agency (except where such offices are for head office
purposes) job centre or any
government department where members of the public generally attend whether at a counter or
otherwise without the

 

14

 

necessity of appointment PROVIDED THAT for so long as the
Demised Premises are used for the Hotel Use not more than fifteen per
centum of the total floor area of the Demised Premises (excluding the basement
sub-basement and ground floors) may be used as offices PROVIDED THAT in
all cases the Tenant shall at all times comply with any then current Planning
Consents

 

(b)                                 Not to use or permit or suffer to be used the
Demised Premises or any part thereof for any illegal or immoral purpose or for any
dangerous noxious noisy or offensive trade or business or purpose whatsoever
nor except when the Demised Premises are used for Hotel Use to permit or suffer
any person to sleep therein NOR except as may be consistent with the
Hotel Use (i) permit any musical instrument gramophone wireless tape recorder
loud speaker or similar apparatus to be played or used thereon so as to be
audible from outside the Demised Premises or (ii) permit or suffer the
Demised Premises to be used for the purpose of any betting transaction within
the meaning of the Betting Gaming and Lotteries Act 1963 or for gaming within the
meaning of the Gaming Act 1968 with or between persons resorting to the Demised
Premises and not to make or permit or suffer to be made any application for a
Betting Office Licence

 

15

 

or a Licence or registration
under the Gaming Act 1968 in respect of the Demised Premises

 

(c)                                  The Tenant will not do or suffer or permit to
be done upon the Demised Premises anything which may be or become a nuisance
damage danger or annoyance to the Landlord or the owners or occupiers of
Adjoining Property and will not permit or suffer any sale by auction or public meeting to be held upon the
Demised Premises save (for such times as the Demised Premises are used for Hotel Use) as may be
consistent with Hotel Use

 

(d)                                 The Hotel Use and the Office Use may include
(but not as a predominant use) restaurants and bars and a gymnasium car park
and retail sales accessed from inside the Demised Premises

 

Professional fees and charges

 

(10)         To pay to the Landlord all reasonable and
proper costs charges and expenses (including Solicitors’ costs and Surveyors’
and other professional costs) and fees (including Bailiffs’ costs) incurred in
connection with:-

 

16

 

(a)                                  the preparation and/or service of any notice
under Sections 146 and 147 of the Law of Property Act 1925 notwithstanding that
forfeiture for any breach shall be avoided otherwise than by relief granted by
the Court

 

(b)                                 the lawful enforcement of any of the
covenants on the part of the Tenant and the conditions herein whether during or
after the termination of the Term

 

(c)                                  any consent or licence required from the
Landlord as herein provided for which application is made whether the same is
given or properly refused (except where it is held to be unreasonably withheld
or delayed)

 

(d)                                 the preparation and/or service of my
schedule of dilapidations during or after the termination of the Term

 

Value Added Tax

 

(11)         All payments (including rent) whatsoever due
to the Landlord from the Tenant shall be exclusive of Value Added Tax and the
Tenant shall in addition pay the full amount of any Value Added Tax or other
similar tax properly chargeable in respect of such sum whether or not such tax
is imposed as a result of an election by the Landlord

 

17

 

Insurance

 

(12)         (a)           To
insure (inter alia) in joint names of the Landlord and the Tenant the whole of
the Demised Premises against loss or damage by the Insured Risks with an
insurer of repute of Lloyds underwriter or otherwise in an insurance company in
each case agreed by the Landlord for the Full Reinstatement Costs

 

(b)           Punctually
to pay or procure to be paid all premiums and other sums for effecting and
maintaining such insurance as aforesaid after the same shall respectively
become due and whenever reasonably requested by the Landlord or its agents but
not more than once in every year to produce on demand satisfactory evidence of
payment of the last premium and in case default shall be made in effecting or
keeping on foot any such insurance then the Landlord shall be entitled (but not
obliged) to insure in the same manner and the Tenant shall on demand reimburse
the Landlord all sums properly paid by the Landlord for such purpose

 

(c)           As
often as the Demised Premises or any part thereof shall be destroyed or damaged
by the Insured Risks forthwith to negotiate in conjunction with the Landlord a
settlement of all claims under the said policy and thereupon unless the reinstatement
shall be frustrated as soon as practicable to lay out or cause to be laid out
all moneys received in respect of such insurance together with any other moneys
required in rebuilding

 

18

 

repairing and reinstating the Demised Premises or
such part thereof so far as practicable substantially to the same plan and elevation as that existing immediately
prior to such damage or destruction but in any event as convenient and
commodious and in accordance with the statutory requirements in force at the
time of such reinstatement and in consultation with and to the reasonable
satisfaction in all respects of the Landlord PROVIDED
ALWAYS that if any such rebuilding or reinstatement shall be
frustrated all such insurance moneys (so far as unapplied as aforesaid) shall
be divided between the Landlord and the Tenant in such proportions as may be
agreed

 

(d)           Not to effect any separate insurance of the
Demised Premises against loss or damage by the Insured Risks and all insurance
against such loss or damage as aforesaid shall be effected only in accordance
with the terms of this sub-clause

 

(e)           Not to do or allow to be done in or on the
Demised Premises anything whereby the insurance against loss or damage by the
Insured Risks may be vitiated or prejudiced

 

Alteration

 

(13)         (a)           Not to assign part only of the Demised
Premises

 

19

 

(b)                                 Not (except to a group company of the Tenant)
to assign or underlet the whole of the Demises Premises without the consent of
the Landlord such content not to be unreasonably withheld or delayed and before
any assignment the Tenant shall covenant with the Landlord in the terms set out
in the Sixth Schedule

 

(c)                                  If so reasonably required by the Landlord any
assignee shall provide a
guarantee or guarantors reasonably acceptable to the Landlord who shall
covenant with the Landlord in the terms set out in the Seventh Schedule

 

(d)                                 Not
to underlet parts of the Demised Premises so that the floors set out below are
in the possession or occupation of more than the number of separate persons set
out against them the Tenant in each case counting as one such person

 

(i)                                     For
so long as the Demised Premises are solely used for Hotel Use

 

	
  Sub-basement

  	
   

  	
  :

  	
   

  	
  5

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Basement

  	
   

  	
  :

  	
   

  	
  2

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Ground Floor

  	
   

  	
  :

  	
   

  	
  5

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  First Floor

  	
   

  	
  :

  	
   

  	
  3

  

 

20

 

(ii)                                  For
so long as the Demised Premises are solely used for Office Use

 

	
  Sub-basement

  	
   

  	
  :

  	
   

  	
  No limit on number subject to the proviso
  that the whole or part of the sub-basement shall not be underlet to anyone
  except an occupier in the remainder of the building

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Basement

  	
   

  	
  :

  	
   

  	
  2

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Ground Floor

  	
   

  	
  :

  	
   

  	
  3 subject to the proviso that up to two
  reception areas solely serving occupiers of all or part of the upper floors
  and included in such an underletting shall not be included in this permitted
  total

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  First to Fifth Floors Inclusive

  	
   

  	
  :

  	
   

  	
  3

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Sixth Floor

  	
   

  	
  :

  	
   

  	
  2

  

 

21

 

	
  Seventh and Eighth Floors

  	
   

  	
  :

  	
   

  	
  1

  

 

Provided that:

 

(i)                                     In every case such separate unit of
accommodation to be underlet or retained shall be capable of being used as a
separate self contained unit

 

(ii)                                  Should the tenant by virtue of Clause
3(9)(a) hereof choose to use part of the building for offices whilst it
primarily remains an hotel the limits above for office use shall apply to those
parts of the building that the Tenant chooses to use for offices

 

(e)                                  Not underlet any part of the Demised Premises
(as opposed to the whole) for a term exceeding twenty years nor in relation to
any such underletting in the last twenty years of the Term without procuring
that the security of tenure provisions of Part II of the Landlord and
Tenant Act 1954 are excluded

 

(f)                                    Nothing in this Lease shall prevent the
Tenant entering into usual management and licensing arrangings for the use of
any parts of the Demised Premises consistent with the Hotel Use

 

(g)                                 Notwithstanding the other provisions of this
sub-clause the Tenant or any sub-tenant may share occupation of the whole or
part of the Demised Premises with any Company which is a holding company or
subsidiary company or associated company (as defined by Section 416 of the
Income and Corporation Taxes Act 1988) of the Tenant or sub-tenant (as
appropriate) Provided that no relationship of landlord and tenant is thereby

 

22

 

created and the occupation is upon terms under which such company will
vacate the Demised Premises forthwith upon its ceasing to be a holding or
subsidiary or associated company of the Tenant (or sub-tenant) (as defined
aforesaid)

 

Registration of documents

 

(14)         To deliver or cause to be delivered to the Landlord or its agents for the
time being a notice of every assignment underletting disposition or devolution
of or charge on or transfer of the title of the Demised Premises or any part
thereof whether by way of mortgage or otherwise and whether for the whole or
any part of the Term or otherwise within one month after the execution or
signature of any deed or document or after the date of any probate letters of
administration or other instrument or any court order by which such assignment
underletting disposition devolution charge or transfer may be effected or
evidenced such notice to specify the name and address and description of the
person or persons to whom or in whose favour the assignment underletting
disposition devolution charge or transfer shall be made or take effect and also
at the time of delivery of any such notice to produce the deed document
instrument or order or a certified copy thereof by which such assignment
underletting disposition devolution or transfer (but not charge) shall purport
to be effected or evidenced as aforesaid for the purpose of having a memorandum
thereof entered in a register to be kept for that purpose and to pay to the
Landlord or its agent their reasonable fees for the registration of each such
deed document instrument or order or certified copy thereof

 

Signboards, notice boards and other displays

 

(15)                            (a)           Not to display on the exterior of the Demised
Premises any signs or advertisements other than those relating solely to the
use of the Demised Premises or the business carried on in the

 

23

 

Demised Premises and/or recording the names and logos of the occupiers
of the Demised Premises or which are consistent with the Hotel Use

 

(b)                                 Not to change the name of the building on the
Demised Premises without the Landlord’s prior written consent (such consent not
to be unreasonably withheld or delayed)

 

Planning Acts

 

(16)         Without prejudice to the generality of sub-clause 3(4) hereof and in
relation to the Planning Acts

 

(a)                                  at
all times during the Term to comply with the Planning Acts and all licences
consents permissions and condition (if
any) thereunder so far as the same respectively relate to or affect the Demised
Premises or any part thereof or any operations works acts or things already
carried out executed done or omitted by the Tenant or hereafter to be carried
out executed done or omitted thereon or the use thereof for any purpose and at
all times hereafter to indemnify and keep indemnified the Landlord against all
actions proceedings costs expenses claims and demands in respect of any
contravention of such provisions and requirements

 

(b)                                 during
the Term so often as occasion shall require without expense to the Landlord to
obtain from the relevant planning authority or the Secretary of State for the
Environment or other authorised person or body all such licences consents and
permissions (if any) as may be required for the carrying out by the lawful
occupier thereof from time to time of such person’s operations on the Demised
Premises or the institution or

 

24

 

continuance thereon of such person’s use thereof which may constitute
development within the meaning of the Planning Acts but so that the Tenant
shall not make any application for such licence consent permission or
determination without the previous written consent of the Landlord (which shall
not be unreasonably withheld)

 

(c)                                  on
receipt by the Tenant of any notice order licence consent permission proposal
or determination under the Planning Acts relating to the Demised Premises or its
use to deliver forthwith to the Landlord a copy thereof and (unless the Tenant
shall lawfully decline to implement a permission subject to conditions which it
reasonably considers onerous) without delay and without expense to the Landlord
to comply with such notice order licence consent permission proposal or
determination

 

(d)                                 to
pay and satisfy any charge that may hereafter be imposed under the Planning
Acts by reason or in respect of the carrying out of any such operations or the
institution or continuance of any such use as aforesaid

 

(e)                                  if
and when called upon so to do to produce to the Landlord or the Landlord’s
surveyor at the Tenant’s expense all such plans documents and other evidence as
the Landlord may reasonably require in order to satisfy itself that the
provisions of this covenant have been complied with in all respects

 

To pay cost of abating nuisances

 

(17)         To
pay all reasonable and proper costs charges and expenses incurred by the
Landlord in abating a nuisance on the Demised Premises and executing

 

25

 

all works as
may be necessary for abating a nuisance on the Demised Premises in obedience to
a notice served by a local authority

 

Encroachments, easements

 

(18)         At the request and cost of the Landlord promptly to do all such acts
matters or things as may be proper and necessary:

 

(a)                                  to prevent any encroachment upon the Demised
Premises or the acquisition of any right to light passage drainage or other easement
or other right in over or under the Demised Premises

 

(b)                                 to prevent any easement or other right
belonging to used with or enjoyed by the Demised Premises or any part thereof
from being obstructed or lost

 

and as soon
as the same shall come to the Tenant’s actual notice forthwith to give notice
to the Landlord of any threatened encroachment or attempt to acquire any such
easement or other right or threatened obstruction or loss of any such easement
or other right and at the expense of the Landlord on the reasonable request of
the Landlord to adopt such means as may be required or deemed proper for
preventing any such right liberty encroachment or the acquisition of any such
easement

 

Covenants on Freehold

 

(19)                            To observe and perform the agreements covenants and stipulations
contained or referred to in the documents brief particulars of which are set
out in the Fourth Schedule insofar as the same are still subsisting and
affect and are capable of being enforced against the Demised Premises or the
owner Landlord Tenant or occupier thereof and to

 

26

 

keep the Landlord indemnified against all actions proceedings costs
claims demands expenses and liabilities in any way relating thereto

 

Expense of party walls etc

 

(20)         To
contribute and pay on demand a rateable or proper proportion of the costs and
expenses (to be reasonably determined by the Landlord’s Surveyor) expended or
charged to the Landlord of making repairing maintaining rebuilding and
cleansing all ways roads pavements sewers drains pipes watercourses walls party
structures fences or other conveniences which shall belong to or be used by the
Demised Premises in common with other premises and to keep the Landlord
indemnified against such proportion of all such costs and expenses as aforesaid

 

Indemnity

 

(21)         To
indemnify the Landlord from and against all actions costs claims demands loss
damage and liability whatsoever arising as a result of any breach or
non-observance of the covenants on the part of the Tenant and conditions to be
observed by the Tenant herein contained or directly or indirectly as a result
of the state of repair any additions or other alterations the use or occupation
of the Demised Premises

 

Defective Premises

 

(22)         To notify the Landlord without delay of any “relevant defect” in the
state of the Demised Premises within the meaning of Section 4 of the
Defective Premises Act 1972 or any statutory modification or re-enactment
thereof for the time being in force AND
to display and maintain all notices and to erect and maintain effective
barriers if necessary which may from time to time be required to be displayed
or erected on the Demised Premises under the said Act AND to indemnify the Landlord against
all liability and cost

 

27

 

arising in
respect of any notice claim or demands costs and proceedings thereunder

 

COVENANTS BY THE LANDLORD

 

Quiet enjoyment

 

4.             The
Landlord covenants with the Tenant that the Tenant paying the rents
hereinbefore reserved and performing and observing the several covenants
conditions and agreements on the part of the Tenant herein contained shall and
may peaceably hold and enjoy the Demised Premises during the Term without any
interruption by the Landlord or by any person lawfully claiming through under
or in trust for it or by title paramount

 

GENERAL PROVISIONS

 

5.             PROVIDED ALWAYS AND IT IS HEREBY AGREED AND
DECLARED as follows:-

 

Forfeiture

 

(1)           If
the rents hereby reserved or any part thereof shall at any time be unpaid for
fourteen days after the due date for payment thereof (whether formally demanded
or not) or if any of the covenants or obligations on the part of the Tenant
herein contained shall not be performed or observed then and in any such case
it shall be lawful for the Landlord subject to the leave of the Court and the
consent of any person which may by law be required and subject to eight weeks
prior written notice having been given by the Landlord to any mortgagee or the
Tenant of its interest in the Demised Premises at any time thereafter to
re-enter upon the Demised Premises or any part thereof in the name of the whole
and thereupon this demise shall absolutely determine but without prejudice to
any right of action of the Landlord in respect of any

 

28

 

antecedent breach of any of the covenants on the part of the Tenant
herein contained PROVIDED ALWAYS
that nothing in this Clause contained shall be construed as qualifying or
restricting the meaning or application of any of the covenants on the part of
the Tenant herein or as giving authority for the Tenant not to comply strictly
with these presents

 

Non Waiver

 

(2)           The demand for and/or
the acceptance of rent by the Landlord or by any person acting on behalf of or
as agent for the Landlord shall not constitute and shall not be construed or
deemed to mean a waiver of any of the covenants on the part of the Tenant
herein contained or of any breach of non-performance thereof by the Tenant

 

Exoneration of liability of Landlord

 

(3)           The Landlord shall not
be liable for any injury or damage caused to any person or property by the
state or condition of the Demised Premises or by the Tenant or any of its
servants agents licensees or invitees or by the user of the Demised Premises
whether arising by accident or by reason of any negligence or other acts of the
Tenant or of any person or persons employed by it or any other cause whatsoever
(expect the act or default of the Landlord)

 

Severability

 

(4)           To
the extent that any provisions of the Lease is rendered void by Section 25 of
the Landlord and Tenant (Covenants) Act 1995 the provisions shall be severed
from the remainder of this Lease which shall remain in full force and effect

 

29

 

Limitation of ancillary rights

 

(5)           Nothing herein contained shall confer on the Tenant any right to the
benefit of or to enforce any covenant or agreement contained in any deed or
writing relating to any adjoining or neighbouring premises or limit or affect
the right of the Landlord to deal with the same now or at any time hereafter in
any manner which may be thought fit nor shall the grant of this Lease include
or operate as a grant or assurance of any liberty privilege easement
quasi-easement right or advantage whatsoever now held or enjoyed with or
appertaining or reputed to appertain to the Demised Premises or any part
thereof save as expressly set out herein

 

Restrictions on Access

 

(6)           In exercising any rights of entry to the Demised Premises whether under
Clause 3(6) or (7) the Third Schedule or otherwise the Landlord
accepts that whilst the Demised Premises are used for Hotel Use it may not have
access to any area which is occupied by guests of the hotel except in the case
of genuine emergency and may not erect scaffolding or carry out any works in
the public areas of the hotel except in case of emergency or where works
permitted under this Lease cannot otherwise be carried out or where the same
are repairs to the Demised Premises the Tenant is responsible for and has failed
to carry out

 

No warranty as to user

 

(7)           That nothing herein contained or implied or in any licence or consent
hereafter granted shall be taken to be a covenant warranty or representation by
the Landlord that the Demised Premises can be lawfully used for the purpose
hereinbefore referred to or for any other particular purpose whatsoever

 

30

 

Notices

 

(8)           (a)           Any notice to be given hereunder and the
manner of giving of which is not otherwise provided for hereunder shall be in
writing (which shall include telex and telegraphic facsimile transmission) and
shall be delivered by hand or sent from within the United Kingdom by pre-paid
first class post or telex or telegraphic facsimile transmission as follows :-

 

(i)                                     in the case of the Tenant to its registered
office for the time being

 

(ii)                                  in the case of the Landlord to the Landlord’s
principal office for the time being

 

(iii)                               to such other address in the United Kingdom or as may previously have
been notified in writing to the giver thereof by the party to whom such notice
is required to be given under the terms of this Lease as being its address for
the purpose of service of notices pursuant to this Lease

 

(b)                                 Any notice shall be deemed to have been
served :

 

(i)                                     if delivered by hand on the first Working Day
following delivery

 

(ii)                                  if sent by first class pre-paid post to an
address on the United Kingdom mainland on the third Working Day after
posting

 

31

 

(iii)                               if sent to an address outside the United Kingdom mainland on the fifth
Working Day after delivery to a recognised international courier company

 

(c)           In proving service it shall be sufficient proof in the case of a notice
sent by post that the envelope containing the same was properly stamped
addressed and placed in the post and in the case of a telex or telegraphic
facsimile successfully transmitted

 

Stamp Duty

 

(9)           The parties certify that there is no Agreement for Lease to which this
Lease gives effect

 

IN WITNESS   whereof the parties hereto
have caused this Lease to be duly executed the day and year first before
written

 

THE FIRST
SCHEDULE

The Demised Premises

 

All those
premises situate at Number 49 to 57 Berners Street in the City of Westminster
as the same are for the purpose of identification only shown edged red on the
Plan (the part coloured blue being below ground level only) shortly known as
Sanderson House being part of the property included in the Title above
mentioned

 

32

 

 

	
   

  	
  REPRODUCED FROM THE ORDNANCE

  
	
   

  	
  SURVEY MAP WITH THE SANCTION OF THE

  
	
   

  	
  CONTROLLER OF H.M. STATIONERY

  
	
   

  	
  OFFICE. CROWN COPYRIGHT RESERVED

  
	
   

  	
  LICENCE NO. AL 18024A

  
	
   

  	
   

  
	
  SANDERSON HOUSE 49-57 BERNERS ST BOUNDARY OF REGISTERED

  
	
  TITLE SHOWN EDGED RED THAT PART COLOURED BLUE BEING UNDER GROUND VAULTS.

  	
  

  
	
   

  
	
  SCALE 1:1250

  
	
   

  	
   

  	
   

  
	
   

  	
  /s/

  	
   

  

 

 

THE SECOND SCHEDULE

Rights Included

 

1.             The free passage and running of gas
electricity water soil and other services through and along the Conduits now in
or upon the Adjoining Property (or any Conduits replacing the same) and serving
any part of the Demised Premises

 

2.             The right to enter upon the Adjoining
Property for the purposes of:-

 

(1)                                  inspecting maintaining repairing or renewing
any of the Conduits thereon

 

(2)                                  carrying out any repairs renewals maintenance
necessary inspections or alterations to the Demised Premises

 

BUT only if such matters or works cannot
otherwise be reasonably effected from the Demised Premises the person
exercising such rights remedying any physical damage so caused as soon as
reasonably possible

 

THE THIRD
SCHEDULE

Exceptions

 

1.             The free passage and running of gas
electricity water soil and other services through and along the Conduits now in
or upon the Demised Premises or any Conduits replacing the same and serving any
part of the Adjoining Property

 

2.             The right to enter upon the Demised Premises
for the purposes of:

 

33

 

(1)                                  inspecting maintaining repairing or renewing
any of the conduits thereon

 

(2)                                  carrying out any repairs renewals maintenance
or necessary inspections or alterations to any Adjoining Property

 

But only if such matters or works could not
otherwise be reasonably effected from the Adjoining Property the person
exercising such rights remedying any physical damage so caused as soon as
reasonably possible to the reasonable satisfaction of the Tenant

 

3.             All liberties privileges easements
quasi-easements rights and advantages whatsoever now held or enjoyed with or
appertaining or reputed to appertain to any Adjoining Property

 

4.             The right to deal in any manner whatsoever
with any Adjoining Property and to erect maintain rebuild or alter or suffer to
be erected maintained rebuilt or altered thereon any buildings whatsoever
whether such buildings shall or shall not affect or diminish the light or air
which may now or at any time hereafter be enjoyed for or in respect of the
Demised Premises

 

THE FOURTH
SCHEDULE

Matter to which Lease is
Subject

 

The matters on the date hereof contained or
referred to in the Property and Charges Registers of Title Number NGL684213
insofar as the same affect the Demised
Premises excepting only any mortgage charge or debenture referred to in the
Charges Registers of the aforementioned title

 

34

 

THE FIFTH SCHEDULE above mentioned

Rent Review

 

1.             The
terms defined in this paragraph shall for the purposes of this
Schedule have the meanings specified :-

 

	
  “Base Figure”

  	
   

  	
  is 154.4

  
	
   

  	
   

  	
   

  
	
  “Increase”

  	
   

  	
  means the amount (if any) by
  which the Index for the month preceding the relevant Review Date exceeds the
  Base Figure

  
	
   

  	
   

  	
   

  
	
  “Index”

  	
   

  	
  means the “all items” index
  figure of the Index of Retail Prices published by the Department of
  Employment or any successor of the Ministry or Department

  
	
   

  	
   

  	
   

  
	
  “Initial Rent”

  	
   

  	
  the yearly sum of Seventy-five
  thousand pounds (£75,000.00) as before reserved

  
	
   

  	
   

  	
   

  
	
  “Review Dates”

  	
   

  	
  means the Twenty-fourth day of
  June Two thousand and seventeen and the Twenty-fourth day of
  June in each of the years Two thousand and thirty-seven Two thousand and
  fifty-seven Two thousand and seventy-seven Two thousand and ninety-seven Two
  thousand one hundred and seventeen and Two thousand one hundred and
  thirty-seven and the “Review Date” means any one of the Review Dates as
  appropriate

  

 

35

 

	
  “Review Period”

  	
   

  	
  means the period between any
  Review Date and the day prior to the next Review Date (inclusive) or between
  the last Review Date and the expiry of the Term (inclusive)

  

 

2.             The revised annual rent for any
Review Period (subject to Paragraph 5 of this Schedule) shall be :

 

	
   

  	
  A +

  	
   (B x A)

  
	
   

  	
    C

  

 

Where A =
Initial Rent       B = Increase and       C = Base Figure

 

3.             If the reference base used to
compile the Index shall change after the date of this Lease the figure taken to
be shown on the Index after the change shall be the figure which would have
been shown in the Index if the reference base current at the date of this Lease
had been retained

 

4.             If it becomes impossible by reason
of any change after the date of this Lease in the methods used to compile the
Index or for any other reason whatever to calculate the revised rent by
reference to the Index or if any dispute or question whatever shall arise between
the parties with respect to the amount of the revised rent or the construction
or effect of this clause the determination of the revised rent or other matter
in difference shall be determined by an arbitrator to be appointed either by
agreement between the parties or in the absence of agreement by the President
for the time being of the Royal Institution of Chartered Surveyors (or his duly
appointed deputy or any person authorised by him to make appointments on his
behalf) on the application of either party (this being deemed to be submission
to arbitration within the meaning of the Arbitration Acts 1950 to 1979) who
shall have full power to determine what would have been the increase in the
Index had it

 

36

 

continued on
the basis and in view of the information assumed to be available for the
operation of this rent review or (if that
determination shall also be impossible) shall determine a reasonable revised
rent for the Demised Premises having regard to the purposes and intent of the
provisions in this Lease for the review of the revised rent

 

5.             In no circumstances shall the rent payable after a Review Date be less than
that payable immediately before such Review Date

 

6.             The Landlord shall before each Review
Date give written notice to the Tenant of the amount of the revised annual rent
as long as the Index for the month preceding the relevant Review Date has been
published prior to the Review Date or has been determined in accordance with
Paragraph 4 of this Schedule prior to the Review Date otherwise the
Landlord shall give notice as soon as possible after the Review Date

 

THE SIXTH
SCHEDULE above mentioned

Authorised Guarantee
Agreement

 

THIS AUTHORISED
GUARANTEE AGREEMENT is made the day of 19

 

BETWEEN

 

	
  (1)

  	
  (“the Landlord”)

  
	
  (2)

  	
  (“the Assignor”)

  
	
  (3)

  	
  (“the Assignee”)

  

 

1.             INTERPRETATION

 

(1)                                  In this Agreement and the
Schedule hereto unless there is something in the subject or context
inconsistent therewith the following expressions shall have the meanings
ascribed to them

 

37

 

	
  “the Act”

  	
   

  	
  means the Landlord and Tenant (Covenants)
  Act 1995 and any enactment for the time being amending or replacing the same

  
	
   

  	
   

  	
   

  
	
  “the Assignee”

  	
   

  	
  means the party numbered three above and
  its successors and assigns

  
	
   

  	
   

  	
   

  
	
  “the Assignment”

  	
   

  	
  means the assignment authorised by the Licence

  
	
   

  	
   

  	
   

  
	
  “Assignor”

  	
   

  	
  means the party numbered two above

  
	
   

  	
   

  	
   

  
	
  “the Demised Premises”

  	
   

  	
  means the premises demised by the Lease

  
	
   

  	
   

  	
   

  
	
  “the Landlord”

  	
   

  	
  means the party numbered one above or other the person or persons for
  the time being entitled to the reversion immediately expectant on the
  determination of the Term

  
	
   

  	
   

  	
   

  
	
  “the Lease”

  	
   

  	
  means the Lease short particulars of which are set out in the
  Schedule hereto and includes any deeds or documents supplemental thereto

  
	
   

  	
   

  	
   

  
	
  “the Licence”

  	
   

  	
  means a Licence of even date herewith and made between the same
  parties as this Agreement

  
	
   

  	
   

  	
   

  
	
  “the Term”

  	
   

  	
  means the term granted by the Lease

  

 

38

 

(2)                                  Where the context
so requires or admits the masculine includes the feminine and the singular
includes the plural AND where for the time being any party comprises two or
more persons the covenants expressed to be made by such party shall be deemed
to be made by such persons jointly and severally

 

(3)                                  All references to clauses
are to clauses of this Agreement and all references to the Schedule are to
the Schedule to this Agreement

 

(4)                                  The headings in
this Agreement are inserted for convenience only and shall be ignored in
construing this Agreement

 

2.             THE LICENCE

 

This
Agreement is supplemental to the Licence whereby the Landlord granted to the
Assignor licence to assign the Lease to the Assignee on the terms therein set
out and in consideration of the Landlord granting the Licence the Assignor has
agreed to enter into the covenants on its part set out below

 

3.            COVENANTS AND INDEMNITY BY THE ASSIGNOR

 

The
Assignor hereby covenants with the Landlord as a primary obligation and not
merely as guarantor that as from the Assignment and thereafter for the
remainder of the Term (unless released from liability under the Act) the
Assignee or the Assignor shall at all times duly observe and perform all the
tenant’s covenants contained in the Lease including the payment of the rents
and all other sums payable under the Lease in the manner and times therein
specified and the Assignor hereby covenants to indemnify the Landlord against
all claims demands losses damages liability costs fees and expenses whatsoever
sustained by the Landlord by reason of or arising in any way directly or
indirectly out of any default by the Assignee in the performance

 

39

 

and
observance of any of its obligations or the payment of any rent or other sums

 

4.             ASSIGNOR JOINTLY AND SEVERALLY LIABLE WITH
ASSIGNEE

 

The Assignor hereby further covenants with the
Landlord that as from the Assignment and thereafter for the remainder of the
Term (unless released from liability under the Act) the
Assignor is jointly and severally liable with the Assignee (whether before or
after any disclaimer by a liquidator or trustee in bankruptcy) for the
fulfilment of all the obligations of the Assignee under this Agreement and
agrees that the Landlord in the event of enforcement of its rights hereunder
may proceed against the Assignor as if the Assignor were the sole or principal
debtor in relation to the Tenant’s covenant in question

 

5.             WAIVER BY
ASSIGNOR

 

The
Assignor hereby waives any right to require the Landlord to proceed against the
Assignee or to pursue any other remedy whatsoever which may be available to the
Landlord before proceeding against the Assignor

 

6.             POSTPONEMENT OF
CLAIMS BY ASSIGNOR AGAINST ASSIGNEE

 

The
Assignor hereby further covenants with the Landlord that the Assignor shall not
claim in any liquidation bankruptcy composition or arrangement of the Assignee
in competition with the Landlord or claim any set off or counterclaim against
the Assignee in respect of any liability to the Assignee by the Assignor and
shall remit to the landlord the proceeds of all judgments and all distributions
it may receive from any liquidator trustee in bankruptcy or supervisor of the
Assignee and shall hold for the benefit of the Landlord all security and rights
the Assignor may have over assets of the Assignee

 

40

 

whilst any liabilities of the Assignee and the
Assignor to the landlord remain outstanding

 

7.             POSTPONEMENT
OF PARTICIPATION BY ASSIGNOR IN SECURITY

 

The Assignor shall not be
entitled to participate in any security held by the Landlord in respect of the
Assignee’s obligations to the Landlord under the Lease or to stand in the place
of the Landlord in respect of any such security until all the obligations of
the Assignee and the Assignor to the Landlord under the Lease have been
performed or discharged

 

8.            NO RELEASE OF ASSIGNOR

 

None
of the following or any combination thereof shall release determine discharge
or in any way lessen or affect the liability of the Assignor as principal
debtor under this Agreement or otherwise prejudice or affect the right of the
Landlord to recover from the Assignor to the full extent of this guarantee:

 

(1)                                  any neglect delay or forbearance of the
Landlord in endeavouring to obtain payment of the rents or the amounts required
to be paid by the Assignee or in enforcing the performance or observance of any
of the obligations of the Assignee under the Lease

 

(2)                                  any refusal by the
Landlord to accept rent tendered by or on behalf of the Assignee at a time when
the Landlord was entitled (or would after the service of a notice under
section 146 of the Law of Property Act 1925 have been entitled) to
re-enter the Premises

 

(3)                                  any extension of
time given by the Landlord to the
Assignee

 

41

 

(4)                                  the variation of
the terms of the Lease or the transfer of the Landlord’s reversion

 

(5)                                  any change in the
constitution structure or powers of either the Assignee the Assignor or the
Landlord or the liquidation administration or bankruptcy (as the case may be)
of either the Assignee or the Assignor

 

(6)                                  any legal
limitation or immunity disability or incapacity of the Assignee (whether or not
known to the Landlord) or the fact that any dealings with the Landlord by the
Assignee may be outside or in excess of the powers of the Assignee

 

(7)                                  any other act
omission matter or thing whatsoever whereby but for this provision
the Assignor would be exonerated either wholly or in part (other than a release
by deed given by the Landlord)

 

9.             INVALIDITY OF PROVISIONS

 

No
invalidity of any provision of this Agreement shall in any way vitiate or
affect any other provision of this Agreement

 

10.          SURRENDER OF PART

 

In
the event of the Assignee surrendering part of the Demised Premises the
liability of the Assignor shall continue in respect of the remainder after
making any necessary apportionments under section 140 of the Law of
Property Act 1925

 

42

 

11.          DISCLAIMER OF
LEASE

 

The Assignor hereby
covenants with the Landlord that if a liquidator or trustee in bankruptcy shall
disclaim the Lease then the Assignor shall if so required by notice in writing
given by the Landlord within six months after such disclaimer accept from and
deliver to the Landlord a counterpart of a new lease of the Demised Premises
(i) for a term commencing on the date of disclaimer and continuing for the
residue then remaining unexpired of the Term (ii) at the rent payable by
the Assignee immediately before the disclaimer (“the Old Rent”) unless the
revised rent at a review date occurring before or after such disclaimer has not been
agreed or determined in accordance with the provisions of the Lease then the
Landlord and the Assignor shall take such steps as are necessary to agree or
determine the revised rent in accordance with such provisions in which event
the rent payable by the Assignor under the new lease shall be whichever shall
be the higher of the Old Rent and the revised rent and (iii) subject to
the same covenants and provisions as are contained in the Lease AND on the
grant of such new lease the Assignor shall pay to the Landlord an amount equal
to the rents which would have been paid to the Landlord had the new lease been
granted by the Landlord on the date of the disclaimer

 

12.          BENEFIT OF GUARANTEE

 

This
guarantee shall enure for the benefit of successors and assigns of the Landlord
under the Lease without the necessity for any assignment thereof

 

43

 

THE SEVENTH SCHEDULE above mentioned

Surety Covenant

(referred
to in Clause 3(13)(c)

 

1.             The
Surety HEREBY COVENANTS
with and GUARANTEES to the
Landlord that the Tenant will at all times during the Term and during any
holding over of this Lease by the Tenant pay the rents hereby reserved and all
other sums and payments agreed to be paid by the Tenant at the respective times
and in manner herein appointed for payment thereof and will also duly perform
and observe the several covenants and obligations herein on the part of the
Tenant contained and that the Surety will pay and make good to the Landlord all
losses costs and expenses sustained by the Landlord through the default of the
Tenant in respect of the before-mentioned matters PROVIDED ALWAYS that any neglect or forbearance of the
Landlord in endeavouring to obtain payment of the said rents and payments as
and when the same become due or its delay to take steps to enforce performance
or observance of the several covenants and obligations herein on the part of
the Tenant contained and any time which may be given by the Landlord to the
Tenant or the disclaimer or forfeiture of this Lease shall not release or in
any way lessen or affect the liability of the Surety under the guarantee on the
part of the Surety hereinbefore contained

 

2.             The
Surety HEREBY FURTHER COVENANTS
with the Landlord that notwithstanding any such neglect or forbearance of the
Landlord or any disclaimer or forfeiture of this Lease if this Lease shall be
disclaimed or shall be forfeited under the provisions in that behalf
hereinbefore contained the Landlord may within three months after any such
disclaimer or forfeiture by notice in writing require the Surety to accept
within two months after the date of service of such notice a lease of the
Demised Premises for a term equivalent to the residue which if there had been
no disclaimer or forfeiture would have remained of the Term (as continued by
statute agreement or otherwise) at the same rents as shall be payable hereunder
and subject to the

 

44

 

like covenants and to the like provisos and
conditions as are contained in this Lease with the exception of this Clause the
said new lease and the rights and liabilities thereunder to take effect as from
the date of such disclaimer or forfeiture and in such case the Surety shall pay
the Landlord’s reasonable and proper costs of and accept such new lease
accordingly and will execute and deliver to the Landlord a counterpart thereof

 

3.             The
guarantee hereby given shall not be affected by any change in the constitution
of the Tenant or any of the Tenant’s successors in title or the Landlord and
shall also operate for the benefit of the successors or assigns of the Landlord

 

4.             The
Surety as a separate obligation hereby covenants with the Landlord that the
Surety will at all times hereafter indemnify the Landlord from and against all
actions proceedings costs claims demands expenses damage and other losses or
liability whatsoever which may arise or which the Landlord may incur directly
or indirectly as a result of any default by the Tenant in paying the said
rents or in observing and performing the covenants agreements and conditions
herein contained and on the part of the Tenant to be observed and performed

 

5.             The Surety’s covenants with the
Landlord shall be primary obligations notwithstanding that as between the
Tenant and the Surety they are as surety only and accordingly the Surety’s obligations hereunder shall have effect
irrespective of any matter which might otherwise constitute a legal or
equitable discharge or defence of the Surety

 

6.             Reference
in this clause to the payment of the rents hereby reserved and to the
observance and performance of the covenants agreements and conditions herein
contained shall extend not only to such payment observance and performance
during the period of the term hereby granted but also to the

 

45

 

period of any extension or continuation of the said term by virtue of
the Landlord and Tenant Act 1954 or otherwise

 

 

	
  SIGNED as a Deed by

  
	
  the said PATRICIA ANN ALLSOPP

  
	
  in the presence of :-

  	
  /s/ Patricia Ann Allsopp

  	
   

  
	
   

  
	
   

  
	
  Signature of Witness :

  	
  /s/ Edward [ILLEGIBLE]

  	
   

  
	
   

  
	
  Name (Print) of Witness :- 

  
	
   

  
	
  Address of Witness :- [ILLEGIBLE]

  
	
   

  
	
   

  
	
  Occupation of Witness :- Co Director

  
					

 

 

	
  SIGNED as a Deed by

  
	
  the said MICHAEL EDWARD RANULP
  ALLSOPP

  
	
  in the presence of :-

  	
  /s/ Michael Edward Ranulp Allsopp

  	
   

  
	
   

  
	
   

  
	
  Signature of Witness :

  	
  /s/ Edward [ILLEGIBLE]

  	
   

  
	
   

  
	
  Name (Print) of Witness :-

  
	
   

  
	
  Address of Witness :- 

  
	
  as above

  
	
   

  
	
  Occupation of Witness :-

  
				

 

 

	
  SIGNED as a Deed by

  
	
  the said WILLIAM PAUL HARRIMAN

  
	
  in the presence of :-

  	
  /s/ William Paul Harriman

  	
   

  
	
   

  
	
   

  
	
  Signature of Witness :

  	
  /s/ Wilson Peter Cotton

  	
   

  
	
   

  	
   

  
	
  Name (Print) of Witness :-

  	
  WILSON PETER COTTON.

  
	
   

  	
   

  
	
  Address of Witness :-

  	
  1, RIDING HOUSE STREET.

  
	
   

  	
  LONDON WIA 3AS.

  
	
   

  	
   

  
	
  Occupation of Witness :-

  	
  CHARTERED ACCOUNTANT.

  
					

 

46

 

	
  SIGNED as a Deed by

  
	
  the said ANDREW WILLIAM KENNEDY
  MERRIAM

  
	
  in the presence of :-

  	
  /s/ Andrew William Kennedy Merriam

  	
   

  
	
   

  
	
   

  
	
  Signature of Witness :

  	
  /s/ Wilson Peter Cotton

  	
   

  
	
   

  	
   

  
	
  Name (Print) of Witness :-

  	
  WILSON PETER COTTON.

  
	
   

  	
   

  
	
  Address of Witness :-

  	
  1, RIDING HOUSE STREET,

  
	
   

  	
  LONDON WIA 3AS.

  
	
   

  	
   

  
	
  Occupation of Witness :-

  	
  CHARTERED ACCOUNTANT.

  
					

 

47Exhibit 10.13

 

Morgans Hotel
Portfolio

 

 

 

 

MORGANS HOLDINGS LLC

and

ROYALTON LLC

and

HENRY HUDSON HOLDINGS LLC,

 

collectively, as Borrower

 

to

 

WACHOVIA BANK, NATIONAL
ASSOCIATION

 

as Lender

 

AGREEMENT OF CONSOLIDATION AND
MODIFICATION OF 

MORTGAGE, SECURITY AGREEMENT, 

ASSIGNMENT OF RENTS AND FIXTURE FILING

 

 

Dated:  June 29, 2005

 

PREPARED BY
AND UPON RECORDATION RETURN TO:

 

Proskauer Rose
LLP

1585 Broadway

New York, New
York  10036

 

Attention:  David J. Weinberger, Esq.

 

 

 

THIS AGREEMENT
OF CONSOLIDATION AND MODIFICATION OF MORTGAGE, SECURITY AGREEMENT, ASSIGNMENT
OF RENTS AND FIXTURE FILING (this “Agreement”), is made as of the 29th
day of June, 2005, between MORGANS HOLDINGS LLC (“Morgans”), ROYALTON
LLC (“Royalton”) and HENRY HUDSON HOLDINGS LLC (“Hudson” and
together with Morgans and Royalton, hereafter collectively referred to as “Borrower”),
each having its chief executive office c/o Morgans Hotel Group LLC, 475 Tenth
Avenue, New York, New York  10018, and
WACHOVIA BANK, NATIONAL ASSOCIATION (hereinafter referred to as “Lender”),
having an address at Wachovia Bank, National Association, Commercial Real
Estate Services, 8739 Research Drive URP 4, NC 1075, Charlotte, North
Carolina 28262.

 

W I T N E S S E T H:

 

WHEREAS, Morgans is the owner of the fee
interest in the real property described on Exhibit A-1,
attached hereto and made a part hereof (the “Morgans Premises”);

 

WHEREAS, Royalton is the owner of the fee
interest in the real property described on Exhibit A-2,
attached hereto and made a part hereof (the “Royalton Premises”);

 

WHEREAS, Hudson is the owner of the fee
interest in the real property described on Exhibit A-3,
attached hereto and made a part hereof (the “Hudson Fee Premises”) and
of the leasehold interest in the real property described on Exhibit A-4, attached hereto and made
a part hereof (the “Hudson Leasehold Premises”, and together with the
Hudson Fee Premises, collectively, the “Hudson Premises”, and together
with the Morgans Premises and the Royalton Premises, collectively, the “Premises”);

 

WHEREAS,
Lender has authorized a loan (hereinafter referred to as the “Loan”) to
the Cross-collateralized Borrowers in the maximum principal sum of THREE
HUNDRED SIXTY SIX MILLION THREE HUNDRED THIRTY NINE THOUSAND FOUR HUNDRED
THIRTY NINE AND 66/100 DOLLARS ($366,339,439.66) (hereinafter referred to as
the “Loan Amount”), which is evidenced by Lender’s Existing Notes (as
hereinafter defined);

 

WHEREAS, Lender is the owner and holder of
certain mortgages covering the fee estate of Borrower in the Premises, the
improvements located thereon and certain other rights, interest and matters, as
more particularly described therein, as more particularly described in Exhibit J attached hereto (the “Existing
Mortgages”) and of the notes, bonds or other obligations secured thereby
(the “Existing Notes”);

 

WHEREAS, there is now owing on the Existing
Notes and the Existing Mortgages a sum equal to the Loan Amount;

 

WHEREAS, in consideration of the Loan , the
Cross-collateralized Borrowers have agreed in the manner hereinafter set forth (1) to
spread the Existing Mortgages and the respective liens thereof over those
portions of the Property (as hereinafter defined) not already covered thereby, (2) to
consolidate and coordinate the respective liens of the Existing Mortgages, as
spread and (3) to modify the time and manner of payment and the terms and
provisions of the

 

 

Existing Notes and the Existing Mortgages to provide for the making of
payments in amounts sufficient to pay and redeem, and provide for the payment
and redemption of the principal of, premium, if any, and interest on the
Existing Notes when due;

 

WHEREAS, Lender has extended another loan to
Guaranteed Loan Borrower, which is an Affiliate of Borrower, in the original
principal amount of ONE HUNDRED SEVEN MILLION FOUR HUNDRED TEN THOUSAND FIVE HUNDRED
SIXTY AND 34/100 DOLLARS ($107,410,560.34) (the “Guaranteed Loan”)
evidenced by that certain Amended and Restated Renewal and Future Advance
Promissory Note, dated the date hereof, made by Guaranteed Loan Borrower in
favor of Lender (the “Guaranteed Note”);

 

WHEREAS, the
Cross-collateralized Borrowers have also executed a payment guaranty of even
date herewith in favor of Lender, which guarantees all of the obligations of
Guaranteed Loan Borrower under the Guaranteed Loan evidenced by the Guaranteed
Note (the “Payment Guaranty”);

 

WHEREAS, as a condition to making the Loan
and the Guaranteed Loan, Lender has required Borrower to execute and deliver
this Agreement as security for (i) the Loan and (ii) the Payment
Guaranty, and Lender has required Guaranteed Loan Borrower to guarantee the
payment of the Loan and to secure both the Loan and the Guaranteed Loan with
another mortgage recorded against property located outside of the state of New
York which is owned by Guaranteed Loan Borrower in the jurisdictions more
particularly described below;

 

WHEREAS, in further
consideration of the Loan and the Guaranteed Loan, Borrower has agreed to make
payments in amounts sufficient to pay and redeem, and provide for the payment
and redemption of the principal of, premium, if any, and interest on the Note,
as aforesaid, and the Payment Guaranty when due;

 

WHEREAS,
Borrower desires by this Agreement to provide for, among other things, the
issuance of the Note and for the deposit, deed and pledge by Borrower with, and
the creation of a security interest in favor of, Lender, as security for
Borrower’s obligations to Lender from time to time pursuant to the Note, the
Payment Guaranty and the other Loan Documents;

 

WHEREAS, Borrower
and Lender intend these recitals to be a material part of this Agreement; and

 

WHEREAS, all
things necessary to make this Agreement the valid and legally binding
obligation of Borrower in accordance with its terms, for the uses and purposes
herein set forth, have been done and performed.

 

NOW THEREFORE, to secure the payment of the
principal of, prepayment premium (if any) and interest on the Existing Notes
and all other obligations, liabilities or sums due or to become due under the
Existing Mortgages, the Payment Guaranty, the Existing Notes or any other Loan
Document, including, without limitation, interest on said obligations,
liabilities or sums (said principal, premium, interest and other sums being
hereinafter  referred to as the “Debt”),
and the performance of all other covenants, obligations and liabilities of the
Cross-collateralized

 

2

 

Borrowers pursuant to the Loan Documents, Borrower has executed and
delivered this Agreement and Borrower and Lender by these presents and by the
execution and delivery hereof do hereby irrevocably agree as follows:

 

I.                                         The Existing
Mortgages and the respective liens thereof are hereby spread over those
portions of the Property (as hereinafter defined) not already covered thereby,
which Property includes all of the right, title and interest of Borrower, whether
now owned or hereafter acquired, in and to all of the following property,
rights, interests and estates and each of Morgans, Royalton and Hudson by these
presents and by the execution and delivery hereof does hereby irrevocably
grant, bargain, sell, alien, demise, release, convey, assign, transfer, deed,
hypothecate, pledge, set over, warrant, mortgage and confirm to Lender, forever
in trust WITH POWER OF SALE, all right, title and interest of each of them,
whether now owned or hereafter acquired, in and to all of the following
property, rights, interests and estates:

 

(a)                                  the
Premises;

 

(b)                                 (i) all
buildings, foundations, structures, fixtures, additions, enlargements,
extensions, modifications, repairs, replacements and improvements of every kind
or nature now or hereafter located on the Premises (hereinafter collectively
referred to as the “Improvements”); and (ii) to the extent
permitted by law, the name or names, if any, as may now or hereafter be used
for any of the Improvements, and the goodwill associated therewith;

 

(c)                                  all
easements, servitudes, rights-of-way, strips and gores of land, streets, ways,
alleys, passages, sewer rights, water, water courses, water rights and powers,
ditches, ditch rights, reservoirs and reservoir rights, air rights and
development rights, lateral support, drainage, gas, oil and mineral rights,
tenements, hereditaments and appurtenances of any nature whatsoever, in any way
belonging, relating or pertaining to the Premises or the Improvements and the
reversion and reversions, remainder and remainders, whether existing or
hereafter acquired, and all land lying in the bed of any street, road or
avenue, opened or proposed, in front of or adjoining the Premises to the center
line thereof and any and all sidewalks, drives, curbs, passageways, streets,
spaces and alleys adjacent to or used in connection with the Premises and/or
Improvements and all the estates, rights, titles, interests, property,
possession, claim and demand whatsoever, both in law and in equity, of Borrower
of, in and to the Premises and Improvements and every part and parcel thereof,
with the appurtenances thereto;

 

(d)                                 all
machinery, equipment, systems, fittings, apparatus, appliances, furniture,
furnishings, tools, fixtures, Inventory (as hereinafter defined) and articles
of personal property and accessions thereof and renewals, replacements thereof
and substitutions therefor (including, but not limited to, all plumbing,
lighting and elevator fixtures, office furniture, beds, bureaus, chiffonniers,
chests, chairs, desks, lamps, mirrors, bookcases, tables, rugs, carpeting,
drapes, draperies, curtains, shades, venetian blinds, wall coverings, screens,
paintings, hangings, pictures, divans, couches, luggage carts, luggage racks,
stools, sofas, chinaware, flatware, linens, pillows, blankets, glassware,
foodcarts, cookware, dry cleaning facilities, dining room wagons, keys or

 

3

 

other entry systems, bars, bar fixtures,
liquor and other drink dispensers, icemakers, radios, television sets, intercom
and paging equipment, electric and electronic equipment, dictating equipment,
telephone systems, computerized accounting systems, engineering equipment,
vehicles, medical equipment, potted plants, heating, lighting and plumbing
fixtures, fire prevention and extinguishing apparatus, theft prevention
equipment, cooling and air-conditioning systems, elevators, escalators, fittings,
plants, apparatus, stoves, ranges, refrigerators, laundry machines, tools,
machinery, engines, dynamos, motors, boilers, incinerators, switchboards,
conduits, compressors, vacuum cleaning systems, floor cleaning, waxing and
polishing equipment, call systems, brackets, signs, bulbs, bells, ash and fuel,
conveyors, cabinets, lockers, shelving, spotlighting equipment, dishwashers,
garbage disposals, washers and dryers), other customary hotel equipment and
other property of every kind and nature whatsoever owned by Borrower, or in
which Borrower has or shall have an interest, now or hereafter located upon, or
in, and used in connection with the Premises or the Improvements, or
appurtenant thereto, and all building equipment, materials and supplies of any
nature whatsoever owned by Borrower, or in which Borrower has or shall have an
interest, now or hereafter located upon, or in, and used in connection with the
Premises or the Improvements or appurtenant thereto, (hereinafter, all of the
foregoing items described in this paragraph (d) are collectively called
the “Equipment”), all of which, and any replacements, modifications,
alterations and additions thereto, to the extent permitted by applicable law,
shall be deemed to constitute fixtures (the “Fixtures”), and are part of
the real estate and security for the payment of the Debt and the performance of
Borrower’s obligations.  To the extent
any portion of the Equipment is not real property or fixtures under applicable
law, it shall be deemed to be personal property, and this Security Instrument
shall constitute a security agreement creating a security interest therein in
favor of Lender under the UCC;

 

(e)                                  all
awards or payments, including interest thereon, which may hereafter be made
with respect to the Premises, the Improvements, the Fixtures, or the Equipment,
whether from the exercise of the right of eminent domain (including but not
limited to any transfer made in lieu of or in anticipation of the exercise of
said right), or for a change of grade, or for any other injury to or decrease
in the value of the Premises, the Improvements or the Equipment or refunds with
respect to the payment of property taxes and assessments, and all other
proceeds of the conversion, voluntary or involuntary, of the Premises, Improvements,
Equipment, Fixtures or any other Property or part thereof into cash or
liquidated claims;

 

(f)                                    all
leases, tenancies, franchises, licenses and permits, Property Agreements and
other agreements affecting the use, enjoyment or occupancy of the Premises, the
Improvements, the Fixtures, or the Equipment or any portion thereof now or
hereafter entered into, whether before or after the filing by or against
Borrower of any petition for relief under the Bankruptcy Code and all
reciprocal easement agreements, license agreements and other agreements with
Pad Owners (hereinafter collectively referred to as the “Leases”),
together with all receivables, revenues, rentals, credit card receipts,
receipts and all payments received which relate to the rental, lease, franchise
and use of space at the Premises or which relate to the Food and Beverage
Lessee/Operators

 

4

 

(it being acknowledged by Lender that the
security interest granted hereunder in receivables, revenues, rentals, credit
card receipts, receipts and all payments received which relate to the Food and
Beverage Lessee/Operators shall not attach to interests of third-party joint
venture partners of Borrower which are not Affiliates of Borrower) and rental
and use of guest rooms or meeting rooms or banquet rooms or recreational
facilities or bars, beverage or food sales, vending machines, mini-bars, room
service, telephone, video and television systems, electronic mail, internet
connections, guest laundry, bars, the provision or sale of other goods and
services, and all other payments received from guests or visitors of the
Premises, and other items of revenue, receipts or income as identified in the
Uniform System of Accounts (as hereinafter defined), all cash or security
deposits, lease termination payments, advance rentals and payments of similar
nature and guarantees or other security held by, or issued in favor of,
Borrower in connection therewith to the extent of Borrower’s right or interest
therein and all remainders, reversions and other rights and estates appurtenant
thereto, and all base, fixed, percentage or additional rents, and other rents,
oil and gas or other mineral royalties, and bonuses, issues, profits and
rebates and refunds or other payments made by any Governmental Authority from
or relating to the Premises, the Improvements, the Fixtures or the Equipment
plus all rents, common area charges and other payments now existing or
hereafter arising, whether paid or accruing before or after the filing by or
against Borrower of any petition for relief under the Bankruptcy Code (the “Rents”)
and all proceeds from the sale or other disposition of the Leases and the right
to receive and apply the Rents to the payment of the Debt;

 

(g)                                 all
proceeds of and any unearned premiums on any insurance policies covering the
Premises, the Improvements, the Fixtures, the Rents or the Equipment,
including, without limitation, the right to receive and apply the proceeds of
any insurance, judgments, or settlements made in lieu thereof, for damage to
the Premises, the Improvements, the Fixtures or the Equipment and all refunds
or rebates of Impositions, and interest paid or payable with respect thereto;

 

(h)                                 all
deposit accounts, securities accounts, funds or other accounts maintained or
deposited with Lender, or its assigns, in connection herewith, including,
without limitation, the Security Deposit Account (to the extent permitted by
law), the Engineering Escrow Account, the Central Account, the Basic Carrying
Costs Sub-Account, the Basic Carrying Costs Escrow Account, the Debt Service
Payment Sub-Account, the SAOT Sub-Account, the SAOT Escrow Account, the
Recurring Replacement Reserve Sub-Account, the Recurring Replacement Reserve
Escrow Account, the Mez Payment Sub-Account, the Mez Payment Escrow Account,
the Operation and Maintenance Expense Sub-Account, the Operation and
Maintenance Expense Escrow Account, the Curtailment Reserve Sub-Account, the
Curtailment Reserve Escrow Account, the Capex Trap Sub-Account and the Capex Trap
Escrow Account and all monies and investments deposited or to be deposited in
such accounts;

 

(i)                                     all
accounts receivable, contract rights, franchises, interests, estate or other
claims, both at law and in equity, now existing or hereafter arising, and
relating to the Premises, the Improvements, the Fixtures or the Equipment, not
included in Rents;

 

5

 

(j)                                     all
now existing or hereafter arising claims against any Person with respect to any
damage to the Premises, the Improvements, the Fixtures or the Equipment,
including, without limitation, damage arising from any defect in or with
respect to the design or construction of the Improvements, the Fixtures or the
Equipment and any damage resulting therefrom;

 

(k)                                  all
deposits or other security or advance payments, including rental payments now
or hereafter made by or on behalf of Borrower to others, with respect to (i) insurance
policies, (ii) utility services, (iii) cleaning, maintenance, repair
or similar services, (iv) refuse removal or sewer service, (v) parking
or similar services or rights and (vi) rental of Equipment, if any,
relating to or otherwise used in the operation of the Premises, the
Improvements, the Fixtures or the Equipment;

 

(l)                                     all
intangible property now or hereafter relating to the Premises, the
Improvements, the Fixtures or the Equipment or its operation, including,
without limitation, software, letter of credit rights, trade names, trademarks
(including, without limitation, any licenses of or agreements to license trade
names or trademarks now or hereafter entered into by Borrower), logos, building
names and goodwill;

 

(m)                               all
now existing or hereafter arising advertising material, guaranties, warranties,
building permits, other permits, licenses, plans and specifications, shop and
working drawings, soil tests, appraisals and other documents, materials and/or
personal property of any kind now or hereafter existing in or relating to the
Premises, the Improvements, the Fixtures, and the Equipment;

 

(n)                                 all
now existing or hereafter arising drawings, designs, plans and specifications
prepared by architects, engineers, interior designers, landscape designers and
any other consultants or professionals for the design, development,
construction, repair and/or improvement of the Property, as amended from time
to time;

 

(o)                                 the
right, in the name of and on behalf of Borrower, to appear in and defend any
now existing or hereafter arising action or proceeding brought with respect to
the Premises, the Improvements, the Fixtures or the Equipment and to commence
any action or proceeding to protect the interest of Lender in the Premises, the
Improvements, the Fixtures or the Equipment;

 

(p)                                 all
rights, remedies and powers of Hudson under the Condominium Documents
(hereinafter defined) including, without limitation, any right to appoint
members to the Condominium Board (hereinafter defined) and the right to
exercise any voting rights thereunder;

 

(q)                                 the
Ground Lease and the leasehold estate created thereby, together with all
modifications, extensions and renewals of the Ground Lease and all credits,
deposits, options, privileges and rights of Borrower as tenant under the Ground
Lease including, without limitation, the right to renew or extend the Ground
Lease for a succeeding term or terms to the extent set forth therein;

 

6

 

(r)                                    all
accounts, chattel paper, deposit accounts, fixtures, general intangibles,
goods, instruments and securities accounts (each as defined in the Uniform
Commercial Code as in effect from time to time in the State of New York in
which the Premises is located (the “UCC Collateral”); and

 

(s)                                  all
proceeds, products, substitutions and accessions (including claims and demands
therefor) of each of the foregoing.

