Document:

exv10w3

 

Exhibit 10.3

Page 2

LEASE AGREEMENT

1. PARTIES.
This Lease Agreement (“Lease”) is made and entered into on this ______ day
of ______________, 2004, by and between WELLS FARGO FINANCIAL, INC., an Iowa corporation, herein
called “Lessor”, and FEDERAL HOME LOAN BANK OF DES MOINES, herein called “Lessee”.

The Lessor, in consideration of the rents herein reserved and of the covenants, agreements and
conditions herein contained on the part of the Lessee to be kept and performed, does by this Lease
lease unto Lessee, and Lessee does accept from Lessor, the following described premises (the
“Premises”):

Approximately
__________square feet comprised of the entire third floor and a portion of the second
floor, providing access to a common stairwell, and located in the new office building proposed to
be constructed by Lessor as part of the expansion of its home office facility (the “Office
Building”) upon land generally on the south half of the block
bounded by Walnut, Locust, 8th and
9th Streets located in downtown Des Moines, Iowa (the “Land”). Lessor shall provide to the Lessee
the floor plans of the Office Building as soon as they are finalized. The floor plates of the
Office Building shall be approximately __________square feet. Lessee shall notify Lessor in writing
of its square footage floor requirements no later thirty (30) days after its receipt of such floor
plans, and Lessor and Lessee will execute a Notice of Square Footage Requirement (“Square Footage
Notice”) as Exhibit A, specifying the Premises based upon the floor plans, which amount of square
footage shall be subject to the approval of the Lessee, and shall include the actual rentable
square footage of the Premises, which shall be calculated in accordance with the American National
Standard Method for Measuring Floor Area in Office Buildings ANSI Z65.1 — 1996 (BOMA).

Lessee and its agents, employees, and invitees, have the nonexclusive right with others designated
by Lessor to the free use of the Common Areas in the Office Building and of the Land for the Common
Areas’ intended and normal purpose. Lessee and its agents, employees, and invitees shall not have
access or a nonexclusive right to Common Areas which create a security issue with other tenants of
the Office Building nor will Lessee and its agents, employees, and invitees have access or non
exclusive right to public or Common Areas which are contained within or have direct, non-secured
access to other tenants’ premises within the Office Building. Common Areas include elevators,
sidewalks, parking areas, driveways, hallways, stairways, public bathrooms, common entrances,
lobby, and other similar public areas and access ways intended for public use. Lessee shall have a
non-exclusive right to the following Common Areas: lobby, lounge/cafeteria/breakroom, stairwells,
skywalk concourse and other public spaces within the Office Building which do not create a security
issue with other tenants of the Office Building. Lessee will have limited access to loading dock
and freight elevator. Lessee must schedule use of the loading dock and elevator with management.
The Common Areas shall at all times be subject to the exclusive control and management of Lessor.
Lessor shall have the right at all times and from time to time, in its sole and absolute
discretion, and provided that Lessee’s access to the Premises and use and enjoyment of the
Premises are not materially impaired thereby, to: (i) modify, construct, install, improve, operate,
maintain, police, repair, replace, clean, and service any and all parts of the Common Areas;
(ii) close all or any portion of the Common Areas; and (iii) make alterations to the Office
Building. If Lessor shall diminish the amount or size of the Common Areas, Lessor shall not be
subject to any liability nor shall Lessee be entitled to any compensation or diminution or
abatement of Rent, nor shall such diminution of Common Areas be deemed a constructive or actual
eviction.

 

 

 

Page 3

2. LEASE TERM. The “Lease Term” shall be for a period two hundred forty (240) months
beginning the date which is the date upon which the Lessor gives Lessee written notice that Lessor
has substantially completed the improvements as set forth in
Paragraph 10 and Exhibit C, and offers
Lessee exclusive possession of the Premises. Such date to occur shall be defined as the
(“Commencement Date”), and ending two hundred forty (240) months thereafter. Lessor and Lessee will
execute a Notice of Lease Commencement Date (“Commencement
Notice”) as Exhibit B specifying the
Commencement Date and the last day of the Lease Term “Expiration Date”. Notwithstanding the
foregoing, a) the improvements set forth in Paragraph 10 shall be substantially complete on or
before January 1, 2007, and b) in the event the improvements set forth in Paragraph 10 are
substantially complete prior to January 1, 2007, Lessee has the right to delay the Commencement
Date to a date no later than January 1, 2007.

3. RENT. Base Rent, as set forth below, shall be payable in advance without demand on or
before the first day of each month commencing on the earlier of the date tenant occupies the space
and is open for business on February 15, 2007. Lessor agrees to supply Lessee a) periodic notices
of the status and estimated date of the substantial completion of the Premises during construction
and b) a sixty day notice of the actual completion date, with subsequent notices of any revisions
to the actual completion date.

Years
1-10:     $20.00 per rentable square foot (“p.s.f.”) annually.

Years 11-20:   $22.00 p.s.f. annually.

The rent checks shall be made payable to: WELLS FARGO FINANCIAL INC.

and mailed to:

WELLS FARGO FINANCIAL, INC.
   800
Walnut Street
   Des
Moines, IA 50309-3636

Attn: Corporate Properties Group — MAC Code F4030-082

4. ADDITIONAL RENT. In addition to paying the Base Rent set forth in Paragraph 3, the
Lessee shall pay as “Additional Rent” the amounts set forth in this paragraph in the same manner
and place as the Base Rent.

As used in this Lease:

a. “Calendar Year” means any twelve month period, January through December, which contains
any part of the Lease Term.

b. “Lessee’s Proportionate Share” means the percentage determined by dividing the rentable
square feet of the Premises by the total rentable square feet contained in the Office Building. In
the event the rentable square feet of either the Premises or the total Office Building changes, the
Lessor reserves the right to adjust the Lessee’s Proportionate
Share at the beginning of each
calendar year. The load factor attributable to the Lessee’s rentable square footage shall be no
less than 10% and no greater than 19%.

c. “Taxes” means all real estate taxes and assessments, special or otherwise, levied or
assessed upon or with respect to the Land and Office Building, or either, and ad valorem taxes for
Lessor’s personal property located in and used in connection with the management of the Premises
required to be paid during the Calendar Year. Should the State of Iowa, any political subdivision
thereof or any other governmental authority having jurisdiction over the land or the Office
Building impose a tax, assessment, charge, penalty or fee or increase a then existing tax,
assessment, charge, penalty or fee that the Lessor is required to pay, either by way of
substitution for such real estate taxes or ad valorem personal property taxes, or impose an income,
license or franchise tax or a tax on rents in substitution for, or in addition to, a tax levied
against the Land and/or the Office Building and/or the Lessor’s personal property used in
connection with the Land or the Office Building, such taxes, assessments, fees or charges will be
deemed to constitute

 

 

 

Page 4

Taxes hereunder. “Taxes” include all fees and costs incurred by the Lessor in seeking to obtain a
reduction of, or a limit on the increase in any Taxes, regardless of
whether any reduction or limitation is obtained. Taxes will not include any inheritance, estate, succession, transfer,
gift, franchise, net income or capital stock tax except as expressly provided herein. Lessee’s
obligation for personal property taxes is limited to personal property which serves or benefits
Lessee’s premises.

d. “Operating
Expenses” means all expenses, costs and disbursements (other than Taxes) of
every kind and nature (determined for the applicable Calendar Year on an accrual basis) paid or
incurred by the Lessor on Lessor’s behalf in connection with the ownership, promotion, and
operation of the Premises, Land, and Office Building (including any skywalks or other municipal
areas related to the operating of the Premises, Land and Office Building), except as follows and
except as specifically set out in Paragraph 5 — Lessor Services Included in Base Rent:

	 	i.	 	all other repairs,
replacements and maintenance to the Premises and the Office
Building, including fixtures and equipment, windows, the roof, foundation, exterior
walls, interior structural walls, all structural components, and all systems such as
mechanical, electrical, HVAC and plumbing which shall be performed in a manner consistent
with Class A office buildings and in a manner such that all such elements are properly
functioning throughout the Lease Term;

	 	ii.	 	cost of alterations
resulting from tenant improvements except for repairs to the
Office Building or improvements otherwise allowed as Operating Expenses;

	 	iii.	 	principal and interest payments on loans secured by mortgages or trust deeds on the
Office Building or the Land;

	 	iv.	 	cost of capital improvements, except that Operating Expenses includes the cost
during the Lease Term, as reasonably amortized by the Lessor with interest at the then
current rates for construction financing on the unamortized amount, of any capital
improvements made during the Term which reduces any of the costs included within
Operating Expenses;

	 	v.	 	costs with respect to which the Lessor receives direct reimbursement from the
tenants of the Office Building excluding those received in accordance with the operating
expense escalation clauses;

	 	vi.	 	leasing commissions, advertising costs and other expenses incurred solely to locate
new tenants for the Office Building;

	 	vii.	 	cost of legal expenses incurred to enforce lease terms that are specifically
allocable to a particular tenant;

	 	viii.	 	cost of any repairs, restoration or other work necessitated by fire, windstorm or
other insured casualty to the extent that proceeds have been received by the Lessor; and

	 	ix.	 	cost incurred in connection with the operation of the parking garage in the Office
Building.

e. “Office Building” as used in this Lease includes all corridors, lobbies, sidewalks,
skywalks or other municipal areas related to the operating of the Office Building, loading areas,
parking areas, if any, and driveways and other public areas in or around the Office Building as
well as all structural components of the Office Building.

 

 

 

Page 5

The Lessee will pay to the Lessor as Additional Rent, in addition to the Base Rent required
pursuant to Paragraph 3, an amount (“Tax Amount”) equal to the Lessee’s Proportionate Share of the
Taxes paid with respect to each Calendar Year. The Lessee will also pay to the Lessor as Additional
Rent, in addition to the Base Rent required by Paragraph 3, an amount (“Operating Expense Amount”)
equal to the Lessee’s Proportionate Share of the Operating Expenses incurred by the Lessor with
respect to each Calendar Year. The Tax Amount and the Operating Expense Amount with respect to each
Calendar Year will be paid in monthly installments at the same time and place as Base Rent under
the Paragraph 3 is to be paid in an amount estimated from time to time by the Lessor. The Lessor
may estimate the Tax Amount and Operating Expense Amount at the beginning of each Calendar Year and
require the Lessee to pay one-twelfth (1/12) of the estimated amount as Additional Rent. Written
notice of the amounts will be given to the Lessee.

The Lessor will keep books and records showing the Tax Amount and the Operating Expenses in
accordance with generally accepted accounting principles. The Lessor will cause the amount of the
Tax Amount and the Operating Expense Amount for the Calendar Year to be computed and will deliver
to the Lessee a statement of the Tax Amount and the Operating Expense Amount. In determining the
amount of Taxes for any year, the amount of special assessments to be included will be limited to
the amount of the installment (plus any interest payable thereon) of the special assessment that
would have been required to be paid during such year if the Lessor had elected to have such special
assessment paid over the maximum period of time permitted by laws. The amount of any refund of
Taxes received by the Lessor will be credited against Taxes for the year in which the refund is
received. The Lessor will furnish a statement of actual costs with respect to the items set forth
above no later than March 31 of the following Calendar Year including the year following the year
in which this Lease terminates. In the event that the Lessor is, for any reason, unable to furnish
the accounting for the prior year by such date of any year, the Lessor will furnish such accounting
as soon thereafter as practicable with the same force and effect as the statement would have had if
delivered on or before March 31 of such year. The Lessee will pay any deficiency to the Lessor as
shown by such statement within fifteen days after demand therefor. If the total amount paid by the
Lessee during any Calendar Year exceeds the actual Tax Amount or Operating Expense Amount due from
the Lessee for such Calendar Year, the excess will be credited against payments next due. If no
such payments are next due, the excess will be refunded by the Lessor.

Lessee
shall have the right, at its sole cost and expense, to examine
Lessor’s books and records
relating to the determination of any expenses of which Lessee is obligated to pay, in whole or in
part; provided, however, that Lessee shall give Lessor thirty days prior written notice of its
intent to exercise such right, the inspection may not take place outside of normal business hours,
and the Lessee shall not interfere with Lessor’s normal business activities. If it is determined
that Lessor overcharged Lessee by any amount, during any given year, then Lessor shall reimburse
Lessee such overcharge. If it is determined that Lessor overcharged Lessee by greater than five
percent (5%) than the amount it was entitled to charge Lessee during any given year, then Lessor
shall reimburse Lessee such overcharge plus all costs of Lessee’s audit. Notwithstanding the
foregoing, the parties hereto agree to and acknowledge the following with respect to any audit
conducted by the Lessee pursuant to this paragraph:

	 	i.	 	Lessor shall not be obligated to keep such records for more than three (3) years
after the end of any particular operating cost year to which they pertain.

	 	ii.	 	Lessee shall not have more than two (2) persons present at any one time at the site
of the audit.

	 	iii.	 	The Lessor shall choose the location for the audit, and Lessee shall be notified of
such location in writing within ten (10) days following its receipt of Lessee’s notice
with respect to the initiation of such audit.

 

 

 

Page 6

	 	iv.	 	Lessee shall not be entitled to conduct more than one (1) audit each year of
operating costs during the term of this Lease.

	 
	 	v.	 	Lessee will use reasonable expediency in completing an audit.

	 	vi.	 	Lessee shall be entitled to examine only records which directly pertain to the
calculation of Lessee’s operating costs, and the specific components thereof, and Lessee
shall not be entitled to examine any other type or category of records which Lessor might
maintain whatsoever.

	 	vii.	 	In the event any overpayments or underpayments of operating
costs are discovered during the course of any audit conducted hereunder, a compensating
adjusted payment shall be made from the party owing the other within thirty (30) days of
the last day of the audit in question.

	 	viii.	 	Lessee agrees that it will bear its cost of any such audit conducted pursuant to
this provision, including the costs of any professional fees. Lessor agrees to bear its
own costs incurred during any such audit unless the overcharge was equal to or greater
than 5% then Lessor shall bear the total cost of the audit.

	 	ix.	 	Lessee agrees to keep any and all audit findings, data and information pertaining
to any audit conducted pursuant hereto absolutely confidential between Lessor and Lessee,
including without limitation any photocopies obtained by Lessee during the course of any
such audit unless such information is required by law, subpoena, or court order.

5. SERVICES PROVIDED BY LESSOR.

a. If there is no uncured event of default by Lessee, Lessor shall furnish for the occupied
portion of the Premises the following services, at Lessor’s cost and expense as part of the Base
Rent, except as specifically stated in this paragraph:

	 	i.	 	HVAC: Maintaining central heat and air conditioning (heating and cooling
as required by the seasons) during Lessor’s normal business days Monday-Friday from
7:00 a.m. to 6:00 p.m., and on Saturdays from 8:00 a.m. to 5:00 p.m. (except on holidays)
in temperatures and amounts which are reasonably required for comfortable occupancy under
normal business operations. Lessor shall maintain indoor air temperature during occupied
office hours at 73F +/- 1.5 degrees F and relative humidity between 30% to 60%, at
coincident outdoor air temperature between 10F below zero and 98F above zero. Lessor
shall provide outdoor air ventilation to maintain indoor air quality per ASHRAE 62-2001
standards. The air conditioning and heating air velocity at the worktop or desktop level
shall be less than 80 feet per minute to maintain draft-free conditions. If Lessee
requires heating or cooling during other hours, Lessor will furnish the same for the
areas of the Premises specified as requested by Lessee to building management before noon
on the preceding business day. For this service Lessee will pay Lessor, upon receipt of
Lessor’s statement, a charge which shall be $25.00 per hour and in any event shall be no
greater than market expense.

	 
	 	ii.	 	Restroom Facilities: Exclusive
restroom facilities for the entire third
floor and non-exclusive restroom facilities for the portion of the Premises located on
the second floor, water for lavatory and toilet purposes, cold water for drinking, and
hot water (at prevailing temperatures prescribed by applicable law) for lavatory
purposes, all at points of supply provided for general use of occupants in the Office
Building through fixtures installed by Lessor.

 

 

 

Page 7

	 	iii.	 	Passenger Elevator Service: Passenger Elevator service in common with other
occupants of the Office Building for access to and from the floor(s) during normal
business days on which the Premises are located (Lessor may limit the number of elevators
operating outside normal business hours), and freight elevator service only when
scheduled through the manager of the Office Building.

	 
	 	iv.	 	If the portion of the Premises located on the second floor contains less square
footage than the entire useable floor area, the exact location of the Premises shall be
determined by Lessor through the design and architecture of the Office Building and the
construction of the Office Building’s core architecture including but not limited to the
restrooms and passenger elevators. Lessor shall not be responsible for providing separate
restrooms and/or elevators for any partially leased floor area by Lessee.

	 
	 	v.	 	Adequate Electric Lighting: Lessor shall provide adequate electric lighting
for the Premises and all Common Areas and special service areas of the Office Building as
Lessor determines to be reasonable and standard, including replacement of Office Building
standard light bulbs and tubes.

	 
	 	vi.	 	Skywalk access: Lessor shall provide Lessee with direct connectivity to Des
Moines Skywalk system via the Merchants Building and Wells Fargo Financial Skyview
Building.

	 
	 	vii.	 	Base Building Security and Card Access System: Security services for Common
Areas shall be provided as determined by Lessor and considered reasonable for Class A
commercial building space. Lessor shall provide secured card access system into the
Office Building and shall provide security cards to Lessee. Notwithstanding any other
provision contained herein to the contrary, Lessor shall not be liable in any manner for
the failure of any such security personnel, services, procedures or equipment to prevent
or control, or apprehend anyone suspected of personal injury, property damage or criminal
conduct in, on or around the property.

	 
	 	viii.	 	Cafeteria or Breakroom Facilities: Lessee’s employees and business
invitees shall have reasonable access to and the use of cafeterias and/or breakrooms
within the Common Areas or as allowed by Lessor in order to prevent security issues with
other tenants of the Office Building during any hours such cafeterias and/or breakrooms
are open.

	 
	 	ix.	 	Stairwell Access: Lessee’s employees shall have access to and the use of
the stairwell located between the second and third floors of the
Office Building and shall be provided separate card access to such floors from the stairwell.

	 
	 	x.	 	Common Area Maintenance: All
maintenance costs attributable to the Common Areas.

	 
	 	xi.	 	Property Insurance: Property insurance for the Office Building as specified
in Paragraph 18.

	 
	 	xii.	 	Property Management. Lessor shall provide professional property management
of the Office Building including all building systems and Common Areas. Property
management as herein defined shall include the following services: coordination of
maintenance of the Common Areas and Lessor’s repairs and replacement to the Premises,
lease issues, billing and other related work with Lessee, and all 

 

 

 

Page 8

other required services
as it relates to the overall management of the Office Building and Premises.

b. If there is no uncured event of default by Lessee, Lessor will furnish for the occupied
portion of the Premises the following services, at Lessee’s cost and expense as Additional Rent:

	 	i.	 	Electric Service for the Premises: The Lessee shall pay to the Lessor the
cost of all electricity used by Lessee in the Premises. The cost of such electricity
shall be billed monthly by Lessor to Lessee as Additional Rent at an amount equal to the
actual cost for the services supplied. Lessor at its expense shall provide meters or
sub-meters for any utility, which is to be paid for by Lessee. Lessee’s use of electrical
service in the Premises shall not exceed, either in voltage, rated capacity, use or
overall load that which Lessor deems to be standard for the Office Building. Such
standard shall be set forth in Lessee’s Work Letter attached hereto as Exhibit C.

	 
	 	 	 	All installations of electrical fixtures, appliances and equipment within the Premises
installed by Lessee, shall be subject to Lessor’s approval, which shall not be
unreasonably withheld or delayed. If such installation affects the temperature or humidity
otherwise maintained, Lessee may at Lessee’s cost with Lessor’s approval, which shall not
be unreasonably withheld or delayed, install supplemental air-conditioning units (which
cost shall include the additional electrical consumption of such units and costs
associated with the removal of any additional heat load). Lessee’s use of electricity
shall not exceed Lessee’s share of the capacity of existing feeders to the Office Building
or of the risers, wiring installations and transformers serving the floor(s) containing the
Premises.

	 
	 	ii.	 	Janitorial Services: The Lessee shall pay to the Lessor the cost of
janitorial services supplied by Lessor for Lessee. The cost for Janitorial Services shall
be billed monthly by Lessor to Lessee as Additional Rent at an amount equal to the actual
cost or expense for services attributable to the Premises, based upon specifications and
standards to be determined by Lessee, and supplied by Lessor’s designated service
provider for the Premises. Lessee shall not enter into any agreements with any janitorial
service providers other than Lessor’s provider without the express written consent of
Lessor, which consent shall not be unreasonably withheld or delayed.

	 
	 	iii.	 	Security Patrol Services: The Lessee shall pay to the Lessor the cost of
security patrol services supplied by Lessor for Lessee. The cost for Security Patrol
Services shall be billed monthly by Lessor to Lessee as Additional Rent at an amount
equal to the actual cost or expense for services attributable to the Premises, based upon
specifications and standards to be determined by Lessee, and supplied by Lessor’s
designated service provider for the Premises. Lessee shall not enter into any agreements
with any security service providers other than Lessor’s provider without the express
written consent of Lessor, which consent shall not be unreasonably withheld or delayed.

	 	iv.	 	Below Grade Parking: The Lessor shall provide ten (10) below grade parking
stalls to Lessee for the term of the lease at a rate of $120.00 per stall, per month.
Lessor will bill Lessee at the beginning of each calendar year the total amount due for
the year which will be payable by Lessee within thirty (30) days of Lessee’s receipt of
Lessor’s invoice. Location of the reserved stalls shall be designated by Lessor at its
sole discretion and Lessor has the right with ten (10) days notice to relocate designated
location of stalls. Lessee shall furnish Lessor

 

 

 

Page 9

with a list of its employees using the
below grade parking and the license numbers of their vehicles within fifteen (15) days
after Lessor requests such information. Lessee shall be responsible for ensuring that its
employees comply with all the provisions of this paragraph and such other parking rules
and regulations as may be adopted and implemented by Lessor from time to time, including,
but not limited to, systems of validation, shuttle transportation or any other programs
which may be deemed necessary or appropriate by Lessor to control, regulate or assist
parking for the Office Building. Every designated parker is required to park and lock
his/her own vehicle. All responsibility for damage to or loss of vehicles is assumed by
the parker and Lessor shall not be responsible for any such damage or loss by water,
fire, defective brakes, the act or omissions of others, theft, or for any other cause.
Lessee and its employees shall only park in parking areas designated by Lessor. Lessee
shall not park any vehicles in the parking areas other than automobiles, motorcycles,
motor driven or non-motor driven bicycles or four wheeled trucks. Vehicles must be
parked entirely within painted stall lines of a single parking stall. All directional
signs and arrows must be observed. The speed limit within all parking areas shall be five
(5) miles per hour. Parking is prohibited: (a) in areas not striped for parking; (b) in
aisles; (c) where “no parking” signs are posted; (d) on ramps; (e) in cross-hatched
areas; and (f) in reserved spaces and in such other areas as may be designated by Lessor.
Washing, waxing, cleaning or servicing of any vehicle in any area not specifically
reserved for such purpose is prohibited. After written notice and continued failure to
abide by these rules, Lessor may refuse to permit any person who violates these rules to
park in the parking areas, and any violation of the rules shall subject the vehicle to
removal, at such vehicle owner’s expense. Notwithstanding anything to the contrary
contained herein, nothing in this paragraph shall be construed to relieve Lessor from any
liability resulting from its negligence or willful misconduct.

c. It is understood that Lessor does not warrant that any of the services referred to in this
Section will be free from interruption from causes beyond the reasonable control of Lessor. No
interruption of service shall ever be deemed an eviction or disturbance of Lessee’s use and
possession of the Premises or any part thereof or render Lessor liable to Lessee for damages,
permit Lessee to abate Base Rent or Additional Rent or otherwise relieve Lessee from performance of
Lessee’s obligations under this Lease. Notwithstanding the foregoing, if any “Essential Service”
(as hereinafter defined) which Lessor is required to provide to the Premises pursuant to the terms
of this Section is interrupted due to the negligence or other reasons within the reasonable control
of Lessor, its agents or employees (a “Service
Interruption”) and such Service Interruption causes
all or a material portion of the Premises to be untenantable (the “Affected Space”) for a period of
five (5) or more consecutive business days after written notice thereof from Lessee to Lessor (the
“Interruption Notice”), then, provided that Lessee is unable to conduct business in the Affected
Space, the annual Base Rent shall abate (the “Abatement Right”) in the proportion that the
rentable square footage of the Affected Space actually vacated by Lessee bears to the rentable
square footage of the Premises, which abatement shall commence on the first (1st) business day
following Lessor’s receipt of the Interruption Notice and expire on the earlier of Lessee’s ability
to conduct business of the Affected Space or the date that the
Service Interruption is remedied. Lessor shall also use commercially reasonable efforts to remedy any Service Interruption.
Notwithstanding the foregoing, in no event shall Lessee be entitled to the Abatement Right or any
other remedy if the interruption of any Essential Service is caused in whole or in part by the
negligence of Lessee, its agents or employees. Lessee agrees that the Abatement Right shall be
Lessee’s sole remedy in the event of a Service Interruption and Lessee hereby waives any other
rights against Lessor, at law or in equity, in connection therewith, including, without limitation,
any right to terminate this Lease, to claim an actual or constructive eviction, or to bring an
action for money damages; provided, however, that in the event that the Abatement

 

 

 

Page 10

Right continues hereunder for thirty (30) consecutive days, then Lessee shall have the right to
terminate this Lease upon at least thirty (30) days prior written notice to Lessor prior to the
date the Abatement Right hereunder has expired (except, however, that if the Abatement Right
expires prior to the termination date set forth in said notice, then the termination notice shall
be null and void and this Lease shall continue in full force and effect). For purposes of this
Section, an “Essential Service” shall mean the service provided by the HVAC systems, plumbing and
waste disposal systems and electrical systems (to the extent supplied by Lessor).