 

All of the foregoing items (a) through (r), together with all of
the right, title and interest of Borrower therein, are collectively referred to
as the “Property”.

 

II.                                     The liens of the
Existing Mortgages as so spread, are hereby consolidated and coordinated so
that together they shall hereafter constitute in law but one mortgage, a single
lien, covering the Property and securing a sum equal to the Loan Amount,
together with interest thereon, prepayment premium (if any), and all other sums
due hereunder (the Existing Mortgages, as so spread, consolidated and
coordinated and as modified, amended, restated, ratified and confirmed pursuant
to the provisions of this Agreement being hereinafter collectively referred to
as the “Security Instrument”).

 

III.                                 The Existing Notes and
the respective debts evidenced thereby were combined and coordinated to
constitute one joint indebtedness in the principal sum of the Loan Amount
together with interest thereon by that certain amended, restated and consolidated
promissory note dated the date hereof given by Borrower to Lender in the
original principal amount of the Loan Amount (the Existing Notes, as so
combined and coordinated and as modified and amended pursuant to the provisions
of said amended, restated and consolidated promissory note being hereafter
collectively referred to as the “Note”).

 

IV.                                 To the extent that
Borrower makes a payment or Lender receives any payment or proceeds for
Borrower’s benefit, which are subsequently invalidated, declared to be
fraudulent or preferential, set aside or required to be repaid to a trustee,
debtor in possession, receiver, custodian or any other party under any
bankruptcy law, common law or equitable cause, then, to such extent, the
obligations of Borrower hereunder intended to be satisfied shall be revived and
continue as if such payment or proceeds had not been received by Lender.

 

V.                                     If any payment
under the Note, the Mortgage or any other Loan Document is not paid when due,
Borrower shall thereafter pay interest on the Debt from the date such payment
was due until the date such payment is made at the Default Rate.

 

VI.                                 Any privileges in the
Existing Mortgages or Existing Notes to prepay the Debt, in whole or in part,
except as may be provided hereinafter, are hereby terminated with the same
force and effect as if they had never been granted.

 

VII.                             Borrower waives
presentment and demand for payment, notice of dishonor, protest and notice of
protest of the Note.

 

7

 

VIII.                         Borrower shall promptly cause
this Agreement to be filed, registered or recorded in such manner and in such
places as may be required by any present or future law in order to publish
notice and fully to protect the lien of the Mortgage upon, and the interest of
Lender in, the Property.  Borrower will
pay all filing, registration and recording fees, and all expenses incident to
the preparation, execution and acknowledgment of this Agreement, and all
Federal, state, county and municipal taxes, duties, imposts, assessments and
charges arising out of or in connection with the filing, registration,
recording, execution and delivery of this Agreement and Borrower shall hold
harmless and indemnify Lender against any liability incurred by reason of the
imposition of any tax on the issuance, making, filing, registration or
recording of this Agreement.

 

IX.                                Borrower represents,
warrants and covenants to Lender that there are no offsets, counterclaims or
defenses against the Debt, this Agreement, the Security Instrument (including
each of the Existing Mortgages) or the Note (including each of the Existing
Notes) and that Borrower (and the undersigned representative of Borrower, if
any) has full power, authority and legal right to execute this Agreement and to
keep and observe all of the terms of this Agreement on Borrower’s part to be
observed or performed.

 

X.                                    This Agreement may
not be modified, amended, changed or terminated orally, but only by an
agreement in writing signed by the party against whom the enforcement of any
modification, amendment, change or termination is sought.

 

XI.                                This Agreement shall be
binding upon and inure to the benefit of Borrower and Lender and their
respective successors and assigns.

 

XII.                            This Agreement may be
executed in any number of duplicate originals and each such duplicate original
shall be deemed to constitute but one and the same instrument.

 

XIII.                        If any term, covenant or
condition of this Agreement shall be held to be invalid, illegal or
unenforceable in any respect, this Agreement shall be construed without such
provision.

 

XIV.                        This Agreement shall be
governed by and construed in accordance with the laws of the State of New York
and the applicable laws of the United States of America.

 

XV.                            Borrower hereby binds
itself, and Borrower’s successors and assigns, to warrant and forever defend
the title to the Property.

 

XVI.                        The terms, covenants and
provisions of the Existing Mortgages as herein modified, amended and restated
are hereby modified, ratified and confirmed in all respects by Borrower and the
terms, covenants and provisions of the Existing Mortgages are hereby modified,
amended and restated so that henceforth, the terms, covenants and provisions of
this Agreement shall supersede the terms, covenants and provisions of the Existing
Mortgages and the terms, covenants and provisions of the Existing Mortgages
shall read the same as the following text:

 

8

 

AND Borrower
covenants with and warrants to Lender that:

 

ARTICLE I:  DEFINITIONS

 

Section 1.01.  Certain Definitions.

 

For all
purposes of this Security Instrument, except as otherwise expressly provided or
unless the context clearly indicates a contrary intent:

 

(i)                                     the
capitalized terms defined in this Section have the meanings assigned to
them in this Section, and include the plural as well as the singular;

 

(ii)                                  all
accounting terms not otherwise defined herein shall be construed in accordance
with GAAP; and

 

(iii)                               the
words “herein”, “hereof”, and “hereunder” and other words of similar import
refer to this Security Instrument as a whole and not to any particular Section or
other subdivision.

 

“ACH”
shall have the meaning set forth in Section 5.01 hereof.

 

“ACM”
shall have the meaning set forth in Section 16.03 hereof.

 

“Additional
Financing” shall have the meaning set forth in Section 9.02(b) hereof.

 

“Adjusted
Net Cash Flow” shall mean, as of any date of calculation, the Net Operating
Income for all of the Cross-collateralized Properties over the twelve (12)-month period preceding the date of calculation adjusted
to reflect (a) an annual replacement reserve
of 4% of gross revenues and (b) scheduled increases in real estate
taxes over the subsequent twelve (12) month period resulting from, among other
things, increases in tax rates or the assessed value of the Property and/or the
expiration of any applicable tax abatements. 
The Adjusted Net Cash Flow shall be
calculated by Borrower and shall be subject to the reasonable review and
approval of Lender.

 

“Affiliate”
of any specified Person shall mean any other Person directly or indirectly Controlling
or Controlled by or under direct or indirect common Control with such specified
Person.

 

“Allocated Loan Amount” shall mean the
Initial Allocated Loan Amount of each Cross-collateralized Property as such
amount may be adjusted from time to time as hereinafter set forth. Upon each
adjustment of the Principal Amount (each a “Total Adjustment”), whether
as a result of amortization or prepayment or as otherwise expressly provided
herein or in any other Loan Document, each Allocated Loan Amount shall be
increased or decreased, as the case may be, by an amount equal to the product
of (a) the Total Adjustment, and (b) a fraction, the numerator of
which is the applicable Allocated Loan Amount (prior to the adjustment in
question) and the denominator of which is the Principal Amount prior to the
adjustment to the Principal Amount which results in the recalculation of the
Allocated Loan Amount. However, when the Principal

 

9

 

Amount is reduced
as a result of Lender’s receipt of (a) a Release Price or, in connection
with a Release, funds sufficient to prepay a portion of the Principal Amount in
the amount of the Release Price, the Allocated Loan Amount for the
Cross-collateralized Property being released and discharged from the
encumbrance of the applicable Cross-collateralized Mortgage and related Loan
Documents shall be reduced to zero (the amount by which such Allocated Loan
Amount is reduced being referred to as the “Released Allocated Amount”),
and each other Allocated Loan Amount shall be decreased by an amount equal to
the product of (i) the excess of (A) the Release Price over (B) the
Released Allocated Amount and (ii) a fraction, the numerator of which is
the applicable Allocated Loan Amount (prior to the adjustment in question) and
the denominator of which is the aggregate of all of the Allocated Loan Amounts
other than the Allocated Loan Amount applicable to the Cross-collateralized
Property for which the Release Price was paid, or (b) Net Proceeds, the
Allocated Loan Amount for the Cross-collateralized Property with respect to
which the Net Proceeds were received shall be reduced to zero (the amount by
which such Allocated Loan Amount is reduced being referred to as the “Foreclosed
Allocated Amount”) and each other Allocated Loan Amount shall (A) if
the Net Proceeds exceed the Foreclosed Allocated Amount (such excess being
referred to as the “Surplus Net Proceeds”), be decreased by an amount
equal to the product of (i) the Surplus Net Proceeds and (ii) a
fraction, the numerator of which is the applicable Allocated Loan Amount (prior
to the adjustment in question) and the denominator of which is the aggregate of
all of the Allocated Loan Amounts (prior to the adjustment in question) other
than the Allocated Loan Amount applicable to the Cross-collateralized Property
with respect to which the Net Proceeds were received (such fraction being
referred to as the “Net Proceeds Adjustment Fraction”), (B) if the
Foreclosed Allocated Amount exceeds the Net Proceeds (such excess being
referred to as the “Net Proceeds Deficiency”), be increased by an amount
equal to the product of (i) the Net Proceeds Deficiency and (ii) the
Net Proceeds Adjustment Fraction, or (C) if the Net Proceeds equal the
Foreclosed Allocated Amount, remain unadjusted, or (c) Loss Proceeds or
partial prepayments made in accordance with Section 15.01 hereof, the
Allocated Loan Amount for the Cross-collateralized Property with respect to
which the Loss Proceeds or partial prepayments were received shall be decreased
by an amount equal to the sum of (i) with respect to Loss Proceeds, Loss
Proceeds which are applied towards the reduction of the Principal Amount as set
forth in Article III hereof, if any, and (ii) with respect to partial
prepayments, the amount of any such partial prepayment which is applied towards
the reduction of the Principal Amount in accordance with the provisions of the
Note, if any, but in no event shall the Allocated Loan Amount for the
Cross-collateralized Property with respect to which the Loss Proceeds or
partial prepayments were received be reduced to an amount less than zero (the
amount by which such Allocated Loan Amount is reduced being referred to as the “Loss
Proceeds or Prepayment Allocated Amount”) and each other Allocated Loan
Amount shall be decreased by an amount equal to the product of (i) the
excess of (A) the Loss Proceeds or such partial prepayments over (B) the
Loss Proceeds or Prepayment Allocated Amount, and (ii) a fraction, the
numerator of which is the applicable Allocated Loan Amount (prior to the
adjustment in question) and the denominator of which is the aggregate of all of
the Allocated Loan Amounts (prior to the adjustment in question) other than the
Allocated Loan Amount applicable to the Cross-collateralized Property to which
such Loss Proceeds or partial prepayments were applied.

 

10

 

“Annual
Budget” shall mean an annual budget submitted by Borrower to Lender in
accordance with the terms of Section 2.09 hereof.

 

“Appraisal”
shall mean the appraisal of the Property and all supplemental reports or
updates thereto previously delivered to Lender in connection with the Loan as
set forth in the Receipt and Closing Certificate delivered to Lender by
Borrower on the Closing Date.

 

“Appraiser”
shall mean the Person who prepared the Appraisal.

 

“Approved
Annual Budget” shall mean each Annual Budget approved by Lender in
accordance with the terms hereof.

 

“Approved
Manager Standard” shall mean the standard of business operations, practices
and procedures customarily employed by entities having a senior executive with
at least five (5) years’ experience in the management of full service
luxury or full service upscale hotel properties which manage not less than five
(5) full service luxury or full service upscale hotel properties having
2,000 hotel rooms in the aggregate, including, without limitation, certain full
service luxury or full service upscale hotel properties which contain more than
250 hotel rooms.

 

“Architect”
shall have the meaning set forth in Section 3.04(b)(i) hereof.

 

“Assignment”
shall mean the Assignment of Leases and Rents and Security Deposits of even
date herewith relating to the Property given by Borrower to Lender, as the same
may be modified, amended or supplemented from time to time.

 

“Bank”
shall mean the bank, trust company, savings and loan association or savings
bank designated by Lender, in its sole and absolute discretion, in which the
Central Account shall be located.

 

“Bankruptcy
Code” shall mean 11 U.S.C. §101 et seq., as amended from time to time.

 

“Basic
Carrying Costs” shall mean the sum of the following costs associated with
the Property:  (a) Impositions and (b) insurance
premiums.

 

“Basic
Carrying Costs Escrow Account” shall mean the Escrow Account maintained
pursuant to Section 5.06 hereof.

 

“Basic
Carrying Costs Monthly Installment” shall mean Lender’s estimate of
one-twelfth (1/12th) of the annual amount for Basic Carrying Costs or with
respect to insurance premiums financed in accordance with the terms of this
Security Instrument an amount equal to the next installment of the insurance
premiums then due.  “Basic Carrying Costs
Monthly Installment” shall also include, if required by Lender, a sum of money
which, together with such monthly installments, will be sufficient to make the
payment of each such Basic Carrying Cost at least thirty (30) days prior to the
date initially due.  Should such Basic
Carrying Costs not be ascertainable at the time any monthly deposit is required
to be made, the Basic Carrying Costs Monthly Installment shall be determined by
Lender in its reasonable discretion on the basis of the aggregate Basic
Carrying Costs for the prior Fiscal Year or month or the prior payment

 

11

 

period for
such cost.  As soon as the Basic Carrying
Costs are fixed for the then current Fiscal Year, month or period, the next
ensuing Basic Carrying Costs Monthly Installment shall be adjusted to reflect
any deficiency or surplus in prior monthly payments.  If at any time during the term of the Loan
Lender determines that there will be insufficient funds in the Basic Carrying
Costs Escrow Account to make payments when they become due and payable, Lender
shall have the right to adjust the Basic Carrying Costs Monthly Installment
such that there will be sufficient funds to make such payments.

 

“Basic
Carrying Costs Sub-Account” shall mean the Sub-Account of the Central
Account established pursuant to Section 5.02 into which the Basic Carrying
Costs Monthly Installments shall be deposited.

 

“Borrower”
shall mean Borrower named herein and any successor to the obligations of
Borrower.

 

“Business
Day” shall mean any day other than (a) a Saturday or Sunday, or (b) a
day on which banking and savings and loan institutions in the State of New York
or the State of North Carolina are authorized or obligated by law or executive
order to be closed, or at any time during which the Loan is an asset of a
Securitization, the cities, states and/or commonwealths used in the comparable
definition of “Business Day” in the Securitization documents.

 

“Capex Cash Trap Period” shall mean
each Interest Accrual Period (x) during the first (1st) Loan Year, until an amount
equal to $5,000,000 has been deposited into the Capex Trap Sub-Account (the “First
Loan Year Capex Deposit”), (y) during the second (2nd) Loan Year sums shall
be deposited into the Capex Trap Sub-Account (the “Second Loan Year Capex
Deposit”) such that together with the First Loan Year Capex Deposit an
aggregate $6,000,000 (without deduction for any amounts expended from the Capex
Trap Sub-Account) has been deposited into the Capex Trap Sub-Account, and (z)
during the third (3rd) Loan Year sums shall be deposited into the Capex Trap
Sub-Account (the “Third Loan Year Capex Deposit”) such that together
with the First Loan Year Capex Deposit and the Second Loan Year Capex Deposit,
an aggregate $7,000,000 (without deduction for any amounts expended from the
Capex Trap Sub-Account) has been deposited into the Capex Trap
Sub-Account.  Subsequent to the
commencement of the fourth (4th) Loan Year, there shall be no Capex Cash Trap
Period.

 

“Capex Trap
Escrow Account” shall mean the Escrow Account maintained pursuant to Section 5.15
hereof relating to the payment of approved Replacement Expenditures.

 

“Capex Trap
Sub-Account” shall mean the Sub-Account of the Central Account established
pursuant to Section 5.02 hereof into which excess cash flow shall be
deposited pursuant to Section 5.05 hereof.

 

“Capital
Expenditures” shall mean for any period, the amount expended for items
capitalized under GAAP including expenditures for building improvements or
major repairs, leasing commissions and tenant improvements.

 

12

 

“Cash
Expenses” shall mean for any period, the operating expenses for the
Property as set forth in an Approved Annual Budget to the extent that such
expenses are actually incurred by Borrower minus payments into the Basic
Carrying Costs Sub-Account, the Debt Service Payment Sub-Account, the SAOT
Sub-Account and the Recurring Replacement Reserve Sub-Account.

 

“Central
Account” shall mean an Eligible Account, maintained at the Bank, in the
name of Lender or its successors or assigns (as secured party).

 

“Class A
Margin” shall have the meaning set forth in the Note.

 

“Class A
Portion” shall have the meaning set forth in the Note.

 

“Class A
Rate” shall have the meaning set forth in the Note.

 

“Class B
Margin” shall have the meaning set forth in the Note.

 

“Class B
Portion” shall have the meaning set forth in the Note.

 

“Class B
Rate” shall have the meaning set forth in the Note.

 

“Closing Date” shall mean the date of
the Note.

 

“Code”
shall mean the Internal Revenue Code of 1986, as amended and as it may be
further amended from time to time, any successor statutes thereto, and
applicable U.S. Department of Treasury regulations promulgated thereunder.

 

“Condemnation
Proceeds” shall mean all of the proceeds in respect of any Taking or
purchase in lieu thereof.

 

“Condominium
Board” shall have the meaning set forth in Section 3.02(e) hereof.

 

“Condominium
Documents” shall have the meaning set forth in Section 3.02(e) hereof.

 

“Contest”
shall have the meaning set forth in Section 18.32 hereof.

 

“Contractual
Obligation” shall mean, as to any Person, any provision of any security
issued by such Person or of any agreement, instrument or undertaking to which
such Person is a party or by which it or any of the property owned by it is
bound.

 

“Control”
means, when used with respect to any specific Person, the possession, directly
or indirectly, of the power to direct or cause the direction of the management
and policies of such Person whether through ownership of voting securities,
beneficial interests, by contract or otherwise. 
The definition is to be construed to apply equally to variations of the
word “Control” including “Controlled,” “Controlling” or “Controlled by.”

 

“Counterparty”
shall have the meaning set forth in Section 5.10 hereof.

 

13

 

“CPI”
shall mean “The Consumer Price Index (New Series) (Base Period 1982-84=100)
(all items for all urban consumers)” issued by the Bureau of Labor Statistics
of the United States Department of Labor (the “Bureau”).  If the CPI ceases to use the 1982-84 average
equaling 100 as the basis of calculation, or if a change is made in the term,
components or number of items contained in said index, or if the index is
altered, modified, converted or revised in any other way, then the index shall
be adjusted to the figure that would have been arrived at had the change in the
manner of computing the index in effect at the date of this Security Instrument
not been made.  If at any time during the
term of this Security Instrument the CPI shall no longer be published by the
Bureau, then any comparable index issued by the Bureau or similar agency of the
United States issuing similar indices shall be used in lieu of the CPI.

 

“Credit
Card Company” shall have the meaning set forth in Section 5.01 hereof.

 

“Credit
Card Payment Direction Letter” shall have the meaning set forth in Section 5.01
hereof.

 

“Cross-collateralized Borrowers” shall
mean each Person which has executed the Note or the Guaranteed Note.

 

“Cross-collateralized Mortgage” shall
mean each mortgage, deed of trust, deed to secure debt, security agreement,
assignment of rents and fixture filing as originally executed or as same may
hereafter from time to time be supplemented, amended, modified or extended by
one or more indentures supplemental thereto granted by a Cross-collateralized
Borrower to Lender as security for the Note and the Guaranteed Note.

 

“Cross-collateralized Property” shall
mean each parcel or parcels of real property encumbered by a
Cross-collateralized Mortgage as identified on Exhibit F attached hereto
and made a part hereof; provided, however, at such time, if any, that a
Cross-collateralized Mortgage is released by Lender, the property which was
encumbered by such Cross-collateralized Property shall no longer constitute a
Cross-collateralized Property.

 

“Curtailment
Reserve Escrow Account” shall mean the Escrow Account maintained pursuant
to Section 5.11 hereof into which sums shall be deposited during an
O&M Operative Period.

 

“Curtailment
Reserve Sub-Account” shall mean the Sub-Account of the Central Account
established pursuant to Section 5.02 hereof.

 

“Debt”
shall have the meaning set forth in the Recitals hereto.

 

“Debt
Service” shall mean the amount of interest and principal payments due and
payable in accordance with the Note during an applicable period.

 

“Debt
Service Coverage” shall mean the quotient obtained by dividing the Adjusted
Net Cash Flow by the product of (a) the then outstanding balance of (i) the
Loan plus (ii) any subordinate or mezzanine financing, including without
limitation the Mez Loan, then affecting or related to the Property or any
interest therein excluding any financings of any Person who is not

 

14

 

a Cross-collateralized
Borrower or a borrower under the Mezzanine Loan but including (determined as of
the applicable date the calculation of Debt Service Coverage is required or
requested hereunder) multiplied by (b) 8.68%.

 

“Debt
Service Payment Sub-Account” shall mean the Sub-Account of the Central
Account established pursuant to Section 5.02 hereof into which the
Required Debt Service Payment shall be deposited.

 

“Debt Yield”
means the Adjusted Net Cash Flow divided by the sum of (a) the unpaid
Principal Amount of the Loan and (b) the outstanding principal balance of
any subordinate or mezzanine financing, including without limitation the Mez
Loan, then affecting or related to the Property or any interest therein
excluding any financings of any Person who is not a Cross-collateralized
Borrower or a borrower under the Mezzanine Loan (determined as of the date of
the calculation of Debt Yield as required or requested hereunder).

 

“Default”
shall mean any Event of Default or event which would constitute an Event of
Default if all requirements in connection therewith for the giving of notice,
the lapse of time, and the happening of any further condition, event or act,
had been satisfied.

 

“Default
Rate” shall mean the lesser of (a) the highest rate allowable at law
and (b) (i) five percent (5%) above the Class A Rate with
respect to the Class A Portion and (ii) five percent (5%) above the Class B
Rate with respect to the Class B Portion.

 

“Default
Rate Interest” shall mean, to the extent the Default Rate becomes applicable,
interest in excess of the interest which would have accrued on (a) the Principal
Amount and (b) any accrued but unpaid interest, if the Default Rate was
not applicable.

 

“Development
Laws” shall mean all applicable subdivision, zoning, environmental
protection, wetlands protection, or land use laws or ordinances, and any and
all applicable rules and regulations of any Governmental Authority
promulgated thereunder or related thereto.

 

“Dollar”
and the sign “$” shall mean lawful money of the United States of America.

 

“Eligible
Account” shall mean a segregated account which is either (a) an
account or accounts maintained with a federal or state chartered depository
institution or trust company the long term unsecured debt obligations of which
are rated by each of the Rating Agencies (or, if not rated by Fitch, Inc.
(“Fitch”), otherwise acceptable to Fitch, as confirmed in writing that
such account would not, in and of itself, result in a downgrade, qualification
or withdrawal of the then current ratings assigned to any certificates issued
in connection with a Securitization) in its highest rating category at all
times (or, in the case of the Basic Carrying Costs Escrow Account, the long
term unsecured debt obligations of which are rated at least “AA” (or its
equivalent)) by each of the Rating Agencies (or, if not rated by Fitch,
otherwise acceptable to Fitch, as confirmed in writing that such account would
not, in and of itself, result in a downgrade, qualification or withdrawal of
the then current ratings assigned to any certificates issued in connection with
a Securitization) or, if the funds in such account are to be held in such
account for less than thirty (30) days, the short term obligations of which are
rated by each of the Rating

 

15

 

Agencies (or,
if not rated by Fitch, otherwise acceptable to Fitch, as confirmed in writing
that such account would not, in and of itself, result in a downgrade,
qualification or withdrawal of the then current ratings assigned to any
certificates issued in connection with a Securitization) in its highest rating
category at all times or (b) a segregated trust account or accounts
maintained with a federal or state chartered depository institution or trust
company acting in its fiduciary capacity which, in the case of a state
chartered depository institution is subject to regulations substantially
similar to 12 C.F.R. § 9.10(b), having in either case a combined capital
and surplus of at least $100,000,000 and subject to supervision or examination
by federal and state authority, or otherwise acceptable (as evidenced by a
written confirmation from each Rating Agency that such account would not, in
and of itself, cause a downgrade, qualification or withdrawal of the then current
ratings assigned to any certificates issued in connection with a
Securitization) to each Rating Agency, which may be an account maintained by
Lender or its agents.  Eligible Accounts
may bear interest.  The title of each
Eligible Account shall indicate that the funds held therein are held in trust
for the uses and purposes set forth herein.

 

“Engineer”
shall have the meaning set forth in Section 3.04(b)(i) hereof.

 

“Engineering
Escrow Account” shall mean an Escrow Account established and maintained
pursuant to Section 5.12 hereof relating to payments for any Required
Engineering Work.

 

“Environmental
Problem” shall mean any of the following:

 

(a)                                  the
presence of any Hazardous Material on, in, under, or above all or any portion
of the Property;

 

(b)                                 the
release or threatened release of any Hazardous Material from or onto the
Property;

 

(c)                                  the
violation or threatened violation of any Environmental Statute with respect to
the Property; or

 

(d)                                 the
failure to obtain or to abide by the terms or conditions of any permit or
approval required under any Environmental Statute with respect to the Property.

 

A condition
described above shall be an Environmental Problem regardless of whether or not
any Governmental Authority has taken any action in connection with the
condition and regardless of whether that condition was in existence on or
before the date hereof.

 

“Environmental
Report” shall mean the environmental audit report for the Property and any
supplements or updates thereto, previously delivered to Lender in connection
with the Loan.

 

“Environmental
Statute” shall mean any federal, state or local statute, ordinance, rule or
regulation, any judicial or administrative order (whether or not on consent) or
judgment applicable to Borrower or the Property including, without limitation,
any judgment or settlement based on common law theories, and any provisions or
condition of any permit, license or other authorization binding on Borrower
relating to (a) the protection of the environment, the safety

 

16

 

and health of
persons (including employees) or the public welfare from actual or potential
exposure (or effects of exposure) to any actual or potential release,
discharge, disposal or emission (whether past or present) of any Hazardous
Materials or (b) the manufacture, processing, distribution, use,
treatment, storage, disposal, transport or handling of any Hazardous Materials,
including, but not limited to, the Comprehensive Environmental Response,
Compensation and Liability Act of 1980 (“CERCLA”), as amended by the
Superfund Amendments and Reauthorization Act of 1986, 42 U.S.C. §9601 et
seq., the Solid Waste Disposal Act, as amended by the Resource
Conservation and Recovery Act of 1976, as amended by the Solid and Hazardous
Waste Amendments of 1984, 42 U.S.C. §6901 et  seq., the Federal
Water Pollution Control Act, as amended by the Clean Water Act of 1977, 33
U.S.C. §1251 et  seq., the Toxic Substances Control Act of 1976,
15 U.S.C. §2601 et  seq., the Emergency Planning and Community
Right-to-Know Act of 1986, 42 U.S.C. §1101 et  seq., the Clean Air
Act of 1966, as amended, 42 U.S.C. §7401 et  seq., the National
Environmental Policy Act of 1975, 42 U.S.C. §4321, the Rivers and Harbors Act
of 1899, 33 U.S.C. §401 et  seq., the Endangered Species Act of
1973, as amended, 16 U.S.C. §1531 et  seq., the Occupational
Safety and Health Act of 1970, as amended, 29 U.S.C. §651 et  seq.,
and the Safe Drinking Water Act of 1974, as amended, 42 U.S.C. §300(f) et
seq., and all rules, regulations and guidance documents promulgated or
published thereunder.

 

“Equipment”
shall have the meaning set forth in granting clause (d) of this Security
Instrument.

 

“ERISA”
shall mean the Employee Retirement Income Security Act of 1974, as amended and
as may be further amended from time to time, and any successor statutes
thereto, and the regulations promulgated thereunder.

 

“ERISA
Affiliate” shall mean any corporation or trade or business that is a member
of any group of organizations (a) described in Section 414(b) or
(c) of the Code of which Borrower or Guarantor is a member and (b) solely
for purposes of potential liability under Section 302(c)(11) of ERISA and Section 412(c)(11)
of the Code and the lien created under Section 302(f) of ERISA and Section 412(n)
of the Code, described in Section 414(m) or (o) of the Code of which
Borrower or Guarantor is a member.

 

“Escrow
Account” shall mean each of the Engineering Escrow Account, the Basic
Carrying Costs Escrow Account, the SAOT Escrow Account, the Recurring
Replacement Reserve Escrow Account, the Mez Payment Escrow Account, the
Operation and Maintenance Expense Escrow Account, the Curtailment Reserve
Escrow Account and the Capex Trap Escrow Account, each of which shall be an
Eligible Account or book entry sub-account of an Eligible Account.

 

“Event of
Default” shall have the meaning set forth in Section 13.01 hereof.

 

“Extraordinary Expense” shall mean (a) a
material extraordinary operating expense or capital expense not set forth in
the Approved Annual Budget or allotted for in the Recurring Replacement Reserve
Sub-Account and (b) the excess of Operating Expenses over those set forth
in the Approved Annual Budget for Interest Accrual Periods prior to the
Interest Accrual Period

 

17

 

in which such
determination is being made resulting from revenues which have increased over
those set forth in the Approved Annual Budget for which, with respect to items
set forth in this clause (b) no Lender approval is required.

 

“Exit Fee” shall have the meaning set
forth in Section 15.02 hereof.

 

“Fee
Mortgage”  shall mean any mortgage,
deed of trust, deed to secure debt or indenture of mortgage or deed of trust
now or hereafter placed upon the fee title to the Premises covered by the
Ground Lease.

 

“First
Interest Accrual Period” shall have the meaning set forth in the Note.

 

“Fiscal
Year” shall mean the twelve (12) month period commencing on January 1
and ending on December 31 during each year of the term of this Security
Instrument, or such other fiscal year of Borrower as Borrower may select from
time to time with the prior written consent of Lender, which consent shall not
be unreasonably withheld.

 

“Fixtures”
shall have the meaning set forth in granting clause (d) of this Security
Instrument.

 

“Food and
Beverage Lessee/Operators” shall have the meaning set forth on Exhibit I attached hereto and made a
part hereof.

 

“GAAP”
shall mean generally accepted accounting principles in the United States of
America, as of the date of the applicable financial report, consistently
applied.

 

“General
Partner” shall mean, if Borrower or an SPE Pledgor is a partnership, each
general partner of Borrower or SPE Pledgor, as applicable, and, if Borrower or
an SPE Pledgor is a limited liability company, each managing member of Borrower
or SPE Pledgor and in each case, if applicable, each general partner or
managing member of such general partner or managing member.  In the event that Borrower, an SPE Pledgor or
any General Partner is a single member limited liability company, the term “General
Partner” shall include such single member.

 

“Governmental
Authority” shall mean, with respect to any Person, any federal or State
government or other political subdivision thereof and any entity, including any
regulatory or administrative authority or court, exercising executive,
legislative, judicial, regulatory or administrative or quasi-administrative
functions of or pertaining to government, and any arbitration board or
tribunal, in each case having jurisdiction over such applicable Person or such
Person’s property and any stock exchange on which shares of capital stock of
such Person are listed or admitted for trading.

 

“Ground
Lease”  shall mean the lease or
leases of, or other interest in, the Hudson Leasehold Premises more
particularly described on Exhibit K
hereto, together with all exhibits and renewals, modifications and extensions
thereto.

 

18

 

“Ground
Lessor” shall mean the Person which holds the interest of lessor under the
Ground Lease.

 

“Guaranteed
Loan Borrower” shall mean shall mean Beach Hotel Associates LLC, a Delaware
limited liability company.

 

“Guaranteed
Loan” shall have the meaning set forth in the Recitals hereto.

 

“Guaranteed
Note” shall have the meaning set forth in the Recitals hereto.

 

“Guarantor”
shall mean Morgans Hotel Group LLC, a Delaware limited liability company, and
each SPE Pledgor.

 

“Hazardous
Material” shall mean any flammable, explosive or radioactive materials,
hazardous materials or wastes, hazardous or toxic substances, pollutants or
related materials, asbestos or any material containing asbestos, molds, spores
and fungus which may pose a risk to human health or the environment or any
other substance or material as defined in or regulated by any Environmental
Statutes.

 

“Hudson Hotel” shall mean that certain
hotel property located at 356 West 58th Street, New York, New York.

 

“Hudson
Premises” shall have the meaning set forth in the Recitals hereof.

 

“Impositions”
shall mean all taxes (including, without limitation, all real estate, ad
valorem, assessments (including, without limitation, all assessments for public
improvements or benefits, whether or not commenced or completed prior to the
date hereof and whether or not commenced or completed within the term of this
Security Instrument), ground rents, condominium common charges, excises,
levies, fees (including, without limitation, license, permit, inspection,
authorization and similar fees), and all other governmental charges, in each
case whether general or special, ordinary or extraordinary, or foreseen or
unforeseen, of every character in respect of the Property and/or any Rent
(including all interest and penalties thereon), which at any time prior to,
during or in respect of the term hereof may be assessed or imposed on or in
respect of or be a lien upon (a) Borrower (including, without limitation,
all franchise, single business or other taxes imposed on Borrower for the
privilege of doing business in the jurisdiction in which the Property or any
other collateral delivered or pledged to Lender in connection with the Loan is
located) or Lender or (b) the Property or any part thereof or any Rents
therefrom or any estate, right, title or interest therein.  Impositions shall not include any taxes
imposed on Lender’s income and franchise taxes imposed on Lender by the law or
regulation of any Governmental Authority.

 

“Improvements”
shall have the meaning set forth in granting clause (b) of this Security
Instrument.

 

“Indemnified
Parties” shall have the meaning set forth in Section 12.01 hereof.

 

19

 

“Independent”
shall mean, when used with respect to any Person, a Person who (a) is in
fact independent, (b) does not have any direct financial interest or any
material indirect financial interest in Borrower, or in any Affiliate of
Borrower or any constituent partner, shareholder, member or beneficiary of
Borrower, (c) is not connected with Borrower or any Affiliate of Borrower
or any constituent partner, shareholder, member or beneficiary of Borrower as
an officer, employee, promoter, underwriter, trustee, partner, director or
person performing similar functions and (d) is not a member of the
immediate family of a Person defined in (b) or (c) above.  Whenever it is herein provided that any
Independent Person’s opinion or certificate shall be provided, such opinion or
certificate shall state that the Person executing the same has read this
definition and is Independent within the meaning hereof.

 

“Independent Director” shall have the
meaning set forth in Section 2.02(g)(xvi) hereof.

 

“Initial Allocated Loan Amount” shall
mean the portion of the Loan Amount allocated to each Cross-collateralized
Property as set forth on Exhibit F annexed hereto and made a part hereof.

 

“Initial
Engineering Deposit” shall equal the amount set forth on Exhibit B attached hereto and made a
part hereof.

 

“Institutional
Lender” shall mean any of the following Persons:  (a) any bank, savings and loan
association, savings institution, trust company or national banking
association, acting for its own account or in a fiduciary capacity, (b) any
charitable foundation, (c) any insurance company or pension and/or annuity
company, (d) any fraternal benefit society, (e) any pension,
retirement or profit sharing trust or fund within the meaning of Title I
of ERISA or for which any bank, trust company, national banking association or
investment adviser registered under the Investment Advisers Act of 1940, as
amended, is acting as trustee or agent, (f) any investment company or
business development company, as defined in the Investment Company Act of 1940,
as amended, (g) any small business investment company licensed under the
Small Business Investment Act of 1958, as amended, (h) any broker or
dealer registered under the Securities Exchange Act of 1934, as amended, or any
investment adviser registered under the Investment Adviser Act of 1940, as
amended, (i) any government, any public employees’ pension or retirement
system, or any other government agency supervising the investment of public
funds, or (j) any other entity all of the equity owners of which are
Institutional Lenders; provided that each of said Persons shall have net assets
in excess of $1,000,000,000 and a net worth in excess of $500,000,000, be in
the business of making commercial mortgage loans, secured by properties of like
type, size and value as the Property and have a long term credit rating which
is not less than “BBB-” (or its equivalent) from each Rating Agency.

 

“Insurance
Proceeds” shall mean all of the proceeds received under the insurance
policies required to be maintained by Borrower pursuant to Article III
hereof.

 

“Insurance
Requirements” shall mean all terms of any insurance policy required by this
Security Instrument, all requirements of the issuer of any such policy, and all
regulations and then current standards applicable to or affecting the Property
or any use or condition thereof,

 

20

 

which may, at
any time, be recommended by the Board of Fire Underwriters, if any, having
jurisdiction over the Property, or such other Person exercising similar
functions.

 

“Interest
Accrual Period” shall have the meaning set forth in the Note.

 

“Interest
Shortfall” shall mean any shortfall in the amount of interest required to
be paid with respect to the Loan Amount on any Payment Date.

 

“Inventory”
shall have the meaning as such term is defined in the Uniform Commercial Code
applicable in the State in which the Property is located, including, without
limitation, provisions in storerooms, refrigerators, pantries and kitchens,
beverages in wine cellars and bars, other merchandise for sale, fuel,
mechanical supplies, stationery and other supplies and similar items, as defined
in the Uniform System of Accounts.

 

“IPO”
shall mean a bona fide initial public offering of stock in a corporation (the “Public
Company”) formed under the laws of a state of the United States of America (a) which
is listed on a national stock exchange or quoted on the NASDAQ Stock Market, (b) the
underwriter of which is one or more nationally recognized investment banks, (c) the
assets of which include all of the Cross-collateralized Properties (unless one
of the Cross-collateralized Properties is released pursuant to the terms
hereof), (d) with respect to which (i) no one Person or group of
Affiliated Persons purchases in the initial public offering more than twenty
percent (20%) of the Public Company (whether directly or indirectly or through
an Affiliate and/or family members) and (ii) W. Edward Scheetz or David
Hamamoto remain actively involved in the management of the operations of
Borrower, having the title and responsibilities of a chief executive officer,
president and/or chief financial officer and a seat on the board of directors
of the Public Company and (e) which raises not less than $50,000,000.

 

“Late
Charge” shall have the meaning set forth in Section 13.09 hereof.

 

“Leases”
shall have the meaning set forth in granting clause (f) of this Security
Instrument.

 

“Legal
Requirement” shall mean as to any Person, the certificate of incorporation,
by-laws, certificate of limited partnership, agreement of limited partnership
or other organization or governing documents of such Person, and any law, statute,
order, ordinance, judgement, decree, injunction, treaty, rule or
regulation (including, without limitation, Environmental Statutes, Development
Laws and Use Requirements) or determination of an arbitrator or a court or
other Governmental Authority and all covenants, agreements, restrictions and
encumbrances contained in any instruments, in each case applicable to or
binding upon such Person or any of its property or to which such Person or any
of its property is subject.

 

“Lender”
shall mean the Lender named herein and its successors or assigns.

 

“LIBOR
Margin” shall mean the Class A Margin with respect to the Class A
Portion and the Class B Margin with respect to the Class B Portion.

 

“LIBOR Rate”
shall have the meaning set forth in the Note.

 

21

 

“Loan” shall have the meaning set
forth in the Recitals hereto.

 

“Loan Amount” shall have the meaning
set forth in the Recitals hereto.

 

“Loan
Documents” shall mean this Security Instrument, the Note, the Assignment,
and any and all other agreements, instruments, certificates or documents executed
and delivered by Borrower, any of the Cross-collateralized Borrowers or any
Affiliate of Borrower in connection with the Loan, together with any
supplements, amendments, modifications or extensions thereof.

 

“Loan Year”
shall mean each 365 day period (or 366 day period if the month of February in
a leap year is included) commencing on the first day of the month following the
Closing Date (provided, however, that the first Loan Year shall also include
the period from the Closing Date to the end of the month in which the Closing
Date occurs).

 

“Loss
Proceeds” shall mean, collectively, all Insurance Proceeds and all
Condemnation Proceeds.

 

“Major
Contracts” shall mean all Space Leases in excess of 2,000 square feet, and
all Leases, consulting agreements, joint venture agreements or other contracts
between Borrower and a third party operator (including joint ventures in which
Borrower has an interest) relating to food and beverage operations at the
Property.

 

“Major
Space Lease” shall mean any Space Lease of a tenant or Affiliate of such
tenant where such tenant or such Affiliate leases, in the aggregate, five
percent (5%) or more of the Total GLA.

 

“Management
Agreement” shall have the meaning set forth in Section 7.02(e) hereof.

 

“Manager”
shall mean Morgans Hotel Group Management LLC, a Delaware limited liability
company or any other Person which manages the Property on behalf of Borrower.

 

“Manager
Certification” shall have the meaning set forth in Section 2.09(d) hereof.

 

“Manager
Control Notice” shall have the meaning set forth in Section 7.02(e) hereof.

 

“Material
Adverse Effect” shall mean any event or condition that has a material
adverse effect on (a) the Property, (b) the business, profits,
management, operations or condition (financial or otherwise) of Borrower, (c) the
enforceability, validity, perfection or priority of the lien of any Loan
Document or (d) the ability of Borrower to perform any obligations under
any Loan Document.

 

“Maturity”,
when used with respect to the Note, shall mean the Maturity Date set forth in
the Note or such other date pursuant to the Note on which the final payment of
principal, and premium, if any, on the Note becomes due and payable as therein
or herein provided, whether at Stated Maturity or by declaration of
acceleration, or otherwise.

 

22

 

“Maturity
Date” shall mean the Maturity Date set forth in the Note, as the same may
be extended from time to time pursuant to the terms of the Note.

 

“Mez Loan”
shall mean certain mezzanine loans from Wachovia Bank, National Association to MMRDH
Senior Mezz Holding Company LLC, a Delaware limited liability company, MMRDH
Intermediate Mezz Holding Company LLC, a Delaware limited liability company, and
MMRDH Junior Mezz Holding Company LLC, a Delaware limited liability company, evidenced
by certain promissory notes of even date herewith in the aggregate original
principal sum of $106,250,000.00 which are secured by first priority pledges of
the direct or indirect ownership interest of such Persons in Borrower.

 

“Mez
Payment Escrow Account” shall mean the Escrow Account maintained pursuant
to Section 5.14 hereof.

 

“Mez
Payment Amount” shall mean, as of any Payment Date, the amount of principal
and interest then due and payable pursuant to the terms of the Mez Loan.

 

“Mez
Payment Sub-Account” shall mean the Sub-Account of the Central Account
established pursuant to Section 5.02 hereof into which the Mez Payment Amount
shall be deposited.

 

“Morgans
Premises” shall have the meaning set forth in the Recitals hereof.

 

“Multiemployer
Plan” shall mean a multiemployer plan defined as such in Section 3(37)
of ERISA to which contributions have been, or were required to have been, made
by Borrower, Guarantor or any ERISA Affiliate.

 

“Net
Capital Expenditures” shall mean for any period the amount by which Capital
Expenditures during such period exceeds reimbursements for such items during
such period from the Engineering Escrow Account or any other Account established
pursuant to the Loan Documents.

 

“Net
Operating Income” shall mean in each Fiscal Year or portion thereof during
the term hereof, Operating Income less Operating Expenses.

 

“Net
Proceeds” shall mean the excess of (a)(i) the purchase price (at
foreclosure or otherwise) actually received by Lender with respect to the
Property as a result of the exercise by Lender of its rights, powers,
privileges and other remedies after the occurrence of an Event of Default, or (ii) in
the event that Lender (or Lender’s nominee) is the purchaser at foreclosure by
credit bid, then the amount of such credit bid, in either case, over (b) all
costs and expenses, including, without limitation, all attorneys’ fees and  disbursements and any brokerage fees, if
applicable, incurred by Lender in connection with the exercise of such remedies,
including the sale of such Property after a foreclosure against the Property.

 

“New Lease”
shall have the meaning set forth in Section 2.05 hereof.

 

“Note”
shall have the meaning set forth in the Recitals hereto.

 

23

 

“O&M
Deposit” shall have the meaning set forth in Section 5.11 hereof.

 

“O&M
Operative Period” shall mean the period of time commencing upon the
determination by Lender that the Debt Service Coverage  (tested quarterly except during the
continuance of an O&M Operative Period, in which event the Debt Service
Coverage shall be tested monthly and shall be calculated based upon information
contained in the reports furnished to Lender pursuant to Section 2.09
hereof) is less than the Debt Service Coverage set forth on Exhibit H attached hereto and made a
part hereof and terminating on the Payment Date next succeeding the date upon
which Lender determines that the Debt Service Coverage for two (2) consecutive
calendar quarters is equal to or greater than the Debt Service Coverage set
forth on Exhibit H.  In determining whether an O&M Operative
Period exists, the calculation of Debt Service Coverage shall be made assuming
the Principal Amount was prepaid in an amount equal to the O&M Deposit.

 

“O&M
Program” shall have the meaning set forth in Section 16.03 hereof.

 

“OFAC List”
means the list of specially designated nationals and blocked persons subject to
financial sanctions that is maintained by the U.S. Treasury Department, Office
of Foreign Assets Control and accessible through the internet website www.treas.gov/ofac/t11sdn.pdf.

 

“Officer’s
Certificate” shall mean a certificate delivered to Lender by Borrower which
is signed on behalf of Borrower by an authorized representative of Borrower
which states that the items set forth in such certificate are true, accurate
and complete in all respects.

 

“Operating
Expenses” shall mean, in each Fiscal Year or portion thereof during the
term hereof, all expenses directly attributable to the operation, repair and/or
maintenance of the Property including, without limitation, (a) Impositions,
(b) insurance premiums, (c) management fees, whether or not actually
paid, equal to the greater of the actual management fees and four percent (4%) of
total revenues of the Property, (d) costs attributable to the operation,
repair and maintenance of the systems for heating, ventilating and air
conditioning the Improvements and actually paid for by Borrower, and (e) with
respect to the bar premises at the Hudson Hotel only and the food and beverage
premises at the Royalton Hotel only, consulting fees which are to be paid to
third party consultants that are not Affiliates of Borrower, any SPE Pledgor,
Manager or Guarantor and are employed by Manager, 58th Street Bar
Company LLC and/or 43rd Restaurant LLC and which are actually paid over
to such consultants.  Operating Expenses
shall not include interest, principal and premium, if any, due under the Note
or otherwise in connection with the Debt, income taxes, extraordinary capital
improvement costs, any non-cash charge or expense such as depreciation or
amortization or any item of expense otherwise includable in Operating Expenses
which is paid directly by any tenant except real estate taxes paid directly to
any taxing authority by any tenant.

 

“Operating
Income” shall mean, in each Fiscal Year or portion thereof during the term
hereof, all revenue derived by Borrower arising from the Property including,
without limitation, room revenues, vending machines revenues, beverage
revenues, food revenues, Borrower’s pro rata share of net profits of Food and
Beverage Lessee/Operators, and packaging revenues, rental revenues (whether
denominated as basic rent, additional rent, escalation payments, electrical

 

24

 

payments or
otherwise) and other fees and charges payable pursuant to Leases or otherwise
in connection with the Property, and business interruption, rent or other
similar insurance proceeds.  Operating
Income shall not include (a) Insurance Proceeds (other than proceeds of
rent, business interruption or other similar insurance allocable to the
applicable period) and Condemnation Proceeds (other than Condemnation Proceeds
arising from a temporary taking or the use and occupancy of all or part of the
applicable Property allocable to the applicable period), or interest accrued on
such Condemnation Proceeds, (b) proceeds of any financing, (c) proceeds
of any sale, exchange or transfer of the Property or any part thereof or
interest therein, (d) capital contributions or loans to Borrower or an
Affiliate of Borrower, (e) any item of income otherwise includable in
Operating Income but paid directly by any tenant to a Person other than
Borrower except for real estate taxes paid directly to any taxing authority by
any tenant, (f) any other material extraordinary, non-recurring revenues
which for the purposes hereof shall be deemed not to include room revenues, (g) Rent
paid by or on behalf of any lessee under a Space Lease which is the subject of
any proceeding or action relating to its bankruptcy, reorganization or other
arrangement pursuant to the Bankruptcy Code or any similar federal or state law
or which has been adjudicated a bankrupt or insolvent unless such Space Lease
has been affirmed by the trustee in such proceeding or action, (h) Rent
paid by or on behalf of any lessee under a Lease the demised premises of which
are not occupied either by such lessee or by a sublessee thereof; (i) Rent
paid by or on behalf of any lessee under a Lease in whole or partial
consideration for the termination of any Lease, or (j) sales tax rebates from
any Governmental Authority.

 

“Operation
and Maintenance Expense Escrow Account” shall mean the Escrow Account
maintained pursuant to Section 5.09 hereof relating to the payment of
Operating Expenses (exclusive of Basic Carrying Costs).

 

“Operation
and Maintenance Expense Sub-Account” shall mean the Sub-Account of the Central
Account established pursuant to Section 5.02 hereof into which sums
allocated for the payment of Cash Expenses, Net Capital Expenditures and
approved Extraordinary Expenses shall be deposited.

 

“Pad Owners”
shall mean any owner of any fee interest in property contiguous to or
surrounded by the Property who has entered into or is subject to a reciprocal
easement agreement or other agreement or agreements with Borrower either (a) in
connection with an existing or potential improvement on such property or (b) relating
to or affecting the Property.

 

“Payment
Date” shall have the meaning set forth in the Note.

 

“Payment
Guaranty” shall have the meaning set forth in the Recitals hereto.

 

“PBGC”
shall mean the Pension Benefit Guaranty Corporation established under ERISA, or
any successor thereto.

 

“Permitted
Encumbrances” shall have the meaning set forth in Section 2.05(a) hereof.

 

“Permitted
Liens” shall mean (a) the liens created by the Loan Documents, (b) liens,
if any, for Impositions or other charges not yet due and payable and not
delinquent, (c) any

 

25

 

workers’,
mechanics’ or other similar liens on the Property provided that any such lien
is bonded or discharged within thirty (30) days after Borrower first receives
notice of such lien, (d) such other title and survey exceptions as Lender
approves in writing in Lender’s discretion (e) the liens of any Mez Loan, (f) Space
Leases entered into in accordance with the terms hereof and (g) the Lien
created by the Pledge and Security Agreement dated as of August 4, 2004 made
by, inter alia, NorthStar Hospitality LLC, a Delaware limited liability company
in favor of Allianz Risk Transfer, pursuant to which NorthStar Hospitality LLC
pledged a 49.9% membership interest in Morgans Hotel Group LLC (“MHG”).

 

“Person”
shall mean any individual, corporation, limited liability company, partnership,
joint venture, estate, trust, unincorporated association, any federal, state,
county or municipal government or any bureau, department or agency thereof and
any fiduciary acting in such capacity on behalf of any of the foregoing.

 

“Plan”
shall mean an employee benefit or other plan established or maintained by
Borrower, Guarantor or any ERISA Affiliate during the five-year period ended
prior to the date of this Security Instrument or to which Borrower, Guarantor
or any ERISA Affiliate makes, is obligated to make or has, within the five year
period ended prior to the date of this Security Instrument, been required to
make contributions (whether or not covered by Title IV of ERISA or Section 302
of ERISA or Section 401(a) or 412 of the Code), other than a
Multiemployer Plan.