6. DELIVERY AND ACCEPTANCE OF PREMISES. By taking possession of the Premises, Lessee shall
conclusively evidence that (subject only to matters noted in any punch list which Lessee may
deliver to Lessor pursuant to this Lease) the Premises are fully completed and are suitable for
Lessee’s purposes; and that the Premises are in good and satisfactory condition. Notwithstanding
the foregoing, Lessor shall repair any defects in the Premises to the extent any such defects are
covered by warranties related to the construction of the Premises or Office Building. Repairs not
covered by warranty shall be the sole responsibility of the Lessee or Lessor, as provided in
Paragraph 10. If Lessee takes possession of the Premises prior to the Commencement Date for any
reason whatsoever, such possession shall be subject to all the terms and conditions of the Lease
and Lessee shall pay Base Rent and Additional Rent on a per diem basis for each day of occupancy
prior to the Commencement Date.

7. USE OF PREMISES.

(a) Permitted Use: Lessee will use and occupy the Premises only for general office use,
using and maintaining them in a clean, careful, safe, sanitary and proper manner.

(b) Liability for Misuse: Lessee will pay for any damage to the Premises or to any other
part of the Office Building caused by any negligence or willful act or any misuse or abuse by
Lessee or any of its agents, employees, licensees, or invitees, normal wear and tear excepted.

(c) Limitation on Use: Lessee will not cause anywhere in the Office Building or permit in
the Premises (i) any activity or thing contrary to applicable law, ordinance, regulation or
insurance regulation; or which is in any way immoral, hazardous or could jeopardize the coverage of
normal insurance policies or a substantial increase their cost; (ii) waste or nuisance, defacing
or injury of the Office Building or any activity causing odors, sound or electro-magnetic radiation
(other than normal cellular telephones) perceptible outside the Premises; (iii) retail sales,
purchases or storage of merchandise; (iv) cooking or heating food or beverages (except by microwave
ovens or coffee machines suitable for commercial use and used solely for Lessee’s employees); or
(v) overloading of the floor or the structural or mechanical systems of the Office Building. Lessee
shall not create any nuisance or interfere with, annoy, or disturb any other Lessees or occupants
of the Office Building or the Lessor and in its management hereof, and shall not injure the
reputation of the Office Building. Lessee shall not erect or place any item (including but not
limited to signs) in, upon or visible from the exterior or the Common Areas of the Office Building,
with the exception of Lessee’s signage within Lessee’s reception area which shall be subject to
Lessor’s approval of which approval shall not be unreasonably withheld or delayed.

8. LESSEE’S ALTERATIONS. Other than Lessee’s original improvements, as outlined in
Lessee’s Work Letter attached hereto as Exhibit C and Lessee’s Plans and Specifications attached
hereto as Exhibit D (which exhibits will be approved and attached to this Lease no later than July
31, 2004), Lessee will not make or permit alterations, additions, or improvements (including
fixtures) in or to the Premises (collectively “Alterations) without Lessor’s prior written consent,
which shall not be unreasonably withheld. Prior to commencing any Alteration work and as a
condition to obtaining Lessor’s consent, Lessee must furnish evidence of contractor’s and
subcontractor’s insurance in a type and amount acceptable to Lessor; and payment bond or

 

 

 

Page 11

other security, all in form and amount satisfactory to Lessor. All contractors must be licensed and
approved in writing by Lessor. All such Alterations shall be installed in a good workmanlike manner
using new materials. Lessor shall have the right to designate reasonable rules, regulations and
procedures for the performance of work in the Office Building. Lessee agrees to hire Lessor’s
architect/and or engineers to prepare and consult on all plans for Lessee’s initial interior
improvement. All Alterations, by Lessee or Lessor shall comply with insurance requirements, codes,
ordinances, laws and regulations, including without limitation, compliance with Americans with
Disabilities Act. Lessor’s approval of Lessee’s plans and specifications or supervision of any work
performed for or on behalf of Lessee shall not be deemed to be a representation by Lessor that such
plans and specifications comply with applicable insurance requirements (which shall be provided to
Lessee by Lessor), building codes, ordinances, laws or regulations or that any such Alterations
shall be adequate for Lessee’s use. Lessor will supervise or inspect this work, as it may pertain
to the Office Building’s structural, HVAC, electrical, plumbing or life safety systems, any such
supervision, inspection, approval or consent being solely for Lessor’s benefit and in no way
constituting any warranty by Lessor or any other undertaking or waiver by Lessor. As a further
condition to Lessor’s consent to such Alterations to insure Lessor against any liability for
mechanics’ and materialmen’s liens and to ensure completion of work, Lessor may require Lessee at
Lessor’s benefit and at Lessee’s sole cost, to provide Lessor with a payment and performance bond
for 1.5 times the cost of the Alterations. In such case, Lessee shall not commence such work until
it has delivered such bond to Lessor and Lessor has approved the same. Upon completion of any
Alterations, Lessee shall furnish “as built” plans, contractor’s affidavits and full and final
waivers of lien and receipted bills covering labor and materials.

9. REPAIRS AND MAINTENANCE. At all times during the term hereof, Lessee, at Lessee’s
expense, will maintain the Premises in good and usable condition and promptly make, at its expense,
all necessary non-structural repairs and replacements to the Premises and perform and pay for the
operation, maintenance and repair of fixtures and supplemental air conditioning units or any other
equipment, which may be installed by Lessee, Lessee will immediately pay the cost of repair and
replacement due to damage or injury to the Office Building by Lessee or its employees, agents,
partners, officers, licensees, invitees, subcontractors or guests, ordinary wear and tear excepted.
Lessee shall make all required repairs promptly. If Lessee fails to make such repairs to the
Premises within thirty (30) days after Lessor’s written notice to Lessee, Lessor may, at its
option, make such repairs, and Lessee shall pay all such reasonable costs. Lessee shall pay all such
reasonable costs to the Lessor on demand as Additional Rent. Notwithstanding the foregoing, Lessee
shall not be responsible for any repairs or replacements to the Premises to the extent that any
such work is covered by any warranties.

Except
for repairs, replacements and maintenance that Lessee is obligated to perform pursuant to
this Paragraph 9, Lessor shall perform all other repairs, replacements and maintenance to the
Premises and the Office Building in a manner consistent with Class A office buildings and in a
manner such that all such elements are properly functioning throughout the Lease Term, including
the exterior walls, the roof, and foundation, windows, plumbing and interior structural walls of
the Office Building, and any common use mechanical, electrical, sanitary, heating, ventilating, air
conditioning or other systems or equipment within the Office Building that are not exclusively used
by any Lessee in good order, condition, and repair, shall replace the same as required, in Lessor’s
sole and absolute judgment, and shall comply with all Laws related
thereto. Lessee shall not make
any repairs to the Premises, the Common Areas, or the Office Building at the cost of Lessor, whether
by deduction or offset of rent or otherwise, or vacate the Premises or terminate this Lease if
repairs which Lessor is obligated to make under this Lease are not made, and Lessee hereby waives
any and all such right under any Laws to the contrary.

10. LESSOR’S CONSTRUCTION. Prior to January 1, 2007, Lessor shall construct, substantially
complete, and deliver the Premises to Lessee, as described in Exhibit C 

 

 

 

Page 12

(“Lessee’s Work Letter”)
and Exhibit E (“Building Shell and Core Specifications”). All such improvements shall immediately
become Lessor’s property and a part of the Office Building without compensation to Lessee but
subject to Lessee’s rights hereunder, and Lessee will promptly notify Lessor of the value thereof
for insurance purposes. Lessee will hold Lessor and its employees forever harmless against any and
all claims, expenses (including taxes) and liabilities of every kind, which may arise out of or in
any way be connected with any work performed by or under the control of Lessee. Any additional
alterations, repairs and replacements above and beyond the construction outlined in Lessee’s Work
Letter shall be at Lessee’s expense and shall be in accordance with paragraphs 8 and 9.

The Building Shell and Core Specifications shall include 1) two electrical feeds for redundancy and
two independent local telecommunications service provider links; and 2) a generator to provide
service to all life safety systems and elevators; 3) UPS/generator service to provide for high end
technical equipment including, but not limited to phone switches, computer servers, computer rooms,
routers and other related equipment located within data closets. Generator and UPS systems will not
support standard employee office equipment. Lessee may install its own UPS and generator at it own
cost at locations to be determined and subject to Lessor’s approval, which shall not be
unreasonably withheld.

For purposes of this Lease, “substantially complete” means

	 	(i)	 	completing Lessee’s improvements so that (a) Lessee can use the Premises for its
intended purposes without material interference to Lessee conducting its ordinary
business activities and (b) the only incomplete items are minor details of construction,
mechanical adjustments, or finish work, i.e., touch-up plastering or painting;

	 
	 	(ii)	 	a temporary or permanent certificate of occupancy for the Premises has been secured
from the local municipality;

	 
	 	(iii)	 	Lessee, its employees, agents, and invitees, have ready access to the Office
Building and the Premises through the lobby, entranceways, elevators, and hallways;

	 
	 	(iv)	 	the Premises are ready for the installation of any equipment, furniture, fixtures,
or decoration that Lessee will install;

	 
	 	(v)	 	the following items are completed or installed and in good operating order — (a)
building lobby, (b) hallways on floor on which Premises are located (including walls,
flooring, ceiling, lighting, etc.), (c) elevators, HVAC, utilities, and plumbing serving
the Premises, and (d) the doors and hardware, (e) bathrooms; and

	 
	 	(vi)	 	the Premises are broom clean.

Before
the Commencement Date, the parties shall inspect the Premises, have all systems
demonstrated, and prepare a punch-list. The punch-list shall list incomplete; minor, or
insubstantial details of construction; necessary mechanical adjustments, and needed finish work.
Lessor will complete the punch-list items within thirty (30) days after the Commencement Date
unless forces majeure as defined in Section 32(h) cause unavoidable delays. In the event Lessor
does not complete the punch-list items within sixty (60) days after written notice by Lessee,
Lessee has the right to complete such punch-list items and Lessor shall be liable to Lessee for any
expenses actually incurred to complete such punch-list items plus an administrative fee of 10% of
said actual costs.

 

 

 

Page 13

Lessor shall, at its sole cost and expense, promptly correct any latent defects as they become
known, if Lessee notifies Lessor within thirty (30) days after Lessee first learns of the defect.

Lessee may enter the Premises prior to the Commencement Date, subject to Lessor’s approval, which
shall not be unreasonably withheld, in order that Lessee may do such other work as may be required
by Lessee to make the Premises ready for Lessee’s use and occupancy.

In the event Lessor does not substantially complete and deliver the Premises to Lessee on or before
January 1, 2007, Lessor shall be liable for all actual damages suffered by Lessee due to such delay
in delivery and shall pay to Lessee an amount equal to all such actual damages which are properly
evidenced by Lessee within thirty (30) days from Lessor’s
receipt of Lessee’s evidence of such
actual damages. Notwithstanding the foregoing, Lessor shall have no liability to Lessee for delays
caused by forces majeure as set forth in Paragraph 32(h) hereof.

11. LESSEE’S PROPERTY. All furniture, trade fixtures and other personal property installed
or kept by Lessee on the Premises, whether attached or not, may be removed by Lessee at any time
provided that Lessee shall repair any material damage caused by said removal.

12. LIENS PROHIBITED. Lessee will not permit any lien on any part of the Office Building
claimed to result from work or materials furnished to or for, or obligations incurred by or for,
Lessee. Lessee agrees to indemnify, defend and hold harmless Lessor for any damages or costs
sustained by Lessor which are caused by the existence of any such lien placed on any part of the
Office Building by, through or under Lessee. Neither this lease nor any request or consent of
Lessor to the labor, materials or obligations, is consent to such a lien. Should any mechanic’s
lien be asserted or filed by reason of Lessee’s work or improvements, Lessee shall immediately
cause the same to be discharged and released of record by bond or otherwise. Lessee’s failure to
cause the same to be discharged and released or bonded within ten (10) business days after notice
thereof shall be a material breach of this Lease, notwithstanding any other provision of this
Lease to the contrary.

13. SUBLET OR ASSIGNMENT. Lessee may not, whether voluntarily or by operation of law,
sublet all or any part of the Premises or assign its interest in this Lease. In addition, Lessee
may not mortgage, pledge or hypothecate this Lease. Any prohibited assignment, sublease, mortgage,
pledge or hypothecation is voidable by Lessor.

14. CONVEYANCE BY LESSOR. Lessor reserves the right to sell or assign and convey part of or
all of its interest in the Office Building including the Premises provided that Lessee’s possession
of the leased property and Lessee’s rights and privileges under this Lease shall not be diminished
or interfered with by such sale or assignment. In the event of such sale or assignment, Lessor
shall thereby be released from any further obligations under this Lease, and Lessee will attorn and
look solely to Lessor’s successor in interest for performance of those obligations.

15. LESSEE’S INDEMNIFICATION. Lessee will indemnify, and hold and save Lessor, its
affiliates and managing agent and their respective employees (“Indemnitees”) harmless from all
fines, losses, costs, expenses, liabilities, claims, demands, actions, damages and judgments
suffered by, recovered from or asserted against the Indemnitee, of every kind and nature, resulting
from any breach, violation or nonperformance by Lessee of any provisions of this lease; or from
injury or damage to person or property incident to, arising out of, or caused (proximately or
remotely in whole or part) by any negligence or misconduct by Lessee or any direct or indirect
assignee or any of their employees, or in any other way from their occupancy

 

 

 

Page 14

or use of the
Premises. If any such proceeding is brought against an Indemnitee, Lessee will retain counsel to
defend Indemnitee at Lessee’s sole cost and expense. All such liabilities, including reasonable
attorney’s fees and court costs, shall be a demand obligation owing by Lessee to Lessor. Lessee’s
obligations under this paragraph shall survive the termination or expiration of this Lease.

16. LESSOR’S INDEMNIFICATION. Lessor shall indemnify, and hold and save Lessee, its
affiliates, agents, and their respective employees (“Indemnitees”) harmless from all fines, losses,
costs, expenses, liabilities, claims, demands, actions, damages and judgments suffered by,
recovered from or asserted against the Indemnitee, of every kind and nature, resulting from any
breach, violation or nonperformance by Lessor of any provisions of this lease; or from injury or
damage to person or property incident to, arising out of, or caused (proximately or remotely, in
whole or part) by any negligence or misconduct by Lessor or any agent or any of their employees, or
in any other way from their management or use of the Office Building. If any such proceeding is
brought against an Indemnitee, Lessor will retain counsel to defend Indemnitee at lessor’s sole
cost and expense. All such liabilities, including reasonable attorney’s fees and court costs, shall
be a demand obligation owing by Lessor to Lessee. Lessor’s obligations under this paragraph shall
survive the termination or expiration of this Lease.

17. WAIVER OF SUBROGATION. Lessor and Lessee hereby waive and release each other from any
and all right of recovery, claim, action or cause of action, against each other, their agents,
officers and employees, for any loss or damage that may occur to the Premises, improvements to the
Office Building, or personal property within the Office Building, by reason of fire, acts of
terrorism or forces majeure, regardless of cause or origin, including negligence of Lessor or
Lessee and their agents, officers and employees. At all times during
the term, Lessor shall, at its
expense, carry fire and extended coverage insurance on the Office Building endorsed to show that
any right of recovery against Lessee has been waived. Lessor and Lessee shall look solely to their
own insurance in the event of destruction or damage to the personal property of either by reason of
fire. Lessor and Lessee each agree to notify their present or future insurer or insurers that in
the event of fire, each has waived subrogation against the other during the entire term of this
Lease, for loss of or damage to personal property, and to furnish satisfactory evidence showing
that said notice of such waiver has been given. Lessor and Lessee each hereby agrees to indemnify
and to hold the other harmless for any loss sustained because of the other’s failure to carry out
the obligations provided in this Lease relating to the waiver of subrogation.

18. INSURANCE. Lessee agrees to carry, at Lessee’s expense, comprehensive general liability
insurance on the Premises in the amount of $1,000,000 combined single limits for bodily injury and
property damage, and excess umbrella liability insurance in the amount of $10,000,000. Lessee shall
furnish to Lessor, on its request, a certificate to show that such insurance is in force. Lessee
reserves the right to self-insure with respect to any other property damage, plate glass or
casualty coverage required by the Lessor.

Lessor covenants and agrees that during the term, Lessor will carry and maintain the following
insurance for the Office Building, at Lessor’s sole expense:

General comprehensive public liability insurance covering the Common Areas against claims for
personal or bodily injury or death or property damage occurring upon, in or about the Common Areas
(including contractual, indemnity and liability coverage to cover Lessor’s indemnities), such
insurance to afford protection to the limit of not less than $5,000,000 combined single limit or
such higher limits as Lessor may elect, at its option, to carry from
time to tine, on an occurrence
basis, in respect to injury or death to any number of persons and broad form property damage
arising out of any one (1) occurrence, operations hazard, owner’s protective

 

 

 

Page 15

coverage, contractual
liability, with a cross liability clause and a severability of interest clause to cover Lessor’s
indemnities, with a commercially reasonable deductible.

Property insurance on all-risk extended coverage basis (including coverage against fire, wind,
tornado, or other similar acts of nature, terrorism, vandalism, malicious mischief, water damage
and sprinkler leakage) covering the Office Building in an amount not less than one hundred percent
(100%) of full replacement cost thereof, subject to a commercially reasonable deductible.

Such other insurance as Lessor may elect, at its option, to carry and maintain from time to time.

This insurance coverage shall extend to any liability of each party arising out of the indemnities
provided for in this Lease. Each party shall name the other party as an additional insured on said
policy and shall deposit the policy or policies of such insurance, or certificates thereof, with
the other party, within ten (10) days prior to the Commencement Date. Each party’s insurer under
the policies required hereunder shall agree by endorsement on the policy issued by it or by
independent instrument that it will give the other party thirty (30) days’ prior written notice
before said policy or policies shall be altered or canceled.

19. DAMAGE OR DESTRUCTION.

(a) Insured Casualty: If the Office Building or other improvements of which the Premises
are a part shall be damaged or destroyed by fire, acts of terrorism, or other casualty fully
covered by Lessor’s fire and extended insurance, Lessor shall proceed promptly and with all
reasonable diligence to repair and restore the Office Building and other improvements so damaged or
destroyed to the condition the same were immediately prior to such damage or destruction, with such
changes, if any, as Lessor and Lessee may agree upon. If the Premises are rendered partially or
totally uninhabitable as a result of such casualty, then to the extent the Premises are rendered
uninhabitable, the Base Rent and Additional Rent shall be proportionately abated until the Lessor
has completed such repair, reconstruction or restoration and Lessee has reopened for business
subsequent to any casualty occurring in the Premises. Lessor shall notify Lessee of its intention
to restore the Premises within thirty (30) days of such casualty. If the Premises and other
improvements are not repaired and restored in accordance with this paragraph within ninety (90)
days after said damage or destruction, or if Lessor has not begun to make said repairs or
restoration within ninety (90) days, then Lessee or Lessor may at its sole option terminate this
Lease forthwith, without further obligation or penalty of any kind, and such termination shall be
effective as of the date of such casualty.

(b) Uninsured Casualty: If the Office Building or other improvements of which the Premises
are a part shall be damaged or destroyed by fire or other casualty not fully covered by Lessor’s
fire and extended insurance, Lessor shall have the option to terminate this Lease, or repair and
restore the Premises to substantially the same condition as existed on the date the Lessor
delivered original possession of the Premises to Lessee. In the event Lessor has agreed to rebuild
and restore the Premises, this Lease shall continue in full force and effect and there shall be a
proportionate abatement of Base Rent and Additional Rent payable under this Lease based on the
amount of leasable square footage of the Premises that is uninhabitable. Lessor shall notify Lessee
of its intention to restore the Premises within thirty (30) days of such casualty. If the Premises
and other improvements are not repaired and restored in accordance with this paragraph within
ninety (90) days after said damage or destruction, or if Lessor has not begun to make said repairs
or restoration within ninety (90) days, then Lessee or Lessor may at its sole option terminate this
Lease forthwith, without further obligation or penalty of any kind, and such termination shall be
effective as of the date of such casualty.

20. EMINENT
DOMAIN. In the event the Office Building or any part thereof shall be taken or
condemned either permanently or temporarily for any public or quasi-public use or purpose

 

 

 

Page 16

by any
authority in appropriation proceedings or by any right of eminent domain, the entire compensation
award therefor, including, but not limited to, all damages as compensation for diminution in value
of the leasehold, reversion and fee, shall belong to the Lessor without any deduction therefrom
for any present or future estate of Lessee, and Lessee hereby assigns to Lessor all its right,
title and interest to any such award. However, Lessee shall have the
right, to the extent
permitted by law, to interpose and prosecute an independent claim against such authority for
Lessee’s loss of business, the value of its leasehold,
relocation expenses, and for the value of
Lessee’s alterations, fixtures and improvements, together with Lessee’s cost of installation
thereof.

In the event of a taking under the power of eminent domain of more than (i) thirty percent
(30%) of the Common Areas, or (ii) fifty percent (50%) of the floor area of the Office Building (as
constituted prior to such taking) either Lessor or Lessee shall have the right to terminate this
Lease without penalty by notice in writing given within ninety (90) days after the condemning
authority takes possession, in which event all rents and other charges shall be prorated as of the
date of such termination. In the event ten percent (10%) or more of the premises are taken, or the
taking materially impairs 1) Lessee’s ability to operate its business, 2) Lessee’s access to the
Premises, or 3) Lessee’s access to parking granted in this Lease, Lessee shall have the sole option
of terminating this Lease without penalty or obligation of any kind.

In the event of a taking of any portion of the Premises not resulting in a termination of this
Lease, Lessor shall restore the Premises to the condition that existed immediately before the
taking, and this Lease shall continue in effect with respect to the balance of the premises, with a
reduction of rent in proportion to the portion of the Premises taken.

21. LESSOR’S ACCESS. Lessor may enter any part of the Premises at all reasonable hours and
upon reasonable notice so as not to unduly disrupt Lessee’s business operations (or, in any
emergency or suspected emergency, at any hour and without notice), to (a) inspect, test, clean, or
make repairs, alterations and additions to the Office Building or the Premises as Lessor believes
appropriate; (b) provide any service which Lessor is now or hereafter obligated to furnish to
Lessees of the Office Building; or (c) show the Premises to actual or prospective lenders,
purchasers. Rent will not abate because of Lessor’s entry.

22. SURRENDER OF PREMISES. As soon as its right to possession ends, Lessee will surrender
the Premises to Lessor in as good repair and condition as when Lessee first occupied except for
reasonable wear and tear and for damage or destruction by fire or other casualty, and will
concurrently deliver to Lessor all keys to the Premises. If possession is not immediately
surrendered, Lessor may enter upon and take possession of the Premises and expel or remove Lessee
and any other person who may be occupying them, or any part thereof, without incurring any civil or
criminal liability.

(a) Leasehold Improvements and Fixtures: Upon surrendering the Premises, Lessee will
remove any parts specified by Lessor of the initial construction done under Exhibit D and G,
alterations and personal property in or upon the Premises, provided, however, that Lessee shall
not be required to remove any of said construction or alteration if at the time Lessor approved the
same, Lessor did not notify Lessee that it reserved the right to require Lessee to remove same upon
surrender of Premises. Except where Lessor requires removal, Lessee (if it is not in default beyond
any applicable cure period) may elect whether to remove each item of moveable office furniture
and equipment in the Premises not attached to the Office Building, but all initial construction and
alterations will remain without compensation to Lessee. All removals by Lessee will be accomplished
in a good and workmanlike manner so as not to damage any portion of the Office Building, and Lessee
will promptly repair and restore all damage done. If Lessee does not remove any property which it
has the right or duty to remove, Lessor may immediately either claim it as abandoned property, or
remove, store and dispose of it in any manner Lessor may choose, at Lessee’s cost and without
liability to Lessee or any other party.