 

“Premises”
shall mean the Morgans Premises, the Royalton Premises and the Hudson Premises,
collectively.

 

“Principal
Amount” shall mean the Loan Amount as such amount may be reduced from time
to time pursuant to the terms of this Security Instrument, the Note or the
other Loan Documents.

 

“Principal
Payments” shall mean all payments of principal made pursuant to the terms
of the Note.

 

“Prohibited
Person” means any Person identified on the OFAC List or any other Person or
foreign country or agency thereof with whom a U.S. Person may not conduct
business or transactions by prohibition of Federal law or Executive Order of
the President of the United States of America.

 

“Property”
shall have the meaning set forth in the granting clauses of this Security
Instrument.

 

“Property
Agreements” shall mean all agreements, grants of easements and/or
rights-of-way, reciprocal easement agreements, permits, declarations of
covenants, conditions and restrictions, disposition and development agreements,
planned unit development agreements, parking agreements, party wall agreements
or other instruments affecting the Property, including, without limitation any
agreements with Pad Owners, but not including any brokerage agreements,
management agreements, service contracts, Space Leases or the Loan Documents.

 

26

 

“Rate Cap
Agreement” shall mean that certain interest rate protection agreement
(together with the confirmation and schedules relating thereto) with a notional
amount which shall not at any time be less than the Principal Amount and a
LIBOR Rate strike price equal to four and one-quarter percent (4.25%) entered
into by Borrower in accordance with the terms hereof or of the other Loan
Documents and any similar interest rate cap or collar agreements subsequently
entered into in replacement or substitution therefor by Borrower with respect
to the Loan, including, without limitation, the Replacement Rate Cap Agreement.

 

“Rating
Agency” shall mean each of Standard & Poor’s Ratings Services, Inc.,
a division of The McGraw-Hill Company, Inc. (“Standard & Poor’s”),
Fitch, Inc., and Moody’s Investors Service, Inc. (“Moody’s”), collectively,
and any successor to any of them; provided, however, that at any time after a
Securitization, “Rating Agency” shall mean those of the foregoing rating
agencies that from time to time rate the securities issued in connection with
such Securitization.

 

“Realty”
shall have the meaning set forth in Section 2.05(b) hereof.

 

“Recurring
Replacement Expenditures” shall mean Capital Expenditures performed at the
Property from time to time which are set forth in the Approved Annual Budget.

 

“Recurring
Replacement Reserve Monthly Installment” shall mean the amount per month
set forth on Exhibit B
attached hereto and made a part hereof (the “Initial Recurring Installments”)  until the end of the first (1st) Loan Year
and an amount per month in each subsequent Loan Year or portion thereof
occurring prior to the Maturity Date equal to four percent (4%) of the total
revenues of the Property divided by twelve (12).

 

“Recurring
Replacement Reserve Escrow Account” shall mean the Escrow Account
maintained pursuant to Section 5.08 hereof relating to the payment of
Recurring Replacement Expenditures.

 

“Recurring
Replacement Reserve Sub-Account” shall mean the Sub-Account of the Central
Account established pursuant to Section 5.02 hereof into which the Recurring
Replacement Reserve Monthly Installment shall be deposited.

 

“Release”
shall have the meaning set forth in Section 15.03 hereof.

 

“Release
Price” shall mean an amount equal to (i) one hundred fifteen percent
(115%) of the Allocated Loan Amount or (ii) with respect to the Delano
Hotel only one hundred ten percent (110%) of the Allocated Loan Amount.

 

“Rent
Account” shall mean one or more Eligible Account(s) maintained in a bank
acceptable to Lender in the joint names of Lender and Borrower.

 

“Rents”
shall have the meaning set forth in granting clause (f) of this Security
Instrument.

 

“Rent Roll”
shall have the meaning set forth in Section 2.05(o) hereof.

 

27

 

“Replacement
Expenditures” shall mean Capital Expenditures performed at the Property
from time to time which are not set forth in the Approved Annual Budget.

 

“Replacement
Rate Cap Agreement” shall have the meaning set forth in Section 5.10
hereof.

 

“Required
Debt Service Coverage” shall mean a Debt Service Coverage of not less than
1.2:1.

 

“Required
Debt Service Payment” shall mean, as of any Payment Date, (a) the
amount of interest and principal then due and payable pursuant to the Note,
together with any other sums due thereunder, including, without limitation, any
prepayments required to be made or for which notice has been given under this
Security Instrument, Default Rate Interest and premium, if any, paid in
accordance therewith plus (b) pursuant to Section 5.04, reasonable out-of-pocket
fees incurred by Lender in connection with its administration and servicing of
the Central Account.

 

“Required
Engineering Work” shall mean the immediate engineering and/or environmental
remediation work set forth on Exhibit D
attached hereto and made a part hereof.

 

“Retention
Amount” shall have the meaning set forth in Section 3.04(b)(vii) hereof.

 

“RevPAR”
shall mean the average revenues per available room per day.

 

“RevPAR
Yield Index” shall mean the percentage amount determined by dividing the
RevPAR of the Property by the RevPAR of the Property’s Competitive Set as
determined by Smith Travel Research (“STR”) or if STR is no longer
publishing, a successor reasonably acceptable to Lender.

 

“Royalton
Hotel” shall mean that certain hotel property located at 44 West 44th
Street, New York, New York  10036.

 

“Royalton
Premises” shall have the meaning set forth in the Recitals hereof.

 

“Sale”
shall have the meaning set forth in Section 9.04 hereof.

 

“SAOT
Deposit” shall mean the amount required to be deposited into the SAOT
Sub-Account pursuant to Section 5.05 hereof which is equal to the SAOT
Expenditures for the calendar month immediately preceding the calendar month in
which such deposit is made.

 

“SAOT
Escrow Account” shall mean the Escrow Account maintained pursuant to Section 5.07
hereof.

 

“SAOT
Expenditures” shall mean sales, use or occupancy or other taxes due to any
Governmental Authority imposed on charges for the use of guest rooms at the
Property.

 

“SAOT
Sub-Account” shall mean the Sub-Account of the Central Account established
pursuant to Section 5.02 hereof into which the SAOT Deposit shall be
deposited.

 

28

 

“Securities
Act” shall mean the Securities Act of 1933, as the same shall be amended
from time to time.

 

“Securitization”
shall mean a public or private offering of securities by Lender or any of its
Affiliates or their respective successors and assigns which are collateralized,
in whole or in part, by this Security Instrument.

 

“Security
Deposit Account” shall have the meaning set forth in Section 5.01
hereof.

 

“Security
Instrument” shall mean this Security Instrument as originally executed or
as it may hereafter from time to time be supplemented, amended, modified or
extended by one or more indentures supplemental hereto.

 

“Servicer”
shall have the meaning set forth in Section 5.04 hereof.

 

“Single
Purpose Entity” shall mean a corporation, partnership, joint venture,
limited liability company, trust or unincorporated association, which is formed
or organized solely for the purpose of holding, directly, an ownership interest
in the Property or, with respect to SPE Pledgor, holding an ownership interest
in a Food and Beverage Lessee/Operator or, with respect to General Partner,
holding an ownership interest in and managing a Person which holds an ownership
interest in the Property, does not engage in any business unrelated to the
Property, does not have any assets other than those related to its interest in
the Property or any indebtedness other than as permitted by this Security
Instrument or the other Loan Documents, has its own separate books and records
and has its own accounts, in each case which are separate and apart from the
books and records and accounts of any other Person, holds itself out as being a
Person separate and apart from any other Person and which otherwise satisfies
the criteria of the Rating Agency, as in effect on the Closing Date, for a
special-purpose bankruptcy-remote entity.

 

“Solvent”
shall mean, as to any Person, that (a) the sum of the assets of such
Person, at a fair valuation, exceeds its liabilities, including contingent
liabilities, (b) such Person has sufficient capital with which to conduct
its business as presently conducted and as proposed to be conducted and (c) such
Person has not incurred debts, and does not intend to incur debts, beyond its
ability to pay such debts as they mature. 
For purposes of this definition, “debt” means any liability on a
claim, and “claim” means (a) a right to payment, whether or not
such right is reduced to judgment, liquidated, unliquidated, fixed, contingent,
matured, unmatured, disputed, undisputed, legal, equitable, secured or
unsecured, or (b) a right to an equitable remedy for breach of performance
if such breach gives rise to a payment, whether or not such right to an
equitable remedy is reduced to judgment, fixed, contingent, matured, unmatured,
disputed, undisputed, secured, or unsecured. 
With respect to any such contingent liabilities, such liabilities shall
be computed in accordance with GAAP at the amount which, in light of all the
facts and circumstances existing at the time, represents the amount which can
reasonably be expected to become an actual or matured liability.

 

29

 

“Space
Leases” shall mean any Lease or sublease thereunder (including, without
limitation, any Major Space Lease) or any other agreement providing for the use
and occupancy of a portion of the Property as the same may be amended, renewed
or supplemented.

 

“SPE
Pledgor” shall have the meaning set forth on Exhibit I attached hereto and made a part hereof.

 

“Spread
Maintenance Premium” shall mean (a) the amount of the prepayment,
multiplied by (b) the LIBOR Margin multiplied by (c) a fraction, the
numerator of which is the number of full and partial months from such
prepayment date through the end of the first (1st) Loan Year and the
denominator of which is 12; provided, however, if the Loan is repaid in whole
or in part as a result of an IPO at any time prior to the Payment Date
occurring in July, 2006, the Spread Maintenance Premium with respect to the Class A
Portion of the Loan that is prepaid shall be calculated based on the above
formula, and the Spread Maintenance Premium with respect to the Class B
Portion being prepaid shall be calculated based on (a) the amount of the
prepayment relating to the Class B Portion multiplied by (b) the Class B
Margin multiplied by (c) a fraction the numerator of which is the number
of full and partial months from said prepayment date through the Payment Date
occurring in January, 2006, and the denominator of which is 12.

 

“State”
shall mean any of the states which are members of the United States of America.

 

“Stated
Maturity” when used with respect to the Note or any installment of interest
and/or principal payment thereunder, shall mean the date specified in the Note
as the fixed date on which a payment of all or any portion of principal and/or
interest is due and payable, as such date may be extended from time to time
pursuant to the terms of the Note.

 

“Sub-Accounts”
shall have the meaning set forth in Section 5.02 hereof.

 

“Substantial
Casualty” shall have the meaning set forth in Section 3.04(a)(iv) hereof.

 

“Taking”
shall mean a condemnation or taking pursuant to the lawful exercise of the
power of eminent domain.

 

“Third
Party Disbursements” shall mean to the extent actually deposited in the
Central Account, (a) that portion of Rents collected by Borrower or
Manager, on behalf of Food and Beverage Lessee/Operators consisting of the sum
of (i) operating revenues and sales taxes (to the extent not otherwise
reserved for in the SAOT Sub-Account or SAOT Escrow Account) of such Food and
Beverage Lessee/Operators plus (ii) distributions by such Food and
Beverage Lessee/Operators to its members other than distributions to members
who are Affiliates of Borrower, (b) Rents and/or deposits with respect to
gift shop, laundry and parking facilities and movie rentals, which Borrower is
contractually obligated to collect on behalf of third parties that are not
Affiliates of Borrower, SPE Pledgor, Manager or Guarantor which are to be, and
actually have been, paid to such third parties, and (c) gratuities or
service charges or other similar receipts which are to be paid to any employees
of Manager and/or the Food and Beverage Lessee/Operators or Persons occupying
similar positions for performing similar duties and which are actually paid to
such Persons.

 

30

 

“Total GLA”
shall mean the total gross leasable area of the Property, including all Space
Leases.

 

“Transfer”
shall mean the conveyance, assignment, sale, mortgaging, encumbrance, pledging,
hypothecation, granting of a security interest in, granting of options with
respect to, or other disposition of (directly or indirectly, voluntarily or
involuntarily, by operation of law or otherwise, and whether or not for
consideration or of record) all or any portion of any legal or beneficial
interest (a) in all or any portion of the Property; (b) if Borrower
or, if Borrower is a partnership, any General Partner, is a corporation, in the
stock of Borrower or any General Partner; (c) in Borrower (or any trust of
which Borrower is a trustee); or (d) if Borrower is a limited or general
partnership, joint venture, limited liability company, trust, nominee trust,
tenancy in common or other unincorporated form of business association or form
of ownership interest, in any Person having a legal or beneficial ownership in
Borrower, excluding any legal or beneficial interest in any constituent limited
partner, if Borrower is a limited partnership, or in any non-managing member,
if Borrower is a limited liability company, unless such interest would, or
together with all other direct or indirect interests in Borrower which were
previously transferred, aggregate 49% or more of the partnership or membership,
as applicable, interest in Borrower or would result in any Person who, as of
the Closing Date, did not own, directly or indirectly, 49% or more of the partnership
or membership, as applicable, interest in Borrower, owning, directly or
indirectly, 49% or more of the partnership or membership, as applicable,
interest in Borrower and excluding any legal or beneficial interest in any
General Partner unless such interest would, or together with all other direct
or indirect interest in the General Partner which were previously transferred,
aggregate 49% or more of the partnership or membership, as applicable, interest
in the General Partner (or result in a change in control of the management of
the General Partner from the individuals exercising such control immediately
prior to the conveyance or other disposition of such legal or beneficial
interest) and shall also include, without limitation to the foregoing, the
following:  an installment sales
agreement wherein Borrower agrees to sell the Property or any part thereof or
any interest therein for a price to be paid in installments; an agreement by
Borrower leasing all or substantially all of the Property to one or more
Persons pursuant to a single or related transactions, or a sale, assignment or
other transfer of, or the grant of a security interest in, Borrower’s right,
title and interest in and to any Leases or any Rent; any instrument subjecting
the Property to a condominium regime or transferring ownership to a cooperative
corporation; and the dissolution or termination of Borrower or the merger or
consolidation of Borrower with any other Person.  Notwithstanding the foregoing or anything to
the contrary contained in any other Loan Document, “Transfer” shall not include
(a) any sale, transfer, conveyance, encumbrance or assignment of any
direct or indirect legal or beneficial ownership interest in Borrower,
provided, in each case, that no Person or group of Affiliated Persons which did
not, as of the Closing Date, own 49% or more of Borrower, obtains a direct or
indirect ownership interest in Borrower of more than 49% or obtains, directly
or indirectly, Control of Borrower  (other than a Person to whom Control is
attributed under the Securities Act solely by virtue of being a director of a
public company and other than, in connection with an IPO, to a Person with
respect to which Edward Scheetz or David Hamamoto have the title and
responsibilities of a chief executive officer, president and/or chief financial
officer and a seat on the board of directors of the public company formed in
connection with the IPO so long as Edward Scheetz or David Hamamoto remain
actively

 

31

 

involved in
the management of the operations of Borrower) unless such Person or group of
Affiliated Persons (the “Sub Owners”) are owned by a Person or group of
Affiliated Persons (the “Parent Owner”), which owned 49% or more of the
direct and/or indirect legal or beneficial ownership interest in Borrower prior
to such transfer and either (A) Borrower had previously delivered an
opinion of counsel which discussed the substantive non-consolidation of such
Parent Owner in form and substance and prepared by counsel reasonably
acceptable to Lender or (B) Sub-Owner owns such interest in Borrower
through ownership of a Person or group of Affiliated Persons with respect to
which such a substantive non-consolidation opinion was previously delivered to
Lender or (b) subsequent to an IPO, transfers of publicly traded stock on
a national stock exchange or on the NASDAQ Stock Market in the normal course of
business and not in connection with a tender offer or a sale of the public
Person resulting from the IPO or substantially all of the assets of such
Person.

 

“UCC”
shall mean the Uniform Commercial Code as in effect from time to time in the
State in which the Realty is located.

 

“Uniform
System of Accounts” shall mean the Uniform System of Accounts for the
Lodging Industry, 9th Revised Edition, Educational Institute of the American
Hotel and Motel Association and Hotel Association of New York City (1996), as
from time to time amended.

 

“Unscheduled
Payments” shall mean (a) all Loss Proceeds that Borrower has elected
or is required to apply to the repayment of the Debt pursuant to this Security
Instrument, the Note or any other Loan Documents, (b) any funds
representing a voluntary or involuntary principal prepayment other than
scheduled Principal Payments and (c) any Net Proceeds.

 

“Use
Requirements” shall mean any and all building codes, permits, certificates
of occupancy or compliance, laws, regulations, or ordinances (including,
without limitation, health, pollution, fire protection, medical and day-care
facilities, waste product and sewage disposal regulations), restrictions of
record, easements, reciprocal easements, declarations or other agreements
affecting the use of the Property or any part thereof.

 

“Welfare
Plan” shall mean an employee welfare benefit plan as defined in Section 3(1) of
ERISA established or maintained by Borrower, Guarantor or any ERISA Affiliate
or that covers any current or former employee of Borrower, Guarantor or any
ERISA Affiliate.

 

“Work”
shall have the meaning set forth in Section 3.04(a)(i) hereof.

 

ARTICLE II:  REPRESENTATIONS, WARRANTIES 

AND COVENANTS OF BORROWER

 

Section 2.01.  Payment of Debt.  Borrower will pay the Debt at the time and in
the manner provided in the Note and the other Loan Documents, all in lawful
money of the United States of America in immediately available funds.

 

Section 2.02.  Representations, Warranties and Covenants
of Borrower.  Borrower represents and
warrants to and covenants with Lender:

 

32

 

(a)                                  Organization and
Authority.  Borrower (i) is a
limited liability company, general partnership, limited partnership or
corporation, as the case may be, duly organized, validly existing and in good
standing under the laws of the jurisdiction of its formation, (ii) has all
requisite power and authority and all necessary licenses and permits to own and
operate the Property and to carry on its business as now conducted and as
presently proposed to be conducted and (iii) is duly qualified, authorized
to do business and in good standing in the jurisdiction where the Property is
located and in each other jurisdiction where the conduct of its business or the
nature of its activities makes such qualification necessary.  If Borrower is a limited liability company,
limited partnership or general partnership, each general partner or managing
member, as applicable, of Borrower which is a corporation is duly organized,
validly existing, and in good standing under the laws of the jurisdiction of
its incorporation.

 

(b)                                 Power.  Borrower and, if applicable, each General
Partner has full power and authority to execute, deliver and perform, as
applicable, the Loan Documents to which it is a party, to receive the
borrowings thereunder, to execute and deliver the Note and to grant to Lender a
first priority, perfected and continuing lien on and security interest in the
Property, subject only to the Permitted Encumbrances.

 

(c)                                  Authorization of
Borrowing.  The execution, delivery
and performance of the Loan Documents to which Borrower is a party, the making
of the borrowings thereunder, the execution and delivery of the Note, the grant
of the liens on the Property pursuant to the Loan Documents to which Borrower
is a party and the consummation of the Loan are within the powers of Borrower
and have been duly authorized by Borrower and, if applicable, the General
Partners, by all requisite action (and Borrower hereby represents that no
approval or action of any member, limited partner or shareholder, as
applicable, of Borrower, which has not been received or taken, is required to
authorize any of the Loan Documents to which Borrower is a party) and will
constitute the legal, valid and binding obligation of Borrower, enforceable
against Borrower in accordance with their terms, except as enforcement may be
stayed or limited by bankruptcy, insolvency or similar laws affecting the
enforcement of creditors’ rights generally and by general principles of equity
(whether considered in proceedings at law or in equity) and will not (i) violate
any provision of its partnership agreement or partnership certificate or
certificate of incorporation or by-laws, or operating agreement, certificate of
formation or articles of organization, as applicable, or, to its knowledge, any
law, judgment, order, rule or regulation of any court, arbitration panel
or other Governmental Authority, domestic or foreign, or other Person affecting
or binding upon Borrower or the Property, or (ii) violate any provision of
any indenture, agreement, mortgage, deed of trust, contract or other instrument
to which Borrower or, if applicable, any General Partner is a party or by which
any of their respective property, assets or revenues are bound, or be in
conflict with, result in an acceleration of any obligation or a breach of or
constitute (with notice or lapse of time or both) a default or require any
payment or prepayment under, any such indenture, agreement, mortgage, deed of
trust, contract or other instrument, or (iii) result in the creation or
imposition of any lien, except those in favor of Lender as provided in the Loan
Documents to which it is a party.

 

(d)                                 Consent.  Neither Borrower nor, if applicable, any
General Partner, is required to obtain any consent, approval or authorization
from, or to file any declaration or statement with, any Governmental Authority
or other agency in connection with or as a condition

 

33

 

to the execution, delivery or
performance of this Security Instrument, the Note or the other Loan Documents
which has not been so obtained or filed.

 

(e)                                  Interest Rate.  To Borrower’s knowledge, the rate of interest
paid under the Note and the method and manner of the calculation thereof do not
violate any usury or other law or applicable Legal Requirement.

 

(f)                                    Other Agreements.  Borrower is not a party to nor is otherwise
bound by any agreements or instruments which, individually or in the aggregate,
are reasonably likely to have a Material Adverse Effect.  Neither Borrower nor, if applicable, any
General Partner, is in violation of its organizational documents or other
restriction or any agreement or instrument by which it is bound, or any
judgment, decree, writ, injunction, order or award of any arbitrator, court or
Governmental Authority, or any Legal Requirement, in each case, applicable to
Borrower or the Property, except for such violations that would not,
individually or in the aggregate, have a Material Adverse Effect.

 

(g)                                 Maintenance of
Existence.  (i) Borrower is
familiar with all of the criteria of the Rating Agency required to qualify as a
special-purpose bankruptcy-remote entity and Borrower, SPE Pledgor and, if
applicable, each General Partner at all times since their formation have been
duly formed and existing and shall preserve and keep in full force and effect
their existence as a Single Purpose Entity.

 

(ii)                                  Borrower, SPE
Pledgor and, if applicable, each General Partner, at all times since their
organization have complied, and will continue to comply, with the provisions of
its certificate and agreement of partnership or certificate of incorporation
and by-laws or articles of organization, certificate of formation and operating
agreement, as applicable, and the laws of its jurisdiction of organization
relating to partnerships, corporations or limited liability companies, as
applicable.

 

(iii)                               Borrower, SPE
Pledgor and, if applicable, each General Partner have done or caused to be done
and will do all things necessary to observe organizational formalities and
preserve their existence and Borrower, SPE Pledgor and, if applicable, each
General Partner will not amend, modify or otherwise change the certificate and
agreement of partnership or certificate of incorporation and by-laws or
articles of organization, certificate of formation and operating agreement, as
applicable, or other organizational documents of Borrower, SPE Pledgor and, if
applicable, each General Partner except for immaterial amendments which do not
modify the Single Purpose Entity provisions.

 

(iv)                              Borrower, SPE
Pledgor and, if applicable, each General Partner, have at all times accurately
maintained, and will continue to accurately maintain, their respective
financial statements, accounting records and other partnership, company or
corporate documents separate from those of any other Person and Borrower and SPE
Pledgor will file its own tax returns or, if Borrower, SPE Pledgor and/or, if
applicable, General Partner is part of a consolidated group for purposes of
filing tax returns, Borrower, SPE Pledgor and General Partner, as applicable
will be shown as separate members of such group.  Borrower, SPE Pledgor and, if applicable,
each General Partner have not at any time

 

34

 

since
their formation commingled, and will not commingle, their respective assets
with those of any other Person other than the other Cross-collateralized
Borrowers and will maintain their assets in such a manner such that it will not
be costly or difficult to segregate, ascertain or identify their individual
assets from those of any other Person. 
Borrower, SPE Pledgor and, if applicable, each General Partner will not
permit any Affiliate independent access to their bank accounts.  Borrower, SPE Pledgor and, if applicable,
each General Partner have at all times since their formation accurately
maintained and utilized, and will continue to accurately maintain and utilize,
their own separate bank accounts, payroll and separate books of account,
stationery, invoices and checks.

 

(v)                                 Borrower, SPE
Pledgor and, if applicable, each General Partner, have at all times paid, and
will continue to pay, their own liabilities from their own separate assets and
shall each allocate and charge fairly and reasonably any overhead which
Borrower, SPE Pledgor and, if applicable, any General Partner, shares with any
other Person, including, without limitation, for office space and services
performed by any employee of another Person.

 

(vi)                              Borrower, SPE
Pledgor and, if applicable, each General Partner, have at all times identified
themselves, and will continue to identify themselves, in all dealings with the
public, under their own names and as separate and distinct entities and shall
correct any known misunderstanding regarding their status as separate and
distinct entities.  Borrower, SPE Pledgor
and, if applicable, each General Partner, have not at any time identified
themselves, and will not identify themselves, as being a division of any other
Person.

 

(vii)                           Borrower, SPE
Pledgor and, if applicable, each General Partner, have been at all times, and
will continue to be, adequately capitalized in light of the nature of their
respective businesses.

 

(viii)                        Borrower, SPE
Pledgor and, if applicable, each General Partner, (A) have not owned, do
not own and will not own any assets or property other than, with respect to
Borrower, the Property and any incidental personal property necessary for the
ownership, management or operation of the Property, with respect to the SPE
Pledgor, the ownership of an interest in a Food and Beverage Lessee/Operator
and, with respect to General Partner, if applicable, its interest in Borrower, (B) have
not engaged and will not engage in any business other than the ownership,
management and operation of the Property or with respect to the SPE Pledgor,
the ownership of an interest in a Food and Beverage Lessee/Operator, or with
respect to General Partner, if applicable, its interest in Borrower, (C) have
not incurred and will not incur any debt, secured or unsecured, direct or
contingent (including guaranteeing any obligation), other than (w) the Loan, (x)
unsecured trade and operational debt which (1) is not evidenced by a note,
(2) is incurred in the ordinary course of the operation of the Property, (3) does
not, together with any equipment financing, incurred pursuant to clause (y)
hereof, exceed in the aggregate one percent (1%) of the Loan Amount or, with
respect to the SPE Pledgor, $100,000, and (4) is, unless being contested
in accordance with the terms of this Security Instrument, paid

 

35

 

prior
to the earlier to occur of the sixtieth (60th)  day after the date incurred and the date when
due, (y) equipment financing relating to equipment used in connection with the
operation of the Property which (1) is incurred in the ordinary course of
the operation of the Property, (2) does not, together with any unsecured
trade and operational debt incurred pursuant to clause (x) hereof, exceed one
percent (1%) of the Loan Amount or, with respect to the SPE Pledgor,  $100,000, (3) which is secured only by
the financed equipment, and (4) is, unless being contested in accordance
with the terms of this Security Instrument, paid prior to the earlier to occur
of the sixtieth (60th) day after the date incurred and the date when due and (z)
with respect to the General Partner, the Mez Loan, (D) have not pledged and
will not pledge their assets for the benefit of any other Person, other than,
with respect to the Mez Loan, the pledge by each General Partner of its direct
or indirect interest in Borrower and the pledges by the SPE Pledgors and (E) have
not made and will not make any loans or advances to any Person (including any
Affiliate).

 

(ix)                                None of
Borrower, SPE Pledgor nor, if applicable, any General Partner will change its
name or principal place of business unless thirty (30) days prior written
notice thereof is provided to Lender.

 

(x)                                   None of Borrower,
SPE Pledgor nor, if applicable, any General Partner has, and neither of such
Persons will have, any subsidiaries other than with respect to Borrower,
General Partner and, with respect to SPE Pledgor, as disclosed in writing to
Lender.

 

(xi)                                Borrower and SPE
Pledgor will preserve and maintain its existence as a Delaware limited
liability company and all material rights, privileges, tradenames, if any, and
franchises.

 

(xii)                             None of Borrower,
SPE Pledgor nor, if applicable, any General Partner, will merge or consolidate
with, or sell all or substantially all of its respective assets to any Person,
or liquidate, wind up or dissolve itself (or suffer any liquidation, winding up
or dissolution).  None of Borrower, SPE
Pledgor nor, if applicable, any General Partner will acquire any business or
assets from, or capital stock or other ownership interest of, or be a party to
any acquisition of, any Person.

 

(xiii)                          Borrower, SPE
Pledgor and, if applicable, each General Partner, has not at any time since
their formation assumed, guaranteed or held themselves out to be responsible
for, and will not assume, guarantee or hold themselves out to be responsible
for the liabilities or the decisions or actions respecting the daily business
affairs of their partners, shareholders or members or any predecessor company,
corporation or partnership, each as applicable, any Affiliates, or any other
Persons other than (i) in connection with the Loan and (ii) obligations
relating to the Cross-collateralized Properties which have been fully satisfied
with proceeds of the Loan.  Neither Borrower
nor SPE Pledgor has at any time since its formation acquired, and will not
acquire, obligations or securities of its partners or shareholders, members or
any predecessor company, corporation or partnership, each as applicable, or any
Affiliates.  Borrower,

 

36

 

SPE
Pledgor and, if applicable, each General Partner, have not at any time since
their formation made, and will not make, loans to its partners, members or
shareholders or any predecessor company, corporation or partnership, each as
applicable, or any Affiliates of any of such Persons.  Borrower, SPE Pledgor and, if applicable,
each General Partner, have no known contingent liabilities nor do they have any
material financial liabilities under any indenture, mortgage, deed of trust,
loan agreement or other agreement or instrument to which such Person is a party
or by which it is otherwise bound other than under the Loan Documents.

 

(xiv)                         Neither Borrower
nor SPE Pledgor has at any time since its formation entered into and are not a
party to, and, will not enter into or be a party to, any transaction with its
Affiliates, members, partners or shareholders, as applicable, or any Affiliates
thereof except in the ordinary course of business of Borrower or SPE Pledgor,
as applicable, on terms which are no less favorable to Borrower or SPE Pledgor,
as applicable, than would be obtained in a comparable arm’s length transaction
with an unrelated third party.

 

(xv)                            If Borrower or
SPE Pledgor is a limited partnership or a limited liability company, the
General Partner shall be a corporation or limited liability company whose sole
asset is its ownership interests in Borrower and SPE Pledgor, as applicable,
and the General Partner will at all times comply, and will cause Borrower or
SPE Pledgor to comply, with each of the representations, warranties, and
covenants contained in this Section 2.02(g) as if such
representation, warranty or covenant was made directly by such General Partner.

 

(xvi)                         Borrower and SPE
Pledgor shall at all times cause there to be at least two (2) duly
appointed members, with respect to Borrower, and at least one (1) duly
appointed member, with respect to SPE Pledgor, of the board of directors or
board of managers or other governing board or body, as applicable (each an “Independent
Director”), of, if Borrower or SPE Pledgor is a corporation, Borrower and SPE
Pledgor, as applicable, and, if Borrower or SPE Pledgor is a limited
partnership or limited liability company, of the General Partner, reasonably
satisfactory to Lender who shall not have been at the time of such individual’s
appointment, and may not be or have been at any time (A) a shareholder or SPE
Pledgor, officer, director, attorney, counsel, partner, member or employee of
Borrower or any of the foregoing Persons or Affiliates thereof, (B) a
customer or creditor of, or supplier or service provider to, Borrower or SPE
Pledgor or any of its shareholders, partners, members or their Affiliates, (C) a
member of the immediate family of any Person referred to in (A) or (B) above
or (D) a Person Controlling, Controlled by or under common Control with
any Person referred to in (A) through (C) above.  A natural person who otherwise satisfies the
foregoing definition except for being the Independent Director of a Single
Purpose Entity Affiliated with Borrower, SPE Pledgor or General Partner shall
not be disqualified from serving as an Independent Director if such individual
is at the time of initial appointment, or at any time while serving as the
Independent Director, an Independent Director of a Single Purpose Entity Affiliated
with Borrower or SPE Pledgor or General Partner if such 

 

37

 

individual
is an Independent Director provided by a nationally-recognized company that
provides professional independent directors.

 

(xvii)                      Borrower, SPE
Pledgor and, if applicable, each General Partner, shall not cause or permit the
board of directors or board of managers or other governing board or body, as
applicable, of Borrower, SPE Pledgor or, if applicable, each General Partner,
to take any action which, under the terms of any certificate of incorporation,
by-laws, certificate of formation, operating agreement or articles of
organization with respect to any common stock, requires a vote of the board of
directors of Borrower or SPE Pledgor, or, if applicable, the General Partner,
unless at the time of such action there shall be at least two (2) members,
with respect to Borrower, and at least one (1) member, with respect to SPE
Pledgor, who is or are Independent Director(s).

 

(xviii)                   Borrower, SPE
Pledgor and, if applicable, each General Partner shall pay the salaries of
their own employees and maintain a sufficient number of employees in light of
their contemplated business operations.

 

(xix)                           Borrower and SPE
Pledgor shall, and shall cause their Affiliates to, conduct their business so
that the assumptions made with respect to Borrower and SPE Pledgor in that
certain opinion letter relating to substantive non-consolidation dated the date
hereof (the “Insolvency Opinion”) delivered in connection with the Loan
shall be true and correct in all respects. 
Notwithstanding the foregoing, holders of direct or indirect equity
interests in Borrower may deliver to Lender so called “bottom up” guarantees which
do not result in a Material Adverse Effect or result in a change in any
obligation of Borrower or Guarantor to Lender subsequent to the earlier to
occur of (A) a Securitization and (B) an IPO, provided (x) subsequent
to a Securitization, Borrower shall deliver to Lender a letter from each Rating
Agency confirming that any rating issued by the Rating Agency in connection
with a Securitization will not, as a result of the delivery of such guaranty,
be downgraded from the then current ratings thereof, qualified or withdrawn,
and (y) Borrower shall deliver to Lender an update of the Insolvency Opinion addressing
the guaranty and confirming the conclusions thereof which shall be in form and
substance satisfactory to Lender.

 

Notwithstanding anything to the contrary contained in this Section 2.02(g),
provided Borrower and SPE Pledgor are each a Delaware single member limited
liability company which satisfies the single purpose bankruptcy remote entity
requirements of each Rating Agency for a single member limited liability
company, the foregoing provisions of this Section 2.02(g) shall not
apply to the General Partner.

 

(h)                                 No Defaults.  No Default or Event of Default has occurred
and is continuing or would occur as a result of the consummation of the
transactions contemplated by the Loan Documents.  Borrower is not in default in the payment or
performance of any of its Contractual Obligations in any respect.

 

(i)                                     Consents and
Approvals.  Borrower and, if
applicable, each General Partner, have obtained or made all necessary (i) consents,
approvals and authorizations, and registrations and filings of or with all
Governmental Authorities and (ii) consents, approvals, waivers and

 

38

 

notifications of partners, stockholders,
members, creditors, lessors and other nongovernmental Persons, in each case,
which are required to be obtained or made by Borrower or, if applicable, the
General Partner, in connection with the execution and delivery of, and the
performance by Borrower of its obligations under, the Loan Documents.

 

(j)                                     Investment
Company Act Status, etc.  Borrower is
not (i) an “investment company,” or a company “controlled” by an “investment
company,” as such terms are defined in the Investment Company Act of 1940, as
amended, (ii) a “holding company” or a “subsidiary company” of a “holding
company” or an “affiliate” of either a “holding company” or a “subsidiary
company” within the meaning of the Public Utility Holding Company Act of 1935,
as amended, or (iii) subject to any other federal or state law or
regulation which purports to restrict or regulate its ability to borrow money.

 

(k)                                  Compliance with
Law.  Borrower is in compliance in
all material respects with all Legal Requirements to which it or the Property
is subject, including, without limitation, all Environmental Statutes, the
Occupational Safety and Health Act of 1970, the Americans with Disabilities Act
and ERISA.  No portion of the Property
has been or will be purchased, improved, fixtured, equipped or furnished with
proceeds of any illegal activity and, to the best of Borrower’s knowledge, no
illegal activities are being conducted at or from the Property.

 

(l)                                     Financial
Information.  All financial data that
has been delivered by Borrower to Lender (i) is true, complete and correct
in all material respects, (ii) accurately represents the financial
condition and results of operations of the Persons covered thereby as of the
date on which the same shall have been furnished, and (iii) in the case of
audited financial statements, has been prepared in accordance with GAAP and the
Uniform System of Accounts (or such other accounting basis as is reasonably
acceptable to Lender) throughout the periods covered thereby.  As of the date hereof, none of Borrower, SPE
Pledgor nor, if applicable, any General Partner, has any contingent liability,
liability for taxes or other unusual or forward commitment not reflected in
such financial statements delivered to Lender. 
Since the date of the last financial statements delivered by Borrower to
Lender except as otherwise disclosed in such financial statements or notes
thereto, there has been no change in the assets, liabilities or financial
position of Borrower SPE Pledgor nor, if applicable, any General Partner, or in
the results of operations of Borrower which would have a Material Adverse
Effect.  None of Borrower, SPE Pledgor
nor, if applicable, any General Partner, has incurred any obligation or
liability, contingent or otherwise not reflected in such financial statements
which would have a Material Adverse Effect.

 

(m)                               Transaction Brokerage
Fees.  Borrower has not dealt with
any financial advisors, brokers, underwriters, placement agents, agents or
finders in connection with the transactions contemplated by this Security
Instrument except for the Carlton Group. 
Borrower hereby agrees to indemnify and hold Lender harmless for, from
and against any and all claims, liabilities, costs and expenses of any kind in
any way relating to or arising from (i) a claim by any Person including
without limitation the Carlton Group and any of their Affiliates that such
Person acted on behalf of Borrower in connection with the transactions
contemplated herein or (ii) any breach of the foregoing
representation.  The provisions of this
subsection (m) shall survive the repayment of the Debt.

 

39

 

(n)                                 Federal Reserve
Regulations.  No part of the proceeds
of the Loan will be used for the purpose of “purchasing” or “carrying” any “margin
stock” within the meaning of Regulations T, U or X of the Board of Governors of
the Federal Reserve System or for any other purpose which would be inconsistent
with such Regulations T, U or X or any other Regulations of such Board of
Governors, or for any purposes prohibited by Legal Requirements or by the terms
and conditions of the Loan Documents.

 

(o)                                 Pending Litigation.  There are no actions, suits or proceedings
pending or, to the best knowledge of Borrower, threatened against or affecting
Borrower or the Property in any court or before any Governmental Authority which
if adversely determined either individually or collectively has or is
reasonably likely to have a Material Adverse Effect.

 

(p)                                 Solvency; No
Bankruptcy.  Each of Borrower, SPE
Pledgor and, if applicable, the General Partner, (i) is and has at all
times been Solvent and will remain Solvent immediately upon the consummation of
the transactions contemplated by the Loan Documents and (ii) is free from
bankruptcy, reorganization or arrangement proceedings or a general assignment
for the benefit of creditors and is not contemplating the filing of a petition
under any state or federal bankruptcy or insolvency laws or the liquidation of
all or a major portion of such Person’s assets or property and Borrower has no
knowledge of any Person contemplating the filing of any such petition against
it or, if applicable, the General Partner. 
None of the transactions contemplated hereby will be or have been made
with an intent to hinder, delay or defraud any present or future creditors of
Borrower or SPE Pledgor and Borrower has received reasonably equivalent value
in exchange for its obligations under the Loan Documents.  Borrower’s assets do not, and immediately
upon consummation of the transaction contemplated in the Loan Documents will
not, constitute unreasonably small capital to carry out its business as
presently conducted or as proposed to be conducted.  Borrower does not intend to, nor believes
that it will, incur debts and liabilities beyond its ability to pay such debts
as they may mature.

 

(q)                                 Use of Proceeds.  The proceeds of the Loan shall be applied by
Borrower to, inter  alia, (i) satisfy certain loans presently
encumbering all or a part of the Property and (ii) pay certain transaction
costs incurred by Borrower in connection with the Loan.  No portion of the proceeds of the Loan will
be used for family, personal, agricultural or household use.

 

(r)                                    Tax Filings.  Borrower, SPE Pledgor  and, if applicable, each General Partner, have
filed all federal, state and local tax returns required to be filed and have
paid or made adequate provision for the payment of all federal, state and local
taxes, charges and assessments payable by Borrower, SPE Pledgor  and, if applicable, the General Partners.  Borrower, SPE Pledgor  and, if applicable, the General Partners,
believe that their respective tax returns properly reflect the income and taxes
of Borrower, SPE Pledgor  and said
General Partner, if any, for the periods covered thereby, subject only to
reasonable adjustments required by the Internal Revenue Service or other applicable
tax authority upon audit.

 

(s)                                  Not Foreign Person.  Borrower is not a “foreign person” within the
meaning of §1445(f)(3) of the Code.

 

40

 

(t)                                    ERISA.  (i) The assets
of Borrower and Guarantor are not and will not become treated as “plan assets”,
whether by operation of law or under regulations promulgated under ERISA.  Each Plan and Welfare Plan, and, to the
knowledge of Borrower, each Multiemployer Plan, is in compliance in all
material respects with, and has been administered in all material respects in
compliance with, its terms and the applicable provisions of ERISA, the Code and
any other applicable Legal Requirement, and no event or condition has occurred
and is continuing as to which Borrower would be under an obligation to furnish
a report to Lender under clause (ii)(A) of this Section.  Other than an application for a favorable
determination letter with respect to a Plan, there are no pending issues or
claims before the Internal Revenue Service, the United States Department of
Labor or any court of competent jurisdiction related to any Plan or Welfare
Plan under which Borrower, Guarantor or any ERISA Affiliate, directly or
indirectly (through an indemnification agreement or otherwise), could be
subject to any material risk of liability under Section 409 or 502(i) of
ERISA or Section 4975 of the Code. 
No Welfare Plan, other than a Multiemployer Plan, provides or will
provide benefits, including, without limitation, death or medical benefits (whether
or not insured) with respect to any current or former employee of Borrower,
Guarantor or any ERISA Affiliate beyond his or her retirement or other
termination of service other than (A) coverage mandated by applicable law,
(B) death or disability benefits that have been fully provided for by
fully paid up insurance or (C) severance benefits.

 

(ii)                                  Borrower will
furnish to Lender as soon as possible, and in any event within ten (10) days
after Borrower knows or has reason to believe that any of the events or
conditions specified below with respect to any Plan, Welfare Plan or
Multiemployer Plan has occurred or exists, an Officer’s Certificate setting
forth details respecting such event or condition and the action, if any, that
Borrower or its ERISA Affiliate proposes to take with respect thereto (and a
copy of any report or notice required to be filed with or given to the PBGC (or
any other relevant Governmental Authority)) by Borrower or an ERISA Affiliate
with respect to such event or condition, if such report or notice is required
to be filed with the PBGC or any other relevant Governmental Authority:

 

(A)                              any reportable event, as
defined in Section 4043 of ERISA and the regulations issued thereunder,
with respect to a Plan, as to which PBGC has not by regulation waived the
requirement of Section 4043(a) of ERISA that it be notified within
thirty (30) days of the occurrence of such event (provided that a failure to
meet the minimum funding standard of Section 412 of the Code and of Section 302
of ERISA, including, without limitation, the failure to make on or before its
due date a required installment under Section 412(m) of the Code and of Section 302(e) of
ERISA, shall be a reportable event regardless of the issuance of any waivers in
accordance with Section 412(d) of the Code), and any request for a
waiver under Section 412(d) of the Code for any Plan;

 

(B)                                the distribution under Section 4041
of ERISA of a notice of intent to terminate any Plan or any action taken by
Borrower or an ERISA Affiliate to terminate any Plan;

 

(C)                                the institution by PBGC
of proceedings under Section 4042 of ERISA for the termination of, or the
appointment of a trustee to administer, any

 

41

 

Plan, or the receipt by Borrower or any ERISA Affiliate of a notice
from a Multiemployer Plan that such action has been taken by PBGC with respect
to such Multiemployer Plan;

 

(D)                               the complete or partial
withdrawal from a Multiemployer Plan (or other employee benefit plan) by
Borrower or any ERISA Affiliate that results in liability under Section 4201
or 4204 of ERISA (including the obligation to satisfy secondary liability as a
result of a purchaser default) or the receipt by Borrower or any ERISA
Affiliate of notice from a Multiemployer Plan that it is in reorganization or
insolvency pursuant to Section 4241 or 4245 of ERISA or that it intends to
terminate or has terminated under Section 4041A of ERISA;

 

(E)                                 the institution of a
proceeding by a fiduciary of any Multiemployer Plan against Borrower or any
ERISA Affiliate to enforce Section 515 of ERISA, which proceeding is not
dismissed within thirty (30) days;

 

(F)                                 the adoption of an
amendment to any Plan that, pursuant to Section 401(a)(29) of the Code or Section 307
of ERISA, would result in the loss of tax-exempt status of the trust of which
such Plan is a part if Borrower or an ERISA Affiliate fails to timely provide
security to the Plan in accordance with the provisions of said Sections; or

 

(G)                                the imposition of a
lien or a security interest in connection with a Plan.

 

(iii)                               No liability
under Title IV of ERISA has been incurred by Borrower, Guarantor or any ERISA
Affiliate that has not been satisfied in full, and no condition exists that
presents a material risk to Borrower, Guarantor or any ERISA Affiliate of
incurring any liability under such Title, other than liability for premiums due
the PBGC, which payments have been or will be made when due.  To the extent this representation applies to
Sections 4064, 4069 or 4204 of Title IV of ERISA, it is made not only with
respect to the ERISA Plans but also with respect to any employee benefit plan,
program, agreement or arrangement subject to Title IV of ERISA to which
Borrower, Guarantor or any ERISA Affiliate made, or was required to make, contributions
during the past six years.

 

(iv)                              Borrower shall
not knowingly engage in or permit any transaction in connection with which
Borrower, Guarantor or any ERISA Affiliate could be reasonably subject to
either a material civil penalty or material tax assessed pursuant to Section 502(i) or
502(l) of ERISA or Section 4975 of the Code; Borrower shall not permit any
Welfare Plan, other than a Multiemployer Plan,  to provide benefits, including without
limitation, medical benefits (whether or not insured), with respect to any
current or former employee of Borrower, Guarantor or any ERISA Affiliate beyond
his or her retirement or other termination of service other than (A) coverage
mandated by applicable law, (B) death or disability benefits that have
been fully provided for by paid up insurance or otherwise or (C) severance
benefits, permit the assets of Borrower or 

 

42

 

Guarantor
to become “plan assets”, whether by operation of law or under regulations
promulgated under ERISA; and Borrower and Guarantor shall not adopt, amend
(except as may be required by applicable law) or increase the amount of any
benefit or amount payable under, or permit any ERISA Affiliate to adopt, amend
(except as may be required by applicable law) or increase the amount of any
benefit or amount payable under, any employee benefit plan (including, without
limitation, any employee welfare benefit plan that is not a Multiemployer Plan)
or other plan, policy or arrangement, except for normal increases in the
ordinary course of business consistent with past practice that, in the
aggregate, do not result in a material increase in benefits expense to
Borrower, Guarantor or any ERISA Affiliate.

 

(u)                                 Labor Matters.  No organized work stoppage or labor
strike is pending or threatened by employees or other laborers at the Property
and none of Borrower, SPE Pledgor nor Manager (i) is involved in or
threatened with any material labor dispute, grievance or litigation relating to
labor matters involving any employees and other laborers at the Property,
including, without limitation, violation of any federal, state or local labor,
safety or employment laws (domestic or foreign) and/or charges of unfair labor
practices or discrimination complaints; (ii) has engaged in any unfair
labor practices within the meaning of the National Labor Relations Act or the
Railway Labor Act; or (iii) except as otherwise disclosed in writing to
Lender, is a party to, or bound by, any collective bargaining agreement or
union contract with respect to employees and other laborers at the Property and
no such agreement or contract is currently being negotiated by Borrower, SPE
Pledgor, Manager or any of their Affiliates.

 

(v)                                 Borrower’s Legal
Status.  Borrower’s exact legal name
that is indicated on the signature page hereto, organizational
identification number and place of business or, if more than one, its chief
executive office, as well as Borrower’s mailing address, if different, which
were identified by Borrower to Lender and contained in this Security
Instrument, are true, accurate and complete. 
Borrower (i) will not change its name, its place of business or, if
more than one place of business, its chief executive office, or its mailing
address or organizational identification number if it has one without giving
Lender at least thirty (30) days prior written notice of such change, (ii) if
Borrower does not have an organizational identification number and later
obtains one, Borrower shall promptly notify Lender of such organizational
identification number and (iii) Borrower will not change its type of
organization, jurisdiction of organization or other legal structure.

 

(w)                               Compliance with
Anti-Terrorism, Embargo and Anti-Money Laundering Laws.   (i) None of Borrower, SPE Pledgor,
General Partner, any Guarantor, or any Person who owns any equity interest in
or Controls Borrower, SPE Pledgor, General Partner or any Guarantor currently
is identified on the OFAC List or otherwise qualifies as a Prohibited Person,
and Borrower and SPE Pledgor have implemented procedures, approved by General
Partner, to ensure that no Person who now or hereafter owns an equity interest
in Borrower, SPE Pledgor or General Partner is a Prohibited Person or
Controlled by a Prohibited Person, (ii) no proceeds of the Loan will be
used to fund any operations in, finance any investments or activities in or
make any payments to, Prohibited Persons, and (iii) none of Borrower, SPE
Pledgor, General Partner, or any Guarantor are in violation of any Legal
Requirements relating to anti-money laundering or anti-terrorism, including,
without limitation, Legal Requirements related to transacting business

 

43

 

with Prohibited Persons or the
requirements of the Uniting and Strengthening America by Providing Appropriate
Tools Required to Intercept and Obstruct Terrorism Act of 2001, U.S. Public Law
107-56, and the related regulations issued thereunder, including temporary
regulations, all as amended from time to time. 
No tenant under a Space Lease at the Property currently is identified on
the OFAC List or otherwise qualifies as a Prohibited Person, and, to the best
of Borrower’s knowledge, no tenant at the Property is owned or Controlled by a
Prohibited Person.  Borrower has determined
that Manager has implemented procedures, approved by Borrower, to ensure that
no tenant under a Space Lease at the Property is a Prohibited Person or owned
or Controlled by a Prohibited Person.

 

Section 2.03.  Further Acts, etc.  Borrower will, at the cost of Borrower, and
without expense to Lender, do, execute, acknowledge and deliver all and every
such further acts, deeds, conveyances, mortgages or deeds of trust, as
applicable, assignments, notices of assignments, transfers and assurances as Lender
shall, from time to time, reasonably require for the better assuring,
conveying, assigning, transferring, and confirming unto Lender the property and
rights hereby mortgaged, given, granted, bargained, sold, alienated, enfeoffed,
conveyed, confirmed, pledged, assigned and hypothecated, or which Borrower may
be or may hereafter become bound to convey or assign to Lender, or for carrying
out or facilitating the performance of the terms of this Security Instrument or
for filing, registering or recording this Security Instrument and, on demand,
will execute and deliver and hereby authorizes Lender to execute in the name of
Borrower or without the signature of Borrower to the extent Lender may lawfully
do so, one or more financing statements, chattel mortgages or comparable
security instruments to evidence more effectively the lien hereof upon the
Property.  Borrower hereby authorizes
Lender to file any financing statements, and amendments to financing
statements, in any jurisdictions and with any filing offices as Lender may
determine, in its sole discretion, are necessary or advisable to perfect the
security interest granted to Lender hereunder. 
Such financing statements may describe the collateral in the same manner
as described in this document or may contain an indication or description of
collateral that describes such property in any other manner Lender so chooses,
including, without limitation, describing such property as “all assets, whether
now owned or hereafter acquired” or “all personal property, whether now owned
or hereafter acquire”.  Borrower grants
to Lender an irrevocable power of attorney coupled with an interest for the
purpose of protecting, perfecting, preserving and realizing upon the interests
granted pursuant to this Security Instrument and to effect the intent hereof,
all as fully and effectually as Borrower might or could do; and Borrower hereby
ratifies all that Lender shall lawfully do or cause to be done by virtue
hereof.  Upon receipt of an affidavit of
an officer of Lender as to the loss, theft, destruction or mutilation of the
Note or any other Loan Document which is not of public record, and, in the case
of any such mutilation, upon surrender and cancellation of such Note or other
applicable Loan Document, Borrower will issue, in lieu thereof, a replacement
Note or other applicable Loan Document, dated the date of such lost, stolen,
destroyed or mutilated Note or other Loan Document in the same principal amount
thereof and otherwise of like tenor.

 

Section 2.04.  Recording of Security Instrument, etc.  Borrower forthwith upon the execution and
delivery of this Security Instrument and thereafter, from time to time, will
cause this Security Instrument, and any security instrument creating a lien or
security interest or evidencing the lien hereof upon the Property and each
instrument of further assurance to be filed,

 

44

 

registered or recorded in such
manner and in such places as may be required by any present or future law in
order to publish notice of and fully protect the lien or security interest
hereof upon, and the interest of Lender in, the Property.  Borrower will pay all filing, registration or
recording fees, and all expenses incident to the preparation, execution and
acknowledgment of this Security Instrument, any mortgage or deed of trust, as
applicable, supplemental hereto, any security instrument with respect to the
Property and any instrument of further assurance, and all federal, state,
county and municipal, taxes, duties, imposts, assessments and charges arising
out of or in connection with the execution and delivery of this Security
Instrument, any mortgage or deed of trust, as applicable, supplemental hereto,
any security instrument with respect to the Property or any instrument of
further assurance, except where prohibited by law to do so, in which event
Lender may declare the Debt to be immediately due and payable.  Borrower shall hold harmless and indemnify
Lender and its successors and assigns, against any liability incurred as a
result of the imposition of any tax on the making and recording of this
Security Instrument.

 

Section 2.05.  Representations, Warranties and Covenants
Relating to the Property.  Borrower represents
and warrants to and covenants with Lender with respect to the Property as
follows:

 

(a)                                  Lien Priority.  This Security Instrument is a valid and
enforceable first lien on the Property, free and clear of all encumbrances and
liens having priority over the lien of this Security Instrument, except for the
items set forth as exceptions to, subordinate matters in, or otherwise
disclosed in the title insurance policy insuring the lien of this Security
Instrument, none of which, individually or in the aggregate, materially
interfere with the benefits of the security intended to be provided by this
Security Instrument, materially affect the value or marketability of the
Property, impair the use or operation of the Property for the use currently
being made thereof or impair Borrower’s ability to pay its obligations in a
timely manner (such items being the “Permitted Encumbrances”).

 

(b)                                 Title.  Borrower has, subject only to the Permitted
Encumbrances, good, insurable and marketable fee simple title to the Morgans
Premises, the Royalton Premises, the Hudson Fee Premises, the Improvements and
Fixtures (the Improvements and Fixtures, together with the Premises are
referred to collectively as the “Realty”) and good, insurable and
marketable leasehold title to the Hudson Leasehold Premises and good, insurable
and marketable title to all easements and rights benefiting the Realty and has
the right, power and authority to mortgage, encumber, give, grant, bargain,
sell, alien, enfeoff, convey, confirm, pledge, assign, and hypothecate the
Property.  Borrower will preserve its
interest in and title to the Property and will forever warrant and defend the
same to Lender against any and all claims made by, through or under Borrower
and will forever warrant and defend the validity and priority of the lien and
security interest created herein against the claims of all Persons whomsoever
claiming by, through or under Borrower. 
The foregoing warranty of title shall survive the foreclosure of this
Security Instrument and shall inure to the benefit of and be enforceable by
Lender in the event Lender acquires title to the Property pursuant to any
foreclosure.  In addition, there are no
outstanding options or rights of first refusal to purchase the Property or
Borrower’s ownership thereof.

 

45

 

(c)                                  Taxes and
Impositions.  All taxes and other
Impositions and governmental assessments due and payable in respect of, and
affecting, the Property have been paid. 
Borrower has paid all Impositions which constitute special governmental
assessments in full, except for those assessments which are permitted by
applicable Legal Requirements to be paid in installments, in which case all
installments which are due and payable have been paid in full.  There are no pending, or to Borrower’s best
knowledge, proposed special or other assessments for public improvements or
otherwise affecting the Property, nor are there any contemplated improvements
to the Property that may result in such special or other assessments.

 

(d)                                 Casualty; Flood
Zone.  The Realty is in good repair
and free and clear of any damage, destruction or casualty (whether or not
covered by insurance) that would materially affect the value of the Realty or
the use for which the Realty was intended, there exists no structural or other
material defects or damages in or to the Property and Borrower has not received
any written notice from any insurance company or bonding company of any
material defect or inadequacies in the Property, or any part thereof, which
would materially and adversely affect the insurability of the same or cause the
imposition of extraordinary premiums or charges thereon or of any termination
or threatened termination of any policy of insurance or bond.  No portion of the Premises is located in an “area
of special flood hazard,” as that term is defined in the regulations of the
Federal Insurance Administration, Department of Housing and Urban Development,
under the National Flood Insurance Act of 1968, as amended (24 CFR § 1909.1),
other than as disclosed in the surveys of the Property delivered to Lender by
Borrower in connection with the origination of the Loan, or Borrower has
obtained the flood insurance required by Section 3.01(a)(vi) hereof.
The Premises either does not lie in a 100 year flood plain that has been
identified by the Secretary of Housing and Urban Development or any other
Governmental Authority or, if it does, Borrower has obtained the flood
insurance required by Section 3.01(a)(vi) hereof.

 

(e)                                  Completion;
Encroachment.  All Improvements
necessary for the efficient use and operation of the Premises have been
completed and, other than as disclosed in the surveys of the Property delivered
to Lender by Borrower in connection with the origination of the Loan, none of
said Improvements lie outside the boundaries and building restriction lines of
the Premises.  Except as set forth in the
title insurance policy insuring the lien of this Security Instrument, no
improvements on adjoining properties encroach upon the Premises.

 

(f)                                    Separate Lot.  The Premises are taxed separately without
regard to any other real estate and constitute a legally subdivided lot under
all applicable Legal Requirements (or, if not subdivided, no subdivision or
platting of the Premises is required under applicable Legal Requirements), and
for all purposes may be mortgaged, encumbered, conveyed or otherwise dealt with
as an independent parcel other than as otherwise disclosed in writing to Lender
with respect to the Hudson Premises.  The
Property does not benefit from any tax abatement or exemption.

 

(g)                                 Use.  The existence of all Improvements, the
present use and operation thereof and the access of the Premises and the
Improvements to all of the utilities and other items referred to in paragraph
(k) below are in compliance in all material respects with all Leases affecting
the Property and all applicable Legal Requirements, including, without
limitation,

 

46

 

Environmental Statutes,
Development Laws and Use Requirements. 
Borrower has not received any notice from any Governmental Authority
alleging any uncured violation relating to the Property of any applicable Legal
Requirements.

 

(h)                                 Licenses and
Permits.  Borrower currently holds
and will continue to hold all certificates of occupancy, licenses, registrations,
permits, consents, franchises and approvals of any Governmental Authority or
any other Person which are material for the lawful occupancy and operation of
the Realty or which are material to the ownership or operation of the Property
or the conduct of Borrower’s business. 
All such certificates of occupancy, licenses, registrations, permits,
consents, franchises and approvals are current and in full force and effect.

 

(i)                                     Intentionally
Omitted.

 

(j)                                     Property
Proceedings.  There are no actions,
suits or proceedings pending or threatened in any court or before any
Governmental Authority or arbitration board or tribunal (i) relating to (A) the
zoning of the Premises or any part thereof, (B) any certificates of
occupancy, licenses, registrations, permits, consents or approvals issued with
respect to the Property or any part thereof, (C) the condemnation of the
Property or any part thereof, or (D) the condemnation or relocation of any
roadways abutting the Premises required for access or the denial or limitation
of access to the Premises or any part thereof from any point of access to the
Premises, (ii) asserting that (A) any such zoning, certificates of
occupancy, licenses, registrations, permits, consents and/or approvals do not
permit the operation of any material portion of the Realty as presently being
conducted, (B) any material improvements located on the Property or any
part thereof cannot be located thereon or operated with their intended use or (C) the
operation of the Property or any part thereof is in violation in any material
respect of any Environmental Statutes, Development Laws or other Legal
Requirements or Space Leases or Property Agreements or (iii) which might (A) affect
the validity or priority of any Loan Document or (B) have a Material
Adverse Effect.  Borrower is not aware of
any facts or circumstances which may give rise to any actions, suits or
proceedings described in the preceding sentence.

 

(k)                                  Utilities.  The Premises has all necessary legal access
to water, gas and electrical supply, storm and sanitary sewerage facilities,
other required public utilities (with respect to each of the aforementioned
items, by means of either a direct connection to the source of such utilities
or through connections available on publicly dedicated roadways directly
abutting the Premises or through permanent insurable easements benefiting the
Premises), fire and police protection, parking, and means of direct access
between the Premises and public highways over recognized curb cuts (or such
access to public highways is through private roadways which may be used for
ingress and egress pursuant to permanent insurable easements).

 

(l)                                     Mechanics’
Liens.  The Property is free and
clear of any mechanics’ liens or liens in the nature thereof, and no rights are
outstanding that under law could give rise to any such liens, any of which
liens are or may be prior to, or equal with, the lien of this Security
Instrument, except those which are insured against by the title insurance
policy insuring the lien of this Security Instrument.

 

(m)                               Intentionally Omitted.

 

47

 

(n)                                 Insurance.  The Property is insured in accordance with
the requirements set forth in Article III hereof.

 

(o)                                 Space Leases.

 

(i)                                     Borrower has
delivered a true, correct and complete schedule of all Space Leases as of
the date hereof, which accurately and completely sets forth in all material
respects, for each such Space Lease, the following (collectively, the “Rent
Roll”):  the name and address of the
tenant with the name, title and telephone number of the contact person of such
tenant; the lease expiration date, extension and renewal provisions; the base
rent and percentage rent payable; all additional rent and pass-through
obligations; and the security deposit held thereunder and the location of such
deposit.

 

(ii)                                  Each Space
Lease constitutes the legal, valid and binding obligation of Borrower and, to
the knowledge of Borrower, is enforceable against the tenant thereof.  No default exists, or with the passing of
time or the giving of notice would exist, (A) under any Major Space Lease
or (B) under any other Space Leases which would, in the aggregate, have a
Material Adverse Effect.

 

(iii)                               No tenant under
any Space Lease has, as of the date hereof, paid Rent more than thirty (30)
days in advance, and the Rents under such Space Leases have not been waived,
released, or otherwise discharged or compromised.

 

(iv)                              All work to be
performed by Borrower under the Space Leases has been substantially performed,
all contributions to be made by Borrower to the tenants thereunder have been
made except for any held-back amounts, and all other conditions precedent to
each such tenant’s obligations thereunder have been satisfied.

 

(v)                                 Except as
previously disclosed to Lender in writing, there are no options to terminate
any Space Lease.

 

(vi)                              Each tenant
under a Major Space Lease has entered into occupancy of the demised premises to
the extent required under the terms of its Major Space Lease, and each such
tenant is open and conducting business with the public in the demised
premises.  To the best knowledge of
Borrower, after due inquiry, each tenant under a Lease other than a Major Space
Lease has entered into occupancy of its demised premises under its Lease to the
extent required under the terms of its Lease and each such tenant is open and
conducting business with the public in the demised premises.

 

(vii)                           Borrower has
delivered to Lender true, correct and complete copies of all Space Leases
described in the Rent Roll.

 

(viii)                        Each Space
Lease is in full force and effect and (except as disclosed on the Rent Roll)
has not been assigned, modified, supplemented or amended in any way.

 

48

 

(ix)                                To Borrower’s
best knowledge, no tenant under a Space Lease has filed any bankruptcy,
reorganization or arrangement proceedings or made a general assignment for the
benefit of creditors.

 

(x)                                   No Space Lease
provides any party with the right to obtain a lien or encumbrance upon the
Property superior to the lien of this Security Instrument.

 

(p)                                 Property Agreements.

 

(i)                                     Borrower has
delivered to Lender true, correct and complete copies of all Property
Agreements.

 

(ii)                                  No Property
Agreement provides any party with the right to obtain a lien or encumbrance
upon the Property superior to the lien of this Security Instrument.

 

(iii)                               No default
exists or with the passing of time or the giving of notice or both would exist
under any Property Agreement which would, individually or in the aggregate,
have a Material Adverse Effect.

 

(iv)                              Borrower has
not received or given any written communication which alleges that a default
exists or, with the giving of notice or the lapse of time, or both, would exist
under the provisions of any Property Agreement.

 

(v)                                 No condition
exists whereby Borrower or any future owner of the Property may be required to
purchase any other parcel of land which is subject to any Property Agreement or
which gives any Person a right to purchase, or right of first refusal with respect
to, the Property.

 

(vi)                              To the best
knowledge of Borrower, no offset or any right of offset exists respecting
continued contributions to be made by any party to any Property Agreement
except as expressly set forth therein. Except as previously disclosed to Lender
in writing, no material exclusions or restrictions on the utilization, leasing
or improvement of the Property (including non-compete agreements) exists in any
Property Agreement.

 

(vii)                           All “pre-opening”
requirements contained in all Property Agreements (including, but not limited
to, all off-site and on-site construction requirements), if any, have been
fulfilled, and, to the best of Borrower’s knowledge, no condition now exists
whereby any party to any such Property Agreement could refuse to honor its
obligations thereunder.

 

(viii)                        All work, if
any, to be performed by Borrower under each of the Property Agreements has been
substantially performed, all contributions to be made by Borrower to any party
to such Property Agreements have been made, and all other conditions to such
party’s obligations thereunder have been satisfied.

 

(q)                                 Personal Property.  Borrower has delivered to Lender a true,
correct and complete schedule of all material personal property, if any,
owned by Borrower and located upon the

 

49

 

Property or used in connection
with the use or operation of the Realty and Borrower represents that it has
good and marketable title to all such material personal property, free and
clear of any liens, except for liens created under the Loan Documents and liens
which describe the equipment and other personal property owned by tenants.

 

(r)                                    Leasing
Brokerage and Management Fees. 
Except as disclosed pursuant to the Management Agreements, there are no
brokerage fees or commissions payable by Borrower with respect to the leasing
of space at the Property and there are no management fees payable by Borrower
with respect to the management of the Property.

 

(s)                                  Security Deposits.  All security deposits with respect to the
Property, if any, on the date hereof have been transferred to the Security
Deposit Account on the date hereof, and Borrower is in compliance with all
Legal Requirements relating to such security deposits as to which failure to
comply might, individually or in the aggregate, have a Material Adverse Effect.

 

(t)                                    Appraisal.  Borrower has no knowledge that any of the
facts or assumptions on which the Appraisal was based are false or incomplete
in any material respect and has no information that would reasonably suggest
that the fair market value determined in the Appraisal does not reflect the
actual fair market value of the Property.

 

(u)                                 Representations
Generally.  The representations and
warranties contained in this Security Instrument, and the review and inquiry
made on behalf of Borrower therefor, have all been made by Persons having the
requisite expertise and knowledge to provide such representations and
warranties.  No representation, warranty
or statement of fact made by or on behalf of Borrower in this Security
Instrument or in any certificate, document or schedule furnished to Lender
pursuant hereto, contains any untrue statement of a material fact or omits to
state any material fact necessary to make statements contained therein or herein
not misleading (which may be to Borrower’s best knowledge where so provided
herein).  There are no facts presently
known to Borrower which have not been disclosed to Lender which would,
individually or in the aggregate, have a Material Adverse Effect nor as far as
Borrower can foresee might, individually or in the aggregate, have a Material
Adverse Effect.

 

(v)                                 Liquor License.  All licenses, permits, approvals and consents
which are required for the sale and service of alcoholic beverages on the Premises
have been obtained from the applicable Governmental Authorities.

 

(w)                               Credit Card Companies.  The only Credit Card Companies are Chase
Merchant Services and American Express.

 

(x)                                   Ground Leases.

 

(i)                                     Hudson is
authorized to assign its interest in any condemnation award which Hudson is
entitled to receive pursuant to the Ground Lease.

 

50

 

(ii)                                  Hudson has the
right to sublease or otherwise encumber, without restriction, all or any part
of the Hudson Leasehold Premises and encumber the Ground Lease and the
leasehold estate created thereby without the consent of Ground Lessor.

 

(iii)                               if any default
by Hudson shall occur under the Ground Lease, Lender is entitled under the
Ground Lease to receive notice of such default contemporaneously with any
notice of default which is given to Hudson from Ground Lessor and an additional
opportunity to cure any such default which is susceptible of cure by Lender,
which in the case of any non-monetary default susceptible of cure by Lender,
includes the right of Lender or its designee to acquire possession of the
Hudson Leasehold Premises by means of foreclosure of this Security Instrument
or by other means and to become the lessee under the Ground Lease.  So long as Lender has agreed to effectuate a
cure and is proceeding to cure any such non-monetary default within applicable
notice and grace periods and no monetary default remains uncured beyond any
applicable notice and grace periods to which Hudson and Lender are entitled, Ground
Lessor may not terminate the Ground Lease.

 

(iv)                              The Ground
Lease is in full force and effect and has not been modified or
supplemented.  The Ground Lease cannot be
cancelled solely by Ground Lessor and requires Borrower’s consent for all
modifications.

 

(v)                                 All rents
(including additional rents and other charges) reserved for in the Ground Lease
and payable prior to the date hereof have been paid.

 

(vi)                              No party to the
Ground Lease is in default of any obligation such party has thereunder and no
event has occurred which, with the giving of notice or the lapse of time, or
both, would constitute such a default.

 

(vii)                           No notice or
other written or oral communication has been provided to any party under the
Ground Lease which alleges that, as of the date hereof, either a default exists
or with the passage of time will exist under the provisions of such Ground
Lease.

 

(viii)                        If there shall
be a Taking of the fee title to the Hudson Leasehold Premises, subject to
amounts which are applied to restoration, Hudson is entitled under the Ground
Lease to receive such portion of the award for such Taking as equals the value
of Hudson’s estate under the Ground Lease and improvements made by Hudson.  If there shall be a casualty under a Ground
Lease, either there is an obligation to use insurance proceeds for a full
restoration or Hudson is entitled to receive such portion of such proceeds as
equals the value of the Improvements.

 

(ix)                                The Ground
Lease may be assigned from time to time without the consent of Ground Lessor.

 

(x)                                   Provided that
no monetary default remains uncured beyond any applicable notice and grace
periods to which Hudson and Lender are entitled, the Ground Lease may

 

51

 

not
be terminated by Ground Lessor by reason of any default by Hudson which is not
susceptible of cure by Lender.

 

(xi)                                If the Ground
Lease is terminated by reason of a default by Hudson, Lender or its designee is
entitled under the Ground Lease to enter into a new lease (the “New Lease”)
with Ground Lessor for the remainder of the term of the Ground Lease upon the
same base rent and additional rent and other terms, covenants, conditions and
agreements as are contained in the Ground Lease.

 

Section 2.06.  Removal of Lien.  (a) Borrower shall, at its
expense, maintain this Security Instrument as a first lien on the Property and
shall keep the Property free and clear of all liens and encumbrances of any
kind and nature other than the Permitted Encumbrances.  Borrower shall, within ten (10) days
following the filing thereof, promptly discharge of record, by bond or
otherwise, any such liens and, promptly upon request by Lender, shall deliver
to Lender evidence reasonably satisfactory to Lender of the discharge thereof.

 

(b)                                 Without limitation to
the provisions of Section 2.06(a) hereof, Borrower shall (i) unless
being contested in good faith by appropriate proceedings in accordance with Section 2.06(c) hereof,
pay, from time to time when the same shall become due, all claims and demands
of mechanics, materialmen, laborers, and others which, if unpaid, might result
in, or permit the creation of, a lien on the Property or any part thereof, (ii) cause
to be removed of record (by payment or posting of bond or settlement or
otherwise) any mechanics’, materialmens’, laborers’ or other lien on the
Property, or any part thereof, or on the revenues, rents, issues, income or
profit arising therefrom, and (iii) in general, do or cause to be done,
without expense to Lender, everything reasonably necessary to preserve in full
the lien of this Security Instrument.  If
Borrower fails to comply with the requirements of this Section 2.06(b),
then, upon five (5) Business Days’ prior notice to Borrower, Lender may,
but shall not be obligated to, pay any such lien, and Borrower shall, within
five (5) Business Days after Lender’s demand therefor, reimburse Lender
for all sums so expended, together with interest thereon at the Default Rate
from the date advanced, all of which shall be deemed part of the Debt.  Nothing contained herein shall be deemed a
consent or request of Lender, express or implied, by inference or otherwise, to
the performance of any alteration, repair or other work by any contractor,
subcontractor or laborer or the furnishing of any materials by any materialmen
in connection therewith.

 

(c)                                  Notwithstanding the
foregoing, Borrower may contest any lien (other than a lien relating to
non-payment of Impositions, the contest of which shall be governed by Section 4.04
hereof) of the type set forth in subparagraph (b)(ii) of this Section 2.06
provided that, following prior notice to Lender (i) Borrower is contesting
the validity of such lien with due diligence and in good faith and by
appropriate proceedings, without cost or expense to Lender or any of its agents,
employees, officers, or directors, (ii) Borrower shall preclude the
collection of, or other realization upon, any contested amount from the
Property or any revenues from or interest in the Property, (iii) neither
the Property nor any part thereof nor interest therein, shall be in any danger
of being sold, forfeited or lost by reason of such contest by Borrower, (iv) such
contest by Borrower shall not affect the ownership, use or occupancy of the
Property, (v) such contest by Borrower shall not subject Lender or
Borrower to the risk of civil or criminal liability (other than the civil
liability of Borrower for the amount of the lien in question), (vi) such
lien is subordinate

 

52

 

to the lien of this Security
Instrument, (vii) Borrower has not consented to such lien, (viii) Borrower
has given Lender prompt notice of the filing of such lien and the bonding
thereof by Borrower and, upon request by Lender from time to time, notice of
the status of such contest by Borrower and/or confirmation of the continuing
satisfaction of the conditions set forth in this Section 2.06(c), (ix) Borrower
shall promptly pay the obligation secured by such lien upon a final
determination of Borrower’s liability therefor, and (x) Borrower shall deliver
to Lender cash, a bond or other security acceptable to Lender equal to 125% of
the contested amount pursuant to collateral arrangements reasonably
satisfactory to Lender.

 

Section 2.07.  Cost of Defending and Upholding this
Security Instrument Lien.  If any
action or proceeding is commenced to which Lender is made a party relating to
the Loan Documents and/or the Property or Lender’s interest therein or in which
it becomes necessary to defend or uphold the lien of this Security Instrument
or any other Loan Document, Borrower shall, on demand, reimburse Lender for all
expenses (including, without limitation, reasonable attorneys’ fees and
disbursements) incurred by Lender in connection therewith, and such sum,
together with interest thereon at the Default Rate from and after such demand
until fully paid, shall constitute a part of the Debt.

 

Section 2.08.  Use of the Property.  Borrower will use, or cause to be used, the
Property for such use as is permitted pursuant to applicable Legal Requirements
including, without limitation, under the certificate of occupancy applicable to
the Property, and which is required by the Loan Documents.  Borrower shall not suffer or permit the
Property or any portion thereof to be used by the public, any tenant, or any
Person not subject to a Lease, in a manner as is reasonably likely to impair
Borrower’s title to the Property, or in such manner as may give rise to a claim
or claims of adverse usage or adverse possession by the public, or of implied
dedication of the Property or any part thereof.

 

Section 2.09.  Financial Reports.  (a) Borrower
will keep and maintain or will cause to be kept and maintained on a Fiscal Year
basis, in accordance with GAAP, the Uniform System of Accounts (or such other
accounting basis reasonably acceptable to Lender) consistently applied, proper
and accurate books, tax returns, records and accounts reflecting (i) all
of the financial affairs of Borrower, Guarantor and (ii) all items of
income and expense in connection with the operation of the Property or in
connection with any services, equipment or furnishings provided in connection
with the operation thereof, whether such income or expense may be realized by
Borrower or by any other Person whatsoever, excepting lessees unrelated to and
unaffiliated with Borrower who have leased from Borrower portions of the
Premises for the purpose of occupying the same. 
Lender shall have the right from time to time at all times during normal
business hours upon reasonable notice to examine such books, tax returns,
records and accounts at the office of Borrower or other Person maintaining such
books, tax returns, records and accounts and to make such copies or extracts
thereof as Lender shall desire.  After
the occurrence of an Event of Default, Borrower shall pay any costs and
expenses incurred by Lender to examine Borrower’s, Guarantor’s accounting
records with respect to the Property, as Lender shall determine to be necessary
or appropriate in the protection of Lender’s interest.

 

(b)                                 Borrower will furnish
Lender (i) annually, within one hundred twenty (120) days following the
end of each Fiscal Year of Borrower and (ii) on a quarterly basis, within
forty-five

 

53

 

(45) days following the end of each
fiscal quarter of Borrower, with a complete copy of Borrower’s financial
statement consistently applied covering (i) all of the financial affairs
of Borrower and (ii) the operation of the Property for such Fiscal Year or
fiscal quarters, as applicable, and containing a statement of revenues and
expenses, a statement of assets and liabilities and a statement of Borrower’s
equity.  Each annual financial statement
shall be audited by a nationally recognized Independent certified public
accountant that is acceptable to Lender in accordance with GAAP, the Uniform
System of Accounts (or such other accounting basis reasonably acceptable to
Lender).  Together with the financial
statements required to be furnished pursuant to this Section 2.09(b),
Borrower shall furnish to Lender an Officer’s Certificate certifying as of the
date thereof (1) that the financial statements accurately represent the
results of operations and financial condition of Borrower and the Property all
in accordance with GAAP, the Uniform System of Accounts (or such other
accounting basis reasonably acceptable to Lender) consistently applied, and (2) whether
there exists a Default under the Note or any other Loan Document executed and
delivered by Borrower, and if such event or circumstance exists, the nature
thereof, the period of time it has existed and the action then being taken to
remedy such event or circumstance.

 

(c)                                  During the continuance
of an O&M Operative Period and when requested by Lender, Borrower will
furnish Lender monthly, within twenty (20) days following the end of each
month, with a true, complete and correct cash flow statement with respect to
the Property in the form attached hereto as Exhibit C
and made a part hereof, showing (i) all cash receipts of any kind
whatsoever and all cash payments and disbursements and (ii) year-to-date
summaries of such cash receipts, payments and disbursements, together with a
certification of Manager stating that such cash flow statement is true,
complete and correct and a list of all litigation and proceedings affecting
Borrower or the Property in which the amount involved is $250,000 or more, if
not covered by insurance (or $1,000,000 or more whether or not covered by
insurance).

 

(d)                                 During the continuance
of an O&M Operative Period and when requested by Lender, Borrower will
furnish Lender monthly, within twenty (20) days following the end of each
month, with a certification of Manager stating that all sums released from the
Operation and Maintenance Expense Escrow Account to Borrower have been used to
pay Operating Expenses or will be used within thirty (30) days of the date released
to Borrower to pay Operating Expenses pursuant to Section 5.09 hereof, (any
such certification or any certification furnished by a Manager pursuant to
clause (c) above, a “Manager Certification”).

 

(e)                                  Borrower will furnish
Lender annually, within twenty (20) days following the end of each year and
within twenty (20) days following receipt of such request therefor, with a
true, complete and correct rent roll for the Property, including a list of
which tenants are in default under their respective Leases, dated as of the
date of Lender’s request, identifying the items set forth in the Rent Roll and
each tenant that, to Borrower’s knowledge, has filed a bankruptcy, insolvency,
or reorganization proceeding since delivery of the last such rent roll, and the
arrearages, if any, for each tenant, if any, and such rent roll shall be
accompanied by an Officer’s Certificate, dated as of the date of the delivery
of such rent roll, certifying that such rent roll is true, correct and complete
in all material respects as of its date.

 

54

 

(f)                                    Borrower shall
furnish to Lender, within thirty (30) days after Lender’s request therefor,
with such further detailed information with respect to the operation of the
Property and the financial affairs of Borrower as may be reasonably requested
by Lender.

 

(g)                                 Borrower shall cause
Manager to furnish to Lender, within one hundred twenty (120) days following
the end of each Fiscal Year of Borrower and upon request of Lender, a schedule of
tenant security deposits showing any activity in the Security Deposit Account
for such month, together with a certification of Manager as to the balance in
such Security Deposit Account and that such tenant security deposits are being
held in accordance with all Legal Requirements.

 

(h)                                 Borrower will furnish
Lender annually, within ninety (90) days after the end of each Fiscal Year,
with a report setting forth (i) the Net Operating Income for such Fiscal
Year, (ii) the average occupancy rate of the Property during such Fiscal
Year, (iii) the Capital Expenditures incurred at the Property during such
Fiscal Year and the aggregate Recurring Replacement Expenditures made in
connection therewith, and (iv) the balance contained in each of the Escrow
Accounts as of the end of such Fiscal Year (which balance Lender shall provide
upon Borrower’s written request therefor).

 

(i)                                     Borrower shall
cause Manager to keep and maintain on a Fiscal Year basis, in accordance with
GAAP and the Uniform System of Accounts (or such other accounting basis
reasonably acceptable to Lender) consistently applied, proper and accurate
books, records and accounts on an accrual basis reflecting (i) all of the
financial results of operation and financial conditions of Manager and (ii) all
items of income and expense in connection with the operation of the Property or
in connection with any services, equipment or furnishings provided in
connection with the operation thereof, whether such income or expense may be
realized by Manager or by any other Person whatsoever.  Lender shall have the right from time to time
at all times during normal business hours upon reasonable notice to examine
such books, records and accounts at the office of Manager or other Person
maintaining such books, records and accounts and to make such copies or
extracts thereof as Lender shall desire. 
After the occurrence of an Event of Default, Borrower shall pay any
costs and expenses incurred by Lender to examine Manager’s accounting records
with respect to the Property, as Lender shall determine to be necessary or
appropriate in the protection of Lender’s interest.

 

(j)                                     Borrower will
furnish Lender monthly, within thirty (30) days following the end of each
month, an occupancy summary for the Property setting forth the occupancy rates,
average daily room rates, RevPAR Yield Index, RevPAR and room revenues for each
month of the current calendar year, as well as year-to-date averages, and such
other information as may customarily be reflected thereon or reasonably
requested by Lender, together with all STR Reports received by Borrower during
the preceding month.

 

(k)                                  Borrower shall and
shall cause Guarantor to furnish to Lender annually, within thirty (30) days of
filing its respective tax return, a copy of such tax return and within ninety
(90) days after the end of each Fiscal Year or in lieu thereof deliver annual
financial statements of Guarantor prepared in accordance with GAAP which are
audited by a nationally recognized Independent certified public accountant that
is reasonably acceptable to Lender.

 

55

 

(l)                                     Borrower shall
submit to Lender for Lender’s written approval an Annual Budget not later than fifteen
(15) days prior to the commencement of each Fiscal Year, in form reasonably satisfactory
to Lender setting forth in reasonable detail budgeted monthly operating income
and monthly operating capital and other expenses for the Property.  Each Annual Budget shall contain, among other
things, management fees, third party service fees, and other expenses as
Borrower may reasonably determine. 
Lender shall have the right to approve such Annual Budget which approval
shall not be unreasonably withheld, and in the event that Lender objects to the
proposed Annual Budget submitted by Borrower, Lender shall advise Borrower of
such objections within fifteen (15) days after receipt thereof (and deliver to
Borrower a reasonably detailed description of such objections) and Borrower
shall, within ten (10) days after receipt of notice of any such
objections, revise such Annual Budget and resubmit the same to Lender.  Lender shall advise Borrower of any
objections to such revised Annual Budget within ten (10) days after
receipt thereof (and deliver to Borrower a reasonably detailed description of
such objections) and Borrower shall revise the same in accordance with the
process described herein until Lender approves an Annual Budget, provided,
however, that if Lender shall not advise Borrower of its objections to any
proposed Annual Budget within the applicable time period set forth in this
Section, then such proposed Annual Budget shall be deemed approved by
Lender.  Until such time that Lender
approves a proposed Annual Budget, the most recently Approved Annual Budget
shall apply; provided that, such Approved Annual Budget shall be adjusted to
reflect actual increases in Basic Carrying Costs and utilities expenses and to
delete any non-recurring expenses.  In
the event that Borrower must incur an Extraordinary Expense, then Borrower
shall promptly deliver to Lender a reasonably detailed explanation of such
proposed Extraordinary Expense for Lender’s approval, which approval may be
granted or denied in Lender’s sole and absolute discretion.

 

(m)                               In the event that
Borrower fails to deliver any of the financial statements, reports or other
information required to be delivered to Lender pursuant to this Section 2.09
on or prior to their due dates, if any such failure shall continue for ten (10) days
following notice thereof from Lender, Borrower shall pay to Lender on each
Payment Date for each month or portion thereof that any such financial
statements, reports or other information remains undelivered, an administrative
fee in the amount of Two Thousand Five Hundred Dollars ($2,500) in the
aggregate for all failures occurring in any applicable month.  Borrower agrees that such administrative fee (i) is
a fair and reasonable fee necessary to compensate Lender for its additional
administrative costs and increased costs relating to Borrower’s failure to
deliver the aforementioned statements, reports or other items as and when
required hereunder and (ii) is not a penalty.

 

Section 2.10.  Litigation.  Borrower will give prompt written notice to
Lender of any litigation or governmental proceedings pending or threatened (in
writing) against Borrower which are reasonably likely to have a Material
Adverse Effect.

 

Section 2.11.  Updates of Representations.  Borrower shall deliver to Lender within ten (10) days
of the request of Lender an Officer’s Certificate updating all of the
representations and warranties contained in this Security Instrument and the
other Loan Documents and certifying that all of the representations and
warranties contained in this Security Instrument and the other Loan Documents,
as updated pursuant to such Officer’s Certificate, are true, accurate and

 

56

 

complete as of the date of such
Officer’s Certificate.  Notwithstanding
the foregoing, provided that no Event of Default has occurred and is
continuing, Borrower shall not be required to deliver the foregoing Officer’s
Certificate more than three (3) times during the term of the Loan.

 

Section 2.12.  Major Contracts.  Borrower shall not enter into any new Major
Contracts or amend any existing Major Contracts without, in each instance,
first obtaining Lender’s prior consent, which consent shall not be unreasonably
withheld.  Notwithstanding the foregoing,
Lender hereby approves Jeffrey Chodorow or any entity Controlled by Jeffrey
Chodorow as a restaurant and bar operator for the bars and restaurants situated
at the Premises, but reserves the right to approve any economic terms of any
new Major Contracts with Jeffrey Chodorow or any entity Controlled by Jeffrey
Chodorow unless such new Major Contracts are on terms which are substantially
the same or more favorable to the Property than the terms of the applicable
Major Contracts in effect prior to the amendment or renewal thereof, in which
case such new Major Contracts shall be deemed approved by Lender.

 

Section 2.13.  Ground Lease.  (a) Hudson will comply in all material
respects with the terms and conditions of the Ground Lease.  Borrower will not do or permit anything to be
done, the doing of which, or refrain from doing anything, the omission of
which, will impair or tend to impair the security of the Hudson Leasehold
Premises under the Ground Lease or will be grounds for declaring a forfeiture
of the Ground Lease.

 

(b)                                 Borrower shall enforce
the Ground Lease and will not terminate, modify, cancel, change, supplement,
alter or amend the Ground Lease, or waive, excuse, condone or in any way
release or discharge Ground Lessor of or from any of the material covenants and
conditions to be performed or observed by Ground Lessor.  Borrower does hereby bargain, sell, assign
and set over to Lender, all of Borrower’s interests in the Ground Lease.  The assignment of Borrower’s interest set
forth in this Section 2.13(b) is an absolute, unconditional and
present assignment from Borrower to Lender and not an assignment for security
and the existence or exercise of Borrower’s revocable license to take all
actions with respect to the Ground Lease shall not operate to subordinate this
assignment to any subsequent assignment. 
The exercise by Lender of any of its rights or remedies pursuant to this
Section 2.13(b) shall not be deemed to make Lender a
mortgagee-in-possession.  So long as
there shall exist and be continuing no Event of Default, Borrower shall have a
revocable license to take all actions with respect to the Ground Lease subject
to the terms of this Security Instrument. 
Any surrender of the leasehold estate created by the Ground Lease or
termination, cancellation, modification, change, supplement, alteration or
amendment of the Ground Lease without the prior written consent of Lender shall
be void and of no force and effect.

 

(c)                                  Lender shall have the
right, but not the obligation, to perform any obligations of Borrower under the
terms of the Ground Lease during the continuance of an Event of Default.  All costs and expenses (including, without
limitation, reasonable attorneys’ fees and expenses) so incurred, shall be
treated as an advance secured by this Security Instrument, shall bear interest
thereon at the Default Rate from the date of payment by Lender until paid in
full and shall be paid by Borrower to Lender during the continuance of an Event
of Default within five (5) days after demand.  No performance by Lender of any obligations
of Borrower shall constitute a waiver of any Event of Default arising by reason
of Borrower’s failure to perform the same. 
If

 

57

 

Lender shall make any payment
or perform any act or take action in accordance with this Section 2.13(c),
Lender will notify Borrower of the making of any such payment, the performance
of any such act, or the taking of any such action.  In any such event, subject to the rights of
lessees, sublessees and other occupants under the Leases, Lender and any Person
designated by Lender shall have, and are hereby granted, the right to enter
upon the Property at any time and from time to time for the purpose of taking
any such action.

 

(d)                                 To the extent
permitted by law, the price payable by Borrower or any other Person in the
exercise of any right of redemption following foreclosure of the Property shall
include all rents paid and other sums advanced by Lender on behalf of Borrower,
together with interest thereon at the Default Rate.

 

(e)                                  Unless Lender shall
otherwise consent, the fee title and the leasehold estate in the Hudson
Leasehold Premises shall not merge but shall always be kept separate and
distinct, notwithstanding the union of said estates either in Ground Lessor or
in Borrower, or in a third party, by purchase or otherwise.

 

(f)                                    If the Ground
Lessor shall deliver to Lender a copy of any notice of default sent by the
Ground Lessor to Borrower, as tenant under the Ground Lease, such notice shall
constitute full protection to Lender for any action taken or omitted to be
taken by Lender, in good faith in accordance with this Security Instrument, in
reliance thereon.

 

(g)                                 Borrower shall
exercise each individual option, if any, to extend or renew the term of the Ground
Lease not less than thirty (30) days prior to the last day upon which any such
option may be exercised (and in all events within five (5) days after
demand by Lender made at any time within one (1) year of the last day upon
which any such option may be exercised), and Borrower hereby expressly
authorizes and appoints Lender its attorney-in-fact to exercise any such option
in the name of and upon behalf of Borrower to so exercise such option if
Borrower fails to exercise as herein required, which power of attorney shall be
irrevocable and shall be deemed to be coupled with an interest.  Borrower shall give Lender notice of Borrower’s
exercise of any such option to extend or renew the term of the Ground Lease
within five (5) days of the exercise of any such option.

 

(h)                                 Each Space Lease
hereafter made and each renewal of any existing Space Lease shall provide that,
(i) in the event of the termination of the Ground Lease, such Space Lease
shall not terminate or be terminable by the lessee; (ii) in the event of
any action for the foreclosure of this Security Instrument, such Space Lease
shall not terminate or be terminable by the lessee by reason of the termination
of the Ground Lease unless the lessee is specifically named and joined in any
such action and unless a judgment is obtained therein against the lessee; and (iii) in
the event that the Ground Lease is terminated as aforesaid and a “new lease” is
granted, the lessee under such Space Lease shall attorn to the Borrower or to
the purchaser at the sale of the Property upon such foreclosure, as the case
may be.

 

(i)                                     Borrower hereby
assigns, transfers and sets over to Lender all of Borrower’s claims and rights
to the payment of damages arising from any rejection by the Ground Lessor of
the Ground Lease under the Bankruptcy Code. 
Borrower shall notify Lender promptly (and in

 

58

 

any event within ten (10) days)
of any claim, suit, action or proceeding relating to the rejection of the
Ground Lease.  Lender is hereby
irrevocably appointed as Borrower’s attorney-in-fact, coupled with an interest,
with exclusive power to file and prosecute, to the exclusion of Borrower, any
proofs of claim, complaints, motions, applications, notices and other
documents, in any case in respect of the Ground Lessor under the Bankruptcy
Code during the continuance of an Event of Default.  Borrower may make any compromise or
settlement in connection with such proceedings (subject to Lender’s reasonable
approval); provided, however, that Lender shall be authorized and entitled to
compromise or settle any such proceeding if such compromise or settlement is
made after the occurrence and during the continuance of an Event of
Default.  Borrower shall promptly execute
and deliver to Lender any and all instruments reasonably required in connection
with any such proceeding after request therefor by Lender.  Except as set forth above, Borrower shall not
adjust, compromise, settle or enter into any agreement with respect to such
proceedings without the prior written consent of Lender, which consent shall
not be unreasonably withheld or delayed.

 

(j)                                     Borrower shall
not, without Lender’s prior written consent, elect to treat the Ground Lease as
terminated under Section 365(h)(1) of the Bankruptcy Code.  Any such election made without Lender’s prior
written consent shall be void.

 

(k)                                  If pursuant to Section 365(h)(2) of
the Bankruptcy Code, Borrower seeks to offset against the rent reserved in the
Ground Lease the amount of any damages caused by the non-performance by the
Ground Lessor of any of the Ground Lessor’s obligations under the Ground Lease
after the rejection by the Ground Lessor of the Ground Lease under the
Bankruptcy Code, Borrower shall, prior to effecting such offset, notify Lender
of its intention to do so, setting forth the amounts proposed to be so offset
and the basis therefor.  If Lender has
failed to object as aforesaid within ten (10) days after notice from
Borrower in accordance with the first sentence of this Section 2.13(k),
Borrower may proceed to effect such offset in the amounts set forth in Borrower’s
notice.  Neither Lender’s failure to
object as aforesaid nor any objection or other communication between Lender and
Borrower relating to such offset shall constitute an approval of any such
offset by Lender.  Borrower shall
indemnify and save Lender harmless from and against any and all claims,
demands, actions, suits, proceedings, damages, losses, costs and expenses of
every nature whatsoever (including, without limitation, reasonable attorneys’
fees and disbursements) arising from or relating to any such offset by Borrower
against the rent reserved in the Ground Lease.

 

(l)                                     Borrower shall
immediately, after obtaining knowledge thereof, notify Lender of any filing by
or against the Ground Lessor of a petition under the Bankruptcy Code.  Borrower shall thereafter forthwith give
written notice of such filing to Lender, setting forth any information
available to Borrower as to the date of such filing, the court in which such
petition was filed, and the relief sought therein.  Borrower shall promptly deliver to Lender
following receipt any and all notices, summonses, pleadings, applications and
other documents received by Borrower in connection with any such petition and
any proceedings relating thereto.

 

(m)                               If there shall be filed
by or against Borrower a petition under the Bankruptcy Code, and Borrower, as
the tenant under the Ground Lease, shall determine to reject the Ground Lease
pursuant to Section 365(a) of the Bankruptcy Code, then Borrower
shall give Lender not

 

59

 

less than ten (10) days
prior notice of the date on which Borrower shall apply to the bankruptcy court
for authority to reject the Ground Lease. 
Lender shall have the right, but not the obligation, to serve upon
Borrower within such 10-day period a notice stating that (i) Lender
demands that Borrower assume and assign the Ground Lease to Lender pursuant to Section 365
of the Bankruptcy Code and (ii) Lender covenants to cure or provide
adequate assurance of prompt cure of all defaults and provide adequate
assurance of future performance under the Ground Lease.  If Lender serves upon Borrower the notice
described in the preceding sentence, Borrower shall not seek to reject the
Ground Lease and shall comply with the demand provided for in clause (i) of
the preceding sentence within thirty (30) days after the notice shall have been
given, subject to the performance by Lender of the covenant provided for in
clause (ii) of the preceding sentence.

 

(n)                                 Effective upon the
entry of an order for relief in respect of Borrower under the Bankruptcy Code,
Borrower hereby assigns and transfers to Lender a non-exclusive right to apply
to the appropriate bankruptcy court under Section 365(d)(4) of the
Bankruptcy Code for an order extending the period during which the Ground Lease
may be rejected or assumed.

 

(o)                                 Borrower will give
Lender prompt (and in all events within five (5) days) notice of any
default under the Ground Lease or of the receipt by Borrower of any notice of
default from Ground Lessor.  Borrower
will promptly (and in all events within (5) days) furnish to Lender copies
of all information furnished to Ground Lessor by the terms of the Ground Lease
or the provisions of this Section 2.13. 
Borrower will deposit with Lender an exact copy of any notice,
communication, plan, specification or other instrument or document received or
given by Borrower in any way relating to or affecting the Ground Lease which
may concern or affect the estate of Ground Lessor or Borrower thereunder in or
under the Ground Lease or in the real estate thereby demised.

 

(p)                                 Upon acquisition of
the fee title or any other estate, title or interest in the Hudson Leasehold
Premises by Borrower, this Security Instrument shall, automatically and without
the necessity of execution of any other documents, attach to and cover and be a
lien upon such other estate so acquired, and such other estate shall be
considered as mortgaged, assigned and conveyed to Lender and the lien hereof
spread to cover such estate with the same force and effect as though
specifically herein mortgaged, assigned and conveyed.  The provisions of this subsection shall
not apply if Lender acquires title to the Hudson Leasehold Premises unless Lender
shall so elect.

 

ARTICLE III:  INSURANCE AND CASUALTY RESTORATION

 

Section 3.01.  Insurance Coverage.  Borrower shall, at its expense, maintain the
following insurance coverages with respect to the Property during the term of
this Security Instrument:

 

(a)                                  (i) Insurance
against loss or damage by fire, casualty and other hazards included in an “all-risk”
coverage endorsement or its equivalent, with such endorsements as Lender may
from time to time reasonably require and which are customarily required by
Institutional Lenders of similar properties similarly situated, including,
without limitation, if the Property constitutes a legal non-conforming use, an
ordinance of law

 

60

 

coverage endorsement which contains “Demolition Cost”, “Loss Due to
Operation of Law” and “Increased Cost of Construction” coverages, covering the
Property in an amount not less than the greater of (A) 100% of the
insurable replacement value of the Property (exclusive of the Premises and
footings and foundations) and (B) such other amount as is necessary to
prevent any reduction in such policy by reason of and to prevent Borrower,
Lender or any other insured thereunder from being deemed to be a
co-insurer.  Not less frequently than once
every three (3) years, Borrower, at its option, shall either (A) have
the Appraisal updated or obtain a new appraisal of the Property, (B) have
a valuation of the Property made by or for its insurance carrier conducted by
an appraiser experienced in valuing properties of similar type to that of the
Property which are in the geographical area in which the Property is located or
(C) provide such other evidence as will, in Lender’s sole judgment, enable
Lender to determine whether there shall have been an increase in the insurable
value of the Property and Borrower shall deliver such updated Appraisal, new
appraisal, insurance valuation or other evidence acceptable to Lender, as the
case may be, and, if such updated Appraisal, new appraisal, insurance valuation,
or other evidence acceptable to Lender reflects an increase in the insurable
value of the Property, the amount of insurance required hereunder shall be
increased accordingly and Borrower shall deliver evidence satisfactory to
Lender that such policy has been so increased.

 

(ii)                                  Commercial
general liability insurance against claims for personal and bodily injury
and/or death to one or more persons or property damage, occurring on, in or
about the Property (including the adjoining streets, sidewalks and passageways
therein) in such amounts as Lender may from time to time reasonably require
(but in no event shall Lender’s requirements be increased more frequently than
once during each twelve (12) month period) and which are customarily required
by Institutional Lenders for similar properties similarly situated, but not
less than $1,000,000 per occurrence and $2,000,000 general aggregate on a per
location basis and, in addition thereto, not less than $75,000,000 excess
and/or umbrella liability insurance shall be maintained for any and all claims.

 

(iii)                               Business
interruption, rent loss or other similar insurance with an unlimited indemnity
period (A) with loss payable to Lender, (B) covering all risks
required to be covered by the insurance provided for in Section 3.01(a)(i) hereof
and (C) in an amount not less than 100% of the projected total revenues
derived from the Property for the succeeding twenty-four (24) month period
based on an occupancy rate taking into account historical and projected
occupancy.  The amount of such insurance
shall be determined upon the execution of this Security Instrument, and not
more frequently than once each calendar year thereafter based on Borrower’s
reasonable estimate of projected fixed or base rent plus percentage rent, from
the Property for the next succeeding twenty-four (24) months.  In the event the Property shall be damaged or
destroyed, Borrower shall and hereby does assign to Lender all payment of
claims under the policies of such insurance, and all amounts payable thereunder,
and all net amounts, shall be collected by Lender under such policies and shall
be applied in accordance with this Security Instrument; provided, however, that
nothing herein contained shall be

 

61

 

deemed
to relieve Borrower of its obligations to timely pay all amounts due under the
Loan Documents.

 

(iv)                              War risk
insurance when such insurance is obtainable from the United States of America
or any agency or instrumentality thereof at reasonable rates (for the maximum
amount of insurance obtainable) and if requested by Lender, and such insurance
is then customarily required by Institutional Lenders of similar properties
similarly situated.  As of the Closing
Date, no insurance of the type set forth in this Section 3.01(a)(iv) is
required.

 

(v)                                 Insurance
against loss or damages from (A) leakage of sprinkler systems and (B) explosion
of steam boilers, air conditioning equipment, pressure vessels or similar
apparatus now or hereafter installed at the Property, in such amounts as Lender
may from time to time reasonably require and which are then customarily
required by Institutional Lenders of similar properties similarly situated.

 

(vi)                              Flood insurance
in an amount equal to the full insurable value of the Property or the maximum
amount available, whichever is less, if the Improvements are located in an area
designated by the Secretary of Housing and Urban Development as being “an area
of special flood hazard” under the National Flood Insurance Program (i.e.,
having a one percent or greater chance of flooding), and if flood insurance is
available under the National Flood Insurance Act.

 

(vii)                           Worker’s
compensation insurance or other similar insurance which may be required by
Governmental Authorities or Legal Requirements.

 

(viii)                        Intentionally
omitted.

 

(ix)                                Insurance
against damage resulting from acts of terrorism, or an insurance policy without
an exclusion for damages resulting from terrorism, on terms consistent with the
commercial property insurance policy required under subsections (i), (ii) and
(iii) above; provided, however, Borrower shall not be required to carry
more than the amount of insurance required pursuant to this Section 3.01(a)(ix) as
is available for an annual premium of 150% of the total annual premium of all
insurance required pursuant to this Section 3.01(a) during the last
policy year that such terrorism insurance was included within the “all risk” property
insurance policy obtained pursuant to Section 3.01(a)(i).

 

(x)                                   Such other
insurance as may from time to time be required by Lender and which is then
customarily required by Institutional Lenders for similar properties similarly
situated, against other insurable hazards, including, but not limited to,
malicious mischief, vandalism, loss resulting from mold, spores or fungus on or
about the Premises, (which Lender acknowledges, as of the Closing Date is not
required hereunder), sinkhole and mine subsidence, acts of terrorism, windstorm
and/or earthquake, due regard to be given to the size and type of the Premises,
Improvements, Fixtures and Equipment and their location, construction and
use.  Additionally, Borrower shall carry
such insurance

 

62

 

coverage
as Lender may from time to time require if the failure to carry such insurance
may result in a downgrade, qualification or withdrawal of any class of
securities issued in connection with a Securitization or, if the Loan is not
yet part of a Securitization, would result in an increase in the subordination
levels of any class of securities anticipated to be issued in connection with a
proposed Securitization.

 

(xi)                                If Borrower,
any of its Affiliates or Manager holds a liquor license for the Premises,
liquor liability insurance in the amount of no less than $10,000,000.

 

(xii)                             Automobile
liability insurance covering owned, hired and not owned vehicles in an amount
of not less than $1,000,000 per accident.

 

(b)                                 Borrower shall cause
any Manager of the Property to maintain fidelity insurance in an amount equal
to or greater than the annual Operating Income of the Property for the six (6) month
period immediately preceding the date on which the premium for such insurance
is due and payable or such lesser amount as Lender shall approve.

 

Section 3.02.  Policy Terms.  (a) All insurance required by
this Article III shall be in the form (other than with respect to Sections
3.01(a)(vi) and (vii) above when insurance in those two sub-sections
is placed with a governmental agency or instrumentality on such agency’s forms)
and amount and with deductibles as, from time to time, shall be reasonably
acceptable to Lender, under valid and enforceable policies issued by
financially responsible insurers authorized to do business in the State where
the Property is located, with a general policyholder’s service rating of not
less than A and a financial rating of not less than XIII as rated in the most
currently available Best’s Insurance Reports (or the equivalent, if such rating
system shall hereafter be altered or replaced) and shall have a claims paying
ability rating and/or financial strength rating, as applicable, of not less
than “A” (or its equivalent), or such lower claims paying ability rating and/or
financial strength rating, as applicable, as Lender shall, in its reasonable
discretion (taking into account then current Rating Agency guidelines), consent
to, from a Rating Agency (one of which after a Securitization in which Standard &
Poor’s rates any securities issued in connection with such Securitization,
shall be Standard & Poor’s) or by a syndicate of insurers through
which at least 90% of the coverage is with carriers having claims-paying
ability or financial strength ratings of “A” (or its equivalent) from the
Ratings Agencies, provided that all members of the syndicate shall have
claims-paying ability ratings and/or financial strength ratings, as applicable,
of not less than “A-” (or its equivalent) from the Ratings Agencies.  Notwithstanding the foregoing, Lender approves
(i) Continental Casualty Company, (ii) RSUI Indemnity Company, and (iii) Fidelity
National Insurance Company as insurers, provided that throughout the term of
the Loan the claims paying ability rating and/or financial strength rating, as
applicable, from each Rating Agency for such insurers shall be no less than “A-”
(or its equivalent).  Originals or
certified copies of all insurance policies shall be delivered to and held by
Lender.  All such policies (except
policies for worker’s compensation) shall name Lender, its successors and/or
assigns as an additional named insured, with respect to the insurance required
pursuant to Section 3.01(a)(iii) above, shall provide for loss
payable to Lender, its successors and/or assigns and shall contain (or have
attached):  (i) standard “non-contributory
mortgagee” endorsement or its equivalent relating, inter  alia, to
recovery by Lender notwithstanding the negligent or willful acts or omissions
of Borrower; (ii) a waiver of subrogation endorsement as to Lender; (iii) an

 

63

 

endorsement indicating that
neither Lender nor Borrower shall be or be deemed to be a co-insurer with
respect to any casualty risk insured by such policies and shall provide for a
deductible per loss of an amount not more than the lesser of (x) that which is
customarily maintained by owners of similar properties similarly situated and
(y) $100,000 or, with respect to the deductible under any insurance against
losses resulting from windstorms, 3.5% of the values at risk or, with respect
to the deductible under any insurance against losses resulting from earthquake,
5% of the values at risk, and (iv) a provision that such policies shall
not be canceled, terminated, denied renewal or amended, including, without
limitation, any amendment reducing the scope or limits of coverage, without at
least thirty (30) days’ prior written notice to Lender in each instance.  Not less than thirty (30) days prior to the
expiration dates of the insurance policies obtained pursuant to this Security
Instrument, originals or certified copies of renewals of such policies (or
certificates evidencing such renewals) bearing notations evidencing the payment
of premiums or accompanied by other reasonable evidence of such payment (which premiums
shall not be paid by Borrower through or by any financing arrangement which
would entitle an insurer to terminate a policy; provided, however, premiums for
the insurance required pursuant to Section 3.01(a)(i) may be paid
quarterly in advance or as otherwise reasonably acceptable to Lender, it being
acknowledged that paying the premium for such policies by financing the same,
paying twenty percent (20%) of the total annual premium (inclusive of finance
charges) at the time of the applicable policy renewal and paying the remaining
eighty percent (80%) of the total annual premium (inclusive of finance charges)
in nine (9) equal monthly installments is acceptable to Lender) shall be
delivered by Borrower to Lender. 
Borrower shall not carry separate insurance, concurrent in kind or form
or contributing in the event of loss, with any insurance required under this Article III.

 

(b)                                 If Borrower fails to
maintain and deliver to Lender the original policies or certificates of
insurance required by this Security Instrument, or if there are insufficient
funds in the Basic Carrying Costs Escrow Account to pay the premiums for same,
Lender may, at its option, procure such insurance, and Borrower shall pay, or
as the case may be, reimburse Lender for, all premiums thereon promptly, upon
demand by Lender, with interest thereon at the Default Rate from the date paid
by Lender to the date of repayment and such sum shall constitute a part of the
Debt.

 

(c)                                  Borrower shall notify
Lender of the renewal premium of each insurance policy and Lender shall be entitled
to pay such amount on behalf of Borrower from the Basic Carrying Costs Escrow Account
in accordance with the financing schedule of the payments for such
premiums, if any, or, if an Event of Default has occurred and is continuing, in
full or such other manner as Lender may elect. 
With respect to insurance policies which require periodic payments
(i.e., monthly or quarterly) of premiums, Lender shall be entitled to pay such
amounts ten (10) days (or such lesser number of days as Lender shall
determine) prior to the respective due dates of such installments.

 

(d)                                 The insurance required
by this Security Instrument may, at the option of Borrower, be effected by
blanket and/or umbrella policies issued to Borrower covering the Property
provided that, in each case, the policies otherwise comply with the provisions
of this Security Instrument and allocate to the Property, from time to time
(but in no event less than once a year), the coverage specified by this
Security Instrument, without possibility of reduction

 

64

 

or coinsurance by reason of
damage to any other property (real or personal) named therein.  If the insurance required by this Security
Instrument shall be effected by any such blanket or umbrella policies, Borrower
shall furnish to Lender (i) original policies or certified copies thereof,
or an original certificate of insurance together with reasonable access to the
original of such policy to review such policy’s coverage of the Property, with
schedules attached thereto showing the amount of the insurance provided under
such policies applicable to the Property and (ii) an Officer’s Certificate
setting forth (A) the number of properties covered by such policy, (B) the
location by city (if available, otherwise, county) and state of the properties,
(C) the average square footage of the properties, (D) a brief
description of the typical construction type included in the blanket policy and
(E) such other information as Lender may reasonably request.