 

 

 

Page 17

(b) Holding Over: If Lessee does not surrender the Premises as required, this creates
a tenancy at sufferance only, on all terms of this lease except that Lessee will have no right to
renew, extend, or expand and the monthly rental will be one and one-half the total amount payable
by Lessee during the last full calendar month before holding over. Nothing other than a written
agreement (executed by both parties) will create any other relationship, notwithstanding any course
of dealing.

23. DEFAULT AND REMEDIES.

(a) Events of Default — Lessee: If any one or more of the following events shall occur, the
Lessee shall be deemed in default. All notices of default must be hand delivered or sent via
Certified Mail-Return Receipt Requested, overnight mail with proof of delivery provided, or by
facsimile, as provided in this Lease.

(i) Lessee fails to pay rent within ten (10) days after receipt of written notification by
Lessor.

(ii) Lessee fails to pay any other charge within thirty (30) days after receipt of written
notification by Lessor.

(iii) If Lessee fails to perform any of Lessee’s non-monetary obligations under this Lease for
a period of thirty (30) days after receipt of written notice from Lessor; provided that if more
than thirty (30) days are required to complete such performance, Lessee shall not be in default if
Lessee commences such performance within the thirty (30) day period and thereafter diligently
pursues its completion.

(iv) (a) If Lessee makes a general assignment or general arrangement for the benefit of
creditors; (b) if a petition for adjudication of bankruptcy or for reorganization or rearrangement
is filed by or against Lessee and is not dismissed within thirty (30) days; (c) if a trustee or
receiver is appointed to take possession of substantially all of Lessee’s assets located at the
property or of Lessee’s interest in this Lease and possession is not restored to Lessee within
thirty (30) days; or (d) if substantially all of Lessee’s assets located at the property or of
Lessee’s interest in this Lease is subjected to attachment, execution or other judicial seizure
which is not discharged within thirty (30) days. If a court of competent jurisdiction determines
that any of the acts described in this subparagraph is not a default
under this Lease, and a trustee
is appointed to take possession (or if Lessee remains a debtor in possession) and such trustee or
Lessee transfers Lessee’s interest hereunder, then Lessor shall receive, as Additional Rent, the
excess, if any, of the rent (or any other consideration) paid in connection with such assignment or
sublease over the rent payable by Lessee under this Lease.

(v) If any guarantor of the Lease revokes or otherwise terminates, or purports to revoke or
otherwise terminate, any guaranty of all or any portion of Lessee’s obligations under the Lease.
Unless otherwise expressly provided, no guaranty of the Lease is revocable.

(vi) Lessee shall not do or permit to be done anything which creates a lien upon the Premises
and shall have any liens removed (or bonded for the amount of the lien if contested) within thirty
(30) days after receipt of written notice from Lessor.

(vii) Lessee shall abandon the Premises, or fail or cease to operate or otherwise cease to
conduct business from the Premises for a period longer than thirty (30) days, provided that Lessee
also fails to pay rent or other charges within any applicable grace period, or use or permit or
suffer the use of the Premises for any purpose other than as set forth, make a bulk sale of its
goods and assets, or move, commence, attempt or threaten to move its goods, chattels and equipment
out of the Premises other than in the routine course of its business

 

 

 

Page 18

(b) Remedies of Default — Lessor: On the occurrence of any material default by Lessee,
Lessor may, at any time after the expiration of due written notice as provided for in this Lease,
pursue the following remedies:

In the event of any default or breach by the Lessee, the Lessor may at any time thereafter, with
notice and without limiting the Lessor in the exercise of any right or remedy which the Lessor may
have by reason of such default:

Terminate the Lessee’s right to possession of the Premises by any lawful means in which case this
Lease terminates and the Lessee will immediately surrender possession of the Premises to the
Lessor. In such event, Lessor will be entitled to recover from the Lessee all damages incurred by
the Lessor by reason of the Lessee’s default including, but not limited to Any other amount, and
court costs, necessary to compensate Lessor for all detriment proximately caused by Lessee’s breach
of its obligations under this Lease, or which in the ordinary course of events would be likely to
result therefrom, including, without limitation: (a) expenses for cleaning, repairing or restoring
the Premises, (b) expenses for altering, remodeling or otherwise improving the Premises for the
purpose of reletting the Premises, (c) brokers’ fees and commissions, advertising costs and other
expenses of reletting the Premises, (d) costs of carrying the Premises such as taxes, insurance
premiums, utilities and security precautions, (e) expenses of retaking possession of the Premises,
(f) attorney’s fees and court costs, (g  Unpaid installments of Rent or other sums will bear
interest from the date due at the lesser rate of 12% per annum or the maximum allowed by law.

Notwithstanding anything to the contrary above, Lessor agrees to use its reasonable efforts, in
good faith, to mitigate its damages upon occurrence of any event of default by Lessee hereunder
and/or in connection with the exercise of any rights or remedies by Lessor provided for in this
Lease.

(c) Rights Cumulative: The rights, powers and remedies of either party contained in this
Lease are cumulative; and no one of them is exclusive of the others or exclusive of any rights,
powers or remedies allowed either party by law and shall not affect the right of either party to
pursue any other equitable or legal remedy to which either party may be entitled as long as any
remedy remains unremedied, unsatisfied or undischarged.

(d) No Exemplary or Punitive Damages: In no event shall Lessee or Lessor be subject to any
exemplary or punitive damages arising out of failure to perform as agreed in this lease.

(e) No Waiver: Lessor’s failure to insist on strict compliance with any term hereof or to
exercise any right or remedy, does not waive the same. Waiver or any agreement regarding any breach
does not affect any subsequent or other breach, unless so stated. A receipt by Lessor of any rent
with knowledge of the breach of any covenant or agreement contained in this lease shall not be a
waiver of the breach, and no waiver by Lessor of any violation or provisions of this lease shall be
effective unless expressed in writing and signed by Lessor. Payment by Lessee or receipt by Lessor
of a lesser amount than due under this lease may be applied to such of Lessee’s obligations as
Lessor elects.

(f) Lessor’s Default: Lessee shall give written notice of any failure by Lessor to perform
Lessor’s obligations under this Lease to Lessor. Lessor shall not be in default under this Lease
unless Lessor fails to cure such non-performance within thirty (30) days after receipt of Lessee’s
notice; provided, however, that if such non-performance reasonably requires more than thirty (30)
days to cure, Lessor shall not be in default if such cure is commenced within such thirty (30) day
period and thereafter diligently pursued to completion. All notices of default must be hand
delivered or sent via Certified Mail Return Receipt Requested, overnight mail with proof of
delivery provided, or by facsimile as provided in this Lease.

 

 

 

Page 19

(g) Lessee’s Remedies: On the occurrence of any default by Lessor, as described in the
paragraph above, Lessee may, pursue the following remedies:

	 	(i)	 	cure such default and deduct from the rent any expenses incurred to perform such
cure and any damages sustained by Lessee as a result of Lessor’s breach; or

	 
	 	(ii)	 	terminate the Lease.

Lessee’s remedies set forth in this paragraph are in addition to any remedies set forth in
Paragraph 5(c) of this Lease.

24. ATTORNEY’S FEES. If either party prevails in any litigation between the parties arising
under this Lease or the relationship it creates, the non-prevailing party will on demand pay or
reimburse the prevailing party’s reasonable attorney’s fees, costs and expenses.

25. WAIVER BY LESSEE. Except as otherwise set forth in this lease, Lessee waives and
surrenders any right and privilege which it may now or hereafter have to redeem the Premises or to
have a continuance of this Lease after termination of the lease, Lessee’s right of occupancy or
the term.

26. SUBORDINATION TO MORTGAGE. This Lease and all rights of Lessee under this Lease shall
be subject and subordinate to the lien of existing mortgages and of mortgages, any ground or
underlying lease covering any part of the Office Building, any applicable laws, rules, statutes and
ordinances of any governmental authority having jurisdiction, and all utility easements and
agreement which hereafter may be made a lien on the leased property provided, however, that
Lessee’s rights and privileges under this Lease or any renewal or extension thereof shall not be
diminished or interfered with by the mortgagee or any purchaser upon foreclosure or sale. An
assignment or transfer by the Lessor will not relieve the Lessor from any liability which has
already occurred and exists, whether known or unknown as of the date of the transfer, unless such
liability is specifically assumed by the assignee or transferee.

27. NOTICE TO LESSOR AND MORTGAGEE. Lessee shall not sue Lessor for damages or exercise any
right to terminate until it gives written notice to any Mortgagee whose name and address have been
furnished to Lessee, and at least thirty (30) days for remedying the act or omission giving rise to
such suit has elapsed following the giving of the notice, without the same being remedied. During
that time Lessor shall not be considered in default, and Lessor and/or Mortgagee and/or their
employees may enter the Premises and do therein whatever may be necessary to remedy the act or
omission.

28. ESTOPPEL CERTIFICATE. Lessee agrees at any time, upon not less than fifteen (15) days
prior written notice from the Lessor, to execute a certificate in the form attached hereto as
Exhibit F stating that this Lease is in full force and effect or, if there has been modifications,
Lessee or Lessor shall state that the same is in full force as modified, the dates to which the
Base Rent and other charges have been paid in pursuance to this Lease and such other certification
concerning the Lease as may be reasonably required by Lessor or Lessor’s mortgagee. Lessee further
agrees that said statement may be relied upon by any prospective purchaser or assignee of any
mortgage of the Premises provided, however, that nothing contained in the certificate executed by
Lessee shall modify the terms of this Lease.

29. PAYMENTS AND NOTICES. All notices to Lessor pursuant to this Lease shall be in writing
and shall be hand delivered or sent by Certified Mail — Return Receipt Requested, overnight mail
with proof of delivery provided, or by facsimile to Lessor at 800 Walnut Street, Des Moines, Iowa
50309-3636, Attn: Corporate Properties Group MAC
Code- F4030-082,

 

 

 

Page 20

Facsimile No. (515) 557-7463 or
to such other address as the parties hereto may from time to time designate in writing. All notices
to Lessee pursuant to this Lease shall be in writing and shall be hand delivered at the Premises or
sent by Certified Mail — Return Receipt Requested, overnight mail with proof of delivery provided,
or by facsimile to Lessee at 907 Walnut Street, Des Moines, Iowa 50309, Facsimile No. (515)
699-1210,or to such other address as the parties hereto may from time to time designate in writing,
Notice shall be considered given on the date hand delivered, mailed or faxed, unless provided
otherwise herein.

30. RIGHTS RESERVED BY LESSOR. In addition to other rights retained or reserved, Lessor
reserves the following rights exercisable without notice and without liability to Lessee and
without effecting an eviction, constructive or actual, or in any way diminishing Lessee’s
obligations; (a) to change the name or street address of the Office Building or any part of it; (b)
to install, affix and maintain, modify or remove any and all signs on the exterior or interior of
the Office Building; (c) to approve, prior to installation by Lessee, all types of interior and
exterior window treatments, and to control all internal lighting that
may be visible from the
exterior of the Office Building; (d) the exclusive right to
reasonably designate, limit, and
restrict any service in or to the Office Building or its Lessees, provided that any such
designations, limits or restrictions shall not impair any services required for Lessee’s business
operation; (e) to keep, and to use in appropriate instances, keys to all doors within and into the
Premises (no locks shall be changed or added without the prior
written consent of Lessor, which
shall not be unreasonably withheld or delayed); (f) to decorate and make repairs, alterations,
additions, changes or improvements whether structural or otherwise (specifically including, without
limitation those in conjunction with Lessor’s construction of additional buildings or
improvements) in and about any part of the Office Building, and to enter the Premises for these
purposes and, during such work, to temporarily close doors, entryways, public spaces and corridors
in the Office Building, to interrupt or temporarily suspend building services and facilities and to
change the arrangement and location of entrances or passageways, windows, doors and doorways,
corridors, elevators, stairs, toilets, or other public parts of the Office Building; (g) to approve
the weight, size and location of safes and other heavy equipment and articles in and about the
Premises and the Office Building, and to require all such items and furniture to be moved into and
out of the Office Building and the Premises only at times and in manner as Lessor directs (movement
of Lessee’s property is entirely at the risk and responsibility of Lessee, and Lessor reserves the
right to require permits before allowing any property to be moved into or out of the Office
Building); (h) to have access for Lessor and other Lessees of the Office Building to any mail
chutes located on the Premises according to the rules of the United States Postal Service; and (i)
to take all reasonable measures Lessor considers advisable for the security of the Office Building
and its occupants.