 

(e)                                  Hudson shall cause
the Condominium Board to keep the Hudson Premises and the balance of the
Property located on or about the Hudson Premises insured against such hazards
and in such amounts as required by the provisions of subparagraph (a) above,
the Declaration of Condominium (hereinafter defined) and the By-laws.  Said policies shall be hereinafter referred
to as the “Board’s Policies”. 
Borrower shall furnish to Lender duplicates of each of the Board’s
Policies at least 15 days prior to the expiration date thereof.  Each Board Policy shall contain the standard
New York Mortgage clause endorsement making the Lender the person to whom all
payments made by the insurer shall be paid, as its interest may appear, subject
to the provisions of the Declaration of Condominium and the By-laws.  To the extent not covered by the Board’s
Policies, Borrower will keep the Property insured against loss or damage by
fire, flood and such other risks and matters as Lender may from time to time
require in amounts required by Lender sufficient to avoid co-insurance, and
shall pay the premiums for such insurance as same become due and payable.  The Board’s Policies shall be subject to
Lender’s approval.  Not later than
fifteen (15) days prior to the expiration date of each of the Board’s Policies,
Borrower will deliver to Lender satisfactory evidence of the renewal of each of
the Policies.  As used herein the term “Condominium
Act” shall mean the provisions of Article 9-B of the Real Property Law
of the State of New York, et  seq., as amended, the word “By-laws”
means a true copy of the By-Laws which is annexed to the Declaration of
Condominium, as amended, the words “Declaration of Condominium” mean the
Declaration of Condominium of the Condominium, as amended, the words “Rules and
Regulations” shall mean the rules adopted by the Condominium
concerning the management and administration of the Condominium and the use of
the Common Elements, as amended, the words “Common Elements” shall mean
the common element of the Condominium as defined in the Declaration of
Condominium, the words “Condominium Board” shall mean the organization
managing the Condominium, by virtue of the Condominium Act, the Declaration of
Condominium and the By-laws, on behalf of all of the owners of the units
comprising the Condominium, the term “Condominium Documents” shall mean,
collectively, the “Declaration of Condominium”, “By-laws”, “Rules and
Regulations” and the rules, regulations, resolutions and decisions adopted
pursuant thereto, each as amended, and the word “Condominium” shall mean
any condominium which includes the Property as a part thereof, which was
created pursuant to the Condominium Act.

 

Section 3.03.  Assignment of Policies.  (a) Borrower
hereby assigns to Lender the proceeds of all insurance (other than worker’s
compensation and liability insurance) obtained pursuant to this Security
Instrument, all of which proceeds shall be payable to Lender as collateral and
further security for the payment of the Debt and the performance of the
Cross-collateralized

 

65

 

Borrowers’ obligations
hereunder and under the other Loan Documents, and Borrower hereby authorizes
and directs the issuer of any such insurance to make payment of such proceeds
directly to Lender.  Except as otherwise
expressly provided in Section 3.04 or elsewhere in this Article III,
Lender shall have the option, in its discretion, and without regard to the
adequacy of its security, to apply all or any part of the proceeds it may
receive pursuant to this Article in such manner as Lender may elect to any
one or more of the following:  (i) the
payment of the Debt, whether or not then due, in accordance with the provisions
of the Note, (ii) the repair or restoration of the Property, (iii) the
cure of any Default or (iv) the reimbursement of the costs and expenses of
Lender incurred pursuant to the terms hereof in connection with the recovery of
the Insurance Proceeds.  Subject to Section 15.03(a),
nothing herein contained shall be deemed to excuse Borrower from repairing or
maintaining the Property as provided in this Security Instrument or restoring
all damage or destruction to the Property, regardless of the sufficiency of the
Insurance Proceeds, and the application or release by Lender of any Insurance Proceeds
shall not cure or waive any Default or notice of Default.

 

(b)                                 In the event of the
foreclosure of this Security Instrument or any other transfer of title or
assignment of all or any part of the Property in extinguishment, in whole or in
part, of the Debt, all right, title and interest of Borrower in and to all
policies of insurance required by this Security Instrument shall inure to the
benefit of the successor in interest to Borrower or the purchaser of the
Property.  If, prior to the receipt by Lender
of any proceeds, the Property or any portion thereof shall have been sold on
foreclosure of this Security Instrument or by deed in lieu thereof or
otherwise, or any claim under such insurance policy arising during the term of
this Security Instrument is not paid until after the extinguishment of the
Debt, and Lender shall not have received the entire amount of the Debt
outstanding at the time of such extinguishment, whether or not a deficiency
judgment on this Security Instrument shall have been sought or recovered or
denied, then, the proceeds of any such insurance to the extent of the amount of
the Debt not so received, shall be paid to and be the property of Lender,
together with interest thereon at the Default Rate, and the reasonable attorney’s
fees, costs and disbursements incurred by Lender in connection with the
collection of the proceeds which shall be paid to Lender and Borrower hereby
assigns, transfers and sets over to Lender all of Borrower’s right, title and
interest in and to such proceeds. 
Notwithstanding any provisions of this Security Instrument to the
contrary, Lender shall not be deemed to be a trustee or other fiduciary with
respect to its receipt of any such proceeds, which may be commingled with any
other monies of Lender; provided, however, that Lender shall use such proceeds
for the purposes and in the manner permitted by this Security Instrument.  Any proceeds deposited with Lender shall be
held by Lender in an interest-bearing account, but Lender makes no
representation or warranty as to the rate or amount of interest, if any, which
may accrue on such deposit and shall have no liability in connection
therewith.  Interest accrued, if any, on
the proceeds shall be deemed to constitute a part of the proceeds for purposes
of this Security Instrument.  The
provisions of this Section 3.03(b) shall survive the termination of
this Security Instrument by foreclosure, deed in lieu thereof or otherwise as a
consequence of the exercise of the rights and remedies of Lender hereunder
after a Default.

 

Section 3.04.  Casualty Restoration.  (a) (i) In
the event of any damage to or destruction of the Property, Borrower shall give
prompt written notice to Lender (which notice shall set forth Borrower’s good
faith estimate of the cost of repairing or restoring such damage or
destruction,

 

66

 

or if Borrower cannot
reasonably estimate the anticipated cost of restoration, Borrower shall
nonetheless give Lender prompt notice of the occurrence of such damage or
destruction, and will diligently proceed to obtain estimates to enable Borrower
to quantify the anticipated cost and time required for such restoration,
whereupon Borrower shall promptly notify Lender of such good faith estimate)
and, provided that restoration does not violate any Legal Requirements,
Borrower shall promptly commence and diligently prosecute to completion the
repair, restoration or rebuilding of the Property so damaged or destroyed to a
condition such that the Property shall be at least equal in value to that
immediately prior to the damage to the extent practicable, in full compliance
with all Legal Requirements and the provisions of all Leases, and in accordance
with Section 3.04(b) below. 
Such repair, restoration or rebuilding of the Property including,
without limitation, preparation of plans and specifications in connection
therewith, are sometimes hereinafter collectively referred to as the “Work”.

 

(ii)                                  Borrower shall
not adjust, compromise or settle any claim for Insurance Proceeds without the
prior written consent of Lender, which shall not be unreasonably withheld or
delayed and Lender shall have the right, at Borrower’s sole cost and expense,
to participate in any settlement or adjustment of Insurance Proceeds; provided,
however, that, except during the continuance of an Event of Default, Lender’s
consent shall not be required with respect to the adjustment, compromising or
settlement of any claim for Insurance Proceeds in an amount less than $250,000.

 

(iii)                               Subject to Section 3.04(a)(iv),
Lender shall apply any Insurance Proceeds which it may receive towards the Work
in accordance with Section 3.04(b) and the other applicable sections
of this Article III.

 

(iv)                              If (A) a
Default shall have occurred, (B) Lender is not reasonably satisfied that
the Debt Service Coverage, after substantial completion of the Work, will be at
least equal to the Required Debt Service Coverage, (C) more than thirty
percent (30%) of the reasonably estimated fair market value of the Property is
damaged or destroyed, (D) any Leases physically affected by such
destruction shall not continue in full force and effect, (E) Lender is not
reasonably satisfied that the Work can be completed six (6) months prior
to Maturity or (F) Lender is not reasonably satisfied that the Work can be
completed within twelve (12) months of the damage to or destruction of the
Property (each, a “Substantial Casualty”), Lender shall have the option,
in its sole discretion to apply any Insurance Proceeds it may receive pursuant
to this Security Instrument (less any cost to Lender of recovering and paying
out such proceeds incurred pursuant to the terms hereof and not otherwise
reimbursed to Lender, including, without limitation, reasonable attorneys’ fees
and expenses) to the payment of the Debt, without any prepayment fee or charge
of any kind other than the Exit Fee, or to allow such proceeds to be used for
the Work pursuant to the terms and subject to the conditions of Section 3.04(b) hereof
and the other applicable sections of this Article III.

 

(v)                                 In the event
that Lender elects or is obligated hereunder to allow Insurance Proceeds to be
used for the Work, any excess proceeds remaining after completion of such Work
shall be applied to the payment of the Debt without any prepayment fee or
charge of any kind other than the Exit Fee.

 

67

 

 

(b)                                 If any Condemnation
Proceeds in accordance with Section 6.01(a), or any Insurance Proceeds in
accordance with Section 3.04(a), are to be applied to the repair,
restoration or rebuilding of the Property, then such Condemnation Proceeds or
Insurance Proceeds shall be deposited into a segregated interest-bearing bank
account at the Bank, which shall be an Eligible Account, held by Lender and
shall be paid out from time to time to Borrower as the Work progresses (less
any cost to Lender of recovering and paying out such proceeds, including,
without limitation, reasonable attorneys’ fees and costs allocable to
inspecting the Work and the plans and specifications therefor) subject to Section 5.13
hereof and to all of the following conditions:

 

(i)                                     An Independent architect
or engineer selected by Borrower and reasonably acceptable to Lender (an “Architect”
or “Engineer”) or a Person otherwise reasonably acceptable to Lender,
shall have delivered to Lender a certificate estimating the cost of completing
the Work, and, if the amount set forth therein is more than the sum of the
amount of Insurance Proceeds then being held by Lender in connection with a
casualty and amounts agreed to be paid as part of a final settlement under the
insurance policy upon or before completion of the Work, Borrower shall have
delivered to Lender (A) cash collateral in an amount equal to such excess,
(B) an unconditional, irrevocable, clean sight draft letter of credit, in
form, substance and issued by a bank reasonably acceptable to Lender, in the
amount of such excess and draws on such letter of credit shall be made by
Lender to make payments pursuant to this Article III following exhaustion
of the Insurance Proceeds or Condemnation Proceeds, as applicable, therefor or (C) a
completion bond in form, substance and issued by a surety company reasonably
acceptable to Lender.

 

(ii)                                  If the cost of
the Work relating to any Cross-collateralized Property is reasonably estimated
by an Architect or Engineer in a certification reasonably acceptable to Lender
to be equal to or exceed five percent (5%) of the Allocated Loan Amount of the
applicable Cross-collateralized Property, such Work shall be performed under
the supervision of an Architect or Engineer, it being understood that the plans
and specifications with respect thereto shall provide for Work so that, upon
completion thereof, the Property shall be at least equal in replacement value
and general utility to the Property prior to the damage or destruction.

 

(iii)                               Each request
for payment shall be made on not less than ten (10) days’ prior notice to
Lender and shall be accompanied by a certificate of an Architect or Engineer,
or, if the Work is not required to be supervised by an Architect or Engineer,
by an Officer’s Certificate stating (A) that payment is for Work completed
in compliance with the plans and specifications, if required under clause (ii) above,
(B) that the sum requested is required to reimburse Borrower for payments
by Borrower to date, or is due to the contractors, subcontractors, materialmen,
laborers, engineers, architects or other Persons rendering services or
materials for the Work (giving a brief description of such services and
materials), and that when added to all sums previously paid out by Lender does
not exceed the value of the Work done to the date of such certificate, (C) if
the sum requested is to cover payment relating to repair and restoration of
personal property required or relating to the Property, that title to the
personal property items covered by

 

68

 

the
request for payment is vested in Borrower (unless Borrower is lessee of such
personal property), and (D) that the Insurance Proceeds and other amounts
deposited by Borrower held by Lender after such payment is more than the
estimated remaining cost to complete such Work; provided, however, that if such
certificate is given by an Architect or Engineer, such Architect or Engineer
shall certify as to clause (A) above, and such Officer’s Certificate shall
certify as to the remaining clauses above, and provided, further, that Lender
shall not be obligated to disburse such funds if Lender determines, in Lender’s
reasonable discretion, that Borrower shall not be in compliance with this Section 3.04(b).  Additionally, each request for payment shall
contain a statement signed by Borrower stating that the requested payment is
for Work completed to date.

 

(iv)                              Each request
for payment shall be accompanied by waivers of lien, in customary form and
substance, covering that part of the Work for which payment or reimbursement is
being requested and, if required by Lender, a search prepared by a title
company or licensed abstractor, or by other evidence reasonably satisfactory to
Lender that there has not been filed with respect to the Property any mechanic’s
or other lien or instrument for retention of title relating to any part of the
Work not discharged of record. 
Additionally, as to any personal property covered by the request for
payment, Lender shall be furnished with evidence of Borrower having incurred a
payment obligation therefor and such further evidence reasonably satisfactory
to assure Lender that UCC filings therefor provide a valid first lien on the
personal property.

 

(v)                                 Lender shall
have the right to inspect the Work at all reasonable times upon reasonable
prior notice and may condition any disbursement of Insurance Proceeds upon
satisfactory compliance by Borrower with the provisions hereof.  Neither the approval by Lender of any
required plans and specifications for the Work nor the inspection by Lender of
the Work shall make Lender responsible for the preparation of such plans and
specifications, or the compliance of such plans and specifications of the Work,
with any applicable law, regulation, ordinance, covenant or agreement.

 

(vi)                              Insurance
Proceeds shall not be disbursed more frequently than once every thirty (30)
days.

 

(vii)                           Until such time
as the Work has been substantially completed, Lender shall not be obligated to
disburse up to ten percent (10%) of the cost of the Work (the “Retention
Amount”) to Borrower.  Upon
substantial completion of the Work, Borrower shall send notice thereof to
Lender and, subject to the conditions of Section 3.04(b)(i)-(iv), Lender
shall disburse one-half of the Retention Amount to Borrower; provided, however,
that the remaining one-half of the Retention Amount shall be disbursed to
Borrower when Lender shall have received copies of any and all certificates of
occupancy or other certificates, licenses and permits required for the
ownership, occupancy and operation of the Property in accordance with all Legal
Requirements.  Borrower hereby covenants
to diligently seek to obtain any such certificates, licenses and permits.

 

69

 

(viii)                        Upon failure on
the part of Borrower promptly after a casualty or Taking to commence the Work
or to proceed diligently and continuously to completion of the Work, which
failure shall continue after notice for thirty (30) days, Lender may apply any
Insurance Proceeds or Condemnation Proceeds it then or thereafter holds to the
payment of the Debt in accordance with the provisions of the Note; provided,
however, that Lender shall be entitled to apply at any time all or any portion
of the Insurance Proceeds or Condemnation Proceeds it then holds to the extent
necessary to cure any Event of Default.

 

(c)                                  If Borrower (i) within
one hundred twenty (120) days after the occurrence of any damage to the
Property or any portion thereof (or such shorter period as may be required
under any Major Space Lease) shall fail to submit to Lender for approval plans
and specifications for the Work (approved by the Architect and by all
Governmental Authorities whose approval is required), (ii) after any such
plans and specifications are approved by all Governmental Authorities, the
Architect and Lender, shall fail to promptly commence such Work after a
casualty or Taking or (iii) shall fail to diligently prosecute such Work
to completion, then, in addition to all other rights available hereunder, at
law or in equity, Lender, or any receiver of the Property or any portion
thereof, upon five (5) days’ prior notice to Borrower (except in the event
of emergency in which case no notice shall be required), may (but shall have no
obligation to) perform or cause to be performed such Work, and may take such
other steps as it reasonably deems advisable. 
Borrower hereby waives, for Borrower, any claim, other than for gross
negligence or willful misconduct, against Lender and any receiver arising out
of any act or omission of Lender or such receiver pursuant hereto, and Lender
may apply all or any portion of the Insurance Proceeds (without the need to
fulfill any other requirements of this Section 3.04) to reimburse Lender
and such receiver, for all costs not reimbursed to Lender or such receiver upon
demand together with interest thereon at the Default Rate from the date such
amounts are advanced until the same are paid to Lender or the receiver.

 

(d)                                 Borrower hereby
irrevocably appoints Lender as its attorney-in-fact, coupled with an interest,
to collect and receive any Insurance Proceeds paid with respect to any portion
of the Property or the insurance policies required to be maintained hereunder,
and to endorse any checks, drafts or other instruments representing any
Insurance Proceeds whether payable by reason of loss thereunder or otherwise.

 

Section 3.05.  Compliance with Insurance Requirements.  Borrower promptly shall comply with, and
shall cause the Property to comply with, all Insurance Requirements, even if
such compliance requires structural changes or improvements or would result in
interference with the use or enjoyment of the Property or any portion thereof
provided Borrower shall have a right to contest in good faith and with diligence
such Insurance Requirements provided (a) no Event of Default shall exist
during such contest and such contest shall not subject the Property or any
portion thereof to any lien or affect the priority of the lien of this Security
Instrument, (b) failure to comply with such Insurance Requirements will
not subject Lender or any of its agents, employees, officers or directors to
any civil or criminal liability, (c) such contest will not cause any
reduction in insurance coverage, (d) such contest shall not affect the
ownership, use or occupancy of the Property, (e) the Property or any part
thereof or any interest therein shall not be in any danger of being sold,
forfeited or lost by reason of such contest by Borrower, (f) Borrower

 

70

 

has given Lender prompt notice
of such contest and, upon request by Lender from time to time, notice of the
status of such contest by Borrower and/or information of the continuing
satisfaction of the conditions set forth in clauses (a) through (e) of
this Section 3.05, (g) upon a final determination of such contest,
Borrower shall promptly comply with the requirements thereof, and (h) prior
to and during such contest, Borrower shall furnish to Lender security
satisfactory to Lender, in its reasonable discretion, against loss or injury by
reason of such contest or the non-compliance with such Insurance Requirement
(and if such security is cash, Lender shall deposit the same in an
interest-bearing account and interest accrued thereon, if any, shall be deemed
to constitute a part of such security for purposes of this Security Instrument,
but Lender (i) makes no representation or warranty as to the rate or
amount of interest, if any, which may accrue thereon and shall have no
liability in connection therewith and (ii) shall not be deemed to be a
trustee or fiduciary with respect to its receipt of any such security and any
such security may be commingled with other monies of Lender).  If Borrower shall use the Property or any
portion thereof in any manner which could permit the insurer to cancel any
insurance required to be provided hereunder, Borrower immediately shall obtain
a substitute policy which shall satisfy the requirements of this Security
Instrument and which shall be effective on or prior to the date on which any
such other insurance policy shall be canceled. 
Borrower shall not by any action or omission invalidate any insurance
policy required to be carried hereunder unless such policy is replaced as
aforesaid, or materially increase the premiums on any such policy above the
normal premium charged for such policy. 
Borrower shall cooperate with Lender in obtaining for Lender the
benefits of any Insurance Proceeds lawfully or equitably payable to Lender in
connection with the transaction contemplated hereby.

 

Section 3.06.  Event of Default During Restoration.   Notwithstanding anything to the contrary
contained in this Security Instrument including, without limitation, the
provisions of this Article III, if, at the time of any casualty affecting
the Property or any part thereof, or at any time during any Work, or at any
time that Lender is holding or is entitled to receive any Insurance Proceeds
pursuant to this Security Instrument, a Default exists and is continuing
(whether or not it constitutes an Event of Default), Lender shall then have no
obligation to make such proceeds available for Work and Lender shall have the
right and option, to be exercised in its sole and absolute discretion and
election, with respect to the Insurance Proceeds, either to retain and apply
such proceeds in reimbursement for the actual costs, fees and expenses incurred
by Lender in accordance with the terms hereof in connection with the adjustment
of the loss and any balance toward payment of the Debt in such priority and
proportions as Lender, in its sole discretion, shall deem proper, or towards
the Work, upon such terms and conditions as Lender shall determine, or to cure an
Event of Default, or to any one or more of the foregoing as Lender, in its sole
and absolute discretion, may determine. 
If Lender shall receive and retain such Insurance Proceeds, the lien of
this Security Instrument shall be reduced only by the amount thereof received,
after reimbursement to Lender of expenses of collection, and actually applied
by Lender in reduction of the principal sum payable under the Note in
accordance with the Note.

 

Section 3.07.  Application of Proceeds to Debt Reduction.  (a) No damage
to the Property, or any part thereof, by fire or other casualty whatsoever,
whether such damage be partial or total, shall relieve Borrower from its
liability to pay in full the Debt and to perform its obligations under this
Security Instrument and the other Loan Documents.

 

71

 

(b)                                 If any Insurance
Proceeds are applied to reduce the Debt, Lender shall apply the same in
accordance with the provisions of the Note.

 

ARTICLE IV:  IMPOSITIONS

 

Section 4.01.  Payment of Impositions, Utilities and
Taxes, etc.  (a) Borrower
shall pay or cause to be paid all Impositions and remit or cause to be remitted
all SAOT Expenditures at least five (5) days prior to the date upon which
any fine, penalty, interest or cost for nonpayment is imposed, and furnish to
Lender, upon request, receipted bills of the appropriate taxing authority or
other documentation reasonably satisfactory to Lender evidencing the payment
thereof.  If Borrower shall fail to pay
any Imposition or remit any SAOT Expenditures in accordance with this Section and
is not contesting or causing a contesting of such Imposition in accordance with
Section 4.04 hereof, or if there are insufficient funds in the Basic
Carrying Costs  Escrow Account to pay any
Imposition, Lender shall have the right, but shall not be obligated, to pay
that Imposition or remit that SAOT Expenditure, as applicable, and Borrower
shall repay to Lender, on demand, any amount paid by Lender, with interest
thereon at the Default Rate from the date of the advance thereof to the date of
repayment, and such amount shall constitute a portion of the Debt secured by
this Security Instrument and the other Cross-collateralized Mortgages.

 

(b)                                 Borrower shall, prior
to the date upon which any fine, penalty, interest or cost for the nonpayment
is imposed, pay or cause to be paid all charges for electricity, power, gas,
water and other services and utilities in connection with the Property, and
shall, upon request, deliver to Lender receipts or other documentation
reasonably satisfactory to Lender evidencing payment thereof.  If Borrower shall fail to pay any amount
required to be paid by Borrower pursuant to this Section 4.01 and is not
contesting such charges in accordance with Section 4.04 hereof, Lender
shall have the right, but shall not be obligated, to pay that amount, and Borrower
will repay to Lender, on demand, any amount paid by Lender with interest
thereon at the Default Rate from the date of the advance thereof to the date of
repayment, and such amount shall constitute a portion of the Debt secured by
this Security Instrument and the other Cross-collateralized Mortgages.

 

(c)                                  Borrower shall pay
all taxes, charges, filing, registration and recording fees, excises and levies
imposed upon Lender by reason of or in connection with its ownership of any
Loan Document or any other instrument related thereto, or resulting from the
execution, delivery and recording of, or the lien created by, or the obligation
evidenced by, any of them, other than income, franchise and other similar taxes
imposed on Lender and shall pay all corporate stamp taxes, if any, and other
taxes, required to be paid on the Loan Documents other than taxes imposed on
Lender’s income and franchise taxes imposed on Lender by the law or regulations
of any Governmental Authority.  If
Borrower shall fail to make any such payment within ten (10) days after
written notice thereof from Lender, Lender shall have the right, but shall not
be obligated, to pay the amount due, and Borrower shall reimburse Lender
therefor, on demand, with interest thereon at the Default Rate from the date of
the advance thereof to the date of repayment, and such amount shall constitute
a portion of the Debt secured by this Security Instrument and the other Cross-collateralized
Mortgages.

 

72

 

Section 4.02.  Deduction from Value.  In the event of the passage after the date of
this Security Instrument of any Legal Requirement deducting from the value of
the Property for the purpose of taxation, any lien thereon or changing in any
way the Legal Requirements now in force for the taxation of this Security
Instrument, the other Cross-collateralized Mortgages and/or the Debt for
federal, state or local purposes, or the manner of the operation of any such
taxes so as to adversely affect the interest of Lender, or imposing any tax or
other charge on any Loan Document, then Borrower will pay such tax, with
interest and penalties thereon, if any, within the statutory period.  In the event the payment of such tax or
interest and penalties by Borrower would be unlawful, or taxable to Lender or
unenforceable or provide the basis for a defense of usury, then in any such
event, Lender shall have the option, by written notice of not less than thirty
(30) days, to declare the Debt immediately due and payable, with no prepayment
fee or charge of any kind.

 

Section 4.03.  No Joint Assessment.  Borrower shall not consent to or initiate the
joint assessment of the Premises or the Improvements (a) with any other
real property constituting a separate tax lot and Borrower represents and
covenants that the Premises and the Improvements are and shall remain a
separate tax lot or (b) with any portion of the Property which may be
deemed to constitute personal property, or any other procedure whereby the lien
of any taxes which may be levied against such personal property shall be
assessed or levied or charged to the Property as a single lien.

 

Section 4.04.  Right to Contest.  Borrower shall have the right, after prior
notice to Lender, at its sole expense, to contest by appropriate legal
proceedings diligently conducted in good faith, without cost or expense to
Lender or any of its agents, employees, officers or directors, the validity,
amount or application of any Imposition or any charge described in Section 4.01(b),
provided that (a) no Event of Default shall exist during such proceedings
and such contest shall not (unless Borrower shall comply with clause (d) of
this Section 4.04) subject the Property or any portion thereof to any lien
or affect the priority of the lien of this Security Instrument, (b) failure
to pay such Imposition or charge will not subject Lender or any of its agents,
employees, officers or directors to any civil or criminal liability, (c) the
contest suspends enforcement of the Imposition or charge (unless Borrower first
pays the Imposition or charge), (d) prior to and during such contest,
Borrower shall furnish to Lender security satisfactory to Lender, in its
reasonable discretion, against loss or injury by reason of such contest or the
non-payment of such Imposition or charge (and if such security is cash, Lender
may deposit the same in an interest-bearing account and interest accrued
thereon, if any, shall be deemed to constitute a part of such security for
purposes of this Security Instrument, but Lender (i) makes no
representation or warranty as to the rate or amount of interest, if any, which
may accrue thereon and shall have no liability in connection therewith other
than with respect to Lender’s gross negligence or willful misconduct and (ii) shall
not be deemed to be a trustee or fiduciary with respect to its receipt of any
such security and any such security may be commingled with other monies of
Lender), (e) such contest shall not affect the ownership, use or occupancy
of the Property, (f) the Property or any part thereof or any interest
therein shall not be in any danger of being sold, forfeited or lost by reason
of such contest by Borrower, (g) Borrower has given Lender notice of the
commencement of such contest and upon request by Lender, from time to time,
notice of the status of such contest by Borrower and/or confirmation of the
continuing satisfaction of clauses (a) through (f) of this Section 4.04,
and (h) upon a final determination of

 

73

 

such contest, Borrower shall
promptly comply with the requirements thereof. 
Upon completion of any contest, Borrower shall immediately pay the
amount due, if any, and deliver to Lender proof of the completion of the contest
and payment of the amount due, if any, following which Lender shall return the
security, if any, deposited with Lender pursuant to clause (d) of this Section 4.04.  Borrower shall not pay any Imposition in
installments unless permitted by applicable Legal Requirements or the
applicable Governmental Authority, and shall, upon the request of Lender,
deliver copies of all notices and bills relating to any Imposition or other
charge covered by this Article IV to Lender.

 

Section 4.05.  No Credits on Account of the Debt.  Borrower will not claim or demand or be
entitled to any credit or credits on account of the Debt for any part of the
Impositions assessed against the Property or any part thereof and no deduction
shall otherwise be made or claimed from the taxable value of the Property, or
any part thereof, by reason of this Security Instrument or the Debt.  In the event such claim, credit or deduction
shall be required by Legal Requirements, Lender shall have the option, by
written notice of not less than thirty (30) days, to declare the Debt immediately
due and payable, and Borrower hereby agrees to pay such amounts not later than
thirty (30) days after such notice.

 

Section 4.06.  Documentary Stamps.  If, at any time, the United States of
America, any State or Commonwealth thereof or any subdivision of any such State
shall require revenue or other stamps to be affixed to the Note, this Security
Instrument or any other Loan Document, or impose any other tax or charges on
the same, Borrower will pay the same, with interest and penalties thereon, if
any.

 

ARTICLE V:  CENTRAL CASH MANAGEMENT

 

Section 5.01.  Cash Flow.  Borrower hereby acknowledges and agrees that (a) the
Rents (which for the purposes of this Section 5.01 shall not include
security deposits from tenants under Leases held by Borrower and not applied
towards Rent) derived from the Property, (b) Loss Proceeds and (c) all
proceeds of the Rate Cap Agreement shall be utilized (a) to fund the Basic
Carrying Costs Sub-Account, (b) to pay all amounts to become due and
payable under the Note by funding the Debt Service Payment Sub-Account, (c) to
fund the Recurring Replacement Reserve Sub-Account, (d) to fund the SAOT
Sub-Account, (e) to fund the Mez Payment Sub-Account, (f) to fund the
Operation and Maintenance Expense Sub-Account to the extent required, (g) to
fund the Curtailment Reserve Sub-Account and (h) to fund the Capex Trap
Sub-Account.  Borrower shall cause
Manager to collect all security deposits from tenants under valid Leases, which
shall be held by Manager, as agent for Borrower, in accordance with applicable
law and in a segregated demand deposit bank account at such commercial or
savings bank or banks as may be reasonably satisfactory to Lender (the “Security
Deposit Account”).  Borrower shall
notify Lender of any security deposits held as letters of credit and, upon
Lender’s request, such letters of credit shall be promptly delivered to
Lender.  Borrower shall have no right to
withdraw funds from the Security Deposit Account; provided that, prior
to the occurrence of an Event of Default, Borrower may withdraw funds from the
Security Deposit Account to refund or apply security deposits as required by
the Leases or by applicable Legal Requirements. 
After the occurrence of an Event of Default, all withdrawals from the
Security Deposit Account must be approved by Lender.  All rental payments made by tenants and other
payments constituting Rent,

 

74

 

other than direct payments by
credit cards which shall be paid directly into the Rent Account, shall be
delivered to Manager.  Manager shall
collect all of such Rent and shall deposit such funds, within one (1) Business
Day after receipt thereof in the Rent Account, the name and address of the bank
in which such account is located and the account number of which to be
identified in writing by Manager to Lender. 
Borrower shall cause Manager to give to the bank in which the Rent
Account is located an irrevocable written instruction, in form and substance reasonably
acceptable to Lender, that all funds deposited in such account shall be
automatically transferred through automated clearing house funds (“ACH”)
or by Federal wire to the Central Account prior to 5:00 p.m. (New York
City time) on a daily basis.  On the
Closing Date, Borrower shall deliver to Lender a copy of the irrevocable notice
which Borrower delivered to the bank in which the Rent Account is located
pursuant to the provisions of this Section 5.01, the receipt of which is
acknowledged in writing by such bank. 
Additionally, Borrower shall, or shall cause Manager to send to each
respective credit card company or credit card clearing bank with which Borrower
or Manager has entered into merchant’s agreements (each, a “Credit Card
Company”) a direction letter in the form of Exhibit G annexed hereto and made a part hereof (the “Credit
Card Payment Direction Letter”) directing such Credit Card Company to make
all payments due in connection with goods or services furnished at or in
connection with the Property by Federal wire or through ACH directly to the Rent
Account.  Without the prior written
consent of Lender, neither Borrower nor Manager shall (i) terminate,
amend, revoke or modify any Credit Card Payment Direction Letter in any manner
or (ii) direct or cause any Credit Card Company to pay any amount in any
manner other than as specifically provided in the related Credit Card Payment
Direction Letter.  Lender may elect to
change the financial institution in which the Central Account shall be
maintained; however, Lender shall give Borrower and the bank in which
the Rent Account is located not fewer than five (5) Business Days’ prior
notice of such change.  Neither Borrower
nor Manager shall change such bank or the Rent Account without the prior
written consent of Lender.  All fees and
charges of the bank(s) in which the Rent Account and the Central Account are
located shall be paid by Borrower.

 

Section 5.02.  Establishment of Accounts.  Lender has established the Escrow Accounts and
the Central Account in the name of Lender as secured party and Borrower has
established the Rent Account in the joint names of Lender, as secured party,
and Borrower.  The Rent Account, the
Central Account and the Escrow Accounts shall be under the sole dominion and
control of Lender and funds held therein shall not constitute trust funds.  Borrower hereby irrevocably directs and
authorizes Lender to withdraw funds from the Rent Account, the Central Account
and the Escrow Accounts, all in accordance with the terms and conditions of
this Security Instrument.  Borrower shall
have no right of withdrawal in respect of the Rent Account, the Central Account
or the Escrow Accounts.  Each transfer of
funds to be made hereunder shall be made only to the extent that funds are on
deposit in the Rent Account or the Central Account or the affected Sub-Account
or Escrow Account, and Lender shall have no responsibility to make additional
funds available in the event that funds on deposit are insufficient.  The Central Account shall contain the Basic
Carrying Costs Sub-Account, the Debt Service Payment Sub-Account, the Recurring
Replacement Reserve Sub-Account, the SAOT Sub-Account, the Mez Payment
Sub-Account, the Capex Trap Sub-Account, the Operation and Maintenance Expense
Sub-Account and the Curtailment Reserve Sub-Account, each of which accounts
shall be Eligible Accounts or book-entry sub-accounts of an Eligible Account (each
a “Sub-Account” and

 

75

 

collectively, the “Sub-Accounts”)
to which certain funds shall be allocated and from which disbursements shall be
made pursuant to the terms of this Security Instrument.  Sums held in the Escrow Accounts may be
commingled with other monies held by Lender.

 

Section 5.03.  Intentionally Omitted.

 

Section 5.04.  Servicing Fees.  At the option of Lender, the Loan may be
serviced by a servicer (the “Servicer”) selected by Lender and Lender
may delegate all or any portion of its responsibilities under this Security
Instrument to the Servicer.  Provided
that no Default has occurred and is continuing, Borrower shall have no
obligation to reimburse Lender for servicing fees incurred in connection with
the ordinary, routine servicing of the Loan; provided, however, that Borrower
shall reimburse Lender for (a) any and all out of pocket costs and expenses
incurred after the occurrence of a Default (but not including special servicing
fees unless Lender forecloses on the lien of this Security Instrument or
exercises any power of sale granted hereunder) and (b) as otherwise
provided for in this Security Instrument.

 

Section 5.05.  Monthly Funding of Sub-Accounts and Escrow
Accounts.  (a) On or before each
Payment Date during the term of the Loan, commencing on the first (1st) Payment
Date occurring after the month in which the Loan is initially funded, Borrower
shall pay or cause to be paid to the Central Account the Basic Carrying Costs
Monthly Installment, the Required Debt Service Payment, the SAOT Deposit, the Recurring
Replacement Reserve Monthly Installment, the Mez Payment Amount and all sums
required to be deposited in the Operation and Maintenance Expense Sub-Account,
the Capex Trap Sub-Account and the Curtailment Reserve Sub-Account pursuant to
clauses (i) through (x) of this Section 5.05(a) and all funds
transferred or deposited into the Central Account shall be allocated among the
Sub-Accounts as follows and in the following priority:

 

(i)                                     first, to the SAOT
Sub-Account until an amount equal to the SAOT Deposit for the Payment Date
occurring for such Interest Accrual Period has been allocated to the SAOT
Sub-Account;

 

(ii)                                  second, to the
Basic Carrying Costs Sub-Account, until an amount equal to the Basic Carrying
Costs Monthly Installment for such Interest Accrual Period has been allocated
to the Basic Carrying Costs Sub-Account;

 

(iii)                               third, to the
Debt Service Payment Sub-Account, until an amount equal to the Required Debt
Service Payment for the Payment Date occurring for such Interest Accrual Period
has been allocated to the Debt Service Payment Sub-Account, it being
acknowledged that any sums deposited into the Central Account for such Interest
Accrual Period by the Cross-collateralized Borrowers which are allocated to the
Debt Service Payment Sub-Account for such Interest Accrual Period shall be
credited towards sums required to be deposited therein by Borrower;

 

(iv)                              fourth, to the
Operation and Maintenance Expense Sub-Account in an amount equal to the Cash
Expenses, other than management fees in excess of four

 

76

 

percent
(4%) of total revenues of the Property, for such Interest Accrual Period
pursuant to the related Approved Annual Budget;

 

(v)                                 fifth, to the
Operation and Maintenance Expense Sub-Account in an amount equal to the amount,
if any, of the Net Capital Expenditures for such Interest Accrual Period
pursuant to the related Approved Annual Budget;

 

(vi)                              sixth, to the
Operation and Maintenance Expense Sub-Account until an amount equal to the
amount, if any, of the Extraordinary Expenses approved by Lender for such Interest
Accrual Period;

 

(vii)                           seventh, to the
Recurring Replacement Reserve Sub-Account, until an amount equal to the
Recurring Replacement Reserve Monthly Installment for such Interest Accrual
Period has been allocated to the Recurring Replacement Reserve Sub-Account;

 

(viii)                        eighth, but
only if a Default is not then continuing, to the Mez Payment Sub-Account until
an amount equal to the Mez Payment Amount has been allocated to the Mez Payment
Sub-Account;

 

(ix)                                ninth, but only
during an Capex Cash Trap Period, the balance, if any, to the Capex Trap
Sub-Account; and

 

(x)                                   tenth, but only
during an O&M Operative Period, the balance, if any, to the Curtailment
Reserve Sub-Account.

 

Provided that
no Event of Default has occurred and is continuing, Lender agrees that in each Interest
Accrual Period any amounts deposited into or remaining in the Central Account
after the Sub-Accounts have been funded in accordance with clauses (i) through
(x) above with respect to such Interest Accrual Period and any periods prior
thereto, shall be disbursed by Lender to Borrower or, if the Mez Loan is
outstanding, to the holder of the Mez Loan which is most senior in payment
priority, on the Payment Date applicable to such Interest Accrual Period.  The balance of the funds distributed to
Borrower after payment of all Operating Expenses by or on behalf of Borrower
may be retained by Borrower.  After the
occurrence, and during the continuance, of an Event of Default, no such excess
funds held in the Central Account shall be distributed to, or withdrawn by,
Borrower, and Lender shall have the right to apply all or any portion of the
funds held in the Central Account or any Sub-Account or any Escrow Account (excluding
the SAOT Sub-Account) to the Debt in Lender’s sole discretion.

 

(b)                                 On each Payment Date,
or with respect to sums in the Operation and Maintenance Sub-Account, on
Wednesday of each week unless such day is not a Business Day, in which case on
the first Business Day thereafter, (i) sums held in the Basic Carrying
Costs Sub-Account shall be transferred to the Basic Carrying Costs Escrow
Account, (ii) sums held in the Debt Service Payment Sub-Account, together
with any amounts deposited into the Central Account that are either (x) Loss
Proceeds that Lender has elected to apply to reduce the Debt in accordance with
the terms of Article III hereof or (y) excess Loss Proceeds remaining
after the completion of any

 

77

 

restoration required hereunder,
shall be transferred to Lender to be applied towards the Required Debt Service
Payment, (iii) sums held in the SAOT Sub-Account shall be transferred to
the SAOT Escrow Account, (iv) sums held in the Recurring Replacement
Reserve Sub-Account shall be transferred to the Recurring Replacement Escrow
Account, (v) sums, if any, held in the Mez Payment Sub-Account shall be
transferred to the Mez Payment Escrow Account, (vi) sums held in the Operation
and Maintenance Expense Sub-Account shall be transferred to the Operation and
Maintenance Expense Escrow Account, (vii) sums held in the Curtailment
Reserve Sub-Account shall be transferred to the Curtailment Reserve Escrow
Account and (viii) sums deposited into the Capex Trap Sub-Account shall be
transferred to the Capex Trap Escrow Account.

 

Section 5.06.  Payment of Basic Carrying Costs.  Borrower hereby agrees to pay all Basic
Carrying Costs (without regard to the amount of money in the Basic Carrying
Costs Sub-Account or the Basic Carrying Costs Escrow Account).  At least ten (10) Business Days prior to
the due date of any Basic Carrying Costs, and not more frequently than once
each month, Borrower may notify Lender in writing and request that Lender pay
such Basic Carrying Costs on behalf of Borrower on or prior to the due date
thereof, and, provided that no Event of Default has occurred and that there are
sufficient funds available in the Basic Carrying Costs Escrow Account, Lender
shall make such payments out of the Basic Carrying Costs Escrow Account before
same shall be delinquent.  Together with
each such request, Borrower shall furnish Lender with bills and all other
documents necessary, as reasonably determined by Lender, for the payment of the
Basic Carrying Costs which are the subject of such request. Borrower’s
obligation to pay (or cause Lender to pay) Basic Carrying Costs pursuant to
this Security Instrument shall include, to the extent permitted by applicable
law, Impositions resulting from future changes in law which impose upon Lender
an obligation to pay any property taxes or other Impositions or which otherwise
adversely affect Lender’s interests. 
Notwithstanding the foregoing, in the event that Lender receives a tax
bill directly from a Governmental Authority relating to any Impositions, Lender
shall pay all sums due thereunder prior to the date such Impositions would
accrue late charges or interest thereon or within ten (10) Business Days
of the receipt of such tax bill, whichever is later.  In making any payment of Impositions, Lender
may rely on any bill, statement or estimate obtained from the applicable
Governmental Authority without inquiry into the accuracy of such bill,
statement or estimate or into the validity of any Imposition or claim with
respect thereto.

 

Provided that
no Event of Default shall have occurred, all funds deposited into the Basic Carrying
Costs Escrow Account shall be held by Lender pursuant to the provisions of this
Security Instrument and shall be applied in payment of Basic Carrying Costs in
accordance with the terms hereof.  Should
an Event of Default occur, the sums on deposit in the Basic Carrying Costs
Sub-Account and the Basic Carrying Costs Escrow Account may be applied by
Lender in payment of any Basic Carrying Costs or may be applied to the payment
of the Debt or any other charges affecting all or any portion of the Cross-collateralized
Properties as Lender in its sole discretion may determine; provided, however,
that no such application shall be deemed to have been made by operation of law
or otherwise until actually made by Lender as herein provided.

 

Section 5.07.  SAOT Escrow Account.  Borrower agrees to pay all SAOT Expenditures
(without regard to the amount of money then available in the SAOT Sub-Account
or the SAOT

 

78

 

Escrow Account).  Lender will, at Lender’s option, either, (a) apply
funds in the SAOT Escrow Account to payments of SAOT Expenditures required to
be made by Borrower to the appropriate Governmental Authorities, provided that
Borrower has promptly supplied Lender with notices of all SAOT Expenditures due
or has certified to Lender that such funds are required to make payments of
SAOT Expenditures required to be made by Borrower, (b) reimburse Borrower
for such amounts upon presentation of evidence of payment by Borrower of such
SAOT Expenditures or (c) release to Borrower funds in the SAOT Escrow
Account for payment of SAOT Expenditures required to be made by Borrower to the
appropriate Governmental Authorities, provided that Borrower has promptly
supplied Lender with notices of all SAOT Expenditures due or has certified to
Lender that such funds will be used to make payments of SAOT Expenditures
required to be made by Borrower.

 

Provided that
no Event of Default shall have occurred, all funds deposited into the SAOT
Escrow Account shall be held by Lender pursuant to the provisions of this
Security Instrument and shall be disbursed to Borrower for payment of SAOT
Expenditures.  Should an Event of Default
occur, the sums on deposit in the SAOT Sub-Account and the SAOT Escrow Account
may be applied by Lender in payment of any SAOT Expenditures.

 

Section 5.08.  Recurring Replacement Reserve Escrow Account.  Borrower hereby agrees to pay all Recurring
Replacement Expenditures with respect to the Property (without regard to the
amount of money then available in the Recurring Replacement Reserve Sub-Account
or the Recurring Replacement Reserve Escrow Account).  Provided that Lender has received written
notice from Borrower and not more frequently than once each month, and further
provided that no Event of Default has occurred, that there are sufficient funds
available in the Recurring Replacement Reserve Escrow Account and Borrower
shall have theretofore furnished Lender with lien waivers, copies of bills,
invoices and other reasonable documentation as may be required by Lender to
establish that the Recurring Replacement Expenditures which are the subject of
such request represent amounts due for completed or partially completed capital
work and improvements performed at the Property, Lender shall make such
payments out of the Recurring Replacement Reserve Escrow Account or shall
reimburse Borrower out of the Recurring Replacement Reserve Escrow Account if
Borrower delivers to Lender evidence satisfactory to Lender evidencing prior
payment for the Recurring Replacement Expenditures which are the subject of the
draw request or an Officer’s Certificate certifying that the funds will be used
to pay for the Recurring Replacement Expenditures which are the subject of the
draw request together with evidence reasonably satisfactory to Lender
evidencing payment in full for all Recurring Replacement Expenditures which
were the subject of prior draw requests with respect to which Borrower did not
deliver such proof.

 

Provided that
no Event of Default shall have occurred, all funds deposited into the Recurring
Replacement Reserve Escrow Account shall be held by Lender pursuant to the
provisions of this Security Instrument and shall be applied in payment of
Recurring Replacement Expenditures. 
Should an Event of Default occur, the sums on deposit in the Recurring
Replacement Reserve Sub-Account and the Recurring Replacement Reserve Escrow
Account may be applied by Lender in payment of any Recurring Replacement
Expenditures or may be applied to the payment of the Debt or any other charges
affecting all or any portion of the Cross-collateralized Properties, as Lender
in its sole discretion may determine; provided, however, that

 

79

 

no such
application shall be deemed to have been made by operation of law or otherwise
until actually made by Lender as herein provided.

 

Section 5.09.  Operation and Maintenance Expense Escrow Account.  Borrower hereby agrees to pay all Operating
Expenses with respect to the Property (without regard to the amount of money
then available in the Operation and Maintenance Expense Sub-Account or the
Operation and Maintenance Expense Escrow Account).  All funds allocated to the Operation and
Maintenance Expense Escrow Account shall be held by Lender pursuant to the provisions
of this Security Instrument.  Provided no
O&M Operative Period has occurred and is continuing, either (a) Lender
shall disburse to Borrower from the Operation and Maintenance Expense Escrow
Account on each Payment Date an amount equal to (i) the Operating Expenses
set forth in the Approved Annual Budget for such month provided for in the
Approved Annual Budget plus (ii) the Third Party Disbursements which have
been substantiated in a manner reasonably acceptable to Lender and (iii) any
Extraordinary Expenses for which sums have been deposited into the Operation
and Maintenance Expense Escrow Account pursuant to Section 5.05 hereof
((i), (ii) and (iii) are hereinafter referred to as an “Operating
Expense Disbursement”) or (b) if requested by Borrower and if
sufficient funds have been collected in the Central Account to make the
payments required under clauses (i) - (iv) of Section 5.05(a) hereof
on the next succeeding Payment Date, Borrower shall be entitled to request
disbursements from the Operation and Maintenance Expense Escrow Account on a
weekly basis, for payment of the Operating Expense Disbursement incurred or to
be incurred during the then-current Interest Accrual Period or during any prior
Interest Accrual Period.  During the
continuance of an O&M Operative Period, Lender shall disburse funds held in
the Operation and Maintenance Expense Escrow Account to Borrower on a weekly
basis, within ten (10) days after delivery by Borrower to Lender of a
request therefor, in increments of at least $1,000, provided (a) such
disbursement is for the Operating Expense Disbursement; and (b) such
disbursement is accompanied by (i) an Officer’s Certificate provided
monthly certifying (A) that such funds will be used to pay Operating
Expenses set forth in the Approved Annual Budget and a description thereof, (B) that
all outstanding trade payables (other than those to be paid from the requested
disbursement or those permitted pursuant to Section 2.02(g)(viii)(C) hereof)
have been paid in full, (C) that the same has not been the subject of a
previous disbursement, and (D) that all previous disbursements have been
or will be used to pay the previously identified Operating Expenses set forth
in the Approved Annual Budget, and (B) reasonably detailed documentation
satisfactory to Lender as to the amount, necessity and purpose therefor.  Should an Event of Default occur and be
continuing, the sums on deposit in the Operation and Maintenance Expense
Sub-Account or the Operation and Maintenance Expense Escrow Account may be
applied by Lender in payment of any Operating Expenses for the
Cross-collateralized Properties or may be applied to the payment of the Debt or
any other charges affecting all or any portion of the Property as Lender, in
its sole discretion, may determine; provided, however, that no
such application shall be deemed to have been made by operation of law or
otherwise until actually made by Lender as herein provided.  During any O&M Operative Period, the
management fee payable to Manager shall be limited to 4% per annum of the total
revenues of the Property and shall not include the 2.5% Allocable Chain Expense
(as defined in the Management Agreement). 
Failure to pay such 2.5% Allocable Chain Expense shall not be a default
under the Management Agreement.

 

80

 

Section 5.10.  Rate Cap Agreement.  Borrower shall at all times during the term
of the Loan maintain the Rate Cap Agreement at all times during the term of the
Loan which shall be in form and substance and issued by a bank reasonably
acceptable to Lender, and shall pay all fees, charges and expenses incurred in
connection therewith.  Borrower shall
comply with all of its obligations under the terms of the Rate Cap
Agreement.  All amounts paid by the
issuer of the Rate Cap Agreement (the “Counterparty”) to Borrower or
Lender shall be deposited immediately into the Central Account.  Borrower shall take all actions reasonably
requested by Lender to enforce Lender’s rights under the Rate Cap Agreement in
the event of a default by the Counterparty. 
In the event that (a) the long-term unsecured debt obligations of
the Counterparty are downgraded by the Rating Agency below “A+” or its
equivalent or (b) the Counterparty shall default in any of its obligations
under the Rate Cap Agreement, Borrower shall, at the request of Lender,
promptly but in all events within thirty (30) days, replace the Rate Cap
Agreement with an agreement having identical payment terms and maturity as the
Rate Cap Agreement and which is otherwise in form and substance substantially
similar to the Rate Cap Agreement and otherwise acceptable to Lender with a cap
provider, the long-term unsecured debt of which is rated at least “AA-” (or its
equivalent) by each Rating Agency, or which will allow each Rating Agency to
reaffirm their then current ratings of all rated certificates issued in
connection with the Securitization.  In
the event that Borrower fails to maintain the Rate Cap Agreement as provided in
this Section 5.10, Lender may purchase the Rate Cap Agreement and the cost
incurred by Lender in connection therewith shall be paid by Borrower to Lender
with interest thereon at the Default Rate from the date such cost is incurred
until such cost is paid by Borrower to Lender. 
On or prior to the Payment Date in June, 2007, Borrower shall deliver to
Lender a replacement Rate Cap Agreement with a term expiring not earlier than
the Maturity Date and otherwise in form and substance acceptable to Lender
which is issued by a Counterparty having a long-term unsecured debt rating of “AA-”
(or its equivalent) or better from the Rating Agency (the “Replacement Rate
Cap Agreement”).

 

Section 5.11.  Curtailment Reserve Escrow Account.  Funds deposited into the Curtailment Reserve Escrow
Account shall be held by Lender in the Curtailment Reserve Escrow Account as
additional security for the Loan until the Loan has been paid in full.  At such time as the Debt Service Coverage
exceeds the Debt Service Coverage set forth on Exhibit H for two (2) consecutive calendar quarters,
Lender shall, upon written request from Borrower, release all sums contained in
the Curtailment Reserve Escrow Account to Borrower.  Borrower may, at its option, deposit into the
Curtailment Reserve Escrow Account a sum equal to that which, if hypothetically
applied to the prepayment of the Loan, would cause the Debt Service Coverage to
exceed the Debt Service Coverage set forth on Exhibit H
(an “O&M Deposit”) in which case following such O&M Deposit, an
O&M Period shall cease to exist and Borrower shall not be required to make
any further O&M Deposits with respect to the applicable O&M
Period.  Subsequent to the first (1st) anniversary
of the Closing Date, provided no Event of Default exists, Borrower may, by
giving to Lender not less than ten (10) days prior written notice, elect
to apply sums in the Curtailment Reserve Escrow Account, in minimum increments
of $100,000, towards the Principal Amount. 
Any such prepayments shall be applied on the Payment Date after such
notice is given.  Notwithstanding the
foregoing, Lender shall, provided no Default has occurred and is continuing, at
the request of Borrower, disburse a portion of the sums on deposit in the
Curtailment Reserve Escrow Account in an amount equal to the total sums on
deposit in

 

81

 

the Curtailment Reserve Escrow
Account multiplied by a fraction, the numerator of which is the amount of the
Mez Loan (or if there is more than one mezzanine loan, the applicable mezzanine
loan) and the denominator of which is the Principal Amount plus the unpaid
principal amount of the Mez Loan which would have otherwise been applied
towards the prepayment of the Principal Amount to the holder of the Mez Loan
(or if there is more than one mezzanine loan which constitutes the Mez Loan, to
each such holder), provided that such holder has agreed in writing with Lender
to apply such disbursed sum to the prepayment of the principal amount of the
Mez Loan.  Should an Event of Default
occur, the sums on deposit in the Curtailment Reserve Sub-Account and the
Curtailment Reserve Escrow Account may be applied by Lender to the payment of
the Debt or other charges affecting all or any portion of the Cross-collateralized
Properties, as Lender, in its sole discretion, may determine; provided,
however, that no such application shall be deemed to have been made by
operation of law or otherwise until actually made by Lender as herein provided.

 

Section 5.12.  Performance of Engineering Work.  (a) Borrower
shall promptly commence and diligently thereafter pursue to completion (without
regard to the amount of money then available in the Engineering Escrow Account)
the Required Engineering Work prior to the nine (9) month anniversary of
the Closing Date.  After Borrower
completes an item of Required Engineering Work, Borrower may submit to Lender
an invoice therefor with lien waivers and a statement from the Engineer,
reasonably acceptable to Lender, indicating that the portion of the Required
Engineering Work in question has been completed in compliance with all Legal
Requirements, and Lender shall, within ten (10) days thereafter, although
in no event more frequently than once each month, reimburse such amount to
Borrower from the Engineering Escrow Account; provided, however,
that Borrower shall not be reimbursed more than the amount set forth on Exhibit D hereto as the amount
allocated to the portion of the Required Engineering Work for which
reimbursement is sought.

 

(b)                                 From and after the
date all of the Required Engineering Work is completed, Borrower may submit a
written request, which request shall be delivered together with final lien
waivers and a statement from the Engineer, as the case may be, reasonably
acceptable to Lender, indicating that all of the Required Engineering Work has
been completed in compliance with all Legal Requirements, and Lender shall,
within ten (10) days thereafter, disburse any balance of the Engineering
Escrow Account to Borrower.  Should an
Event of Default occur, the sums on deposit in the Engineering Escrow Account
may be applied by Lender in payment of any Required Engineering Work or may be
applied to the payment of the Debt or any other charges affecting all or any
portion of the Cross-collateralized Properties, as Lender in its sole
discretion may determine; provided, however, that no such
application shall be deemed to have been made by operation of law or otherwise
until actually made by Lender as herein provided.

 

Section 5.13.  Loss Proceeds.  In the event of a casualty to the Property,
unless Lender elects, or is required pursuant to Article III hereof to
make all of the Insurance Proceeds available to Borrower for restoration,
Lender and Borrower shall cause all such Insurance Proceeds to be paid by the
insurer directly to the Central Account, whereupon Lender shall, after
deducting Lender’s costs of recovering and paying out such Insurance Proceeds,
including without limitation, reasonable attorneys’ fees, apply the same to
reduce the Debt in accordance with the terms of the Note; provided, however,
that if Lender elects, or is deemed to have

 

82

 

elected, to make the Insurance
Proceeds available for restoration, all Insurance Proceeds in respect of rent
loss, business interruption or similar coverage shall be maintained in the
Central Account, to be applied by Lender in the same manner as Rent received
with respect to the operation of the Property; provided, further,
however, that in the event that the Insurance Proceeds with respect to
such rent loss, business interruption or similar insurance policy are paid in a
lump sum in advance, Lender shall hold such Insurance Proceeds in a segregated
interest-bearing escrow account, which shall be an Eligible Account, shall
estimate, in Lender’s reasonable discretion, the number of months required for
Borrower to restore the damage caused by the casualty, shall divide the
aggregate rent loss, business interruption or similar Insurance Proceeds by
such number of months, and shall disburse from such bank account into the
Central Account each month during the performance of such restoration such
monthly installment of said Insurance Proceeds. 
In the event that Insurance Proceeds are to be applied toward
restoration, Lender shall hold such funds in a segregated bank account at the
Bank, which shall be an Eligible Account, and shall disburse same in accordance
with the provisions of Section 3.04 hereof.  Unless Lender elects, or is required pursuant
to Section 6.01 hereof to make all of the Condemnation Proceeds available
to Borrower for restoration, Lender and Borrower shall cause all such
Condemnation Proceeds to be paid to the Central Account, whereupon Lender
shall, after deducting Lender’s costs of recovering and paying out such
Condemnation Proceeds, including without limitation, reasonable attorneys’
fees, apply same to reduce the Debt in accordance with the terms of the Note; provided,
however, that any Condemnation Proceeds received in connection with a
temporary Taking shall be maintained in the Central Account, to be applied by
Lender in the same manner as Rent received with respect to the operation of the
Property; provided, further, however, that in the event
that the Condemnation Proceeds of any such temporary Taking are paid in a lump
sum in advance, Lender shall hold such Condemnation Proceeds in a segregated
interest-bearing bank account, which shall be an Eligible Account, shall
estimate, in Lender’s reasonable discretion, the number of months that the
Property shall be affected by such temporary Taking, shall divide the aggregate
Condemnation Proceeds in connection with such temporary Taking by such number
of months, and shall disburse from such bank account into the Central Account
each month during the pendency of such temporary Taking such monthly
installment of said Condemnation Proceeds. 
In the event that Condemnation Proceeds are to be applied toward
restoration, Lender shall hold such funds in a segregated bank account at the
Bank, which shall be an Eligible Account, and shall disburse same in accordance
with the provisions of Section 3.04 hereof.  If any Loss Proceeds are received by
Borrower, such Loss Proceeds shall be received in trust for Lender, shall be
segregated from other funds of Borrower, and shall be forthwith paid into the
Central Account, or paid to Lender to hold in a segregated bank account at the
Bank, in each case to be applied or disbursed in accordance with the
foregoing.  Any Loss Proceeds made
available to Borrower for restoration in accordance herewith, to the extent not
used by Borrower in connection with, or to the extent they exceed the cost of,
such restoration, shall be deposited into the Central Account, whereupon Lender
shall apply the same to reduce the Debt in accordance with the terms of the
Note.

 

Section 5.14.  Mez Payment Escrow Account. Provided
that no Default has occurred and is continuing, on each Payment Date during
which the Mez Loan is outstanding, Lender shall transfer to the holder of the
Mez Loan which is most senior in priority, as identified in writing by

 

83

 

a joint direction executed by
Borrower and the holder of such Mez Loan, an amount equal to the Mez Payment
Amount (which sum shall be deemed distributions from Borrower to the borrower
under such Mez Loan).  Should an Event of
Default occur, the sums on deposit in the Mez Payment Escrow Account may be
applied by Lender to the payment of the Debt or any other charges affecting all
or any portion of the Cross-collateralized Properties, as Lender in its sole
discretion may determine; provided, however, that no such
application shall be deemed to have been made by operation of law or otherwise
until actually made by Lender as herein provided.

 

Section 5.15.  Capex Trap Escrow Account.  Lender shall reimburse Borrower for
Replacement Expenditures which were not set forth in the Approved Annual Budget
with respect to which Borrower wishes to withdraw sums from the Capex Trap
Escrow Account, not more frequently than once each month, provided that Lender has
approved such Replacement Expenditures, no Event of Default has occurred, that
there are sufficient funds available in the Capex Trap Escrow Account and
Borrower shall have theretofore furnished Lender with lien waivers, copies of
bills, invoices and other reasonable documentation as may be required by Lender
to establish that the Replacement Expenditures which are the subject of such
request represent amounts due for completed or partially completed capital work
and improvements performed at the Property, in which case Lender shall make
such payments out of the Capex Trap Escrow Account.  In the event that all sums in the Engineering
Escrow Account have been utilized for the Required Engineering Work and no sums
remain on deposit in the Engineering Escrow Account, Lender shall, upon receipt
of written request of Borrower, transfer up to the $500,000 from the Capex Trap
Escrow Account to the Engineering Escrow Account.  In order to request such a reimbursement for
Replacement Expenditures not set forth in the Approved Annual Budget, Borrower
shall submit to Lender for Lender’s written approval a reimbursement request
for such Replacement Expenditures not later than fifteen (15) days prior to the
date for which such reimbursement is requested, in form reasonably satisfactory
to Lender setting forth in reasonable detail the basis for Borrower’s request
and a detailed description of the completed or partially completed capital work
and improvements performed at the Property and the basis for Borrower’s characterization
of such expenses as Replacement Expenditures. 
Lender shall have the right to approve such request, which approval
shall not be unreasonably withheld, and in the event that Lender objects to the
proposed request submitted by Borrower, Lender shall advise Borrower of such
objections within fifteen (15) days after receipt thereof (and deliver to
Borrower a reasonably detailed description of such objections) and Borrower
may, within ten (10) days after receipt of notice of any such objections
revise such request and resubmit the same to Lender whereupon Lender agrees to
review such new submission.

 

Provided that
no Event of Default shall have occurred, all funds deposited into the Capex
Trap Escrow Account shall be held by Lender pursuant to the provisions of this
Security Instrument and shall be applied in payment of Replacement
Expenditures.  Should an Event of Default
occur, the sums on deposit in the Capex Trap Sub-Account and the Capex Trap
Escrow Account may be applied by Lender in payment of any Replacement
Expenditures or may be applied to the payment of the Debt or any other charges
affecting all or any portion of the Cross-collateralized Properties, as Lender
in its sole discretion may determine; provided, however, that no
such application shall be deemed to have been made by operation of law or
otherwise until actually made by Lender as herein provided.

 

84

 

ARTICLE VI:  CONDEMNATION

 

Section 6.01.  Condemnation.  (a)  Borrower shall notify Lender
promptly of the commencement or threat of any Taking of the Property or any
portion thereof.  Lender is hereby
irrevocably appointed as Borrower’s attorney-in-fact, coupled with an interest,
with exclusive power to collect, receive and retain the proceeds of any such
Taking as to which Borrower is or may be entitled and to make any compromise or
settlement in connection with such proceedings (subject to Borrower’s
reasonable approval, except after the occurrence of an Event of Default, in
which event Borrower’s approval shall not be required), subject to the
provisions of this Security Instrument; provided, however, that
Borrower may participate in any such proceedings (without regard to the extent
of the Taking) and Borrower shall be authorized and entitled to compromise or
settle any such proceeding with respect to Condemnation Proceeds in an amount
less than five percent (5%) of the Allocated Loan Amount.  Borrower shall execute and deliver to Lender
any and all instruments reasonably required in connection with any such
proceeding promptly after request therefor by Lender.  Except as set forth above, Borrower shall not
adjust, compromise, settle or enter into any agreement with respect to such
proceedings without the prior consent of Lender.  All Condemnation Proceeds are hereby assigned
to and shall be paid to Lender to be applied in accordance with the terms
hereof.  With respect to Condemnation
Proceeds in an amount in excess of five percent (5%) of the Allocated Loan
Amount, Borrower hereby authorizes Lender to compromise, settle, collect and
receive such Condemnation Proceeds, and to give proper receipts and acquittance
therefor.  Subject to the provisions of
this Article VI, Lender may apply such Condemnation Proceeds (less any
cost to Lender of recovering and paying out such proceeds, including, without
limitation, reasonable attorneys’ fees and disbursements and costs allocable to
inspecting any repair, restoration or rebuilding work and the plans and
specifications therefor) toward the payment of the Debt or to allow such
proceeds to be used for the Work.

 

(b)                                 “Substantial Taking”
shall mean (i) a Taking of such 
portion of the Property that would, in Lender’s reasonable discretion,
leave remaining a balance of the Property which would not under then current
economic conditions, applicable Development Laws and other applicable Legal
Requirements, permit the restoration of the Property so as to constitute a
complete, rentable facility of the same type as existed prior to the Taking,
having adequate ingress and egress to the Property, capable of producing a
projected Net Operating Income (as reasonably determined by Lender) yielding a
projected Debt Service Coverage therefrom for the next two (2) years of
not less than the Required Debt Service Coverage or (ii) a Taking which
Lender is not reasonably satisfied could be repaired within twelve (12) months
and at least six (6) months prior to the Maturity Date or (iii) a
Taking of fifteen percent (15%) or more of the Premises.

 

(c)                                  In the case of a
Substantial Taking, Condemnation Proceeds shall be payable to Lender in
reduction of the Debt but without any prepayment fee or charge of any kind and,
if Borrower elects to apply any Condemnation Proceeds it may receive pursuant
to this Security Instrument to the payment of the Debt, Borrower may prepay the
balance of the Debt without any prepayment fee or charge of any kind.

 

(d)                                 In the event of a
Taking which is less than a Substantial Taking, Borrower at its sole cost and
expense (whether or not the award shall have been received or shall be
sufficient

 

85

 

for restoration) shall proceed
diligently to restore, or cause the restoration of, the remaining Improvements
not so taken, to maintain a complete, rentable, self-contained fully
operational facility of the same sort as existed prior to the Taking in as good
a condition as is reasonably possible. 
In the event of such a Taking, Lender shall receive the Condemnation
Proceeds and shall pay over the same:

 

(i)                                     first, provided
no Default shall have occurred and be continuing, to Borrower to the extent of
any portion of the award as may be necessary to pay the reasonable cost of
restoration of the Improvements remaining, and

 

(ii)                                  second, to
Lender, in reduction of the Debt without any prepayment premium or charge of
any kind.

 

If one or more Takings in the aggregate create a Substantial Taking,
then, in such event, the sections of this Article VI above applicable to
Substantial Takings shall apply.

 

(e)                                  In the event Lender
is obligated to or elects to make Condemnation Proceeds available for the
restoration or rebuilding of the Property, such proceeds shall be disbursed in
the manner and subject to the conditions set forth in Section 3.04(b) hereof.  If, in accordance with this Article VI,
any Condemnation Proceeds are used to reduce the Debt, they shall be applied in
accordance with the provisions of the Note and, with no prepayment fee or
charge of any kind.  Borrower shall
promptly upon request by Lender execute and deliver all instruments requested
by Lender for the purpose of confirming the assignment of the Condemnation
Proceeds to Lender.  Application of all
or any part of the Condemnation Proceeds to the Debt shall be made in
accordance with the provisions of Sections 3.06 and 3.07 hereof.  No application of the Condemnation Proceeds
to the reduction of the Debt shall have the effect of releasing the lien of
this Security Instrument until the remainder of the Debt has been paid in
full.  In the case of any Taking, Lender,
to the extent that Lender has not been reimbursed by Borrower, shall be
entitled, as a first priority out of any Condemnation Proceeds, to
reimbursement for all costs, fees and expenses reasonably incurred in the
determination and collection of any Condemnation Proceeds.  All Condemnation Proceeds deposited with
Lender pursuant to this Section, until expended or applied as provided herein,
shall be held in accordance with Section 3.04(b) hereof and shall
constitute additional security for the payment of the Debt and the payment and
performance of Borrower’s obligations, but Lender shall not be deemed a trustee
or other fiduciary with respect to its receipt of such Condemnation Proceeds or
any part thereof.  All awards so
deposited with Lender shall be held by Lender in an Eligible Account, but
Lender makes no representation or warranty as to the rate or amount of
interest, if any, which may accrue on any such deposit and shall have no
liability in connection therewith other than with respect to Lender’s gross
negligence or willful misconduct.  For
purposes hereof, any reference to the award shall be deemed to include
interest, if any, which has accrued thereon.

 

ARTICLE VII:  LEASES AND RENTS

 

Section 7.01.  Assignment.  (a) Borrower does hereby bargain,
sell, assign and set over unto Lender, all of Borrower’s interest in the Leases
and Rents.  The assignment of Leases and
Rents in this Section 7.01 is an absolute, unconditional and present
assignment from Borrower to Lender and not an assignment for security and the
existence or exercise of Borrower’s revocable

 

86

 

license to collect Rent shall
not operate to subordinate this assignment to any subsequent assignment.  The exercise by Lender of any of its rights
or remedies pursuant to this Section 7.01 shall not be deemed to make
Lender a mortgagee-in-possession.  In
addition to the provisions of this Article VII, Borrower shall comply with
all terms, provisions and conditions of the Assignment.

 

(b)                                 So long as there shall
exist and be continuing no Event of Default, Borrower shall have a revocable
license to take all actions with respect to all Leases and Rents, present and
future, including the right to collect and use the Rents, subject to the terms
of this Security Instrument and the Assignment.

 

(c)                                  In a separate
instrument Borrower shall, as requested from time to time by Lender, assign to
Lender or its nominee by specific or general assignment, any and all Leases,
such assignments to be in form and content reasonably acceptable to Lender, but
subject to the provisions of Section 7.01(b) hereof.  Borrower agrees to deliver to Lender, within
thirty (30) days after Lender’s request, a true and complete copy of every
Lease and, within ten (10) days after Lender’s request, a complete list of
the Leases, certified by Borrower to be true, accurate and complete and stating
the demised premises, the names of the lessees, the Rent payable under the
Leases, the date to which such Rents have been paid, the material terms of the
Leases, including, without limitation, the dates of occupancy, the dates of
expiration, any Rent concessions, work obligations or other inducements granted
to the lessees thereunder, and any renewal options.

 

(d)                                 The rights of Lender
contained in this Article VII, the Assignment or any other assignment of
any Lease shall not result in any obligation or liability of Lender to Borrower
or any lessee under a Lease or any party claiming through any such lessee.

 

(e)                                  At any time after an
Event of Default, the license granted hereinabove may be revoked by Lender, and
Lender or a receiver appointed in accordance with this Security Instrument may
enter upon the Property, and collect, retain and apply the Rents toward payment
of the Debt in such priority and proportions as Lender in its sole discretion
shall deem proper.

 

(f)                                    In addition to the
rights which Lender may have herein, upon the occurrence of any Event of
Default, Lender, at its option, may require Borrower to pay monthly in advance
to Lender, or any receiver appointed to collect the Rents, the fair and
reasonable rental value for the use and occupation of such part of the Property
as may be used and occupied by Borrower and may require Borrower to vacate and
surrender possession of the Property to Lender or to such receiver and, in
default thereof, Borrower may be evicted by summary proceedings or otherwise.

 

Section 7.02.  Management of Property.  (a) Borrower shall manage the Property or
cause the Property to be managed in a manner which is consistent with the
Approved Manager Standard.  All Space
Leases shall provide for rental rates comparable to then existing local market
rates and terms and conditions which constitute good and prudent business
practice and are consistent with prevailing market terms and conditions, and
shall be arms-length transactions.  All
Leases shall provide that they are subordinate to this Security Instrument and
that the lessees thereunder attorn to Lender. 
Borrower shall deliver copies of all Leases, amendments,

 

87

 

modifications and renewals
thereof to Lender. All proposed Leases for the Property shall be subject to the
prior written approval of Lender, provided, however that Borrower may enter
into new leases with unrelated third parties without obtaining the prior
consent of Lender provided that: (i) the proposed tenant is unrelated to a
tenant under an existing Lease; (ii) the proposed leases conform with the
requirements of this Section 7.02; (iii) the space to be leased
pursuant to such proposed lease does not exceed 5,000 square feet; and (iv) the
term of the proposed lease inclusive of all extensions and renewals, does not
exceed five (5) years.

 

(b)                                 Borrower (i) shall
observe and perform all of its material obligations under the Leases pursuant
to applicable Legal Requirements and shall not do or permit to be done anything
to impair the value of the Leases as security for the Debt; (ii) shall
promptly send copies to Lender of all notices of default which Borrower shall
receive under the Leases; (iii) shall, consistent with the Approved
Manager Standard, enforce all of the terms, covenants and conditions contained
in the Leases to be observed or performed; (iv) shall not collect any of
the Rents under the Leases more than one (1) month in advance (except that
Borrower may collect in advance such security deposits as are permitted
pursuant to applicable Legal Requirements and are commercially reasonable in
the prevailing market); (v) shall not execute any other assignment of
lessor’s interest in the Leases or the Rents except as otherwise expressly
permitted pursuant to this Security Instrument; (vi) shall not cancel or
terminate any of the Leases or accept a surrender thereof in any manner
inconsistent with the Approved Manager Standard; (vii) shall not convey,
transfer or suffer or permit a conveyance or transfer of all or any part of the
Premises or the Improvements or of any interest therein so as to effect a
merger of the estates and rights of, or a termination or diminution of the
obligations of, lessees thereunder; (viii) shall not alter, modify or
change the terms of any guaranty of any Major Space Lease or cancel or
terminate any such guaranty; (ix) shall, in accordance with the Approved
Manager Standard, make all reasonable efforts to seek lessees for space as it
becomes vacant and enter into Leases in accordance with the terms hereof; (x)
shall not materially modify, alter or amend any Major Space Lease or Property
Agreement without Lender’s consent, which consent will not be unreasonably
withheld or delayed; (xi) shall notify Lender promptly if any Pad Owner shall
cease business operations or of the occurrence of any event of which it becomes
aware affecting a Pad Owner or its property which might have any material
effect on the Property; and (xii) shall, without limitation to any other
provision hereof, execute and deliver at the request of Lender all such further
assurances, confirmations and assignments in connection with the Property as
are required herein and as Lender shall from time to time reasonably require.

 

(c)                                  All security deposits
of lessees, whether held in cash or any other form, shall be treated by
Borrower as trust funds, shall not be commingled with any other funds of
Borrower and, if cash, shall be deposited by Borrower in the Security Deposit
Account.  Any bond or other instrument
which Borrower is permitted to hold in lieu of cash security deposits under
applicable Legal Requirements shall be maintained in full force and effect
unless replaced by cash deposits as hereinabove described, shall be issued by a
Person reasonably satisfactory to Lender, shall, if permitted pursuant to Legal
Requirements, at Lender’s option, name Lender as payee or mortgagee thereunder
or be fully assignable to Lender and shall, in all respects, comply with
applicable Legal Requirements and otherwise be reasonably satisfactory to
Lender.  Borrower shall, upon request,
provide Lender with evidence reasonably satisfactory to Lender of Borrower’s
compliance with the foregoing.  Following
the occurrence and during the

 

88

 

continuance of any Event of
Default, Borrower shall, upon Lender’s request, if permitted by applicable
Legal Requirements, turn over the security deposits (and any interest thereon)
to Lender to be held by Lender in accordance with the terms of the Leases and
all Legal Requirements.

 

(d)                                 Intentionally Omitted.

 

(e)                                  Borrower covenants
and agrees with Lender that (i) the Property will be managed at all times
by Manager pursuant to the management agreements approved by Lender (each, a “Management
Agreement”), (ii) after Borrower has knowledge of a fifty percent
(50%) or more change in Control of the ownership of Manager (other than in
connection with an IPO, provided Manager, directly or indirectly, is Controlled
by the same Person that Controls Borrower), Borrower will promptly give Lender
notice thereof (a “Manager Control Notice”) and (iii) the
Management Agreement may be terminated by Lender at any time for cause
(including, but not limited to, Manager’s gross negligence, misappropriation of
funds, willful misconduct or fraud) or at any time following (A) the
occurrence of an Event of Default, or (B) the receipt of a Manager Control
Notice, or (C) the date upon which the Debt Service Coverage is less than
the Debt Service Coverage set forth on Exhibit H
for two (2) consecutive calendar quarters and a substitute managing agent
shall be appointed by Borrower, subject to Lender’s prior written approval,
which may be given or withheld in Lender’s sole discretion and which may be
conditioned on, inter alia, a letter from each Rating Agency confirming that
any rating issued by the Rating Agency in connection with a Securitization will
not, as a result of the proposed change of Manager, be downgraded from the then
current ratings thereof, qualified or withdrawn.  Borrower may from time to time appoint a
successor manager to manage the Property with Lender’s prior written consent
which consent shall not be unreasonably withheld or delayed, provided that any
such successor manager shall be a reputable management company which meets the
Approved Manager Standard and each Rating Agency shall have confirmed in
writing that any rating issued by the Rating Agency in connection with a
Securitization will not, as a result of the proposed change of Manager, be
downgraded from the then current ratings thereof, qualified or withdrawn.  Borrower further covenants and agrees that
Borrower shall require Manager (or any successor managers) to maintain at all
times during the term of the Loan worker’s compensation insurance as required
by Governmental Authorities.

 

(f)                                    There are no franchise
agreements relating to the Property and Borrower shall not enter into any
franchise agreements relating to the Property.

 

(g)                                 Borrower covenants
that it shall not, nor permit Manager, to sell or deliver rooms or suites and
accept payment therefor for more than thirty (30) days in advance of delivery
except in the ordinary course of Borrower’s business and in accordance with the
Approved Manager Standard.

 

(h)                                 Borrower shall fund
and operate, or shall cause Manager to fund and operate, the Property in a
manner consistent with a hotel of the same type and category as the Property.

 

(i)                                     Borrower shall
maintain or cause Manager to maintain Inventory in kind and amount sufficient
to meet hotel industry standards for hotels comparable to the hotel located at

 

89

 

the Premises and at levels
sufficient for the operation of the hotel located at the Premises at historic
occupancy levels.

 

(j)                                     Borrower shall
deliver to Lender all notices of default or termination received by Borrower or
Manager with respect to any licenses and permits, contracts, Property
Agreements, Leases or insurance policies within three (3) Business Days of
receipt of the same.

 

(k)                                  If Borrower or SPE
Pledgor is a party to a Food and Beverage Lease/Operating Agreement, Borrower
and/or SPE Pledgor, as applicable, shall (i) diligently perform and observe
all of the terms, covenants and conditions of the Food and Beverage
Leases/Operating Agreements on the part of Borrower and the SPE Pledgor to be
performed and observed, (ii) promptly notify Lender of any material
default under any Food and Beverage Lease/Operating Agreement of which it is
aware and (iii) diligently enforce all of the obligations of the Food and
Beverage Lessees/Operators under the Food and Beverage Leases/Operating
Agreements.  If Borrower or SPE Pledgor
shall default in the performance or observance of any term, covenant or
condition of any Food and Beverage Leases/Operating Agreements on the part of
such Borrower or SPE Pledgor to be performed or observed beyond any applicable
grace or cure period, then, without limiting Lender’s other rights or remedies
under this Security Instrument or any other Loan Documents, and without waiving
or releasing Borrower from any of its obligations hereunder or Borrower or the SPE
Pledgor under the Food and Beverage Leases/Operating Agreements, Lender shall
have the right, but shall be under no obligation, to pay any sums and to
perform any act as may be reasonably appropriate to cause all the terms,
covenants and conditions of the Food and Beverage Leases/Operating Agreements
on the part of Borrower or SPE Pledgor to be performed or observed.

 

(l)                                     Neither Borrower
nor SPE Pledgor shall, and neither Borrower nor SPE Pledgor shall permit any
other Person to (i) modify, renew, terminate or extend any Food and
Beverage Lease/Operating Agreement, transfer its interest in any Food and Beverage
Lease/Operating Agreement or consent to the assignment of any Food and Beverage
Lease/Operating Agreement, (ii) waive or release any of its rights under
any Food and Beverage Lease/Operating Agreement or (iii) consent to any
increase in its obligations under any Food and Beverage Lease/Operating
Agreement, in each case without the express consent of Lender, which consent
shall not be unreasonably withheld.  Any
action taken in violation of the foregoing without the prior express consent of
Lender shall be void and of no force and effect.

 

(m)                               None of Borrower, SPE
Pledgor nor any Affiliate of any Borrower or SPE Pledgor shall direct, solicit
or otherwise collude to cause any Food and Beverage SPE Pledgor Distributions (as
defined in the Pledge Agreement of even date herewith given by SPE Pledgor to
Lender in connection with the origination of the Loan) to be applied, disbursed
or remitted in any manner inconsistent with the terms and provisions of the
Loan Documents and/or the payment instructions provided by Lender to each Food
and Beverage Lessee/Operator.  None of
Borrower, SPE Pledgor nor any Affiliate of Borrower or SPE Pledgor shall
interfere with the application, disbursement or remittance of Food and Beverage
SPE Pledgor Distributions as required under the terms and provisions of the
Loan Documents and/or the payment instructions provided by Lender to each Food
and Beverage Lessee/Operator.  Borrower
and each SPE Pledgor shall take all commercially reasonable steps necessary to
cause all revenues of the Food

 

90

 

and Beverage Lessees/Operators
to continue to be collected by Borrower. 
None of Borrower, SPE Pledgor nor Affiliate of Borrower or SPE Pledgor
shall revoke or attempt to revoke the payment instructions provided by Lender
to each Food & Beverage Lessee/Operator.

 

ARTICLE VIII:  MAINTENANCE AND REPAIR

 

Section 8.01.  Maintenance and Repair of the Property;
Alterations; Replacement of Equipment. 
Borrower hereby covenants and agrees:

 

(a)                                  Borrower shall not (i) desert
or abandon the Property, (ii) change the use of the Property or cause or
permit the use or occupancy of any part of the Property to be discontinued if
such discontinuance or use change would violate any zoning or other law,
ordinance or regulation; (iii) consent to or seek any lowering of the
zoning classification, or greater zoning restriction affecting the Property; or
(iv) without Lender’s consent, which may be granted or withheld in Lender’s
sole and absolute discretion and may be subject to such conditions as Lender
shall, in its sole and absolute discretion, impose, take any steps whatsoever
to convert the Property, or any portion thereof, to a condominium or
cooperative form of ownership.

 

(b)                                 Borrower shall, at its
expense, (i) take good care of the Property including grounds generally,
and utility systems and sidewalks, roads, alleys, and curbs therein, and shall
keep the same in good, safe and insurable condition and in compliance with all
applicable Legal Requirements, (ii) promptly make all repairs to the
Property, above grade and below grade, interior and exterior, structural and
nonstructural, ordinary and extraordinary, unforeseen and foreseen, and
maintain the Property in a manner appropriate for the facility and (iii) not
commit or suffer to be committed any waste of the Property or do or suffer to
be done anything which will increase the risk of fire or other hazard to the
Property or impair the value thereof. 
Borrower shall keep the sidewalks, vaults, gutters and curbs comprising,
or adjacent to, the Property, clean and free from dirt, snow, ice, rubbish and
obstructions (unless such obstructions are as a result of repairs made in
accordance with the terms hereof or if necessary to preserve safety or if
required by Legal Requirements).  All
repairs made by Borrower shall be made with first-class materials, in a good
and workmanlike manner, shall be equal or better in quality and class to the
original work and shall comply with all applicable Legal Requirements and
Insurance Requirements.  To the extent
any of the above obligations are obligations of tenants under Space Leases or
Pad Owners or other Persons under Property Agreements, Borrower may fulfill its
obligations hereunder by causing such tenants, Pad Owners or other Persons, as
the case may be, to perform their obligations thereunder.  As used herein, the terms “repair” and “repairs”
shall be deemed to include all necessary replacements.

 

(c)                                  Borrower shall not
demolish, remove, construct, or, except as otherwise expressly provided herein,
restore, or alter the Property or any portion thereof nor consent to or permit
any such demolition, removal, construction, restoration, addition or alteration,
in each case in a manner which would diminish the value of the Property without
Lender’s prior written consent in each instance, which consent shall not be
unreasonably withheld or delayed.

 

(d)                                 Borrower represents
and warrants to Lender that (i) there are no fixtures, machinery,
apparatus, tools, equipment or articles of personal property attached or
appurtenant

 

91

 

to, or located on, or used in
connection with the management, operation or maintenance of the Property,
except for the Equipment and equipment leased by Borrower for the management,
operation or maintenance of the Property in accordance with the Loan Documents;
(ii) the Equipment and the leased equipment constitute all of the
fixtures, machinery, apparatus, tools, equipment and articles of personal
property necessary to the proper operation and maintenance of the Property; and
(iii) all of the Equipment is free and clear of all liens, except for the
lien of this Security Instrument, the lien, if any, of equipment financing
permitted pursuant to Section 2.02(g)(viii) hereof and the Permitted
Encumbrances.  All right, title and
interest of Borrower in and to all extensions, improvements, betterments,
renewals and appurtenances to the Property hereafter acquired by, or released
to, Borrower or constructed, assembled or placed by Borrower in the Property,
and all changes and substitutions of the security constituted thereby, shall be
and, in each such case, without any further mortgage, encumbrance, conveyance,
assignment or other act by Lender or Borrower, shall become subject to the lien
and security interest of this Security Instrument as fully and completely, and
with the same effect, as though now owned by Borrower and specifically
described in this Security Instrument, but at any and all times Borrower shall
execute and deliver to Lender any documents Lender may reasonably deem
necessary or appropriate for the purpose of specifically subjecting the same to
the lien and security interest of this Security Instrument.

 

(e)                                  Notwithstanding the
provisions of this Security Instrument to the contrary, Borrower shall have the
right, at any time and from time to time, to remove and dispose of Equipment
which may have become obsolete or unfit for use or which is no longer useful in
the management, operation or maintenance of the Property.  Borrower shall promptly replace any such
Equipment so disposed of or removed with other Equipment of equal value and
utility, free of any security interest or superior title, liens or claims other
than Permitted Encumbrances, Permitted Liens or equipment financing permitted
pursuant to Section 2.02(g)(viii) hereof; except that, if by reason
of technological or other developments, replacement of the Equipment so removed
or disposed of is not necessary or desirable for the proper management,
operation or maintenance of the Property, Borrower shall not be required to
replace the same.  All such replacements
or additional equipment shall be deemed to constitute “Equipment” and shall be
covered by the security interest herein granted.

 

ARTICLE IX:  TRANSFER OR ENCUMBRANCE OF THE PROPERTY

 

Section 9.01.  Other Encumbrances.  Other than with respect to Permitted Liens
and Permitted Encumbrances, Borrower shall not further encumber or permit the
further encumbrance in any manner (whether by grant of a pledge, security
interest or otherwise) of the Property or any part thereof or interest therein,
including, without limitation, of the Rents therefrom.  In addition, Borrower shall not further
encumber and shall not permit the further encumbrance in any manner (whether by
grant of a pledge, security interest or otherwise) of Borrower or any direct or
indirect interest in Borrower except as expressly permitted pursuant to this
Security Instrument.

 

Section 9.02.  No Transfer.  (a) Borrower acknowledges that Lender
has examined and relied on the expertise of Borrower and, if applicable, each
General Partner, in owning and operating properties such as the Property in
agreeing to make the Loan and will continue to rely

 

92

 

on Borrower’s ownership of the
Property as a means of maintaining the value of the Property as security for
repayment of the Debt and Borrower acknowledges that Lender has a valid
interest in  maintaining the value of the
Property.  Borrower shall not Transfer,
nor permit any Transfer, without the prior written consent of Lender, which
consent Lender may withhold in its sole and absolute discretion.  Lender shall not be required to demonstrate
any actual impairment of its security or any increased risk of default
hereunder in order to declare the Debt immediately due and payable upon a
Transfer without Lender’s consent.  This
provision shall apply to every Transfer regardless of whether voluntary or not,
or whether or not Lender has consented to any previous Transfer.

 

(b)                                 If any portion of the
Loan is repaid from the proceeds of an IPO, indirect equity holders in Borrower
may obtain additional financing (the “Additional Financing”) and pledge
direct or indirect equity ownership interests in Borrower as collateral for
such additional debt provided that (i) the aggregate Additional Financing
together with the then outstanding Principal Amount and the unpaid principal
amount of the Mez Loan does not exceed the original Principal Amount plus the
original principal amount of the Mez Loan on the Closing Date, (ii) no
Default exists, (iii) the aggregate annual debt service with respect to
the Loan, the Mez Loan and the Additional Financing following the incurrence of
such Additional Financing does not exceed the annual debt service under the
Loan and the Mez Loan prior to the incurrence of such Additional Financing (but
not taking into account any prior paydowns of the Loan or the Mez Loan), (iv) such
Additional Financing has a maturity date no earlier than the Maturity Date, (v) such
Additional Financing and any pledge of collateral in connection therewith is
subordinate in lien and payment to the Loan and the Mez Loan and (vi) Borrower
delivers to Lender a letter from each Rating Agency confirming that any rating
issued by the Rating Agency in connection with a Securitization will not, as a
result of the Additional Financing, be downgraded from the then current ratings
thereof, qualified or withdrawn.

 

(c)                                  Borrower may place a
second mortgage on the Property or any portions thereof provided it (i) complies
with all the conditions set forth in subsection 9.02(b)(i) through (vi) above,
(ii) if the Loan is included in a Securitization, Borrower obtains
approval of the controlling class of the 
Securitization (and if the Loan is not included in a Securitization,
Borrower obtains the approval of Lender), (iii) the holder of the
subordinate mortgage enters into an intercreditor agreement which is in form
and substance acceptable to Lender and (iv) the Mez Loan has been paid in
full.

 

Section 9.03.  Due on Sale.  Lender may declare the Debt immediately due
and payable upon any Transfer or further encumbrance without Lender’s consent unless
otherwise specifically permitted hereunder without regard to whether any
impairment of its security or any increased risk of default hereunder can be
demonstrated.  This provision shall apply
to every Transfer or further encumbrance of the Property or any part thereof or
interest in the Property or in Borrower regardless of whether voluntary or not,
or whether or not Lender has consented to any previous Transfer or further
encumbrance of the Property or interest in Borrower unless otherwise
specifically permitted hereunder.

 

Section 9.04.  Permitted Transfer.  Notwithstanding the foregoing provisions of
this Article IX, a one time sale (and in the case of an IPO, a transaction
or series of related

 

93

 

transactions occurring on or
about the same day in connection with the IPO), conveyance or Transfer of the
Property in its entirety (hereinafter, “Sale”) shall be permitted
hereunder provided that each of the following terms and conditions are
satisfied:

 

(a)                                  no
Event of Default is then continuing hereunder or under any of the other Loan
Documents;

 

(b)                                 If
the proposed Sale is to occur at any time after a Securitization, each Rating
Agency shall have delivered written confirmation that any rating issued by such
Rating Agency in connection with the Securitization will not, as a result of
the proposed Sale, be downgraded from the then current ratings thereof,
qualified or withdrawn; provided, however, no such confirmation shall be
required to be obtained from the Rating Agencies in the event the IPO results
in the outstanding principal amount of the Loan and the Mezz Loan,
collectively, being reduced by $150,000,000 or more and, provided, further,
that, prior to January 1, 2006, no Sale (other than in connection with an
IPO) will be permitted if the Sale is to occur within sixty (60) days of any
contemplated sale of the Loan by Lender, whether in connection with a
Securitization or otherwise;

 

(c)                                  Borrower
gives Lender written notice of the terms of the proposed Sale not less than
sixty (60) days or with respect to an IPO, fifteen (15) days, before the date
on which such Sale is scheduled to close and, concurrently therewith, gives
Lender (i) all such information concerning the proposed transferee of the
Property (hereinafter, “Buyer”) as Lender would require in evaluating an
initial extension of credit to a borrower and Lender determines, in its sole
discretion that the Buyer is acceptable to Lender in all respects (other than
in connection with an IPO) and (ii) a non-refundable application fee equal
to $15,000;

 

(d)                                 Borrower
pays Lender, concurrently with the closing of such Sale, a non-refundable
assumption fee in an amount equal to one percent (1%) of the then outstanding
Loan Amount together with all out-of-pocket costs and expenses, including,
without limitation, reasonable attorneys’ fees, incurred by Lender in
connection with the Sale; provided, however, that no such assumption fee shall
be required in connection with a Transfer effected in connection with an IPO
(but Borrower shall be required to pay all out-of-pocket costs and expenses of
Lender);

 

(e)                                  In
the event the applicable Transfer will result in Borrower no longer owning the
Property, Buyer assumes all of the obligations under the Loan Documents and,
prior to or concurrently with the closing of such Sale, Buyer executes, without
any cost or expense to Lender, such documents and agreements as Lender shall
reasonably require to evidence and effectuate said assumption and delivers such
legal opinions as Lender may require;

 

(f)                                    In
the event the applicable Transfer will result in Borrower no longer owning the
Property, Borrower and Buyer execute, without any cost or expense to Lender,
new financing statements or financing statement amendments and any additional
documents reasonably requested by Lender;

 

94

 

(g)                                 In
the event the applicable Transfer will result in Borrower no longer owning the
Property, Borrower delivers to Lender, without any cost or expense to Lender,
such endorsements to Lender’s title insurance policy, hazard insurance policy
endorsements or certificates and other similar materials as Lender may deem
necessary at the time of the Sale, all in form and substance reasonably satisfactory
to Lender, including, without limitation, an endorsement or endorsements to
Lender’s title insurance policy insuring the lien of this Security Instrument,
extending the effective date of such policy to the date of execution and
delivery (or, if later, of recording) of the assumption agreement referenced
above in subparagraph (e) of this Section, with no additional exceptions
added to such policy, and insuring that fee simple title to the Property is
vested in Buyer;

 

(h)                                 In
the event the applicable Transfer will result in Borrower no longer owning the
Property, Borrower executes and delivers to Lender, without any cost or expense
to Lender, a release of Lender, its officers, directors, employees and agents,
from all claims and liability relating to the transactions evidenced by the
Loan Documents, through and including the date of the closing of the Sale,
which agreement shall be in form and substance satisfactory to Lender and shall
be binding upon Buyer;

 

(i)                                     In
the event the applicable Transfer will result in Borrower no longer owning the
Property, subject to the provisions of Section 18.32 hereof, such Sale does
not relieve Borrower of any personal liability under the Note or any of the
other Loan Documents for any acts or events occurring or obligations arising
prior to or simultaneously with the closing of such Sale, and Borrower
executes, without any cost or expense to Lender, such documents and agreements
as Lender shall reasonably require to evidence and effectuate the ratification
of said personal liability;

 

(j)                                     In
the event the applicable Transfer will result in Borrower no longer owning the
Property, such Sale does not relieve any Guarantor of its obligations under any
guaranty or indemnity agreement executed in connection with the Loan and each
such Guarantor executes, without any cost or expense to Lender, such documents
and agreements as Lender shall reasonably require to evidence and effectuate
the ratification of each such guaranty agreement, provided that if Buyer or a
party associated with Buyer approved by Lender in its sole discretion assumes
the obligations of the current Guarantor under its guaranty and Buyer or such
party associated with Buyer, as applicable, executes, without any cost or
expense to Lender, a new guaranty in similar form and substance to the existing
guaranty and otherwise satisfactory to Lender, then Lender shall release the
current Guarantor from all obligations arising under its guaranty after the
closing of such Sale; and

 

(k)                                  In
the event the applicable Transfer will result in Borrower no longer owning the
Property, Buyer is a Single Purpose Entity and Lender receives a
non-consolidation opinion relating to Buyer from Buyer’s counsel, which opinion
is in form and substance acceptable to Lender.

 

95

 

 

ARTICLE X:  CERTIFICATES

 

Section 10.01.  Estoppel Certificates.  (a) After
request by Lender, Borrower, within fifteen (15) days following Lender’s
request and at Borrower’s expense, will furnish Lender with a statement, duly
acknowledged and certified, setting forth (i) the amount of the original
principal amount of the Note, and the unpaid principal amount of the Note, (ii) the
rate of interest of the Note, (iii) the date payments of interest and/or
principal were last paid, (iv) whether to its knowledge there exists any
offsets or defenses to the payment of the Debt, and if any are alleged, the
nature thereof, (v) that the Note and this Security Instrument have not
been modified or if modified, giving particulars of such modification and (vi) that
there has occurred and is then continuing no Default or if such Default exists,
the nature thereof, the period of time it has existed, and the action being
taken to remedy such Default.

 

(b)                                 Within thirty (30)
days after written request by Borrower, Lender shall furnish to Borrower a
written statement confirming (i) the outstanding amount of the Debt, (ii) the
rate of interest set forth in the Note, (iii) the maturity date of the
Note and (iv) the date to which interest and/or principal has been paid.

 

(c)                                  Borrower shall use
all reasonable efforts to obtain estoppel certificates from tenants in form and
substance reasonably acceptable to Lender, but, provided no Event of Default
has occurred and is continuing, in no event shall Borrower be required to
deliver estoppel certificates more than twice during any Loan Year.

 

ARTICLE XI:  NOTICES

 

Section 11.01.  Notices.  Any notice, demand, statement, request or
consent made hereunder shall be in writing and delivered personally or sent to
the party to whom the notice, demand or request is being made by overnight
delivery by Federal Express or other nationally recognized overnight delivery
service, as follows and shall be deemed given when delivered personally or one (1) Business
Day after being deposited with Federal Express or such other nationally
recognized delivery service:

 

If to Lender:                                                                               To
Lender, at the address first written above,

 

with copies
to:                                                                  Hypo
Real Estate Capital Corporation

622 Third Avenue

New York, New York 10017

Attn:  Chief Risk Officer

Facsimile No.: (212) 671-6445

 

Hypo Real Estate Capital Corporation

622 Third Avenue

New York, New York 10017

Attn:  Chief Legal Officer

Facsimile No.: (212) 671-6368

 

96

 

and

 

Proskauer Rose LLP

1585 Broadway

New York, New York 10036

Attn:  David J. Weinberger, Esq.

 

Facsimile No.:  (212) 969-2900

 

If to Borrower:                                                                   To
Borrower, at the address first written above, to the attention of Chief
Financial Officer, Facsimile No. (212) 277-4268,

 

with copies to:                                                                  NorthStar
Capital Investment Corp.

527 Madison Avenue, 17th Floor

New York, New York  10022

Attn:  Marc S. Gordon

Facsimile No.:  (212) 319-4557

and

 

Skadden, Arps, Slate, Meagher & Flom
LLP

Four Times Square

New York, New York  10036

Attn:  Neil L. Rock, Esq.

Facsimile No.:  (917) 777-3787

 

or such other
address as either Borrower or Lender shall hereafter specify by not less than
ten (10) days prior written notice as provided herein; provided, however,
that notwithstanding any provision of this Article to the contrary, such
notice of change of address shall be deemed given only upon actual receipt
thereof.  Rejection or other refusal to
accept or the inability to deliver because of changed addresses of which no
notice was given as herein required shall be deemed to be receipt of the
notice, demand, statement, request or consent.

 

ARTICLE XII:  INDEMNIFICATION

 

Section 12.01.  Indemnification Covering Property.  In addition, and without limitation, to any
other provision of this Security Instrument or any other Loan Document,
Borrower shall protect, indemnify and save harmless Lender and its successors and
assigns, and each of their agents, employees, officers, directors,
stockholders, partners and members (collectively, “Indemnified Parties”)
for, from and against any claims, demands, penalties, fines, liabilities,
settlements, damages, costs and expenses of whatever kind or nature, known or
unknown, contingent or otherwise, whether incurred or imposed within or outside
the judicial process, including, without limitation, reasonable attorneys’ fees
and disbursements imposed upon or incurred by or asserted against any of the
Indemnified Parties by reason of (a) ownership of this Security
Instrument, the Assignment, the Property or any part thereof or any interest
therein or receipt of any Rents; (b) any accident, injury to or death of
any person or loss of or damage to property occurring in, on or about the
Property or any part thereof or on the adjoining sidewalks,

 

97

 

curbs, parking areas, streets or ways; (c) any use, nonuse or
condition in, on or about, or possession, alteration, repair, operation,
maintenance or management of, the Property or any part thereof or on the
adjoining sidewalks, curbs, parking areas, streets or ways; (d) any
failure on the part of Borrower to perform or comply with any of the terms of
this Security Instrument or the Assignment; (e) performance of any labor
or services or the furnishing of any materials or other property in respect of
the Property or any part thereof; (f) any claim by brokers, finders or
similar Persons claiming to be entitled to a commission in connection with any
Lease or other transaction involving the Property or any part thereof; (g) any
Imposition including, without limitation, any Imposition attributable to the
execution, delivery, filing, or recording of any Loan Document, Lease or
memorandum thereof; (h) any lien or claim arising on or against the
Property or any part thereof under any Legal Requirement or any liability asserted
against any of the Indemnified Parties with respect thereto; (i) any claim
arising out of or in any way relating to any tax or other imposition on the
making and/or recording of this Security Instrument, the Note or any of the
other Loan Documents; (j) a Default under Sections 2.02(f), 2.02(g), 2.02(k),
2.02(t) or 2.02(w) hereof, (k) the failure of any Person to file timely with
the Internal Revenue Service an accurate Form 1099-B, Statement for
Recipients of Proceeds from Real Estate, Broker and Barter Exchange
Transactions, which may be required in connection with the Loan, or to supply a
copy thereof in a timely fashion to the recipient of the proceeds of the Loan;
(l) the claims of any lessee or any Person acting through or under any lessee
or otherwise arising under or as a consequence of any Lease or (m) the failure
to pay any insurance premiums. 
Notwithstanding the foregoing provisions of this Section 12.01 to
the contrary, Borrower shall have no obligation to indemnify the Indemnified
Parties pursuant to this Section 12.01 for liabilities, obligations,
claims, damages, penalties, causes of action, costs and expenses relative to
the foregoing which result from Lender’s, and its successors’ or assigns’,
willful misconduct or gross negligence. 
Any amounts payable to Lender by reason of the application of this Section 12.01
shall constitute a part of the Debt secured by this Security Instrument and the
other Loan Documents and shall become immediately due and payable and shall
bear interest at the Default Rate from the date the liability, obligation,
claim, cost or expense is sustained by Lender, as applicable, until paid.  The provisions of this Section 12.01
shall survive the termination of this Security Instrument whether by repayment
of the Debt, foreclosure or delivery of a deed in lieu thereof, assignment or
otherwise.  In case any action, suit or
proceeding is brought against any of the Indemnified Parties by reason of any
occurrence of the type set forth in (a) through (m) above, Borrower shall,
at Borrower’s expense, resist and defend such action, suit or proceeding or
will cause the same to be resisted and defended by counsel at Borrower’s
expense for the insurer of the liability or by counsel designated by Borrower
(unless reasonably disapproved by Lender promptly after Lender has been
notified of such counsel); provided, however, that nothing herein
shall compromise the right of Lender (or any other Indemnified Party) to
appoint its own counsel at Borrower’s expense for its defense with respect to
any action which, in the reasonable opinion of Lender or such other Indemnified
Party, as applicable, presents a conflict or potential conflict between Lender
or such other Indemnified Party that would make such separate representation
advisable.  Any Indemnified Party will
give Borrower prompt notice after such Indemnified Party obtains actual
knowledge of any potential claim by such Indemnified Party for indemnification
hereunder.  The Indemnified Parties shall
not settle or compromise any action, proceeding or claim as to which it is
indemnified hereunder without notice to Borrower.  Notwithstanding the foregoing, so long as no
Default has occurred and is continuing and

 

98

 

Borrower is resisting and defending such action, suit or proceeding as
provided above in a prudent and commercially reasonable manner, in order to
obtain the benefit of this Section 12.01 with respect to such action, suit
or proceeding, Lender and the Indemnified Parties agree that they shall not
settle such action, suit or proceeding without obtaining Borrower’s consent
which Borrower agrees not to unreasonably withhold, condition or delay; provided,
however, (x) if  Borrower is not
diligently defending such action, suit or proceeding in a prudent and
commercially reasonable manner as provided above and Lender has provided
Borrower with thirty (30) days’ prior written notice, or shorter period if
mandated by the requirements of the applicable law, and Borrower has failed to
correct such failure, or (y) failure to settle could, in Lender’s reasonable
judgment, expose Lender to criminal liability, Lender may settle such action,
suit or proceeding without the consent of but upon notice to Borrower and be
entitled to the benefits of this Section 12.01 with respect to the
settlement of such action, suit or proceeding.

 

ARTICLE XIII:  DEFAULTS

 

Section 13.01.  Events of Default.  The Debt shall become immediately due at the
option of Lender upon any one or more of the following events (“Event of
Default”):

 

(a)                                  if the final payment,
Exit Fee or prepayment premium, if any, due under the Note or hereunder shall
not be paid on Maturity;

 

(b)                                 if any monthly payment
of interest and/or principal due under the Note (other than the sums described
in (a) above) shall not be fully paid on the date upon which the same is
due and payable thereunder;

 

(c)                                  if payment of any sum
(other than the sums described in (a) above or (b) above) required to
be paid pursuant to the Note, this Security Instrument or any other Loan
Document shall not be paid within five (5) days after Lender delivers
written notice to Borrower that same is due and payable thereunder or
hereunder;

 

(d)                                 if Borrower, Guarantor
or, if Borrower or Guarantor is a partnership, any general partner of Borrower
or Guarantor, or, if Borrower or Guarantor is a limited liability company, any
member of Borrower or Guarantor, shall institute or cause to be instituted any
proceeding for the termination or dissolution of Borrower, Guarantor or any
such general partner or member;

 

(e)                                  if the insurance
policies required hereunder are not kept in full force and effect, or if the
insurance policies are not assigned and delivered to Lender as herein provided;

 

(f)                                    if Borrower or
Guarantor attempts to assign its rights under this Security Instrument or any
other Loan Document or any interest herein or therein, or if any Transfer
occurs other than in accordance with the provisions hereof;

 

(g)                                 if any representation
or warranty of Borrower or Guarantor made herein or in any other Loan Document
or in any certificate, report, financial statement or other instrument or
agreement furnished to Lender shall prove false or misleading in any material
respect as of the date made or furnished;

 

99

 

(h)                                 if Borrower, Guarantor
or any general partner of Borrower, or Guarantor shall make an assignment for
the benefit of creditors or shall admit in writing its inability to pay its
debts generally as they become due;

 

(i)                                     if a receiver,
liquidator or trustee of Borrower, Guarantor or any general partner of Borrower,
or Guarantor shall be appointed or if Borrower, Guarantor or their respective
general partners shall be adjudicated a bankrupt or insolvent, or if any
petition for bankruptcy, reorganization or arrangement pursuant to federal
bankruptcy law, or any similar federal or state law, shall be filed by or
against, consented to, or acquiesced in, by Borrower, Guarantor or their
respective general partners or if any proceeding for the dissolution or
liquidation of Borrower, Guarantor or their respective general partners shall
be instituted; however, if such appointment, adjudication, petition or
proceeding was involuntary and not consented to by Borrower, Guarantor or their
respective general partners, as applicable, upon the same not being discharged,
stayed or dismissed within ninety (90) days or if Borrower, Guarantor or their
respective general partners shall generally not be paying its debts as they
become due;

 

(j)                                     if Borrower shall
be in default beyond any notice or grace period, if any, under any other
mortgage or deed of trust or security agreement covering any part of the
Property without regard to its priority relative to this Security Instrument;
provided, however, this provision shall not be deemed a waiver of the
provisions of Article IX prohibiting further encumbrances affecting the
Property or any other provision of this Security Instrument;

 

(k)                                  if the Property
becomes subject (i) to any lien which is superior to the lien of this
Security Instrument, other than a lien for real estate taxes and assessments
not due and payable, or (ii) to any mechanic’s, materialman’s or other
lien which is or is asserted to be superior to the lien of this Security
Instrument, and such lien shall remain undischarged (by payment, bonding, or
otherwise) for ten (10) days unless contested in accordance with the terms
hereof;

 

(l)                                     if Borrower or SPE
Pledgor discontinues operations with respect to a material portion of the
Property for reasons other than repair or restoration arising from a casualty
or condemnation for ten (10) days or more;

 

(m)                               except as permitted in
this Security Instrument, any material alteration, demolition or removal of any
of the Improvements without the prior consent of Lender;

 

(n)                                 if Borrower or SPE
Pledgor consummates a transaction which would cause this Security Instrument or
Lender’s rights under this Security Instrument, the Note or any other Loan
Document to constitute a non-exempt prohibited transaction under ERISA or
result in a violation of a state statute regulating government plans subjecting
Lender to liability for a violation of ERISA or a similar state statute; or

 

(o)                                 if an Event of Default
shall occur under any of the other Cross-collateralized Mortgages;

 

(p)                                 if Hudson shall
consent to any modification or amendment to the Declaration of Condominium or
the Condominium Documents without the prior written consent of Lender,

 

100

 

which consent shall not be unreasonably withheld or delayed for any
immaterial modification or amendment;

 

(q)                                 if Hudson shall fail
to pay, when due and payable, all assessments, common charges and expenses made
against the Property pursuant to the Condominium Document;

 

(r)                                    if Hudson fails to
comply with any of the applicable terms, covenants and conditions on Hudson’s
part to be complied with pursuant to the Condominium Documents;

 

(s)                                  if Hudson shall vote
to increase the indebtedness of the Condominium without the prior written
consent of Lender;

 

(t)                                    if any provision of
the applicable statutes pursuant to which the Condominium was established or
any section, sentence, clause, phrase or word or the application thereof in any
circumstance, is held invalid and such invalidity shall affect the lien of this
Security Instrument or the rights of Lender under the Note, this Security
Instrument or any of the other Loan Documents;

 

(u)                                 if the Condominium
shall become subject to any action for partition commenced by any unit owner
and said action has not been dismissed within thirty (30) days after
commencement thereof unless Hudson, at its own expense, promptly and in good
faith with due diligence works to dismiss said action in which case Hudson
shall have a period not to exceed sixty (60) days to dismiss said action;

 

(v)                                 if, after Hudson has
used its best efforts to cure the same, the Condominium Board continues to fail
(i) to maintain the Condominium in good condition and repair, and such
failure directly or indirectly decreases the security value of this Security
Instrument, (ii) to promptly comply with all laws, orders, and ordinances
affecting the Condominium or the use thereof, (iii) to promptly repair,
replace or rebuild any part of the Property located on, about or adjacent to
the Hudson Premises and the Common Elements, which may be damaged or destroyed
by any casualty or which may be affected by any condemnation or similar
proceeding and (iv) to complete and pay for, within a reasonable time, any
structure Improvements or other structure which constitutes a portion of the
Property and Common Elements at any time in the process of construction or
repair all to the extent that the Condominium Board is authorized to so
maintain, repair, replace, rebuild and complete the Condominium by the Declaration
of Condominium and such default shall continue for a period of sixty (60) days
after written notice from the Condominium Board thereof specifying such default
and requiring the same to be remedied shall have been given to the person
designated from time to time in accordance with the Declaration of Condominium
to receive service of process;

 

(w)                               if (i) Hudson fails
to maintain the Hudson Premises as a condominium under the provisions of the
Condominium Act or (ii) 75% or more of the buildings and improvements
which comprise a portion of the Condominium are destroyed or substantially
damaged and 75% or more of the owners of units comprising the Condominium do
not duly and promptly resolve to proceed with the repair or restoration
thereof;

 

101

 

(x)                                   if Hudson shall fail
in the payment of any rent, additional rent or other charge mentioned in or
made payable by the Ground Lease when said rent or other charge is due and
payable subject to Hudson’s right, if any, to timely and properly contest said
rent or other charge, so long as (i) Borrower shall not be in default
under the Ground Lease for failure to pay said rent or other charge during the
pendency of such contest and (ii) Hudson is diligently and continuously
contesting said rent or other charge;

 

(y)                                 if there shall occur
any default by Hudson in the observance or performance of any term, covenant or
condition of the Ground Lease on the part of Hudson to be observed or
performed, and said default is not cured prior to the expiration of any
applicable grace period therein provided, or if any one or more of the events
referred to in the Ground Lease shall occur which would cause the Ground Lease
to terminate without notice or action by the Ground Lessor or which would
entitle the Ground Lessor to terminate the Ground Lease and the term thereof by
giving notice to Borrower, as lessee thereunder, or if the leasehold estate
created by the Ground Lease shall be surrendered or the Ground Lease shall be
terminated or cancelled for any reason or under any circumstances whatsoever,
or if any of the terms, covenants or conditions of the Ground Lease shall in
any manner be modified, changed, supplemented, altered, or amended without the
prior written consent of Lender, or if Hudson shall fail to exercise any option
to renew the Ground Lease or shall fail to or neglect to pursue diligently all
actions necessary to exercise such renewal rights pursuant to the terms of the
Ground Lease; or

 

(z)                                   if a default shall
occur under any of the other terms, covenants or conditions of the Note, this
Security Instrument or any other Loan Document, other than as set forth in (a) through
(y) above, for ten (10) days after notice from Lender in the case of any
default which can be cured by the payment of a sum of money, or for thirty (30)
days after notice from Lender in the case of any other default or an additional
ninety (90) days if Borrower is diligently and continuously effectuating a cure
of a curable non-monetary default, other than as set forth in (a) through
(y) above.  Notwithstanding the
foregoing, Borrower’s failure to promptly commence the Work subsequent to a
casualty or Taking shall not be a default hereunder if (i) a Substantial
Casualty or Substantial Taking has occurred, (ii) Lender has not made
available Loss Proceeds to Borrower for the Work for any reason other than
because a Default exists and (iii) Borrower has given written notice to
Lender that it shall obtain a Release within six (6) months of Lender
applying Loss Proceeds from the Property towards the repayment of the Debt and
Borrower diligently seeks construction financing for the Work during such
period and delivers to Lender evidence thereof.