31. BROKERS. Lessor and Lessee each represent and warrant to one another that they have not
dealt with any broker, finder, like agent, or consultant who is or may be entitled to a commission
or fee on account of this Lease. Each party (the “Indemnifying Party”) shall indemnify, defend, and
hold harmless the other party (the “Indemnified Party”) from and against any claim for a commission
or other fee or compensation by any person or firm who or which alleges to have dealt with the
Indemnifying Party in connection with this Lease, together with any and all loss, cost, damage,
liability or expense (including, without limitation, reasonable attorneys’ fees and costs)
incurred by the Indemnified Party arising out of or in connection with such claim.

32. MISCELLANEOUS PROVISIONS.

(a) QUIET ENJOYMENT. So long as Lessee is not in breach of its duty to pay rent, or in the
performance of any of its other covenants and agreements hereunder, beyond the applicable grace
periods, Lessee shall peaceably and quietly have, hold and enjoy the Premises, and all rights,
covenants, appurtenances and privileges pertaining thereto, from and after the Commencement Date
hereof and throughout the term of this Lease, without interference by Lessor or anyone claiming by,
through or under Lessor.

 

 

 

Page 21

(b) EARLY TERMINATION. After the first sixty (60) months of the initial Lease Term have
elapsed, and further provided Lessee has given Lessor written notice of its intent to quit the
Premises at least six (6) months in advance, the Lessee at its sole option, may cancel this Lease
with respect to the entire premises, the portion of the Premises located on the third floor, or the
portion of the Premises located on the second floor, at any time during the remaining term hereof.
If Lessee cancels this Lease as to all or any portion of the Premises under this paragraph, Lessee
shall compete the following prior to surrendering the space to Lessor: (a) Lessee shall repair any
damage resulting therefrom (ordinary wear and tear excepted) to the vacated portion of the
Premises, and (b) if requested, restore at Lessee’s expense
the vacated portion of the Premises to
match all other original floor plates as set forth on
Exhibit E and G attached hereto which shall
describe in detail Lessor’s finished space, all to Lessor’s architect’s approval. In addition,
Lessee shall pay the Lessor the following as a termination charge:

If
Lessee exercises its sole option to cancel this lease in the fifth (5th) through
the end of the fifteenth (15th) year of the initial Lease Term; Lessee shall pay Lessor
upon written notice a termination charge equal to:

Six (6) months Base Rent for the portion of the Premises to which the cancellation applies; plus

The
actual costs incurred, if any, to restore the portion of the Premises to which the cancellation
applies to match all other original floor plates, as set forth on Exhibit E and G attached hereto
which shall describe in detail Lessor’s finished space, all to Lessor’s architects approval; plus

The unamortized portion of Lessee’s improvement cost, which shall be $40.00 per square foot
multiplied by the finalized square footage of the Premises to which the cancellation applies, and
which shall be amortized over a period of 240 months commencing on the Commencement date bearing an
interest rate equal to a corporate bond with a similar rating of Lessee upon the Commencement Date.

If
Lessee exercises its sole option to cancer this lease in the sixteenth
(16th) year through
the last year of the initial Lease Term; Lessee shall pay Lessor upon written notice a termination
charge equal to:

Three (3) months Base Rent for the portion of the Premises to which the cancellation applies, plus

The actual costs incurred, if any, restore the portion of the Premises to which the cancellation
applies to match all other original floor plates, as set forth on Exhibit E and G attached hereto,
all to Lessor’s architects approval; plus

The unamortized portion of Lessee’s improvement cost, which shall be $40.00 per square foot
multiplied by the finalized square footage of the portion of the Premises to which the cancellation
applies, and which shall be amortized over a period of 240 months commencing on the Commencement
date bearing an interest rate equal to a corporate bond with a similar rating of Lessee upon the
Commencement Date.

(c) HANDICAP REQUIREMENTS: During the term of this Lease thereof, and except for any
interior improvements installed by the Lessee, the Lessor shall, at its sole expense, be
responsible for any modification or addition required to the Office Building (not including
Lessee’s Premises) and the Common Areas associated with the property, which may be required in
compliance the American Disability Act (ADA) or any related federal, state or local legislation
regarding the removal of physical barriers or providing access for the disabled. Any costs incurred
by the Lessor in complying with such requirements shall be at the Lessor’s expense and shall not be
passed through to the Lessee. Lessee shall be responsible at its

 

 

 

Page 22

expense for the compliance with
the requirements of the ADA in the construction and operation of its Premises or any modifications
to the interior of its Premises required by the ADA by the nature or manner of Lessee’s business
operation or any modifications to the interior of its Premises or Common Areas as required by the
ADA due to special needs of Lessee’s employees or invitees.

Lessee
agrees to protect, defend, indemnify and hold Lessor, and its officers, directors, employees,
and agents harmless from the cost of compliance with the requirements of the ADA that are Lessee’s
responsibility stated above and from any damages, liabilities, charges, fines, penalties and
expenses which arise from noncompliance or claims of noncompliance with the requirements of the ADA
that are Lessee’s responsibility stated above. Lessor agrees to protect, defend, indemnify and hold
Lessee, and its officers, directors, employees, and agents harmless from the cost of compliance
with the requirements of the ADA that are Lessor’s responsibility stated above and from any
damages, liabilities, charges, fines, penalties and expenses which arise from noncompliance or
claims of noncompliance with the requirements of the ADA that are Lessor’s responsibility stated
above.

(d) MEDICAL AND/OR HAZARDOUS MATERIALS: As used in this Lease, the term “Hazardous
Materials” means any flammable item or explosive; radioactive material; hazardous or toxic
substance, material, waste or related materials, including any substances defined as or included in
the definition of “hazardous substances” or “hazardous wastes” or “hazardous materials” or “toxic
substances” now or subsequently regulated under any applicable Laws; and any other substance,
mixture, material or waste which is toxic, ignitable, reactive, or corrosive, regardless of whether
the same is regulated by any Laws and including, without limitation, any petroleum-based product,
paint, solvent, lead, cyanide, DDT, printing ink, acid, pesticide, ammonia compound and
other chemical products, asbestos, PCBs and similar compounds; any different or similar products
and materials which are subsequently found to have adverse effects on the environment or the
health and safety of persons; and any substance whose nature and/or quantity or existence, use,
manufacture or effect render it subject to federal, state, or local Laws or investigation,
remediation or removal as potentially injurious to public health or welfare. All applicable Laws
related to Hazardous Materials are referred to in this Lease as “Environmental Laws”.

Lessee shall not cause or permit any Hazardous Materials to be used, stored, manufactured, handled,
treated, generated, disposed of, discharged, or transported (collectively, “Hazardous Materials
Activities”) on, under or about the Premises or the Office Building, except in the minimum
quantities as are customary and usual in connection with Lessee’s Permitted Use. Without limiting
the generality of the foregoing, Lessee shall, at its sole cost and expense, strictly comply with
all Environmental Laws applicable to any Hazardous Materials on, under or about the Premises or the
Office Building as a result of, arising out of or in connection with; or related to any Hazardous
Materials Activities of Lessee or any other act or omission of Lessee.

Lessee shall indemnify, defend,
and hold harmless Lessor and Lessor’s agents employees, servants,
shareholders, and partners (collectively, “Lessor Indemnitees”) from and against any and all loss,
cost, damage, claim, liability fine, judgment, penalty, or expense (including without limitation
attorneys’ fees and costs) as a result of, arising out of or in connection with or related to any
Hazardous Materials Activities of Lessee or any Lessee Parties. The above indemnification includes,
without limitation, any and all costs incurred because of any investigation of the Premises or the
Office Building or the land underlying the same or adjacent to the same or any related cleanup,
removal or restoration mandated by any Federal, state or local governmental or quasi-governmental
agency or political subdivision. If Lessee or any Lessee Parties cause or permit the presence of
any Hazardous Materials on or about the Premises or the Office Building that results in
contamination, without limiting the generality of anything contained herein, Lessee shall promptly,
at its sole cost and expense, take any and all necessary actions to return the Premises and the
Office Building to the condition existing prior to the presence of any such

 

 

 

Page 23

Hazardous Materials
thereon. Lessee shall first obtain Lessor’s approval for any such remedial action. All covenants of
Lessee and Lessee’s indemnification shall survive the expiration or earlier termination of this
Lease.

In the event of any spill or release of or the presence of any Hazardous Materials affecting the
Office Building, whether or not the same originates or emanates from the Premises, Lessor shall
have the right to take any and all remedial or emergency action with respect thereto as Lessor
shall deem necessary or advisable, in its sole and absolute discretion. To the extent that Lessee
has caused or contributed to any spill or release or the presence of
any such Hazardous Materials,
Lessee shall immediately reimburse Lessor for any costs incurred by Lessor as a result of, arising
out of or in connection with, or related to any such action by Lessor, together with interest at a
rate of 18% from the date such costs are incurred by Lessor.

(e) LATE PAYMENTS: If
any rent or sums due hereunder are not paid within ten (10) days
after they are due and payable, Lessee shall pay Interest from the date due until paid at eighteen
percent (18%) per annum, compounded monthly (but not more in total than the maximum amount
permitted by law.

(f) INVOICES: Lessee will promptly notify Lessor of any dispute it may have regarding
Lessor’s invoices. If Lessee does not notify Lessor within thirty (30) days after receiving the
invoice, it is conclusively deemed to have agreed to the invoice and the underlying facts.
Notwithstanding the foregoing, Lessor shall reimburse Lessee for any amounts that are determined to
be overcharges pursuant to an audit as provided in
Paragraph 4(e).

(g) BUSINESS DAYS AND HOURS; HOLIDAYS: “Business Days” means Monday through Friday and on
Saturdays from 8:00 a.m. to 5:00 p.m. (except for holidays); normal business hours mean 7:00 a.m. to
6:00 p.m. on business days; and holidays means those days designated by the government of the
United states as the holidays for New Year’s Day, Memorial Day, Independence Day, Labor Day,
Thanksgiving Day and Christmas Day.

(h) FORCE MAJEURE: When action is to be taken by either party, except for payment of rent
or other charges by Lessee, such party shall not be liable or responsible for any delays due to
strikes, riots, acts of god, or war, which are beyond the control of Lessor (and any such delays
are excluded from the computation of any period of time prescribed for such action). Subject to the
preceding sentence, time is of the essence of every part of this lease.

(i) TITLES: Titles and paragraph headings are for convenient reference and are not a part
of this Lease.

(j) PRIOR AGREEMENTS: The terms and conditions of this Lease supersede those of any previous
agreement between the parties concerning the Premises and constitute the sole agreement of the
parties with respect to the Premises.

(k) SUCCESSORS: This Lease and all of the terms and conditions contained herein shall be
binding upon and shall inure to the benefit of the parties hereto, their heirs, executors,
administrators, successors and assigns.

(l) RECORDING OF SHORT FORM LEASE: Lessor or Lessee shall have the option to prepare a
memorandum or short form of this Lease for the purpose of recordation. Said memorandum or short
form of this Lease shall describe the parties, the Premises and the term of this Lease by
reference. Upon such request, the party requesting recordation shall pay all recording fees,
revenue stamps, taxes and similar costs with regard thereto.

(m) CONDITIONS SUBSEQUENT: In the event Lessee shall not have sold and conveyed marketable
title to the land located at 823 Walnut Street to Lessor, upon terms and conditions

 

 

 

Page 24

acceptable to
both parties on or before April 27, 2004, Lessor or Lessee may declare by written notice to the
other party this Lease null and void and neither party shall have any further obligation or
liability to the other under this Lease Agreement.

(n) PERSONAL LIABILITY: Notwithstanding anything in this lease to the contrary, or any
applicable law, the person or persons executing this Lease on behalf of the Lessor shall incur no
personal liability with respect to Lessor’s obligations or performance under the Lease.

(o) GOVERNING LAW: This Lease shall be governed by and construed pursuant to the laws of the State
of Iowa.

IN WITNESS WHEREOF, the parties hereto have executed this agreement in triplicate on the day and
year first above written.