 

Section 13.02.  Remedies.  (a) Upon the occurrence and
during the continuance of any Event of Default, Lender may, in addition to any
other rights or remedies available to it hereunder or under any other Loan
Document, at law or in equity, take such action, without notice or demand, as
it reasonably deems advisable to protect and enforce its rights against
Borrower or any one or more of the Cross-collateralized Borrowers and in and to
the Property or any one or more of the Cross-collateralized Properties
including, but not limited to, the following actions, each of which may be
pursued singly, concurrently or otherwise, at such time and in such order as
Lender may determine, in its sole discretion, without impairing or otherwise
affecting any other rights and remedies of Lender hereunder, at law or in
equity:  (i) declare all or any
portion of the unpaid Debt to be immediately due and payable; provided,
however, that

 

102

 

upon the occurrence of any of the events specified in Section 13.01(i),
the entire Debt will be immediately due and payable without notice or demand or
any other declaration of the amounts due and payable; or (ii) bring an
action to foreclose this Security Instrument and without applying for a
receiver for the Rents, but subject to the rights of the tenants under the
Leases, enter into or upon the Property or any part thereof, either personally
or by its agents, nominees or attorneys, and dispossess Borrower and its agents
and servants therefrom, and thereupon Lender may (A) use, operate, manage,
control, insure, maintain, repair, restore and otherwise deal with all and
every part of the Property and conduct the business thereat, (B) make
alterations, additions, renewals, replacements and improvements to or on the
Property or any part thereof, (C) exercise all rights and powers of
Borrower with respect to the Property or any part thereof, whether in the name
of Borrower or otherwise, including, without limitation, the right to make,
cancel, enforce or modify Leases, obtain and evict tenants, and demand, sue
for, collect and receive all earnings, revenues, rents, issues, profits and
other income of the Property and every part thereof, and (D) apply the
receipts from the Property or any part thereof to the payment of the Debt,
after deducting therefrom all expenses (including, without limitation,
reasonable attorneys’ fees and disbursements) reasonably incurred in connection
with the aforesaid operations and all amounts necessary to pay the Impositions,
insurance and other charges in connection with the Property or any part
thereof, as well as just and reasonable compensation for the services of Lender’s
third party agents; or (iii) have an appraisal or other valuation of the
Property or any part thereof performed by an Appraiser (and Borrower covenants
and agrees it shall cooperate in causing any such valuation or appraisal to be
performed) and any cost or expense incurred by Lender in connection therewith
shall constitute a portion of the Debt and be secured by this Security
Instrument and shall be immediately due and payable to Lender with interest, at
the Default Rate, until the date of receipt by Lender; or (iv) sell the
Property or institute proceedings for the complete foreclosure of this Security
Instrument, or take such other action as may be allowed pursuant to Legal
Requirements, at law or in equity, for the enforcement of this Security
Instrument in which case the Property or any part thereof may be sold for cash
or credit in one or more parcels; or (v) with or without entry, and to the
extent permitted and pursuant to the procedures provided by applicable Legal
Requirements, institute proceedings for the partial foreclosure of this
Security Instrument, or take such other action as may be allowed pursuant to
Legal Requirements, at law or in equity, for the enforcement of this Security
Instrument for the portion of the Debt then due and payable, subject to the
lien of this Security Instrument continuing unimpaired and without loss of
priority so as to secure the balance of the Debt not then due; or (vi) sell
the Property or any part thereof and any or all estate, claim, demand, right,
title and interest of Borrower therein and rights of redemption thereof,
pursuant to power of sale or otherwise, at one or more sales, in whole or in
parcels, in any order or manner, at such time and place, upon such terms and
after such notice thereof as may be required or permitted by law, at the
discretion of Lender, and in the event of a sale, by foreclosure or otherwise,
of less than all of the Property, this Security Instrument shall continue as a
lien on the remaining portion of the Property; or (vii) institute an
action, suit or proceeding in equity for the specific performance of any
covenant, condition or agreement contained in the Loan Documents, or any of
them; or (viii) recover judgment on the Note or any guaranty either
before, during or after (or in lieu of) any proceedings for the enforcement of
this Security Instrument; or (ix) apply, ex parte, for the appointment of
a custodian, trustee, receiver, keeper, liquidator or conservator of the
Property or any part thereof, irrespective of the adequacy of the

 

103

 

security for the Debt and without regard to the solvency of Borrower or
of any Person liable for the payment of the Debt, to which appointment Borrower
does hereby consent and such receiver or other official shall have all rights
and powers permitted by applicable law and such other rights and powers as the
court making such appointment may confer, but the appointment of such receiver
or other official shall not impair or in any manner prejudice the rights of
Lender to receive the Rent with respect to any of the Property pursuant to this
Security Instrument or the Assignment; or (x) require, at Lender’s option,
Borrower to pay monthly in advance to Lender, or any receiver appointed to
collect the Rents, the fair and reasonable rental value for the use and
occupation of any portion of the Property occupied by Borrower and may require
Borrower to vacate and surrender possession to Lender of the Property or to
such receiver and Borrower may be evicted by summary proceedings or otherwise;
or (xi) without notice to Borrower (A) apply all or any portion of the
cash collateral in any Sub-Account and Escrow Account, including any interest
and/or earnings therein, to carry out the obligations of Borrower under this
Security Instrument and the other Loan Documents, to protect and preserve the
Property and for any other purpose permitted under this Security Instrument and
the other Loan Documents and/or (B) have all or any portion of such cash
collateral immediately paid to Lender to be applied against the Debt in the
order and priority set forth in the Note; or (xii) pursue any or all such other
rights or remedies as Lender may have under applicable law or in equity;
provided, however, that the provisions of this Section 13.02(a) shall
not be construed to extend or modify any of the notice requirements or grace
periods provided for hereunder or under any of the other Loan Documents.  Borrower hereby waives, to the fullest extent
permitted by Legal Requirements, any defense Borrower might otherwise raise or
have by the failure to make any tenants parties defendant to a foreclosure
proceeding and to foreclose their rights in any proceeding instituted by
Lender.

 

(b)                                 Any time after an
Event of Default Lender shall have the power to sell the Property or any part
thereof at public auction, in such manner, at such time and place, upon such
terms and conditions, and upon such public notice as Lender may deem best for
the interest of Lender, or as may be required or permitted by applicable law,
consisting of advertisement in a newspaper of general circulation in the
jurisdiction and for such period as applicable law may require and at such
other times and by such other methods, if any, as may be required by law to
convey the Property in fee simple with respect to all portions of the Premises
other than the Hudson Leasehold Premises by Lender’s deed with special warranty
of title and, with respect to the Hudson Leasehold Premises, by an assignment
of the Ground Lease, to and at the cost of the purchaser, who shall not be
liable to see to the application of the purchase money.  The proceeds or avails of any sale made under
or by virtue of this Section 13.02, together with any other sums which
then may be held by Lender under this Security Instrument, whether under the
provisions of this Section 13.02 or otherwise, shall be applied as
follows:

 

First:  To the payment of the third-party costs and
expenses reasonably incurred in connection with any such sale and to advances,
fees and expenses, including, without limitation, reasonable fees and expenses
of Lender’s legal counsel as applicable, and of any judicial proceedings
wherein the same may be made, and of all expenses, liabilities and advances
reasonably made or incurred by Lender under this Security Instrument, together
with interest as provided herein on all such advances made by Lender, and all
Impositions, except any Impositions or other charges subject to which the
Property shall have been sold;

 

104

 

Second:  To the payment of the whole amount then due,
owing and unpaid under the Note for principal and interest thereon, with
interest on such unpaid principal at the Default Rate from the date of the
occurrence of the earliest Event of Default that formed a basis for such sale
until the same is paid;

 

Third:  To the payment of any other portion of the
Debt required to be paid by Borrower pursuant to any provision of this Security
Instrument, the Note, or any of the other Loan Documents; and

 

Fourth:  The surplus, if any, to Borrower unless
otherwise required by Legal Requirements.

 

Lender and any
receiver or custodian of the Property or any part thereof shall be liable to
account for only those rents, issues, proceeds and profits actually received by
it.

 

(c)                                  Lender may adjourn
from time to time any sale by it to be made under or by virtue of this Security
Instrument by announcement at the time and place appointed for such sale or for
such adjourned sale or sales and, except as otherwise provided by any
applicable provision of Legal Requirements, Lender, without further notice or
publication, may make such sale at the time and place to which the same shall
be so adjourned.

 

(d)                                 Upon the completion of
any sale or sales made by Lender under or by virtue of this Section 13.02,
Lender, or any officer of any court empowered to do so, shall execute and
deliver to the accepted purchaser or purchasers a good and sufficient
instrument, or good and sufficient instruments, granting, conveying, assigning
and transferring all estate, right, title and interest in and to the property
and rights sold.  Lender is hereby
irrevocably appointed the true and lawful attorney-in-fact of Borrower (coupled
with an interest), in its name and stead, to make all necessary conveyances,
assignments, transfers and deliveries of the property and rights so sold and
for that purpose Lender may execute all necessary instruments of conveyance, assignment,
transfer and delivery, and may substitute one or more Persons with like power,
Borrower hereby ratifying and confirming all that its said attorney-in-fact or
such substitute or substitutes shall lawfully do by virtue hereof.  Nevertheless, Borrower, if so requested by
Lender, shall ratify and confirm any such sale or sales by executing and
delivering to Lender, or to such purchaser or purchasers all such instruments
as may be advisable, in the sole judgement of Lender, for such purpose, and as
may be designated in such request.  Any
such sale or sales made under or by virtue of this Section 13.02, whether
made under the power of sale herein granted or under or by virtue of judicial
proceedings or a judgment or decree of foreclosure and sale, shall operate to
divest all the estate, right, title, interest, claim and demand whatsoever,
whether at law or in equity, of Borrower in and to the property and rights so
sold, and shall, to the fullest extent permitted under Legal Requirements, be a
perpetual bar, both at law and in equity against Borrower and against any and
all Persons claiming or who may claim the same, or any part thereof, from,
through or under Borrower.

 

(e)                                  In the event of any
sale made under or by virtue of this Section 13.02 (whether made under the
power of sale herein granted or under or by virtue of judicial proceedings or a

 

105

 

judgment or decree of foreclosure and sale), the entire Debt
immediately thereupon shall, anything in the Loan Documents to the contrary
notwithstanding, become due and payable.

 

(f)                                    Upon any sale made
under or by virtue of this Section 13.02 (whether made under the power of
sale herein granted or under or by virtue of judicial proceedings or a judgment
or decree of foreclosure and sale), Lender may bid for and acquire the Property
or any part thereof and in lieu of paying cash therefor may make settlement for
the purchase price by crediting upon the Debt the net sales price after
deducting therefrom the expenses of the sale and the costs of the action.

 

(g)                                 No recovery of any
judgment by Lender and no levy of an execution under any judgment upon the
Property or any part thereof or upon any other property of Borrower shall
release the lien of this Security Instrument upon the Property or any part
thereof, or any liens, rights, powers or remedies of Lender hereunder, but such
liens, rights, powers and remedies of Lender shall continue unimpaired until
all amounts due under the Note, this Security Instrument and the other Loan
Documents are paid in full.

 

(h)                                 Upon the exercise by
Lender of any power, right, privilege, or remedy pursuant to this Security
Instrument which requires any consent, approval, registration, qualification,
or authorization of any Governmental Authority, Borrower agrees to execute and
deliver, or will cause the execution and delivery of, all applications,
certificates, instruments, assignments and other documents and papers that
Lender or any purchaser of the Property may be required to obtain for such
governmental consent, approval, registration, qualification, or authorization
and Lender is hereby irrevocably appointed the true and lawful attorney-in-fact
of Borrower (coupled with an interest), in its name and stead, to execute all
such applications, certificates, instruments, assignments and other documents
and papers.

 

Section 13.03.  Payment of Debt After Default.  If, following the occurrence of any Event of
Default, Borrower shall tender payment of an amount sufficient to satisfy the
Debt in whole or in part at any time prior to a foreclosure sale of the
Property, and if at the time of such tender prepayment of the principal balance
of the Note is not permitted by the Note or this Security Instrument, Borrower
shall, in addition to the entire Debt, also pay to Lender a sum equal to
interest which would have accrued on the principal balance of the Note at an
interest rate equal to the LIBOR Margin for the Note plus the greater of (x)
the then current LIBOR Rate and (y) the then current average yield for “This
Week” as published by the Federal Reserve Board during the most recent full
week preceding the date on which Borrower tenders such payment in Federal
Reserve Statistical Release H.15 (519) for instruments having a ten (10) year
maturity, from the date of such tender to the earlier of (a) the Maturity
Date or (b) the first day of the period during which prepayment of the
principal balance of the Note would have been permitted together with a
prepayment consideration equal to the prepayment consideration which would have
been payable as of the first day of the period during which prepayment would
have been permitted.  If at the time of
such tender, prepayment of the principal balance of the Note is permitted, such
tender by Borrower shall be deemed to be a voluntary prepayment of the
principal balance of the Note and Borrower shall, in addition to the entire
Debt, also pay to Lender the applicable prepayment consideration specified in
the Note and this Security Instrument.

 

106

 

Section 13.04.  Possession of the Property.  Upon the occurrence of any Event of Default
and the acceleration of the Debt or any portion thereof, Borrower, if an
occupant of the Property or any part thereof, upon demand of Lender, shall
immediately surrender possession of the Property (or the portion thereof so
occupied) to Lender, and if Borrower is permitted to remain in possession, the
possession shall be as a month-to-month tenant of Lender and, on demand,
Borrower shall pay to Lender monthly, in advance, a reasonable rental for the
space so occupied and in default thereof Borrower may be dispossessed.  The covenants herein contained may be
enforced by a receiver of the Property or any part thereof.  Nothing in this Section 13.04 shall be
deemed to be a waiver of the provisions of this Security Instrument making the
Transfer of the Property or any part thereof  without Lender’s prior written consent an
Event of Default.

 

Section 13.05.  Interest After Default.  If any amount due under the Note, this
Security Instrument or any of the other Loan Documents is not paid within any
applicable notice and grace period after same is due, whether such date is the
stated due date, any accelerated due date or any other date or at any other
time specified under any of the terms hereof or thereof, then, in  such event, Borrower shall pay interest on
the amount not so paid from and after the date on which such amount first
becomes due at the Default Rate; and such interest shall be due and payable at
such rate until the earlier of the cure of all Events of Default or the payment
of the entire amount due to Lender, whether or not any action shall have been
taken or proceeding commenced to recover the same or to foreclose this Security
Instrument.  All unpaid and accrued
interest shall be secured by this Security Instrument as part of the Debt.  Nothing in this Section 13.05 or in any
other provision of this Security Instrument shall constitute an extension of
the time for payment of the Debt.

 

Section 13.06.  Borrower’s Actions After Default.  After the happening of any Event of Default
and immediately upon the commencement of any action, suit or other legal
proceedings by Lender to obtain judgment for the Debt, or of any other nature
in aid of the enforcement of the Loan Documents, Borrower will (a) after
receipt of notice of the institution of any such action, waive the issuance and
service of process and enter its voluntary appearance in such action, suit or
proceeding, and (b) if required by Lender, consent to the appointment of a
receiver or receivers of the Property or any part thereof and of all the
earnings, revenues, rents, issues, profits and income thereof.

 

Section 13.07.  Control by Lender After Default.  Notwithstanding the appointment of any
custodian, receiver, liquidator or trustee of Borrower, or of any of its
property, or of the Property or any part thereof, to the extent permitted by
Legal Requirements, Lender shall be entitled to obtain possession and control
of all property now and hereafter covered by this Security Instrument and the
Assignment in accordance with the terms hereof.

 

Section 13.08.  Right to Cure Defaults.  (a) Upon the
occurrence of any Event of Default, Lender or its agents may, but without any
obligation to do so and without notice to or demand on Borrower and without
releasing Borrower from any obligation hereunder, make or do the same in such
manner and to such extent as Lender may deem necessary to protect the security
hereof.  Lender and its agents are authorized
to enter upon the Property or any part thereof for such purposes, or appear in,
defend, or bring any action or proceedings to protect Lender’s interest in the
Property or any part thereof or to foreclose this Security Instrument or
collect the Debt, and

 

107

 

the cost and expense thereof (including reasonable attorneys’ fees to
the extent permitted by law), with interest as provided in this Section 13.08,
shall constitute a portion of the Debt and shall be immediately due and payable
to Lender upon demand.  All such costs
and expenses incurred by Lender or its agents in remedying such Event of
Default or in appearing in, defending, or bringing any such action or
proceeding shall bear interest at the Default Rate, for the period from the
date so demanded to the date of payment to Lender.  All such costs and expenses incurred by
Lender or its agents together with interest thereon calculated at the above
rate shall be deemed to constitute a portion of the Debt and be secured by this
Security Instrument.

 

(b)                                 If Lender makes any
payment or advance that Lender is authorized by this Security Instrument to
make in the place and stead of Borrower (i) relating to the Impositions or
tax liens asserted against the Property, Lender may do so according to any
bill, statement or estimate procured from the appropriate public office without
inquiry into the accuracy of the bill, statement or estimate or into the
validity of any of the Impositions or the tax liens or claims thereof; (ii) relating
to any apparent or threatened adverse title, lien, claim of lien, encumbrance,
claim or charge, Lender will be the sole judge of the legality or validity of
same; or (iii) relating to any other purpose authorized by this Security
Instrument but not enumerated in this Section 13.08, Lender may do so
whenever, in its judgment and discretion, the payment or advance seems
necessary or desirable to protect the Property and the full security interest
intended to be created by this Security Instrument.  In connection with any payment or advance
made pursuant to this Section 13.08, Lender has the option and is
authorized, but in no event shall be obligated, to obtain a continuation report
of title prepared by a title insurance company. 
The payments and the advances made by Lender pursuant to this Section 13.08
and the cost and expenses of said title report will be due and payable by
Borrower on demand, together with interest at the Default Rate, and will be
secured by this Security Instrument.

 

Section 13.09.  Late Payment Charge.  If any portion of the Debt is not paid in
full on or before the day on which it is due and payable hereunder (other than
the principal portion of the Debt due on the Maturity Date), Borrower shall pay
to Lender an amount equal to five percent (5%) of such unpaid portion of the
Debt (“Late Charge”) to defray the expense incurred by Lender in
handling and processing such delinquent payment, and such amount shall
constitute a part of the Debt.

 

Section 13.10.  Recovery of Sums Required to Be Paid.  Lender shall have the right from time to time
to take action to recover any sum or sums which constitute a part of the Debt
as the same become due and payable hereunder (after the expiration of any grace
period or the giving of any notice herein provided, if any), without regard to
whether or not the balance of the Debt shall be due, and without prejudice to
the right of Lender thereafter to bring an action of foreclosure, or any other
action, for a default or defaults by Borrower existing at the time such earlier
action was commenced.

 

Section 13.11.  Marshalling and Other Matters.  Borrower hereby waives, to the fullest extent
permitted by law, the benefit of all appraisement, valuation, stay, extension,
reinstatement, redemption (both equitable and statutory) and homestead laws now
or hereafter in force and all rights of marshalling in the event of any sale
hereunder of the Property or any part thereof or any

 

108

 

interest therein.  Nothing herein
or in any other Loan Document shall be construed as requiring Lender to resort
to any particular Cross-collateralized Property for the satisfaction of the
Debt in preference or priority to any other Cross-collateralized Property but Lender
may seek satisfaction out of all the Cross-collateralized Properties or any
part thereof in its absolute discretion. 
Further, Borrower hereby expressly waives any and all rights of
redemption from sale under any order or decree of foreclosure of this Security
Instrument on behalf of Borrower, whether equitable or statutory and on behalf
of each and every Person acquiring any interest in or title to the Property or
any part thereof subsequent to the date of this Security Instrument and on
behalf of all Persons to the fullest extent permitted by applicable law.

 

Section 13.12.  Tax Reduction Proceedings.  After an Event of Default, Borrower shall be
deemed to have appointed Lender as its attorney-in-fact to seek a reduction or
reductions in the assessed valuation of the Property for real property tax
purposes or for any other purpose and to prosecute any action or proceeding in
connection therewith.  This power, being
coupled with an interest, shall be irrevocable for so long as any part of the
Debt remains unpaid and any Event of Default shall be continuing.

 

Section 13.13.  General Provisions Regarding Remedies.

 

(a)                                  Right to Terminate
Proceedings.  Lender may terminate or
rescind any proceeding or other action brought in connection with its exercise
of the remedies provided in Section 13.02 at any time before the
conclusion thereof, as determined in Lender’s sole discretion and without
prejudice to Lender.

 

(b)                                 No Waiver or
Release.  The failure of Lender to
exercise any right, remedy or option provided in the Loan Documents shall not
be deemed a waiver of such right, remedy or option or of any covenant or
obligation contained in the Loan Documents. 
No acceptance by Lender of any payment after the occurrence of an Event
of Default and no payment by Lender of any payment or obligation for which
Borrower is liable hereunder shall be deemed to waive or cure any Event of
Default.  No sale of all or any portion
of the Property, no forbearance on the part of Lender, and no extension of time
for the payment of the whole or any portion of the Debt or any other indulgence
given by Lender to Borrower or any other Person, shall operate to release or in
any manner affect the interest of Lender in the Property or the liability of
Borrower to pay the Debt.  No waiver by
Lender shall be effective unless it is in writing and then only to the extent
specifically stated.

 

(c)                                  No Impairment; No
Releases.  The interests and rights
of Lender under the Loan Documents shall not be impaired by any indulgence,
including (i) any renewal, extension or modification which Lender may
grant with respect to any of the Debt; (ii) any surrender, compromise,
release, renewal, extension, exchange or substitution which Lender may grant
with respect to the Property or any portion thereof; or (iii) any release
or indulgence granted to any maker, endorser, guarantor or surety of any of the
Debt.

 

(d)                                 Effect
on Judgment.  No recovery of any
judgment by Lender and no levy of an execution under any judgment upon any
Property or any portion thereof shall affect in any manner or to any extent the
lien of the other Cross-collateralized Mortgages upon the remaining

 

109

 

Cross-collateralized Properties or any portion thereof, or any rights,
powers or remedies of Lender hereunder or thereunder. Such lien, rights, powers
and remedies of Lender shall continue unimpaired as before.

 

ARTICLE XIV:  COMPLIANCE WITH REQUIREMENTS

 

Section 14.01.  Compliance with Legal Requirements.  (a) Borrower
shall promptly comply with all present and future Legal Requirements, foreseen
and unforeseen, ordinary and extraordinary, whether requiring structural or
nonstructural repairs or alterations including, without limitation, all zoning,
subdivision, building, safety and environmental protection, land use and
development Legal Requirements, all Legal Requirements which may be applicable
to the curbs adjoining the Property or to the use or manner of use thereof, and
all rent control, rent stabilization and all other similar Legal Requirements
relating to rents charged and/or collected in connection with the Leases.  Borrower represents and warrants that the
Property is in compliance in all respects with all Legal Requirements as of the
date hereof, no notes or notices of violations of any Legal Requirements have
been entered or received by Borrower and to its best knowledge there is no
basis for the entering of such notes or notices.

 

(b)                                 Borrower shall have
the right to contest by appropriate legal proceedings diligently conducted in
good faith, without cost or expense to Lender, the validity or application of
any Legal Requirement and to suspend compliance therewith if permitted under
applicable Legal Requirements, provided (i) failure to comply therewith
may not subject Lender to any civil or criminal liability, (ii) prior to
and during such contest, Borrower shall furnish to Lender security reasonably
satisfactory to Lender, in its discretion, against loss or injury by reason of
such contest or non-compliance with such Legal Requirement, (iii) no Event
of Default shall exist during such proceedings and such contest shall not
otherwise violate any of the provisions of any of the Loan Documents, (iv) such
contest shall not (unless Borrower shall comply with the provisions of clause (ii) of
this Section 14.01(b)) subject the Property to any lien or encumbrance the
enforcement of which is not suspended or otherwise affect the priority of the
lien of this Security Instrument; (v) such contest shall not affect the
ownership, use or occupancy of the Property; (vi) the Property or any part
thereof or any interest therein shall not be in any danger of being sold,
forfeited or lost by reason of such contest by Borrower; (vii) Borrower
shall give Lender prompt notice of the commencement of such proceedings and,
upon request by Lender, notice of the status of such proceedings and/or
confirmation of the continuing satisfaction of the conditions set forth in
clauses (i) - (vi) of this Section 14.01(b); and (viii) upon
a final determination of such proceeding, Borrower shall take all steps
necessary to comply with any requirements arising therefrom.

 

(c)                                  Borrower shall at all
times comply with all applicable Legal Requirements with respect to the
construction, use and maintenance of any vaults adjacent to the Property.  If by reason of the failure to pay taxes,
assessments, charges, permit fees, franchise taxes or levies of any kind or
nature, the continued use of the vaults adjacent to Property or any part thereof
is discontinued, Borrower nevertheless shall, with respect to any vaults which
may be necessary for the continued use of the Property, take such steps
(including the making of any payment) to ensure the continued use of vaults or
replacements.

 

110

 

Section 14.02.  Compliance with Recorded Documents; No
Future Grants.  Borrower shall
promptly perform and observe or cause to be performed and observed, all of the
terms, covenants and conditions of all Property Agreements and all things
necessary to preserve intact and unimpaired any and all appurtenances or other
interests or rights affecting the Property.

 

ARTICLE XV:  PREPAYMENT

 

Section 15.01.  Prepayment.  (a) Except as set forth in Section 15.01(b) hereof,
no prepayment of the Debt may be made in whole or in part.

 

(b)                                 Borrower may voluntarily
prepay the Loan, in whole or in part, as of the last day of an Interest Accrual
Period in accordance with the following provisions:

 

(i)                                     Lender shall
have received from Borrower, not less than thirty (30) days’, or with respect
to an IPO, fifteen (15) days nor more than ninety (90) days’, prior written
notice specifying the date proposed for such prepayment and the amount which is
to be prepaid.

 

(ii)                                  Borrower shall
also pay to Lender all interest due through and including the last day of the
Interest Accrual Period in which such prepayment is being made, together with
any and all other amounts due and owing pursuant to the terms of the Note, this
Security Instrument or the other Loan Documents.

 

(iii)                               Any partial
prepayment shall be in a minimum amount of not less than $25,000 and shall be
in whole multiples of $1,000 in excess thereof.

 

(iv)                              Intentionally
omitted.

 

(v)                                 Any partial
prepayment of the Principal Amount, including, without limitation, Unscheduled
Payments, shall be applied to the installments of principal last due hereunder
and shall not release or relieve Borrower from the obligation to pay the Minimum
Amortization Payments (as defined in the Note) becoming due under the Note.

 

(vi)                              In the event
that the Loan is prepaid in whole or in part prior to the first (1st)
anniversary of the date hereof, Borrower shall pay to Lender, together with
such prepayment and all other amounts due in connection therewith, a
non-refundable amount which shall be deemed earned by Lender upon the funding
of the Loan and shall not count to or be credited to payment of the Principal
Amount, any interest thereon or any other amounts payable under the Note, the
Security Instrument or any of the Loan Documents, equal to the Spread
Maintenance Premium.

 

(vii)                           Other than in
connection with a Release, the Mez Loan shall have been paid in full on or
before the date of any prepayment of the Loan.

 

Section 15.02.  Repayment.  Upon any repayment or prepayment of the Loan,
excluding any application of all or any portion of the funds in the Curtailment
Reserve  Escrow Account and any
application of any Loss Proceeds, Borrower shall be required to pay to Lender a

 

111

 

non-refundable sum (the “Exit Fee”) on the date of such
repayment or prepayment equal to one-quarter percent (.25%) of the Principal
Amount being repaid or prepaid.  All Exit
Fees shall be deemed to be earned by Lender upon the funding of the Loan.  Notwithstanding the foregoing, no Exit Fee
shall be due with respect to repayments of the Loan made (a) in connection
with an IPO, (b) from sales proceeds from the conversion of the Property
to a condominium form of ownership with respect to which Borrower shall sell
residential condominium units to the public, which conversion the parties
hereto acknowledge may only be done with the consent of Lender and subject to
such conditions as Lender shall, in its sole and absolute discretion, impose,
or (c) in connection with a prepayment resulting from (i) regularly
scheduled amortization payments made pursuant to the Note, (ii) proceeds
of asset sales to bona fide third parties which are not Affiliates of Borrower,
(iii) equity contributions from members of Borrower or (iv) unsecured
financing including, without limitation, Additional Financing, so long as any
such equity contributions, unsecured financings or Additional Financings are
not refinanced through mortgage financing within 180 days following the date of
such equity contribution or the incurrence of Additional Financings, as
applicable.

 

Section 15.03.  Release of Property.  If Borrower prepays all or a portion of the
Loan pursuant to Section 15.01(b) hereof or at any time within six (6) months
of Lender applying Loss Proceeds from the Property towards the repayment of the
Debt, Lender shall, promptly upon satisfaction of all the following terms and
conditions execute, acknowledge and deliver to Borrower a release of this
Security Instrument (a “Release”) in recordable form with respect to the
Property:

 

(a)                                  If such prepayment is
a prepayment in part, but not in whole, Lender shall have received on the date
proposed for such prepayment an amount equal to the greater of (i) the
Release Price and (ii) an amount such that the Debt Yield immediately
following the Release is at least equal to no less than (A) the Debt Yield
immediately prior to effecting such Release and (B)(1) 11%, or (2) 11.5%
if such release occurs during the second (2nd) Extension Term (as defined in
the Note) but prior to the commencement of the third (3rd) Extension
Term, or (3) 12% if such release occurs subsequent thereto, accompanied by
evidence in form and substance satisfactory to Lender with respect thereto and
an Officer’s Certificate stating that the statements, calculations and
information comprising such evidence are true, correct and complete in all
respects; provided, however, in the event that such prepayment is
made within six (6) months of a casualty or Taking with respect to which
Loss Proceeds from the Property are applied by Lender towards the repayment of
the Debt, Lender shall have received on the date proposed for such prepayment
the Allocated Loan Amount (inclusive of any Loss Proceeds applied by Lender
towards the payment of the Debt).

 

(b)                                 Borrower shall, at its
sole expense, prepare any and all documents and instruments necessary to effect
the Release, all of which shall be subject to the reasonable approval of
Lender, and Borrower shall pay all costs reasonably incurred by Lender
(including, but not limited to, reasonable attorneys’ fees and disbursements,
title search costs or endorsement premiums) in connection with the review,
execution and delivery of the Release.

 

(c)                                  No Event of Default
has occurred and is continuing.

 

112

 

ARTICLE XVI:  ENVIRONMENTAL COMPLIANCE

 

Section 16.01.  Covenants, Representations and Warranties.
 (a) Borrower
has not, at any time, and, to Borrower’s best knowledge after due inquiry and
investigation, except as set forth in the Environmental Report, no other Person
has at any time, handled, buried, stored, retained, refined, transported,
processed, manufactured, generated, produced, spilled, allowed to seep, leak,
escape or leach, or pumped, poured, emitted, emptied, discharged, injected,
dumped, transferred or otherwise disposed of or dealt with Hazardous Materials
on, to or from the Premises or any other real property owned and/or occupied by
Borrower, and Borrower does not intend to and shall not use the Property or any
part thereof or any such other real property for the purpose of handling,
burying, storing, retaining, refining, transporting, processing, manufacturing,
generating, producing, spilling, seeping, leaking, escaping, leaching, pumping,
pouring, emitting, emptying, discharging, injecting, dumping, transferring or
otherwise disposing of or dealing with Hazardous Materials, except for use and
storage for use of heating oil, cleaning fluids, pesticides and other
substances customarily used in the operation of properties that are being used
for the same purposes as the Property is presently being used, provided such
use and/or storage for use is in compliance with the requirements hereof and
the other Loan Documents and does not give rise to liability under applicable
Legal Requirements or Environmental Statutes or be the basis for a lien against
the Property or any part thereof.  In
addition, without limitation to the foregoing provisions, Borrower represents
and warrants that, to the best of its knowledge, after due inquiry and
investigation, except as previously disclosed in writing to Lender, there is no
asbestos in, on, over, or under all or any portion of the fire-proofing or any
other portion of the Property.

 

(b)                                 Borrower, after due
inquiry and investigation, knows of no seepage, leak, escape, leach, discharge,
injection, release, emission, spill, pumping, pouring, emptying or dumping of
Hazardous Materials into waters on, under or adjacent to the Property or any
part thereof or any other real property owned and/or occupied by Borrower, or
onto lands from which such Hazardous Materials might seep, flow or drain into
such waters, except as disclosed in the Environmental Report.

 

(c)                                  Borrower shall not
permit any Hazardous Materials to be handled, buried, stored, retained,
refined, transported, processed, manufactured, generated, produced, spilled,
allowed to seep, leak, escape or leach, or to be pumped, poured, emitted,
emptied, discharged, injected, dumped, transferred or otherwise disposed of or
dealt with on, under, to or from the Property or any portion thereof at any
time, except for use and storage for use of heating oil, ordinary cleaning
fluids, pesticides and other substances customarily used in the operation of
properties that are being used for the same purposes as the Property is
presently being used, provided such use and/or storage for use is in compliance
with the requirements hereof and the other Loan Documents and does not give
rise to liability under applicable Legal Requirements or be the basis for a
lien against the Property or any part thereof.

 

(d)                                 Borrower represents
and warrants that no actions, suits, or proceedings have been commenced, or are
pending, or to the best knowledge of Borrower, are threatened with respect to
any Legal Requirement governing the use, manufacture, storage, treatment,
transportation, or processing of Hazardous Materials with respect to the
Property or any part thereof.  Borrower

 

113

 

has received no notice of, and, except as disclosed in the
Environmental Report, after due inquiry, has no knowledge of any fact,
condition, occurrence or circumstance which with notice or passage of time or
both would give rise to a claim under or pursuant to any Environmental Statute pertaining
to Hazardous Materials on, in, under or originating from the Property or any
part thereof or any other real property owned or occupied by Borrower or
arising out of the conduct of Borrower, including, without limitation, pursuant
to any Environmental Statute.

 

(e)                                  Borrower has not
waived any Person’s liability with regard to Hazardous Materials in, on, under
or around the Property, nor has Borrower retained or assumed, contractually or
by operation of law, any other Person’s liability relative to Hazardous
Materials or any claim, action or proceeding relating thereto.

 

(f)                                    In the event that
there shall be filed a lien against the Property or any part thereof pursuant
to any Environmental Statute pertaining to Hazardous Materials, Borrower shall,
within sixty (60) days or, in the event that the applicable Governmental
Authority has commenced steps to cause the Premises or any part thereof to be
sold pursuant to the lien, within fifteen (15) days, from the date that
Borrower receives notice of such lien, either (i) pay the claim and remove
the lien from the Property, or (ii) furnish (A) a bond satisfactory
to Lender in the amount of the claim out of which the lien arises, (B) a
cash deposit in the amount of the claim out of which the lien arises, or (C) other
security reasonably satisfactory to Lender in an amount sufficient to discharge
the claim out of which the lien arises.

 

(g)                                 Borrower represents
and warrants that (i) except as disclosed in the Environmental Report,
Borrower has no knowledge of any violation of any Environmental Statute or any
Environmental Problem in connection with the Property,  nor has Borrower been requested or required
by any Governmental Authority to perform any remedial activity or other
responsive action in connection with any Environmental Problem and (ii) neither
the Property nor any other property owned by Borrower is included or, to
Borrower’s best knowledge, after due inquiry and investigation, proposed for
inclusion on the National Priorities List issued pursuant to CERCLA by the
United States Environmental Protection Agency (the “EPA”) or on the
inventory of other potential “Problem” sites issued by the EPA or has been
identified by the EPA as a potential CERCLA site or included or, to Borrower’s
knowledge, after due inquiry and investigation, proposed for inclusion on any
list or inventory issued pursuant to any other Environmental Statute, if any,
or issued by any other Governmental Authority. 
Borrower covenants that Borrower will comply with all Environmental
Statutes affecting or imposed upon Borrower or the Property.

 

(h)                                 Borrower covenants
that it shall promptly notify Lender of the presence and/or release of any
Hazardous Materials and of any request for information or any inspection of the
Property or any part thereof by any Governmental Authority with respect to any
Hazardous Materials and provide Lender with copies of such request and any
response to any such request or inspection. 
Borrower covenants that it shall, in compliance with applicable Legal
Requirements, conduct and complete all investigations, studies, sampling and
testing (and promptly shall provide Lender with copies of any such studies and
the results of any such test) and all remedial, removal and other actions
necessary to clean up and remove all Hazardous Materials in, on, over, under,
from or affecting the Property or any part thereof in accordance

 

114

 

with all such Legal Requirements applicable to the Property or any part
thereof to the satisfaction of Lender.

 

(i)                                     Following the
occurrence of an Event of Default hereunder, and without regard to whether
Lender shall have taken possession of the Property or a receiver has been
requested or appointed or any other right or remedy of Lender has or may be
exercised hereunder or under any other Loan Document, Lender shall have the
right (but no obligation) to conduct such investigations, studies, sampling
and/or testing of the Property or any part thereof as Lender may, in its
discretion, determine to conduct, relative to Hazardous Materials.  All costs and expenses incurred in connection
therewith including, without limitation, consultants’ fees and disbursements
and laboratory fees, shall constitute a part of the Debt and shall, upon demand
by Lender, be immediately due and payable and shall bear interest at the
Default Rate from the date so demanded by Lender until reimbursed.  Borrower shall, at its sole cost and expense,
fully and expeditiously cooperate in all such investigations, studies,
samplings and/or testings including, without limitation, providing all relevant
information and making knowledgeable people available for interviews.

 

(j)                                     Borrower
represents and warrants that all paint and painted surfaces existing within the
interior or on the exterior of the Improvements are not flaking, peeling,
cracking, blistering, or chipping in a manner which could reasonably be
expected to have a Material Adverse Effect, and do not contain lead or are
maintained in a condition that prevents exposure of young children to
lead-based paint, as of the date hereof, and that the current inspections,
operation, and maintenance program at the Property with respect to lead-based
paint sufficient to ensure that all painted surfaces within the Property shall
be maintained in a condition that prevents exposure of tenants to lead-based
paint.  To Borrower’s knowledge, there
have been no claims for adverse health effects from exposure on the Property to
lead-based paint or requests for the investigation, assessment or removal of
lead-based paint at the Property.

 

(k)                                  Borrower represents
and warrants that except in accordance with all applicable Environmental
Statutes and as disclosed in the Environmental Report, (i) no underground
treatment or storage tanks or pumps or water, gas, or oil wells are or have
been located about the Property, (ii) no PCBs or transformers, capacitors,
ballasts or other equipment that contain dielectric fluid containing PCBs are
located about the Property, (iii) no insulating material containing urea
formaldehyde is located about the Property and (iv) no asbestos-containing
material is located about the Property, in a manner which could reasonably be
expected to have a Material Adverse Effect.

 

Section 16.02.  Environmental Indemnification.  Borrower shall defend, indemnify and hold
harmless the Indemnified Parties for, from and against any claims, demands,
penalties, fines, liabilities, settlements, damages, costs and expenses of
whatever kind or nature, known or unknown, contingent or otherwise, whether
incurred or imposed within or outside the judicial process, including, without
limitation, reasonable attorneys’ and consultants’ fees and disbursements and
investigations and laboratory fees arising out of, or in any way related to any
Environmental Problem, including without limitation:

 

115

 

(a)                                  the presence,
disposal, escape, seepage, leakage, spillage, discharge, emission, release or
threat of release of any Hazardous Materials in, on, over, under, from or
affecting the Property or any part thereof whether or not disclosed by the
Environmental Report;

 

(b)                                 any personal injury
(including wrongful death, disease or other health condition related to or
caused by, in whole or in part, any Hazardous Materials) or property damage
(real or personal) arising out of or related to any Hazardous Materials in, on,
over, under, from or affecting the Property or any part thereof whether or not
disclosed by the Environmental Report;

 

(c)                                  any action, suit or
proceeding brought or threatened, settlement reached, or order of any
Governmental Authority relating to such Hazardous Material whether or not
disclosed by the Environmental Report; and/or

 

(d)                                 any violation of the
provisions, covenants, representations or warranties of Section 16.01
hereof or of any Legal Requirement which is based on or in any way related to
any Hazardous Materials in, on, over, under, from or affecting the Property or
any part thereof including, without limitation, the cost of any work performed
and materials furnished in order to comply therewith whether or not disclosed
by the Environmental Report.

 

Notwithstanding
the foregoing provisions of this Section 16.02 to the contrary, Borrower
shall have no obligation to indemnify Lender for liabilities, claims, damages,
penalties, causes of action, costs and expenses relative to the foregoing which
result directly from Lender’s willful misconduct or gross negligence.  Any amounts payable to Lender by reason of
the application of this Section 16.02 shall be secured by this Security
Instrument and shall, upon demand by Lender, become immediately due and payable
and shall bear interest at the Default Rate from the date so demanded by Lender
until paid.

 

This
indemnification shall survive the termination of this Security Instrument
whether by repayment of the Debt, foreclosure or deed in lieu thereof,
assignment, or otherwise.  The indemnity
provided for in this Section 16.02 shall not be included in any
exculpation of Borrower or its principals from personal liability provided for
in this Security Instrument or in any of the other Loan Documents.  Nothing in this Section 16.02 shall be
deemed to deprive Lender of any rights or remedies otherwise available to
Lender, including, without limitation, those rights and remedies provided
elsewhere in this Security Instrument or the other Loan Documents.

 

Section 16.03.  Development and Implementation of
Operations and Maintenance Program.  Borrower
hereby covenants to prepare or cause to be prepared an operations and
maintenance program (the “O&M Program”) for the Premises which
addresses any requirements of the Environmental Report and which includes (a) if
recommended in the Environmental Report, a plan for the encapsulation, removal
or other action with respect to asbestos containing material (“ACM”)at
the Premises; and (b) compliance with such other recommendations contained
in the Environmental Report.  The O&M
Program shall be subject to Lender’s approval and within ninety (90) days of
the date hereof Borrower shall provide Lender with evidence reasonably
satisfactory to Lender that the O&M Program has been established and is in
operation.  Borrower hereby covenants and
agrees that, during the term of the Loan, including

 

116

 

any extension or renewal thereof, Borrower shall comply in all respects
with the terms and conditions of the O&M Program.

 

ARTICLE XVII:  ASSIGNMENTS

 

Section 17.01.  Participations and Assignments.  Lender shall, at no cost to Borrower except
as otherwise provided in Sections 18.29, 18.30 and 18.31 hereof have the right
to assign this Security Instrument and/or any of the Loan Documents, and to
transfer, assign or sell participations and subparticipations (including blind
or undisclosed participations and subparticipations) in the Loan Documents and
the obligations hereunder to any Person; provided, however, that no such
participation shall increase, decrease or otherwise affect either Borrower’s or
Lender’s rights or obligations under this Security Instrument or the other Loan
Documents.

 

ARTICLE XVIII:  MISCELLANEOUS

 

Section 18.01.  Right of Entry.  Lender and its agents shall have the right to
enter and inspect the Property or any part thereof at all reasonable times,
and, except in the event of an emergency, upon reasonable notice and to inspect
Borrower’s books and records and to make abstracts and reproductions thereof.

 

Section 18.02.  Cumulative Rights.  The rights of Lender under this Security
Instrument shall be separate, distinct and cumulative and none shall be given
effect to the exclusion of the others. 
No act of Lender shall be construed as an election to proceed under any
one provision herein to the exclusion of any other provision.  Lender shall not be limited exclusively to
the rights and remedies herein stated but shall be entitled, subject to the
terms of this Security Instrument, to every right and remedy now or hereafter
afforded by law.

 

Section 18.03.  Liability.  If Borrower consists of more than one Person,
the obligations and liabilities of each such Person hereunder shall be joint
and several.

 

Section 18.04.  Exhibits Incorporated.  The information set forth on the cover
hereof, and the Exhibits annexed hereto, are hereby incorporated herein as a
part of this Security Instrument with the same effect as if set forth in the
body hereof.

 

Section 18.05.  Severable Provisions.  If any term, covenant or condition of the
Loan Documents including, without limitation, the Note or this Security
Instrument, is held to be invalid, illegal or unenforceable in any respect,
such Loan Document shall be construed without such provision.

 

Section 18.06.  Duplicate Originals.  This Security Instrument may be executed in
any number of duplicate originals and each such duplicate original shall be
deemed to constitute but one and the same instrument.

 

Section 18.07.  No Oral Change.  The terms of this Security Instrument,
together with the terms of the Note and the other Loan Documents, constitute
the entire understanding and agreement of the parties hereto and supersede all
prior agreements, understandings and negotiations between Borrower and Lender
with respect to the Loan.  This Security
Instrument,

 

117

 

and any provisions hereof, may not be modified, amended, waived,
extended, changed, discharged or terminated orally or by any act on the part of
Borrower or Lender, but only by an agreement in writing signed by the party
against whom enforcement of any modification, amendment, waiver, extension,
change, discharge or termination is sought.

 

Section 18.08.  Waiver of Counterclaim, Etc.  BORROWER HEREBY WAIVES THE RIGHT TO ASSERT A
COUNTERCLAIM, OTHER THAN A COMPULSORY COUNTERCLAIM, IN ANY ACTION OR PROCEEDING
BROUGHT AGAINST IT BY LENDER OR ITS AGENTS, AND WAIVES TRIAL BY JURY IN ANY
ACTION OR PROCEEDING BROUGHT BY EITHER PARTY HERETO AGAINST THE OTHER OR IN ANY
COUNTERCLAIM BORROWER MAY BE PERMITTED TO ASSERT HEREUNDER OR WHICH MAY BE
ASSERTED BY LENDER OR ITS AGENTS, AGAINST BORROWER, OR IN ANY MATTERS
WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS SECURITY INSTRUMENT
OR THE DEBT.

 

Section 18.09.  Headings; Construction of Documents; etc.  The table of contents, headings and captions
of various paragraphs of this Security Instrument are for convenience of
reference only and are not to be construed as defining or limiting, in any way,
the scope or intent of the provisions hereof. 
Borrower acknowledges that it was represented by competent counsel in
connection with the negotiation and drafting of this Security Instrument and
the other Loan Documents and that neither this Security Instrument nor the
other Loan Documents shall be subject to the principle of construing the
meaning against the Person who drafted same.

 

Section 18.10.  Sole Discretion of Lender.  Whenever Lender exercises any right given to
it to approve or disapprove, or any arrangement or term is to be satisfactory
to Lender, the decision of Lender to approve or disapprove or to decide that
arrangements or terms are satisfactory or not satisfactory shall be in the sole
discretion of Lender and shall be final and conclusive, except as may be
otherwise specifically provided herein.

 

Section 18.11.  Waiver of Notice.  Borrower shall not be entitled to any notices
of any nature whatsoever from Lender except with respect to matters for which
this Security Instrument specifically and expressly provides for the giving of
notice by Lender to Borrower and except with respect to matters for which
Borrower is not, pursuant to applicable Legal Requirements, permitted to waive
the giving of notice.

 

Section 18.12.  Covenants Run with the Land.  All of the grants, covenants, terms,
provisions and conditions herein shall run with the Premises, shall be binding
upon Borrower and shall inure to the benefit of Lender, subsequent holders of
this Security Instrument and their successors and assigns.  Without limitation to any provision hereof,
the term “Borrower” shall include and refer to the borrower named herein, any
subsequent owner of the Property, and its respective heirs, executors, legal
representatives, successors and assigns. 
The representations, warranties and agreements contained in this
Security Instrument and the other Loan Documents are intended solely for the
benefit of the parties hereto, shall confer no rights hereunder, whether legal
or equitable, in any other Person and no other Person shall be entitled to rely
thereon.

 

118

 

Section 18.13.  Applicable Law.  THIS SECURITY INSTRUMENT WAS NEGOTIATED IN
NEW YORK, AND MADE BY BORROWER AND ACCEPTED BY LENDER IN THE STATE OF NEW YORK,
AND THE PROCEEDS OF THE NOTE WERE DISBURSED FROM NEW YORK, WHICH STATE THE
PARTIES AGREE HAS A SUBSTANTIAL RELATIONSHIP TO THE PARTIES AND TO THE UNDERLYING
TRANSACTION EMBODIED HEREBY, AND IN ALL RESPECTS, INCLUDING, WITHOUT LIMITING
THE GENERALITY OF THE FOREGOING, MATTERS OF CONSTRUCTION, VALIDITY AND
PERFORMANCE.  THIS SECURITY INSTRUMENT
AND THE OBLIGATIONS ARISING HEREUNDER SHALL BE GOVERNED BY, AND CONSTRUED IN
ACCORDANCE WITH, THE LAWS OF THE STATE OF NEW YORK APPLICABLE TO CONTRACTS MADE
AND PERFORMED IN SUCH STATE AND ANY APPLICABLE LAW OF THE UNITED STATES OF
AMERICA, EXCEPT THAT AT ALL TIMES THE PROVISIONS FOR THE CREATION, PERFECTION,
PRIORITY, ENFORCEMENT AND FORECLOSURE OF THE LIENS AND SECURITY INTERESTS
CREATED HEREUNDER SHALL BE GOVERNED BY AND CONSTRUED ACCORDING TO THE LAW OF
THE STATE IN WHICH THE PREMISES ARE LOCATED, IT BEING UNDERSTOOD THAT, TO THE
FULLEST EXTENT PERMITTED BY THE LAW OF SUCH STATE, THE LAW OF THE STATE OF NEW
YORK SHALL GOVERN THE VALIDITY AND ENFORCEABILITY OF ALL LOAN DOCUMENTS, AND
THE DEBT OR OBLIGATIONS ARISING HEREUNDER.

 

Section 18.14.  Security Agreement.  (a) (i) This
Security Instrument is both a real property mortgage, deed to secure debt or
deed of trust, as applicable, and a “security agreement” within the meaning of
the UCC.  The Property includes both real
and personal property and all other rights and interests, whether tangible or
intangible in nature, of Borrower in the Property.  This Security Instrument is filed as a
fixture filing and covers goods which are or are to become fixtures on the
Property.  Borrower by executing and
delivering this Security Instrument has granted to Lender, as security for the
Debt,  a security interest in the
Property to the full extent that the Property may be subject to the UCC (said
portion of the Property so subject to the UCC being called in this Section 18.14
the “Collateral”).  If an Event of
Default shall occur, Lender, in addition to any other rights and remedies which
it may have, shall have and may exercise immediately and without demand, any
and all rights and remedies granted to a secured party upon default under the
UCC, including, without limiting the generality of the foregoing, the right to
take possession of the Collateral or any part thereof, and to take such other
measures as Lender may deem necessary for the care, protection and preservation
of the Collateral.  Upon request or
demand of Lender following an Event of Default, Borrower shall, at its expense,
assemble the Collateral and make it available to Lender at a convenient place
acceptable to Lender.  Borrower shall pay
to Lender on demand any and all expenses, including reasonable legal expenses
and attorneys’ fees, incurred or paid by Lender in protecting its interest in
the Collateral and in enforcing its rights hereunder with respect to the
Collateral.  Any disposition pursuant to
the UCC of so much of the Collateral as may constitute personal property shall
be considered commercially reasonable if made pursuant to a public sale which
is advertised at least twice in a newspaper in which sheriff’s sales are
advertised in the county where the Premises is located.  Any notice of sale, disposition or other intended
action by Lender with respect to the Collateral given to Borrower in accordance
with the provisions hereof at least ten (10) days prior

 

119

 

to such action, shall constitute reasonable notice to Borrower.  The proceeds of any disposition of the
Collateral, or any part thereof, may be applied by Lender to the payment of the
Debt in such priority and proportions as Lender in its discretion shall deem
proper.  It is not necessary that the
Collateral be present at any disposition thereof.  Lender shall have no obligation to clean-up
or otherwise prepare the Collateral for disposition.