	 	 	 	 	 	 	 
	LESSOR:	 	LESSEE:
	 
	 	 	 	 	 	 
	WELLS FARGO
FINANCIAL, INC.	 	FEDERAL HOME LOAN
BANK OF DES MOINES
	 
	 	 	 	 	 	 
	By:

	 	
	 	By:
	 	
	 

	 	 
	 	 	 	 
	 
	 	 	 	 	 	 
	Title:

	 	Vice President
	 	Title:
	 	President & CEO
	 

	 	 
	 	 	 	 
	 
	 	 	 	 	 	 
	Date:

	 	4-27-04
	 	Date:
	 	3/27/04
	 

	 	 
	 	 	 	 
	 
	 	 	 	 	 	 
	 

	 	 	 	By:
	 	
	 

	 	 	 	 	 	 
	 
	 	 	 	 	 	 
	 

	 	 	 	Title:
	 	Senior Vice President
	 

	 	 	 	 	 	 
	 
	 	 	 	 	 	 
	 

	 	 	 	Date:
	 	3/27/04
	 

	 	 	 	 	 	 

 

 

 

Page 25

EXHIBIT “A”

NOTICE OF SQUARE FOOTAGE REQUIREMENT

 

 

 

Page 26

EXHIBIT “B”

NOTICE OF LEASE COMMENCEMENT DATE

 

 

 

Page 27

EXHIBIT “C”

LESSEE’S WORK LETTER

			
	PART I.	 	SCHEDULE OF CRITICAL EVENTS

Set forth below is a schedule of certain critical events (“Critical Events”) relating to
Lessor’s and Lessee’s obligations with respect to construction and erection of the Lessor’s Work.
These events and the respective obligations of Lessor and Lessee are more fully described in PARTS
II through VII below. All Critical Events are subject to extension for “Force Majeure” as
defined in Section 33(h) of the Lease.

	 	 	 	 	 
	EVENTS

	 	RESPONSIBLE PARTY
	 	DUE DATE
	 

	 	 
	 	 
	 
	 	 	 	 
	Lease Execution Date

	 	Lessor/Lessee
	 	April 6, 2004
	 
	 	 	 	 
	Premises Delineation Plan Date

	 	Lessor
	 	March 31, 2004
	 
	 	 	 	 
	Lessee Space Plan

	 	Lessee
	 	June 30, 2004
	Delivery Date (Lessee
furniture and interior
space layout/design)

	 
	 	 	 	 
	Space Plan Approval Date

	 	Lessor
	 	July 15, 2004
	 
	 	 	 	 
	Lessee Improvement

	 	Lessee
	 	October 1, 2004
	Construction Drawings
	 	 	 	 
	 
	 	 	 	 
	Lessee Improvement Construction

	 	Lessor
	 	October 31, 2004
	Drawing Approval Date
	 	 	 	 
	 
	 	 	 	 
	Lessee’s Space Delivery Date

	 	Lessor
	 	January 1, 2007

Lessee’s Improvement Work Substantial Completion Date (30 Days after Lessee Space Delivery Date)

			
	PART II.	 	LESSOR AND LESSEE PRE-CONSTRUCTION OBLIGATIONS

	A.	 	As soon as reasonably possible on or before the date described above, Lessor shall
provide Lessee with a Premises Delineation Plan showing the location, shape, and approximate
size of the Premises. It is understood and agreed by both parties, that this plan may
fluctuate somewhat as the building design is finalized. 

	B.	 	Lessor will perform the interior improvements on behalf of the Lessee as described in this
Exhibit “C”. As part of the Base Rent, the Lessor will provide Lessee interior improvements to
be of the same quality, materials, and level of finish as that of the other finished office
floors in the building to be occupied by Lessor. Lessee understands and agrees that although
the specific interior improvements are not yet determined, they will be of the same general
level of finish and quality workmanship as that of a typical finished office floor in the
recently completed Wells Fargo Financial Skyview Building located at 800 Walnut Street, Des
Moines, IA. Said improvements shall be herein referred to as Lessor’s Building Standards.
Lessee will hire the Lessor’s architect to prepare all necessary plans and work specifications
for the improvements to the

 

 

 

Page 28

	 	 	Premises in accordance with the Lessor’s Building Standards. These plans will include any
changes to the Lessor’s Building Standards required by Lessee. Prior to the Space Plan
Delivery Date (described in PART I above) Lessee shall deliver Lessee’s Space Plans including
the information described in PART IV below, together with other relevant information and
written instructions relating thereto which are reasonably required by the Lessor for review
and approval. Said Lessee Space Plan must integrate the basic core
design that is determined
by the Lessor and Lessor’s Architect. Furthermore, Lessee understands and agrees that the
Office Building will be designed for open office use and that any improvements requested by.
Lessee that would affect the overall design of the Shell and Core will not be permitted and
any changes required to the mechanical/electrical systems and other services must be first
approved by Lessor. Lessee agrees to provide Lessor on or before April 5, 2004, information
on any special requirements Lessee has that would affect the
mechanical/electrical systems
such as supplemental cooling needs, UPS/Generators, and security. Lessor shall reserve the
right to approve any required modifications, which approval shall not be unreasonably
withheld or delayed. Any additional costs as a result of “special requirements” approved by
Lessor shall be borne solely by the Lessee. Unless approved by Lessor, Lessee’s improvements
shall not differ from that of a typical finished office floor for the Office Building.
Initial Space Plans shall be submitted to Lessor by the date indicated in Part I above.
Lessor shall either approve or disapprove said improvements which differ from building
standard within 30 days of submission, and such approval shall not be unreasonably withheld
or delayed. If modifications are required to the plans to meet Lessor’s approval, Lessor’s
Architect shall revise the plans to incorporate said changes/modifications and resubmit to
Lessor for approval. The process shall continue until the Space Plans are approved by Lessor.
At such time, Lessor’s Architect, at the sole cost of Lessee, shall draft Final Lessee
Improvement Construction Drawings (defined below) in accordance with the approved plans and
shall submit complete copies for review and approval of the Lessor. Lessor shall review such
drawings and the drawings shall not be considered approved until indicated in writing by
Lessor. The approved Lessee Improvement Construction Drawings will be attached to this Lease
as Exhibit G and thereby made a part of this Lease. All design fees associated with Lessee’s
improvements (“Lessee Improvement Work”) shall be paid by Lessee and Lessee shall enter in to
a separate agreement for these services with the Lessor’s Architect.
	 
	C.	 	Lessor will review the Lessee Improvement Construction Drawings to confirm that it conforms
generally to the Building Standard plans; Lessor’s design standards for the Office Building
and the requirements listed in PART V below.
	 
	D.	 	In the event the Lessee Improvement Work differs from the Lessor’s Building Standard as
described in PART II (B) of this Work Letter, Lessee will pay Lessor any additional costs
incurred above and beyond the cost for the Lessor’s Building Standard. Lessor shall provide
reasonable written proof through documentation of price excess.
	 
	E.	 	Upon receipt of Lessee Improvement Construction Drawings, Lessor shall notify Lessee of its
approval (which approval shall not be unreasonably withheld or delayed) of the Lessee
Improvement Construction Drawings no later than the Lessee Improvement Construction Drawings
Approval Date (described in PART I above).
	 
	F.	 	The final Lessee Improvement Construction Drawings shall become Exhibit G to this Lease and
shall be incorporated into this Lease for all purposes, and shall be deemed approved upon
written notice to Lessee.

	G.	 	Lessor shall commence construction of the Lessee Improvement Work and Substantially Complete
(as defined herein below) the same in accordance with the final
Lessee

 

 

 

Page 29

	 	 	Improvement
Construction Drawings (subject only to minor correctable matters and cosmetic items) on or
before the Lessee Improvement Work Substantial Completion Date (described in PART I above),
subject to the delays described in FORCE MAJEURE of this Lease.
	 
	H.	 	Lessor shall utilize good-faith efforts to complete all “punch-list” and cosmetic items as
soon as reasonably practicable following, but in no event later than sixty (60) days after
Substantial Completion of the Lessee Improvement Work.
	 
	I.	 	Lessor and Lessee acknowledge and agree that the timely performance of each party hereto and
its fulfillment of the various tasks allocated to it on or before the respective date set
forth in PART I above is dependent upon the timely fulfillment and performance by the other
party hereto; accordingly, Lessor and Lessee agree that each party’s performance by the
applicable dates set forth in PART I above for each task is conditioned upon the other party’s
previous performance by its applicable date(s).

			
	PART III.	 	CERTAIN PROVISIONS RELATING TO CONSTRUCTION

	A.	 	All construction of the Lessee Improvement Work shall be completed
by Lessor’s contractors,
subcontractors, and other service providers selected at Lessor’s
sole discretion. All work to
the Core and Shell, as defined below, shall be paid by Lessor, and
Lessee’s Improvement Work
shall consist of all work beyond the Core and Shell as described in
the Lessee Improvement Construction Drawings.
	 
	 	 	For the purposes of this Exhibit, Lessor’s Building Standards shall be further defined as two
components -the Core and Shell and Finish Construction:
	 
	 	 	The Shell and Core shall be defined as:
	 
	 	 	The exterior wall (Shell) will be finished with glass, and related structural framing members
as well as insulated gypsum board wall material finishing the interior wall construction
above, below, and between the window openings. Gypsum board material will be taped, mudded
and sanded to a level ready to be primed and painted. The core construction (Core) will
consist of the stairs, elevators, restrooms, mechanical shafts, basic electrical and data
closets. Electrical and data closets will have only the conduits and panels dead ended in
each closet ready to be extended and connected as required by the Lessee. (Equipment racks,
punch down panels, office systems wiring are not considered part of core building
construction). Elevator, stair, and restroom finishes will be those selected by the building
owner to be consistent throughout the entire Office Building. Mechanical system will be
finished to the VAV distribution boxes (the number of VAV boxes required of an entirely
finished open office floor) or similar point ready for further distribution to the tenant
spaces. HVAC system controls will be minimal control at the VAV boxes.
	 
	 	 	Electrical service will be to the electrical closets on each level only. Lighting will
consist of only those lights required by the building code for exiting and minimal footcandle
requirements.
	 
	 	 	Finish Construction Shall be defined as:
	 
	 	 	Finish Construction shall be all other improvements above and beyond the shell and core as
defined above which completes Lessor’s Building Standards. This includes the following:

	 	 	The interior walls shall be primed and painted with the same color, sheen and quality of
product applied to all finish floors within the Office Building. Finish Flooring consisting
of

 

 

 

Page 30

	 	 	carpet and tile and shall be applied using products of the same color and quality of all
finished floors within the Office Building. Acoustical Ceiling Tiles and lighting shall be
installed to the same standard and quality of all finished floors within the Office Building.
Window treatments shall be installed of the same quality and color of all finished floors
within the Office Building.
	 
	 	 	The finish construction will all consist of construction and finish of the core conference
rooms, oasis and quiet rooms.
	 
	B.	 	Once the Lessee Improvement Construction Drawings are approved, Lessee may make Material or
non-material changes to the Lessee Improvement Work upon written notice of said changes to
Lessor, which shall include drawing and specifications outlining the proposed revisions to
the Lessee Improvement Plan. Lessor, at its sole option may, approve or disapprove said
changes within five (5) days which approval shall not be unreasonably withheld. If said
changes are approved, Lessee shall be responsible for all Additional Costs as described Part V
of this Exhibit “C”.

			
	PART IV.	 	MINIMUM INFORMATION REQUIRED OF LESSEE SPACE PLAN AND LESSEE Improvement CONSTRUCTION
DRAWINGS (AS APPLICABLE) 

	A.	 	Lessee Improvement Construction Drawings indicating, where not part of standard Shell and
Core design: 

	 	(1)	 	Location and type of all partitions, equipment, counters, rails, fixtures, and
all other improvements affecting or pertaining to customer flow and concept integration.
	 
	 	(2)	 	Location and types of all doors — indicate hardware and providing keying
schedule.
	 
	 	(3)	 	Location and type of glass partitions, windows and doors.
	 
	 	(5)	 	Critical dimensions necessary for construction.
	 
	 	(6)	 	Location of all electrical items — outlets, switches, telephone outlets.
	 
	 	(7)	 	Location and type of all electrical items including lighting.
	 
	 	(8)	 	Location and type of equipment that will require special electrical requirements.
(manufacturer’s specifications for use and operation to be provided).
	 
	 	(9)	 	Location, weight per square foot and description of any electrical equipment.
Provide manufacturer’s specifications for use and operation.
	 
	 	(10)	 	Requirements for special air conditioning or ventilation.
	 
	 	(11)	 	Type and color of floor covering.
	 
	 	(12)	 	Location, type and color of wall covering.
	 
	 	(13)	 	Location, type and color of paint or finishes.
	 
	 	(14)	 	Location and type of plumbing.

 

 

 

Page 31

	 	(15)	 	Location and type of snack/vending equipment.
	 
	 	(16)	 	Location and type of equipment that has any special electrical, mechanical,
plumbing, or structural requirements, indicating such requirements.
	 
	 	(17)	 	Bracing or support of special walls, glass partitions, etc., if desired.
	 
	 	(18)	 	Compliance with all requirements or criteria to be satisfied by Lessee, under
construction documents.
	 
	 	(19)	 	Any desired interior signage showing design, location, size, material, etc.
	 