 

(ii)                                  The mention in
a financing statement filed in the records normally pertaining to personal
property of any portion of the Property shall not derogate from or impair in
any manner the intention of this Security Instrument.  Lender hereby declares that all items of
Collateral are part of the real property encumbered hereby to the fullest
extent permitted by law, regardless of whether any such item is physically
attached to the Improvements or whether serial numbers are used for the better
identification of certain items. 
Specifically, the mention in any such financing statement of any items
included in the Property shall not be construed to alter, impair or impugn any
rights of Lender as determined by this Security Instrument or the priority of
Lender’s lien upon and security interest in the Property in the event that
notice of Lender’s priority of interest as to any portion of the Property is
required to be filed in accordance with the UCC to be effective against or take
priority over the interest of any particular class of persons, including the
federal government or any subdivision or instrumentality thereof.  No portion of the Collateral constitutes or
is the proceeds of “Farm Products”, as defined in the UCC.

 

(iii)                               If Borrower is
at any time a beneficiary under a letter of credit now or hereafter issued in
favor of Borrower, Borrower shall promptly notify Lender thereof and, at the
request and option of Lender, Borrower shall, pursuant to an agreement in form
and substance reasonably satisfactory to Lender, either (A) arrange for
the issuer and any confirmer of such letter of credit to consent to an
assignment to Lender of the proceeds of any drawing under the letter of credit
or (B) arrange for Lender to become the transferee beneficiary of the
letter of credit, with Lender agreeing, in each case, that the proceeds of any
drawing under the letter to credit are to be applied as provided in this
Security Instrument.

 

(iv)                              Borrower and
Lender acknowledge that for the purposes of Article 9 of the UCC, the law
of the State of New York shall be the law of the jurisdiction of the bank in
which the Central Account is located.

 

(v)                                 Lender may
comply with any applicable Legal Requirements in connection with the
disposition of the Collateral, and Lender’s compliance therewith will not be
considered to adversely affect the commercial reasonableness of any sale of the
Collateral.

 

(vi)                              Lender may sell
the Collateral without giving any warranties as to the Collateral. Lender may
specifically disclaim any warranties of title, possession, quiet enjoyment or
the like.  This procedure will not be
considered to adversely affect the commercial reasonableness of any sale of the
Collateral.

 

120

 

(vii)                           If Lender sells
any of the Collateral upon credit, Borrower will be credited only with payments
actually made by the purchaser, received by Lender and applied to the
indebtedness of Borrower.  In the event
the purchaser of the Collateral fails to fully pay for the Collateral, Lender
may resell the Collateral and Borrower will be credited with the proceeds of
such sale.

 

(b)                                 Borrower hereby
irrevocably appoints Lender as its attorney-in-fact, coupled with an interest,
to file with the appropriate public office on its behalf any financing or other
statements signed only by Lender, as secured party, or, to the extent permitted
under the UCC, unsigned, in connection with the Collateral covered by this
Security Instrument.

 

Section 18.15.  Actions and Proceedings.  Lender has the right to appear in and defend
any action or proceeding brought with respect to the Property in its own name
or, if required by Legal Requirements or, if in Lender’s reasonable judgment,
it is necessary, in the name and on behalf of Borrower, which Lender believes
will adversely affect the Property or this Security Instrument and to bring any
action or proceedings, in its name or in the name and on behalf of Borrower,
which Lender, in its discretion, decides should be brought to protect its
interest in the Property.

 

Section 18.16.  Usury Laws.  This Security Instrument and the Note are
subject to the express condition, and it is the expressed intent of the
parties, that at no time shall Borrower be obligated or required to pay
interest on the principal balance due under the Note at a rate which could
subject the holder of the Note to either civil or criminal liability as a
result of being in excess of the maximum interest rate which Borrower is
permitted by law to contract or agree to pay. 
If by the terms of this Security Instrument or the Note, Borrower is at
any time required or obligated to pay interest on the principal balance due under
the Note at a rate in excess of such maximum rate, such rate of interest shall
be deemed to be immediately reduced to such 
maximum rate and the interest payable shall be computed at such maximum
rate and all prior interest payments in excess of such maximum rate shall be
applied and shall be deemed to have been payments in reduction of the principal
balance of the Note.  No application to
the principal balance of the Note pursuant to this Section 18.16 shall
give rise to any requirement to pay any prepayment fee or charge of any kind
due hereunder, if any.

 

Section 18.17.  Remedies of Borrower.  In the event that a claim or adjudication is
made that Lender has acted unreasonably or unreasonably delayed acting in any
case where by law or under the Note, this Security Instrument or the Loan
Documents, it has an obligation to act reasonably or promptly, Lender shall not
be liable for any monetary damages, and Borrower’s remedies shall be limited to
injunctive relief or declaratory judgment.

 

Section 18.18.  Offsets, Counterclaims and Defenses.  Any assignee of this Security Instrument, the
Assignment and the Note shall take the same free and clear of all offsets,
counterclaims or defenses which are unrelated to the Note, the Assignment or
this Security Instrument which Borrower may otherwise have against any assignor
of this Security Instrument, the Assignment and the Note and no such unrelated
counterclaim or defense shall be interposed or asserted by Borrower in any
action or proceeding brought by any such assignee upon this Security
Instrument, the Assignment or the Note and any such right to interpose or
assert any

 

121

 

such unrelated offset, counterclaim or defense in any such action or
proceeding is hereby expressly waived by Borrower.

 

Section 18.19.  No Merger.  If Borrower’s and Lender’s estates become the
same including, without limitation, upon the delivery of a deed by Borrower in
lieu of a foreclosure sale, or upon a purchase of the Property by Lender in a
foreclosure sale, this Security Instrument and the lien created hereby shall
not be destroyed or terminated by the application of the doctrine of merger and
in such event Lender shall continue to have and enjoy all of the rights and
privileges of Lender as to the separate estates; and, as a consequence thereof,
upon the foreclosure of the lien created by this Security Instrument, any
Leases or subleases then existing and created by Borrower shall not be
destroyed or terminated by application of the law of merger or as a result of
such foreclosure unless Lender or any purchaser at any such foreclosure sale
shall so elect.  No act by or on behalf
of Lender or any such purchaser shall constitute a termination of any Lease or
sublease unless Lender or such purchaser shall give written notice thereof to
such lessee or sublessee.

 

Section 18.20.  Restoration of Rights.  In case Lender shall have proceeded to
enforce any right under this Security Instrument by foreclosure sale, entry or
otherwise, and such proceedings shall have been discontinued or abandoned for
any reason or shall have been determined adversely, then, in every such case,
Borrower  and Lender shall be restored to
their former positions and rights hereunder with respect to the Property subject
to the lien hereof.

 

Section 18.21.  Waiver of Statute of Limitations.  The pleadings of any statute of limitations
as a defense to any and all obligations secured by this Security Instrument are
hereby waived to the full extent permitted by Legal Requirements.

 

Section 18.22.  Advances.  This Security Instrument shall cover any and
all advances made pursuant to the Loan Documents, rearrangements and renewals
of the Debt and all extensions in the time of payment thereof, even though such
advances, extensions or renewals be evidenced by new promissory notes or other
instruments hereafter executed and irrespective of whether filed or
recorded.  Likewise, the execution of
this Security Instrument shall not impair or affect any other security which
may be given to secure the payment of the Debt, and all such additional
security shall be considered as cumulative. 
The taking of additional security, execution of partial releases of the
security, or any extension of time of payment of the Debt shall not diminish the
force, effect or lien of this Security Instrument and shall not affect or
impair the liability of Borrower and shall not affect or impair the liability
of any maker, surety, or endorser for the payment of the Debt.

 

Section 18.23.  Application of Default Rate Not a Waiver.  Application of the Default Rate shall not be
deemed to constitute a waiver of any Default or Event of Default or any rights
or remedies of Lender under this Security Instrument, any other Loan Document
or applicable Legal Requirements, or a consent to any extension of time for the
payment or performance of any obligation with respect to which the Default Rate
may be invoked.

 

122

 

 

Section 18.24.  Intervening Lien.  To the fullest extent permitted by law, any
agreement hereafter made pursuant to this Security Instrument shall be superior
to the rights of the holder of any intervening lien.

 

Section 18.25.  No Joint Venture or Partnership.  Borrower and Lender intend that the
relationship created hereunder be solely that of mortgagor and mortgagee or
grantor and beneficiary or borrower and lender, as the case may be.  Nothing herein is intended to create a joint
venture, partnership, tenancy-in-common, or joint tenancy relationship between
Borrower and Lender nor to grant Lender any interest in the Property other than
that of mortgagee, beneficiary or lender.

 

Section 18.26.  Time of the Essence.  Time shall be of the essence in the performance
of all obligations of Borrower hereunder.

 

Section 18.27.  Borrower’s Obligations Absolute.  Borrower acknowledges that Lender and/or
certain Affiliates of Lender are engaged in the business of financing, owning,
operating, leasing, managing, and brokering real estate and in other business
ventures which may be viewed as adverse to or competitive with the business,
prospect, profits, operations or condition (financial or otherwise) of
Borrower.  Except as set forth to the
contrary in the Loan Documents, all sums payable by Borrower hereunder shall be
paid without notice or demand, counterclaim, set-off, deduction or defense and
without abatement, suspension, deferment, diminution or reduction, and the
obligations and liabilities of Borrower hereunder shall in no way be released,
discharged, or otherwise affected (except as expressly provided herein) by
reason of:  (a) any damage to or
destruction of or any Taking of the Property or any portion thereof or any
other Cross-collateralized Property; (b) any restriction or prevention of
or interference with any use of the Property or any portion thereof or any
other Cross-collateralized Property; (c) any title defect or encumbrance
or any eviction from the Premises or any portion thereof by title paramount or
otherwise; (d) any bankruptcy proceeding relating to Borrower, any General
Partner, or any guarantor or indemnitor, or any action taken with respect to
this Security Instrument or any other Loan Document by any trustee or receiver
of Borrower or any other Cross-collateralized Borrower or any such General
Partner, guarantor or indemnitor, or by any court, in any such proceeding;
(e) any claim which Borrower has or might have against Lender;
(f) any default or failure on the part of Lender to perform or comply with
any of the terms hereof or of any other agreement with Borrower or any other
Cross-collateralized Borrower; or (g) any other occurrence whatsoever,
whether similar or dissimilar to the foregoing, whether or not Borrower shall
have notice or knowledge of any of the foregoing.

 

Section 18.28.  Publicity.  All promotional news releases, publicity or
advertising by Manager, Borrower or their respective Affiliates through any
media intended to reach the general public shall not refer to the Loan Documents
or the financing evidenced by the Loan Documents, or to Lender or to any of its
Affiliates without the prior written approval of Lender or such Affiliate, as
applicable, in each instance, such approval not to be unreasonably withheld or
delayed.  Lender shall be authorized to
provide information relating to the Property, the Loan and matters relating
thereto to rating agencies, underwriters, potential securities investors,
auditors, regulatory authorities and to any Persons which may be entitled to such
information by operation of law and may use basic transaction information
(including, without limitation, the

 

123

 

name of Borrower, the name and
address of the Property and the Loan Amount) in press releases or other
marketing materials.

 

Section 18.29.  Securitization Opinions.  In the event the Loan is included as an asset
of a Securitization by Lender or any of its Affiliates, Borrower shall, within
fifteen (15) Business Days after Lender’s written request therefor, at Lender’s
sole cost and expense, deliver opinions in form and substance and delivered by
counsel reasonably acceptable to Lender and the Rating Agency, as may be
reasonably required by Lender and/or the Rating Agency in connection with such
securitization.  Borrower’s failure to
deliver the opinions required hereby within such fifteen (15) Business Day
period shall constitute an “Event of Default” hereunder.  Notwithstanding the foregoing, in no event
shall Borrower be required to deliver a “10b-5 opinion” in connection with any
Securitization.  Notwithstanding the
foregoing, Borrower shall, upon demand, reimburse Lender for up to $10,000 of
the cost incurred by Lender pursuant to the terms of this Section 18.29
and Lender shall only be obligated to pay reasonable costs and expenses.

 

Section 18.30.  Cooperation with Rating Agencies.  Borrower covenants and agrees that in the
event the Loan is to be included as an asset of a Securitization, Borrower  shall (a) gather any information reasonably
required by each Rating Agency in connection with such a Securitization,
(b) at Lender’s request, meet with representatives of each Rating Agency
to discuss the business and operations of the Property, and (c) cooperate
with the reasonable requests of each Rating Agency and Lender, at Borrower’s
sole cost and expense with respect to the first such request made by Lender
following the Closing Date and at Lender’s expense for any additional requests
thereafter, in connection with all of the foregoing as well as in connection
with all other matters and the preparation of any offering documents with
respect thereto, including, without limitation, entering into any amendments or
modifications to this Security Instrument or to any other Loan Document which may
be requested by Lender to conform to Rating Agency or market standards for a
Securitization provided that no such modification shall modify (a) the
Class A Rate or the Class B Rate payable under the Note, (b) the
stated maturity of the Note, (c) the amortization of principal under the
Note, (d) Section 18.32 hereof, (e) any other material economic
term of the Loan or (f) any provision, the effect of which would increase
Borrower’s obligations or materially decrease Borrower’s rights under the Loan
Documents.  Borrower acknowledges that
the information provided by Borrower to Lender may be incorporated into the
offering documents for a Securitization and to the fullest extent permitted,
Borrower irrevocably waives all rights, if any, to prohibit such disclosures
including, without limitation, any right of privacy.  Lender and each Rating Agency shall be
entitled to rely on the information supplied by, or on behalf of, Borrower and
Borrower indemnifies and holds harmless the Indemnified Parties, their Affiliates
and each Person who controls such Persons within the meaning of Section 15
of the Securities Act or Section 20 of the Securities Exchange Act of
1934, as same may be amended from time to time, for, from and against any
claims, demands, penalties, fines, liabilities, settlements, damages, costs and
expenses of whatever kind or nature, known or unknown, contingent or otherwise,
whether incurred or imposed within or outside the judicial process, including,
without limitation, reasonable attorneys’ fees and disbursements that arise out
of or are based upon any untrue statement or alleged untrue statement of any
material fact contained in such information or arise out of or are based upon
the omission or alleged omission to state therein a material fact required to
be stated in such

 

124

 

information or necessary in
order to make the statements in such information, or in light of the
circumstances under which they were made, not misleading.

 

Section 18.31.  Securitization Financials.  Borrower covenants and agrees that, upon
Lender’s written request therefor in connection with a Securitization, Borrower
shall, at Lender’s sole cost and expense, promptly deliver audited financial
statements and related documentation prepared by an Independent certified
public accountant (which may include up to three (3) years of historical
audited financial statements).

 

Section 18.32.  Exculpation.  Notwithstanding anything herein or in any
other Loan Document to the contrary, except as otherwise set forth in this
Section 18.32 to the contrary, Lender shall not enforce the liability and
obligation of Borrower and (a) if Borrower is a partnership, its
constituent partners or any of their respective partners, (b) if Borrower
is a trust, its beneficiaries or any of their respective Partners (as
hereinafter defined), (c) if Borrower is a corporation, any of its
shareholders, directors, principals, officers or employees, or (d) if
Borrower is a limited liability company, any of its members and their
respective legal, equitable and beneficial owner (the Persons described in the
foregoing clauses (a) - (d), as the case may be, are hereinafter referred
to as the “Partners”) to perform and observe the obligations contained
in this Security Instrument or any of the other Loan Documents by any action or
proceeding wherein a money judgment shall be sought against Borrower or the
Partners, except that Lender may bring a foreclosure action, action for
specific performance, or other appropriate action or proceeding (including,
without limitation, an action to obtain a deficiency judgment) solely for the
purpose of enabling Lender to realize upon (i) Borrower’s interest in the
Property and (ii) any other collateral given to Lender under the Loan Documents
(the “Default Collateral”); provided, however, that any
judgment in any such action or proceeding shall be enforceable against Borrower
and the Partners only to the extent of any such Default Collateral.  The provisions of this Section shall
not, however, (a) impair the validity of the Debt evidenced by the Note or
in any way affect or impair the lien of this Security Instrument or any of the
other Loan Documents or the right of Lender to foreclose this Security
Instrument following the occurrence of an Event of Default; (b) impair the
right of Lender to name Borrower as a party defendant in any action or suit for
judicial foreclosure and sale under this Security Instrument; (c) affect
the validity or enforceability of the Note, this Security Instrument, or any of
the other Loan Documents, or impair the right of Lender to seek a personal
judgment against Guarantor; (d) impair the right of Lender to obtain the
appointment of a receiver; (e) impair the enforcement of the Assignment;
(f) impair the right of Lender to bring suit for monetary judgment with
respect to damages incurred by Lender resulting from fraud or intentional
misrepresentation by Borrower, or any other Person in connection with this
Security Instrument, the Note or the other Loan Documents, and the foregoing
provisions shall not modify, diminish or discharge the liability of Borrower or
the Partners with respect to same; (g) impair the right of Lender to bring
suit for a monetary judgment with respect to Borrower’s misappropriation of
tenant security deposits or Rent, and the foregoing provisions shall not
modify, diminish or discharge the liability of Borrower or the Partners with
respect to same; (h) impair the right of Lender to obtain Loss Proceeds
due to Lender pursuant to this Security Instrument; (i) impair the right
of Lender to enforce the provisions of Sections 2.02(g), 12.01, 16.01 or 16.02,
inclusive of this Security Instrument, even after repayment in full by Borrower
of the Debt or to bring suit for a monetary judgment against Borrower or the
Partners with respect to any obligation set forth in said Sections; (j) prevent
or in

 

125

 

any way hinder Lender from
exercising, or constitute a defense, or counterclaim, or other basis for relief
in respect of the exercise of, any other remedy against any or all of the
collateral securing the Note as provided in the Loan Documents; (k) impair the
right of Lender to bring suit for a monetary judgment with respect to damages
incurred by Lender resulting from any misapplication or conversion of Loss
Proceeds, and the foregoing provisions shall not modify, diminish or discharge
the liability of Borrower or the Partners with respect to same; (l) impair the
right of Lender to sue for, seek or demand a deficiency judgment against
Borrower solely for the purpose of foreclosing the Property or any part
thereof, or realizing upon the Default Collateral; provided, however,
that any such deficiency judgment referred to in this clause (l) shall be
enforceable against Borrower and the Partners only to the extent of any of the
Default Collateral; (m) impair the ability of Lender to bring suit for a
monetary judgment with respect to damages incurred by Lender resulting from
arson or waste to or of the Property or damage to the Property committed by
Borrower or its Affiliates; (n) impair the right of Lender to bring a suit for
a monetary judgment in the event of the exercise of any right or remedy under
any federal, state or local forfeiture laws resulting in the loss of the lien
of this Security Instrument, or the priority thereof, against the Property; (o)
be deemed a waiver of any right which Lender may have under Sections 506(a),
506(b), 1111(b) or any other provision of the Bankruptcy Code to file a claim
for the full amount of the Debt or to require that all collateral shall
continue to secure all of the Debt; (p) impair the right of Lender to bring
suit for monetary judgment with respect to damages incurred by Lender resulting
from any losses resulting from any claims, actions or proceedings initiated by
Borrower (or any Affiliate of Borrower) alleging that the relationship of
Borrower and Lender is that of joint venturers, partners, tenants in common,
joint tenants or any relationship other than that of debtor and creditor; (q)
impair the right of Lender to bring suit for a monetary judgment for damages
incurred by Lender in the event of a Transfer in violation of the provisions of
Article IX hereof, including, without limitation, the failure to obtain
Lender’s consent to a Transfer as, when and to the extent required thereunder;
(r) impair the right of Lender to bring suit for a monetary judgment in the
event that Borrower moves its principal place of business or its books and
records relating to the Property which are governed by the UCC, or changes its
name, its jurisdiction of organization, type of organization or other legal
structure or, if it has one, organizational identification number, without
first giving Lender thirty (30) days prior written notice or (s) impair the
right of Lender to bring suit for a monetary judgment in the event that
Borrower changes its name of otherwise does anything which would make the
information set forth in any UCC Financing Statements relating to the Property
materially misleading without giving Lender thirty (30) days prior written
notice thereof.  The provisions of this
Section 18.32 shall be inapplicable to Borrower if (a) any
proceeding, action, petition or filing under the Bankruptcy Code, or any
similar state or federal law now or hereafter in effect relating to bankruptcy,
reorganization or insolvency, or the arrangement or adjustment of debts, shall
be filed by, consented to or acquiesced in by or with respect to Borrower, or
if Borrower shall institute any proceeding for its dissolution or liquidation,
or shall make an assignment for the benefit of creditors or (b) Borrower
or any Affiliate contests or in any material way interferes with, directly or
indirectly (collectively, a “Contest”) any foreclosure action, UCC sale
or other material remedy exercised by Lender upon the occurrence of any Event
of Default whether by making any motion, bringing any counterclaim, claiming
any defense, seeking any injunction or other restraint, commencing any action,
or otherwise (provided that if any such Person obtains a non-appealable order
successfully asserting a Contest,

 

126

 

Borrower shall have no
liability under this clause (b)), in which event Lender shall have recourse
against all of the assets of Borrower including, without limitation, any right,
title and interest of Borrower in and to the Property and any partnership
interests in Borrower (but excluding the other assets of such Partners to the
extent Lender would not have had recourse thereto other than in accordance with
the provisions of this Section 18.32).

 

Section 18.33.  Component Classes.  Lender, at its sole cost and expense, without
in any way limiting Lender’s other rights hereunder, in its sole and absolute
discretion, shall have the right at any time to require Borrower to modify the
Note to change the allocation of the Class A Portion and the Class B
Portion, provided that (a) the aggregate principal amount of such classes
shall equal the outstanding principal balance of the Loan immediately prior to
the creation of such “component” notes, (b) the weighted average interest
rate of all such classes shall on the date reallocated equal the interest rate
which was applicable to the Loan immediately prior to the creation of such
classes, (c) the debt service payments on all such classes shall on the
date reallocated equal the debt service payment which was due under the Loan
immediately prior to the creation of such classes and (d) the other terms
and provisions of the Note shall be identical in substance and substantially
similar in form to the Loan Documents. 
Borrower shall cooperate with all reasonable requests of Lender in order
to establish reallocated the Class A Portion and the Class B Portion
and shall execute and deliver such documents as shall reasonably be required by
Lender in connection therewith, all in form and substance reasonably
satisfactory to Lender, including, without limitation, the severance of
security documents if requested.  It
shall be an Event of Default if Borrower fails to comply with any of the terms,
covenants or conditions of this Section 18.33 after the expiration of
fifteen (15) Business Days after notice thereof.

 

Section 18.34.  Certain Matters Relating to Property
Located in the State of New York. 
With respect to the Property which is located in the State of New York,
notwithstanding anything contained herein to the contrary:

 

(a)                                  Borrower represents
that this Security Instrument does not encumber property principally improved
or to be improved by one or more structures containing in the aggregate not
more than six (6) residential dwelling units.

 

(b)                                 Pursuant to
Section 13 of the lien law of New York, Borrower shall receive the
advances secured hereby and shall hold the right to receive such advances as a
trust fund to be applied first for the purpose of paying the cost of any
improvement and shall apply such advances first to the payment of the cost of
any such improvements on the Property before using any part of the total of the
same for any other purpose.

 

(c)                                  Lender shall have all
of the rights against lessees of the Property as set forth in
Section 291(f) of the Real Property Law of New York.

 

(d)                                 The provisions of
subsection 4 of Section 254 of the New York Real Property Law covering
the insurance of buildings against loss by fire and the application of
Insurance Proceeds shall not apply to this Security Instrument.  In the event of any conflict, inconsistency
or ambiguity between the provisions of Article III hereof and the provisions
of subsection 4 of

 

127

 

Section 254 of the New
York Real Property Law covering the insurance of buildings against loss by fire
and the application of Insurance Proceeds, the provisions of Article III
shall control.

 

(e)                                  (i)                                     In the event of
any sale or transfer of the Property, or any part thereof, including any sale
or transfer by reason of foreclosure of this Security Instrument or any prior
or subordinate mortgage or by deed in lieu of any such foreclosure, Borrower
shall timely and duly complete, execute and deliver to Lender all forms and
supporting documentation required by any taxing authority to estimate and fix
any tax payable by reason of such sale or transfer or recording of the deed
evidencing such sale or transfer, including any New York State Real Estate
Transfer Tax payable pursuant to Article 31 of the New York Tax Law and
New York City Real Property Transfer Tax payable pursuant to Chapter 21, Title
11 of the New York City Administrative Code (individually, a “Transfer Tax”
and collectively, the “Transfer Taxes”).

 

(ii)                                  Borrower shall
pay the Transfer Taxes that may hereafter become due and payable with respect
to any sale or transfer of the Property described in this Article, and in
default of such payment, Lender may pay the same and the amount of such payment
shall be added to the Debt secured hereby and, unless incurred in connection
with a foreclosure of this Security Instrument or deed in lieu of such
foreclosure, shall be secured by this Security Instrument.

 

(iii)                               Borrower hereby
irrevocably constitutes and appoints Lender as its attorney-in-fact, coupled
with an interest, to prepare and deliver any questionnaire, statement,
affidavit or tax return in connection with any Transfer Tax applicable to any
foreclosure or deed in lieu of foreclosure described in this Article.

 

(iv)                              Borrower shall
indemnify and hold harmless Lender against (i) any and all liability
incurred by Lender for the payment of any Transfer Tax with respect to any
transfer of the Property by reason of foreclosure, and (ii) any and all
expenses incurred by Lender in connection therewith including, without
limitation, interest, penalties and attorneys’ fees.

 

(v)                                 The obligation
to pay the Transfer Taxes and indemnify Lender under this Section is a
personal obligation of Borrower, whether or not Borrower is personally
obligated to pay the Debt secured by this Security Instrument, and shall be
binding upon and enforceable against the distributees, successors and assigns
of Borrower with the same force and effect as though each of them had
personally executed and delivered this Security Instrument, notwithstanding any
exculpation provision in favor of Borrower with respect to the payment of any
other monetary obligations under this Security Instrument.

 

(vi)                              In the event
that Borrower fails or refuses to pay a tax payable by Borrower with respect to
a sale or transfer by reason of a foreclosure of this Security Instrument in
accordance with this Section, the amount of the tax, any interest or penalty
applicable thereto and any other amount payable pursuant to Borrower’s
obligation to indemnify Lender under this Section may, at the sole option
of Lender, be paid as an expense of the sale out of the proceeds of the
mortgage foreclosure sale.

 

128

 

(vii)                           The provisions
of this Section shall survive any transfer and the delivery of the deed
affecting such transfer.  Nothing in this
Section shall be deemed to grant to Borrower any greater rights to sell,
assign or otherwise transfer the Premises than are expressly provided in
Article IX nor to deprive Lender of any right to refuse to consent to any
transaction referred to in this Section.

 

(f)                                    The clauses and
covenants contained in this Security Instrument that are construed by
Section 254 of the New York Real Property Law shall be construed as
provided in those sections (except as provided in
Section 18.34(d) hereof and Article III hereof).  The additional clauses and covenants
contained in this Security Instrument shall afford rights supplemental to and
not exclusive of the rights conferred by the clauses and covenants construed by
Section 254 and shall not impair, modify, alter or defeat such rights
(except as provided in Section 18.34(d) hereof and Article III
hereof), notwithstanding that such additional clauses and covenants may relate
to the same subject matter or provide for different or additional rights in the
same or similar contingencies as the clauses and covenants construed by Section 254.  The right of Lender arising under the clauses
and covenants contained in this Security Instrument shall be separate, distinct
and cumulative and none of them shall be in exclusion of the others.  No act of Lender shall be construed as an
election to proceed under any one provision herein to the exclusion of any
other provision, anything herein or otherwise to the contrary
notwithstanding.  In the event of any
inconsistencies between the provisions of Section 254 and the provisions
of this Security Instrument, the provisions of this Security Instrument shall
prevail.

 

Notwithstanding
anything to the contrary in this Security Instrument, the maximum amount of
principal indebtedness secured by this Security Instrument or which under any
contingency may be secured by this Security Instrument is $310,449,191.80.

 

Section 18.35.  Assignment Upon Repayment.  At Borrower’s request, and upon
(a) Borrower’s prepayment of the Debt in full, whether by prepayment or
otherwise and (b) payment by Borrower of Lender’s reasonable counsel fees
and disbursements and other reasonable costs, if any, and provided Borrower
(a) refinances the Loan through any institution other than Lender, or
(b) sells any of the Premises, and an institution other than Lender is
involved in the financing of such sale, Lender shall deliver an assignment of
the Note, this Security Instrument to Borrower’s designee without recourse,
representation or warranty, together with the Note (or an affidavit of lost
note) duly endorsed by Lender to Borrower’s designee.

 

129

 

IN WITNESS
WHEREOF, Borrower and Lender have duly executed this Security Instrument the
day and year first above written.

 

	
  Borrower’s Organizational Identification

  	
  HENRY HUDSON HOLDINGS LLC,

  
	
  Number:

  	
  13-4035148

  	
   

  	
  Borrower

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Marc S. Gordon

  	
  ,

  
	
   

  	
   

  	
  Name: Marc S. Gordon

  	
   

  
	
   

  	
   

  	
  Title: Authorized Signatory

  	
   

  
	
   

  	
   

  
	
  Borrower’s Organizational Identification

  	
  MORGANS HOLDINGS LLC, Borrower

  
	
  Number:

  	
  13-4015362

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Marc S. Gordon

  	
  ,

  
	
   

  	
   

  	
  Name: Marc S. Gordon

  	
   

  
	
   

  	
   

  	
  Title: Authorized Signatory

  	
   

  
	
   

  	
   

  
	
  Borrower’s Organizational Identification

  	
  ROYALTON, LLC, Borrower

  
	
  Number:

  	
  13-3880841

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Marc S. Gordon

  	
  ,

  
	
   

  	
   

  	
  Name: Marc S. Gordon 

  	
   

  
	
   

  	
   

  	
  Title: Authorized Signatory

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  WACHOVIA BANK, NATIONAL

  ASSOCIATION, a national banking association

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
     /s/ Robert Rosenberg

  	
   

  
	
   

  	
   

  	
  Name:

  	
  Robert Rosenberg

  	
   

  
	
   

  	
   

  	
  Title:

  	
  Managing Director

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
  The undersigned SPE Pledgors hereby agree
  and consent to the terms hereof.

  
	
   

  	
   

  
	
  MORGANS/DELANO PLEDGOR LLC,

  	
   

  
	
  a Delaware limited liability company, SPE Pledgor

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
  By:

  	
  /s/ Marc S. Gordon

  	
  ,

  	
   

  
	
   

  	
  Name: Marc S. Gordon

  	
   

  
	
   

  	
  Title: Authorized Signatory

  	
   

  
										

 

130

 

	
  MADISON BAR COMPANY LLC,

  	
   

  
	
  a Delaware limited liability company, SPE Pledgor

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
  By:

  	
  /s/ Marc S. Gordon

  	
  ,

  	
   

  
	
   

  	
  Name: Marc S. Gordon

  	
   

  
	
   

  	
  Title: Authorized Signatory

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
  ROYALTON PLEDGOR LLC, a

  	
   

  
	
  Delaware limited liability company, SPE Pledgor

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
  By:

  	
  /s/ Marc S. Gordon

  	
  ,

  	
   

  
	
   

  	
  Name: Marc S. Gordon

  	
   

  
	
   

  	
  Title: Authorized Signatory

  	
   

  
	
   

  	
   

  
	
  43rd RESTAURANT LLC, a Delaware limited

  	
   

  
	
  liability company, SPE Pledgor

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
  By:

  	
  /s/ Marc S. Gordon

  	
  ,

  	
   

  
	
   

  	
  Name: Marc S. Gordon

  	
   

  
	
   

  	
  Title: Authorized Signatory

  	
   

  
	
   

  	
   

  
	
  HUDSON PLEDGOR LLC, a Delaware limited

  	
   

  
	
  liability company, SPE Pledgor

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
  By:

  	
  /s/ Marc S. Gordon

  	
  ,

  	
   

  
	
   

  	
  Name: Marc S. Gordon

  	
   

  
	
   

  	
  Title: Authorized Signatory

  	
   

  
	
   

  	
   

  
	
  58th STREET BAR COMPANY LLC, a Delaware

  	
   

  
	
  limited liability company, SPE Pledgor

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
  By:

  	
  /s/ Marc S. Gordon

  	
  ,

  	
   

  
	
   

  	
  Name: Marc S. Gordon

  	
   

  
	
   

  	
  Title: Authorized Signatory

  	
   

  
	
   

  	
   

  
	
  HUDSON
  MANAGING MEMBER LLC,

  	
   

  
	
  a Delaware
  limited liability company, SPE Pledgor

  	
   

  
	
   

  	
   

  
	
  By:

  	
  /s/ Marc S. Gordon

  	
  ,

  	
   

  
	
   

  	
  Name: Marc S. Gordon

  	
   

  
	
   

  	
  Title: Authorized Signatory

  	
   

  

 

131

 

ACKNOWLEDGMENT

 

	
  STATE OF NEW YORK

  	
  )

  
	
   

  	
  )ss.:

  
	
  COUNTY OF NEW YORK

  	
  )

  

 

 

On the 29 day of June in the year 2005 before me, the
undersigned, personally appeared Marc S. Gordon, personally known to me
or proved to me on the basis of satisfactory evidence to be the individual(s)
whose name(s) is (are) subscribed to the within instrument and acknowledged to
me that he/she/they executed the same in his/her/their capacity(ies), and that
by his/her/their signature(s) on the instrument, the individual(s), or the
person upon behalf of which the individual(s) acted, executed the instrument.

 

 

	
   

  	
  /s/ Cynthia Margareten

  	
   

  
	
   

  	
  Notary Public:

  
	
   

  	
   

  	
  CYNTHIA MARGARETEN

  
	
   

  	
   

  	
  Notary Public, State of New York

  
	
   

  	
   

  	
  No. 01MA4884255

  
	
   

  	
   

  	
  Qualified in Nassau County

  
	
   

  	
   

  	
  Commission Expires January 26,

  2007

  
				

 

 

ACKNOWLEDGMENT

 

	
  STATE OF NEW YORK

  	
  )

  
	
   

  	
  )ss.:

  
	
  COUNTY OF NEW YORK

  	
  )

  

 

 

On the 30 day of June in the year 2005 before me, the
undersigned, personally appeared Robert Rosenberg, personally known to
me or proved to me on the basis of satisfactory evidence to be the
individual(s) whose name(s) is (are) subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in his/her/their
capacity(ies), and that by his/her/their signature(s) on the instrument, the
individual(s), or the person upon behalf of which the individual(s) acted,
executed the instrument.

 

 

	
   

  	
  /s/ Madeline Zorrilla

  	
   

  
	
   

  	
  Notary Public:

  
	
   

  	
  Madeline Zorrilla

  
	
   

  	
  Notary Public, State of New York

  
	
   

  	
  No. 01z06043997

  
	
   

  	
  Qualified in Westchester County

  
	
   

  	
  My Commission Expires June 26, 2006

  

 

 

EXHIBIT A

 

Legal Description of Premises

 

 

EXHIBIT B

 

SUMMARY OF
RESERVES**

 

	
  Reserve Items

  	
   

  	
  Initial Deposit Amount

  	
   

  	
  Monthly Installment

  Amount

  	
   

  
	
  Basic Carrying Costs

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  •     Taxes

  	
   

  	
   

  	
  $

  	
  1,061,111.62

  	
   

  	
   

  	
   

  	
  $

  	
  440,073.71

  	
   

  	
   

  
	
  •     Insurance Premiums

  	
   

  	
   

  	
  $

  	
  0

  	
   

  	
   

  	
   

  	
  $

  	
  142,899.94

  	
   

  	
   

  
	
  •     Ground Rents

  	
   

  	
   

  	
  $

  	
  0

  	
   

  	
   

  	
   

  	
  $

  	
  65,965.00

  	
   

  	
   

  
	
  SAOT Deposit

  	
   

  	
   

  	
  $

  	
  0

  	
   

  	
   

  	
   

  	
  TBD

  	
   

  	
   

  
	
  Recurring Replacement Reserve

  	
   

  	
   

  	
  $

  	
  2,518,942.63

  	
   

  	
   

  	
   

  	
  $

  	
  487,238.00

  	
  *

  	
   

  
	
  Initial Engineering Deposits

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  •     Immediate Repairs

  	
   

  	
   

  	
  $

  	
  0

  	
   

  	
   

  	
   

  	
  Not
  Applicable

  	
   

  	
   

  
	
  •     Environmental Remediation

  	
   

  	
   

  	
  $

  	
  0

  	
   

  	
   

  	
   

  	
  Not Applicable

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Capex Trap Escrow

  	
   

  	
   

  	
  $

  	
  10,000,000.00

  	
   

  	
   

  	
   

  	
   

  

 

*                                         This
figure is only applicable during the first (1st) year of  the Loan, after which such amount shall
adjust in accordance with the definition of “Recurring Replacement Reserve”.

 

**                                  The
sums set forth Are an aggregate number with respect to all of the
Cross-collateralized Properties.

 

 

EXHIBIT C

 

	
   

  	
  Property:

  	
   

  	
   

  
	
   

  	
  Location:

  	
   

  	
   

  
	
  Cash Flow
  Statement for Month of:

  	
   

  	
   

  	
  Year:

  	
   

  
						

 

	
   

  	
   

  	
  Current

  Month

  	
   

  	
  Year to

  Date

  	
   

  
	
  REVENUE

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Net Rental Revenue

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Other Revenue

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Effective
  Gross Income

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  OPERATING EXPENSES

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Common Area Maintenance

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Payroll

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Administration

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Leasing

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Service

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Clean & Decorate

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Utilities

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Repairs & Maintenance

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Taxes

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Insurance

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Management Fees

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Other

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Total
  Operating Expenses

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Net
  Operating Income

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  RECURRING EXPENSES

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  To Include Expenses for: Carpet
  Replacement, Appliance Replacement, HVAC/Water Heater Replacement;
  Miniblinds/Drapes/Ceiling Fans:

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  NON-RECURRING EXPENSES

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  To Include Capital Expenses for:
  Playground, Major Signage, Lawns/Trees/Shrubs, Paving/Parking, Roof
  Replacement, Carpentry/Siding/Balconies, Exterior Paint, Major
  Concrete/Sidewalks, Foundations, Major Exterior, Boiler Replacement, Major
  HVAC Replacement, Plumbing Replace, Electrical Replace, Other Major,
  Fire & Storm, Ins. Loss Recovery:

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Net Cash
  Flow

  	
   

  	
   

  	
   

  	
   

  	
   

  

 

	
   

  	
  Certified
  By:

  	
   

  
	
   

  	
  Name:

  	
   

  
	
   

  	
  Title:

  	
   

  
	
   

  	
  Management Company:

  	
   

  

 

 

EXHIBIT D

 

Required Engineering Work

 

 

EXHIBIT E

 

Intentionally Omitted.

 

 

EXHIBIT F

 

Initial Allocated Loan Amount
and

Cross-collateralized Properties

 

	
  Cross-collateralized Property

  	
   

  	
  Initial Allocated Loan Amount

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Morgans Hotel

  	
   

  	
  $

  	
  34,306,034.48

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Royalton Hotel

  	
   

  	
  $

  	
  49,417,025.86

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Hudson Hotel

  	
   

  	
  $

  	
  186,232,758.62

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Delano Hotel

  	
   

  	
  $

  	
  107,410,560.34

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Mondrian Hotel

  	
   

  	
  $

  	
  96,383,620.69

  	
   

  

 

 

EXHIBIT G

 

CREDIT CARD
PAYMENT DIRECTION LETTER

 

(For use with Chase Merchant
Services, L.L.C. and Chase Manhattan Bank)

 

June       , 2005

 

Chase Merchant Services, L.L.C.

3975 Northwest 120th Avenue

Coral Springs, Florida 33065

 

Re:                                                     
(the “Company”)

 

Gentlemen:

 

Chase Merchant
Services, L.L.C. and
Chase Manhattan Bank (collectively, the “Processor”) have entered
into arrangements pursuant to which Processor acts as credit card processing
service provider with respect to certain credit card and debit card sales by
the Company at, among other properties, the                                      Hotel
located at                                        
(the “Property”) and makes payments to the Company in respect of such sales as
set forth in the Merchant Services Bankcard Agreement between Processor and the
Company (and together with any replacement agreement thereto, referred to
herein as the “Card Processing Agreement”).

 

Please be advised that certain affiliates of
the Company, including the owner of the Property, have entered or are about to
enter into financing arrangements with
Wachovia Bank, National Association (the “Lender”) pursuant to which
Lender may from time to time make loans and advances and provide other
financial accommodations to certain affiliates of the Company, including the
owner of the Property, secured by, among other things, all of the Property
owner’s right, title and interest in and to all deposit and other bank accounts
and proceeds of the foregoing, including all amounts at any time payable by
Processor to the Company, with respect to the Property pursuant to the Card
Processing Agreement or otherwise.

 

Notwithstanding anything to the contrary
contained in the Card Processing Agreement or any prior instructions to
Processor, unless and until Processor receives written instructions from Lender
to the contrary, effective as of the day after the date of Processor’s written
acknowledgment below all amounts payable by Processor to the Company pursuant
to the Card Processing Agreement or otherwise shall be sent by federal funds
wire transfer or electronic depository transfer to the following bank account
of the Lender:

 

 

Wachovia Bank, National
Association

ABA # 053-000-219

Acct Name-                                

Acct #                                         

Ref Loan # when available

 

MERCHANT

 

In the event Processor at any time receives
any other instructions from Lender with respect to the disposition of amounts
payable by or through Processor to the Company, which relate to the Property,
pursuant to the Card Processing Agreement or otherwise, Processor is hereby
irrevocably authorized and directed to follow such instructions, without
inquiry as to Lender’s right or authority to give such instructions. Company
and Lender acknowledge that (a) any instructions from Lender to Processor
to change the account to which funds must be sent by a vice president or other
officer of Lender to Chase Merchant Services, L.L.C., 3975 Northwest 120th
Avenue, Coral Springs, Florida 33065, Attention: Vice President - Risk
Management; (b) such instructions shall only provide for funds to be sent
to a single deposit account of Lender, in a manner with respect to the nature
of the funds transfer and at times consistent with the payment practices of
Processor as then in effect, unless otherwise agreed by Processor. The Company
agrees to hold harmless Processor for any action taken by Processor in
accordance with the terms of this letter and the Card Processing Agreement; and
Lender shall complete such account change forms as Processor may require.  The Company hereby acknowledges that the
account set forth above is owned by the Company but is under the control of
Lender.

 

Lender and the Company hereby confirm and
agree as follows: (i) the Card Processing Agreement is in full force and
effect, and (ii) this Assignment does not prohibit or limit any rights
Processor possesses under the Card Processing Agreement, including but not
limited to Processor’s right to debit, offset or charge back any amounts owing
to Processor under the Card Processing Agreement or any replacement or renewal
thereof, against funds sent to or to be sent to the above referenced bank
account.

 

This
Irrevocable Payment Instruction cannot be changed, modified, or terminated,
except by written agreement signed by Lender, Company, and Processor. This
Irrevocable Payment Instruction supersedes and replaces any prior instructions
provided to Processor to date. Processor agrees to use reasonable efforts to
ensure payment instructions are followed, but Lender and Company herein
acknowledge that Processor shall incur no liability for changes or
modifications wherein Processor has received instructions from Company or
Lender to change the deposit account.

 

ii

 

Please acknowledge your receipt of, and
agreement to, the foregoing by signing in the space provided below.

 

 

	
   

  	
  Very truly yours,

  
	
   

  	
   

  
	
   

  	
                                                                           ,
  a

  
	
   

  	
                                 limited
  liability company

  
	
   

  	
  (the “Company”)

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  Name:

  	
   

  	
   

  
	
   

  	
  (Duly Authorized)

  
	
   

  	
  Title:

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  Date:

  	
   

  	
   

  
						

 

iii

 

	
  ACKNOWLEDGED AND AGREED:

  
	
   

  
	
  Wachovia Bank, National Association

  
	
   

  
	
   

  
	
  By:

  	
   

  	
   

  
	
   

  
	
  Name:

  	
   

  	
   

  
	
  (Duly Authorized)

  
	
  Title:

  	
   

  	
   

  
	
   

  
	
  Date:

  	
   

  	
   

  
	
   

  
	
   

  
	
  ACKNOWLEDGED AND AGREED:

  
	
   

  
	
  CHASE MERCHANT SERVICES, L.L.C.

  
	
   

  
	
   

  
	
  By:

  	
   

  	
   

  
	
   

  
	
  Name:

  	
   

  	
   

  
	
  (Duly Authorized)

  
	
  Title:

  	
   

  	
   

  
	
   

  
	
  Date:

  	
   

  	
   

  
	
   

  
	
   

  
	
  ACKNOWLEDGED AND AGREED:

  
	
   

  
	
  CHASE MANHATTAN BANK

  
	
   

  
	
   

  
	
  By:

  	
   

  	
   

  
	
   

  
	
  Name:

  	
   

  	
   

  
	
  (Duly Authorized)

  
	
  Title:

  	
   

  	
   

  
	
   

  
	
  Date:

  	
   

  	
   

  
					

 

iv

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

[THIS PAGE INTENTIONALLY LEFT BLANK]

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

v

 

(For use with American Express)

 

TO BE COMPLETED BY AUTHORIZED REPRESENTATIVES
OF THE MERCHANT AND THE LENDING INSTITUTION

 

June ____,
2005

 

General Counsel’s Office

American Express Travel Related Services Company, Inc.

3 World Financial Center

200 Vesey Street

New York, NY 10285-4906

Attn: Establishment Services Practice Group

 

	
   

  	
   

  	
  RE:  FINANCING AGREEMENT – ASSIGNMENT OF CREDIT
  CARD RECEIVABLES

  

 

 

Dear Sir/Madam:

 

________________  (the
“Company”) has recently entered into a new financing facility with Wachovia
Bank, National Association (the “Assignee”). 
In accordance with the terms of that loan facility, the Company granted to Assignee a
security interest in Company’s inventory, accounts and substantially all of
Company’s tangible and intangible personal property, including, without
limitation, all rights of the Company to receive payments in respect of
proceeds of American Express card sales in the Company’s stores pursuant to
that certain American ExpressÒ Card Acceptance Agreement between American
Express Travel Related Services Company, Inc. (“American Express”) and the
Company in effect as of the date hereof (the “Agreement”).

 

Pursuant to the loan  facility,
the Company is obligated to arrange for the proceeds of American Express card
sales in the Company’s stores to be routed by American Express to a new cash
concentration account under the control of the Assignee, as opposed to the
account routing instructions that are presently in place.  Accordingly, by this letter, the Company instructs
American Express to immediately begin routing all proceeds of American Express
card sales in the Company’s stores (under Service Establishment No. __________________)
to the new Company account (“Account”) set forth below.

 

	
   

  	
  Account No:

  	
  _______________________________

  
	
   

  	
  Account Name:

  	
  Wachovia Bank, National Association, as

  beneficiary/mortgagee of _______________ , a ___________________

  limited liability company

  
	
   

  	
  ABA Routing No.:

  	
  053-000-219

  
	
   

  	
  Bank Name:

  	
  Wachovia Bank, National Association

  
	
   

  	
  Contact:

  	
  David Tucker

  
	
   

  	
   

  	
  (704) 593-7735

  

 

vi

 

All payments
under the Agreement should continue to be made to the Account and to no other
account unless and until you receive express prior written notification from an
officer of Assignee.  Such notification
will only be valid if made in writing and sent, via first-class mail or
overnight delivery, to American Express at the following address:

 

General Counsel’s Office

American Express Travel Related Services
Company, Inc.

3 World Financial Center

200 Vesey Street

New York, NY 10285-4906

Attn: Establishment Services Practice Group

 

The Company acknowledges that American Express retains all of its
rights under the Agreement, including, but not limited to, American Express’
rights to Full Recourse, as such term is defined in the Agreement.  Furthermore, the Company acknowledges and
agrees that American Express is not required to alter its regular course of
business with respect to acceptance of payment instructions from merchants and
that American Express will have no liability if it acts in accordance with
payment instructions received from an employee or agent of the Company acting
with apparent authority.

 

The Company will indemnify and hold harmless American Express from any
and all liabilities, claims, demands, actions or judgments, including but not
limited to attorneys’ fees, arising out of or resulting from the acts or
omissions of the Company, its employees, officers or agents in connection with
this letter agreement.

 

The Company appreciates American Express’ anticipated cooperation and
assistance in effectuating this request. 
Should you have any questions concerning this matter, please do not
hesitate to contact us at your convenience, or feel free to contact the
Assignee directly at Wachovia Bank, National Association, Commercial Real Estate
National Association, 8739 Research Drive URP4, NC 175, Charlotte, North
Carolina 28262, Attention: Portfolio Management, Telecopier (704) 715-0036.

 

	
   

  	
  Very truly yours,

  
	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
  Name: Marc S. Gordon

  
	
   

  	
   

  	
  Title: Authorized Signatory

  
	
   

  	
   

  	
  Date: June     ,
  2005

  
					

 

vii

 

	
  ACCEPTED AND AGREED:

  
	
   

  
	
  WACHOVIA BANK, NATIONAL
  ASSOCIATION

  
	
   

  
	
   

  
	
  By:

  	
   

  	
   

  
	
   

  
	
  Name

  	
   

  	
   

  
	
   

  
	
  Title

  	
   

  	
   

  
	
   

  
	
  Date

  	
   

  	
   

  
					

 

viii

 

EXHIBIT H

 

CERTAIN DEBT
SERVICE COVERAGE REQUIREMENTS

 

 

	
  Period

  	
   

  	
  Debt Service Coverage

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  1st four calendar quarters

  	
   

  	
  1.05 : 1.00

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Next four calendar quarters

  	
   

  	
  1.09 : 1.00

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Next two calendar quarters

  	
   

  	
  1.11 : 1.00

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Next two calendar quarters

  	
   

  	
  1.13 : 1.00

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Thereafter

  	
   

  	
  1.15 : 1.00

  	
   

  

 

 

EXHIBIT I

 

CERTAIN
DEFINITIONS

 

“Food and Beverage Lessee/Operator” shall mean, collectively, SC
Madison, LLC, a Delaware limited liability company, SC 58t Street LLC, a
Delaware limited liability company, 58th Street Bar Company LLC, a Delaware
limited liability company, 43rd Street Restaurant LLC, a Delaware limited
liability company, SC Morgans/Delano LLC, a Delaware limited liability company
and Madison Bar Company LLC, a Delaware limited liability company.

 

“SPE Pledgor” shall mean, collectively, Morgans/Delano Pledgor
LLC, a Delaware limited liability company, Madison Bar Company LLC, a Delaware
limited liability company, Royalton Pledgor LLC, a Delaware limited liability
company, 43rd Restaurant LLC, a Delaware limited liability company,
Hudson Pledgor LLC, a Delaware limited liability company, 58th
Street Bar Company LLC, a Delaware limited liability company, Mondrian Pledgor
LLC, a Delaware limited liability company, 8440 LLC, a California limited
liability company, and Hudson Managing Member LLC, a Delaware limited liability
company.

 

 

EXHIBIT J

 

EXISTING
MORTGAGES AND NOTES

 

 

EXHIBIT K

 

DESCRIPTION OF
GROUND LEASES

 

FIRST FLOOR (STORE UNIT) CONDOMINIUM UNIT:

 

Lease dated January 1, 1999 between Adrian Schatz (a/k/a Adrienne
Wechsler), an individual and Cheryl Hirsch, an individual (collectively, “Store
Unit Lessor”), as lessor, and Henry Hudson Holdings LLC, as lessee, (the “Hudson
Tenant”) (the “Store Unit Lease”), which Store Unit Lease is
evidenced by a Memorandum of Lease, dated September 30, 1999, by and
between Store Unit Lessor and Hudson Tenant and recorded on October 21,
1999 in the Office of the New York City Register, New York County in Reel 2979,
Page 2172.

 

The Store Unit Lease was amended pursuant to that certain Amendment of
Lease, dated as of September 30, 1999 (the “September Amendment”)
by and between Store Unit Lessor and Hudson Tenant, as further amended pursuant
to that certain Amendment of Lease, dated as of August 13, 2004 (the “2004
Amendment”), by and between Store Unit Lessor and Hudson Tenant.

 

TENTH FLOOR CONDOMINIUM UNIT:

 

Net Lease dated August 11, 1988 between Irving Schatz (“Tenth
Floor Lessor”) and Educational Broadcasting Corporation, a New York
not-for-profit corporation (“EBC”) (the “Original Tenth Floor Lease”),
which Original Tenth Floor Lease is evidenced by a memorandum of lease, dated
September 1, 1988, by and between Tenth Floor Lessor and EBC and recorded
on September 30, 1998 in the Office of the New York City Register, New
York County (the “Register’s Office”) in Reel 1472, Page 883.

 

The Original Tenth Floor Lease was assigned from EBC to Ian Schrager
Hotels LLC (f/k/a West 57th LLC) (“ISH”) pursuant to that
certain Assignment and Assumption of Lease, dated as of February 12, 1999
and effective as of November 30, 1997 and recorded on March 23, 1999
in the Register’s Office in Reel 2841, Page 1882.

 

The Original Tenth Floor Lease was amended and restated in its entirety
pursuant to that certain Lease, dated as of February 11, 1999 by and
between Landlord and ISH, a memorandum of which is titled Amended and Restated
Memorandum of Lease, by and between Lessor and ISH, dated as of
February 12, 1999 and recorded on March 23, 1999 in the Register’s
Office in Reel 2841, Page 1872, which Lease amends, restates and
supersedes in all respect the Original Tenth Floor Lease.

 

The Lease was assigned from ISH to Henry Hudson Holdings LLC, as lessee
(as defined above, the “Hudson Tenant”) pursuant to a certain Assignment
and Assumption of

 

 

Lease, dated as of
February 12, 1999, and recorded on March 23, 1999 in the Register’s
Office in Reel 2841, Page 1882.

 

The Lease was amended pursuant to that certain Amendment of Lease,
dated as of August 13, 2004, between Tenth Floor Lessor and Hudson Tenant
(the “August Amendment”).

 

ii

 

INDEX

 

	
  EXHIBITS

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  EXHIBIT A

  	
   

  	
  Legal
  Description of Premises

  
	
  EXHIBIT B

  	
   

  	
  Summary Of
  Reserves

  
	
  EXHIBIT C

  	
   

  	
  Cash Flow
  Statement

  
	
  EXHIBIT D

  	
   

  	
  Required
  Engineering Work

  
	
  EXHIBIT E

  	
   

  	
  Intentionally
  Omitted

  
	
  EXHIBIT F

  	
   

  	
  Initial
  Allocated Loan Amount and Cross-collateralized Properties

  
	
  EXHIBIT G

  	
   

  	
  Credit Card
  Payment Direction Letter

  
	
  EXHIBIT H

  	
   

  	
  Certain Debt
  Service Coverage Requirements

  
	
  EXHIBIT I

  	
   

  	
  Certain
  Definitions

  
	
  EXHIBIT J

  	
   

  	
  Existing
  Mortgages And Notes

  
	
  EXHIBIT K

  	
   

  	
  Description
  Of Ground Lease

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