	 	(20)	 	Method and type of sealant for floors and floor penetrations.

			
	PART V.	 	COSTS

	A.	 	Lessee shall reimburse Lessor for any and all documented
costs that are above and beyond that
of the Lessor’s Building Standards, herein referred to as Additional Costs. Said Additional
Costs shall be paid to Lessor within thirty (30) days after Lessee’s receipt of an invoice for
said work. In the event the Additional Costs are not paid in full thirty (30) days after
Lessor’s written demand, interest shall accrue and be due, and, payable on the unpaid balance
at the rate of 18% per annum, commencing to accrue thirty (30) days after written demand.
Lessor’s agreement to do the work in the premises as set forth in the Work Letter shall not
require it to incur overtime costs and expenses and shall be subject to unavoidable delays as
described in the force majeure provision set forth at Section 32(h) of this Lease. It is
further understood and agreed that Lessor will be responsible for any overtime costs and
expenses if delays are not caused by Lessee or Force Majeure.
	 
	B.	 	The term Substantial Completion shall mean and the Premises shall be deemed
Substantially Complete when (a) installation of all the Lessee Improvement Work
covered by the construction documents described hereinabove has occurred, (b) Lessee has
access to the elevator lobby of the floor where the Premises are located and the loading dock,
(c) Lessor is prepared to furnish the applicable services to the premises as set forth in
Paragraph 5 of this Lease, and (d) a Certificate of Occupancy for the Premises has been
issued. Such determination shall be made by Lessor’s architect. Substantial Completion shall
be deemed to have occurred notwithstanding a requirement to complete a “punch list” or similar
corrective work. The existence of construction work in other portions of the Office Building
or surrounding project area shall not affect the determination date of Substantial Completion
of the Premises. Furthermore, Lessor shall ensure Lessee’s ability to have safe ingress and
egress to its Premises and that Lessor’s work shall not affect Lessee’s ability to obtain a
Certificate of Occupancy for the Premises.

PART VI — LESSEE’ WORK

Upon reasonable completion of the Lessee Improvement Work described above, and at the discretion of
the Lessor and Lessor’s general contractor, Lessee shall commence with the installation of it
furniture and trade fixtures within the Premises subject to the following:

	A.	 	Laborers used in the installation of the Lessee’s furniture, equipment and other trade
fixtures, will be subject to Lessor’s prior written approval, not to be unreasonably withheld
or delayed. Any such approval of Lessee’s laborers shall constitute a license authorizing
Lessee to permit Lessee’s Contractors and such laborers to enter into the Office Building and
Premises; however such license is conditioned upon Lessee’s

 

 

 

Page 32

	 	 	aforesaid laborers not interfering
with laborers, mechanics, agents, employees or contractors utilized by Lessor. Accordingly, if
at any time such entry of Lessee’s laborers shall cause unreasonable interference therewith,
this license may be withdrawn by Lessor upon one (1) business days’ written notice to Lessee,
and if Lessee does not cure or otherwise remedy such interference within such time period,
then upon the expiration of same Lessee shall cause all of Lessee’s laborers (as to whom
Lessor shall have given notice) to be removed from the Premises and from the Office Building.
With respect to any contract for such laborers or materials, Lessee acts as a principal, and
not as the agent of Lessor. All of Lessee’s work at the Premises shall be performed in a good
and workmanlike manner in accordance with applicable building codes, regulations, Lessor’s
Construction Rules, and all legal requirements. Lessee shall perform its work at the Premises
only during such other times approved by Lessor; which time and approval shall not be
unreasonably withheld or delayed. Also, Lessee will be granted access to the loading dock at
such reasonable times as coordinated with the Lessor’s Construction Manager.
	 
	B.	 	Prior to commencement of the installation of Lessee’s furniture, equipment and trade
fixtures, Lessee shall designate in writing to Lessor a Lessee representative, who shall be
authorized to receive all notices and other communications provided for in this Exhibit
“C” on behalf of Lessee. Such notice of designation of Lessee representative shall provide
the complete name, delivery address, voice telephone number, and fax telephone number of such
individual.

			
	PART VII.	 	CONSTRUCTION RULES

All Lessee Contractors must sign and furnish to Lessor, prior to commencement of work by such
Lessee Contractor at the Premises, a counterpart of this PART VII in the form of Exhibit H
attached hereto.

	(1)	 	Check-in
	 
	 	 	All Lessee Contractors are required to check-in with the Lessor’s Construction Manager and
Lessor’s Building Manager or it’s designee (“Project Coordinator”) one (1) time prior to
commencing work on the Lessee Improvement Work. Lessee’s Contractors will not be permitted to
start work until they:

	 	a)	 	furnish proper evidence of required insurance coverage;
	 
	 	b)	 	furnish names and phone numbers (office and home) of contractor’s supervisory
personnel;
	 
	 	c)	 	furnish names and phone numbers of prime subcontractors;
	 
	 	d)	 	acknowledge receipt of information concerning all concealed piping, conduit,
etc., that is installed below, within, or above the Premises; and
	 
	 	e)	 	acknowledge receipt of a copy of these Construction Rules.

	(2)	 	Insurance Requirements

	 	a)	 	Each and every Lessee Contractor shall provide evidence of the following in-force
insurance coverage before commencing any work on the project:

General Liability Insurance:

	 	 	 
	Bodily Injury

	 	$1,000,000/$2,000,000 (per occurrence)
	Property Damage

	 	$1,000,000/$2,000,000 (per occurrence)

Builders’ Risk Insurance:

Multi-peril, in full amount of the contract governing the construction of the Lessee
Improvement Work

	 	b)	 	All policies shall name the Lessor as “additional insured.”
	 
	 	c)	 	All written policies shall provide for ten (10) days prior written notice of
expiration or cancellation to the additional insured.

 

 

 

Page 33

	(3)	 	Work Area
	 
	 	 	All of contractor’s work, storage of materials, construction office, etc., must be confined
to within the Premises or such other areas as are designated by Lessor.
	 
	(4)	 	Deliveries
	 
	 	 	Deliveries will be made through designated entrances and routes only. Project Coordinator
will establish delivery routes and storage areas which may have to be changed from time to
time.
	 
	(5)	 	Service and Common Areas
	 
	 	 	Service and Common Areas shall be kept clear of Lessee’s and Lessee’s related parties’
materials, equipment, debris, and trash at all times.
	 
	(6)	 	Trash Removal
	 
	 	 	Lessee shall utilize a construction trash dumpster, which shall be located within a
reasonable location on the site. During the course of it’s installation of the furniture,
equipment and trade fixtures, the Lessee and Lessee Contractors shall utilize such dumpster
for the dumping and accumulation of all trash and construction debris arising from the Lessee
Improvement Work. Lessees, Lessee Contractors, and all subcontractors and suppliers are
required to remove trash and construction debris from the Premises and off the Office
Building property periodically (by the emptying or removal and replacement of Lessee’s
construction dumpster). Accumulations of Lessee trash and debris within the suite, in service
areas, or parking lot, will, following written notice by Lessor and the passage of five (5)
days without cure, be removed by Lessor at Lessee’s expense.
	 
	(7)	 	Parking
	 
	 	 	No onsite parking will be provided for any contractors of the Lessee.
	 
	(8)	 	Work Practices
	 
	 	 	All work practices and personnel performing work in Lessee spaces must be compatible with the
practices and personnel employed by any general contractor of Lessor undertaking work in the
Office Building and its sub-contractors. Upon oral notice (followed by written confirmation)
that any work practices or personnel are not compatible, Lessee shall be responsible for the
prompt termination of said practices or the prompt removal of said personnel from the Office
Building property.
	 
	(9)	 	Protection of Work and Property
	 
	 	 	Lessee and Lessee Contractors shall protect their work from damage and shall protect the work
of other Lessees and Lessor from damage by Lessee, Lessee Contractor and their employees and
subcontractors.
	 
	(10)	 	Strictly-Prohibited Work and Practices

	 	a)	 	Any combustible materials above finished ceiling or in any other concealed,
non-sprinklered space.
	 
	 	b)	 	Imposing any structural load, temporary or permanent, on any part of the Premises
without the approval of Lessor.
	 
	 	c)	 	Cutting any holes in Lessor installed floor slabs, roof, or walls not shown in
the final Lessee Construction Drawings without the prior written consent of Lessor’s
Project Coordinator.

	(11)	 	Work Hours
	 
	 	 	Lessee may install it’s furniture, equipment and trade fixtures at such times approved
in advance by Lessor, provided, however, that the performance of the Lessee’s work shall

 

 

 

Page 34

	 	 	not (i) unreasonably interfere with the business operations of the Lessor of any space
adjacent or in close proximity to the Premises during regular business hours, (ii)
unreasonably interfere with the quiet enjoyment of any employees of the Lessor in the
Office Building (iii) unreasonably interfere with Lessor’s business operations at any
time.

 

 

 

Page 35

EXHIBIT “D”

LESSEE’S PLANS AND SPECIFICATIONS

 

 

 

Page 36

EXHIBIT “E”

BUILDING
SHELL AND CORE SPECIFICATIONSexv10w3w1

 

Exhibit 10.3.1

AMENDMENT TO LEASE AGREEMENT

THIS AMENDMENT TO LEASE AGREEMENT is made as of the 27th day of November, 2006 by and between
Wells Fargo Financial, Inc., (“Lessor”) and Federal Home Loan Bank of Des Moines, (“Lessee”).

WITNESSETH:

WHEREAS, Lessor and Lessee entered into a lease (the “Lease”) dated April 27, 2004, for
certain Premises located on a portion of the 2nd floor, entire 3rd floor and a portion of the
basement area, (“the Premises”) in the building known as Wells Fargo Financial, Northstar Building,
801 Walnut Street, Des Moines, Iowa 50309 (the “Building”);

WHEREAS, unless specifically defined herein, the capitalized terms used in this Amendment to
Lease Agreement (the “Amendment”) will have the meaning defined in the Lease;

WHEREAS, said Landlord and Tenant wish to amend said Lease Agreement in the manner and to the
extent hereinafter set forth.

NOW, THEREFORE, for and in consideration of the covenants and agreements herein contained and other
good and valuable consideration, receipt and sufficiency of which is hereby mutually acknowledged,
Landlord and Tenant agree as follows:

Said Lease is hereby amended, upon the same terms and conditions as set forth and
contained in said Lease and all subsequent renewals, extensions and modifications thereof in
the following manner:

1. Page 1, Basic Lease Provisions, Item #4 - Area of Premises: The total
rentable area of the Premises is 43,453.55 square feet situated on the entire third floor and a
portion of both the second floor and basement, as more particularly described in Exhibits “A”,
attached hereto, and made a part hereof.

2. Page 1, Basic Lease Provisions, Item #5 - Lessee’s Proportionate Share: Lessee’s Proportionate Share has been determined to be 14%,
subject to adjustment as outlined on Page 3, Section 4 (b) of said Lease Agreement. This percentage
is the same as the square footage of the Premises divided by the total leaseable square footage of
the property.

3. Page 1, Basic Lease Provisions, Item #6 - Commencement Date of
Lease: The effective date of said Lease Agreement (the “Effective Date”) is November 1, 2006.

4. Page 1, Basic Lease Provisions, Item #8, Rent Commencement Date: This provision
shall be revised to reflect a Rent Commencement Date of January 1, 2007.

5. Corporate Authority: Lessor and Lessee affirm and covenant that each has the authority to
enter into this Amendment, to abide by the terms hereof and that the signatories hereto are
authorized representatives of the entities empowered by their respective corporations to execute
this Amendment.

6. Except as expressly amended or modified herein, all other terms, covenants and
conditions of the Lease shall remain in full force and effect.

7. Notwithstanding anything contained in this Lease to the contrary, or any applicable law,
the person or persons executing this Lease on behalf of the Lessor shall incur no personal
liability with respect to Lessor’s performance under the Lease and Lessee, and any heirs or assigns
or any agent, employee or persons representing Lessee, shall not pursue any legal action against
the individual signing this lease amendment.

IN WITNESS WHEREOF, Lessor and Lessee have executed this Amendment by their duly
authorized representatives as of the day and year above written.

LESSOR:

WELLS FARGO FINANCIAL, INC.

	 	 	 
	By:

	 	     
	 

	 	 
	 

	 	                    Wyetta Hammer
	 

	 	                    Vice President

LESSEE:

FEDERAL HOME LOAN BANK OF DES MOINES

	 	 	 
	By:

	 	
	 

	 	 
	 

	 	     11-22-2006
	 

	 	
	 

	 	     11/22/06

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00120-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00120-of-00352.parquet"}]]