Document:

EXHIBIT 10.41

                                 PROMISSORY NOTE
                                  (this "Note")

US$15,466,820.36                                                August 26, 2004

FOR VALUE  RECEIVED,  NB  FINANCE,  LTD.,  a  Bermuda  corporation,  having  its
registered  office  in  Clarendon  House,  2 Church  Street,  Hamilton,  Bermuda
(hereinafter  referred  to as  "Borrower"),  promises  to pay to the order of NB
CAPITAL CORPORATION, a Maryland corporation,  at its principal place of business
at 125 West 55th Street,  New York, New York 10019  (hereinafter  referred to as
"Lender"),  or at such other  place as the holder  thereof may from time to time
designate  in  writing,  the  principal  sum of  fifteen  million  four  hundred
sixty-six  thousand  eight  hundred  and twenty  dollars  and  thirty-six  cents
(US$15,466,820.36)  (the  "Original  Principal  Amount") in lawful  money of the
United States of America with interest on the principal amount  outstanding from
time to time to be computed from the date hereof until such principal  amount is
paid  in  full  at an  annual  rate  equal  to the  lesser  of (i)  the  maximum
non-usurious  rate  permitted  by  applicable  law and (ii)  eight  percent  and
eighty-two thousandths of a percent (8.082%) calculated monthly on a semi-annual
basis (the "Interest Rate"),  said Original  Principal Amount and interest to be
paid as follows:

(i)  With respect to each Interest  Period,  interest  payments shall be paid in
     arrears on the  fifteenth  (15th) day of each  calendar  month  immediately
     following such Interest Period; provided,  however, that if such day is not
     a  Business  Day,  interest  payments  shall  be  made  on the  immediately
     succeeding  Business Day (the "Interest  Payment Date").  "Interest Period"
     means each calendar  month or portion  thereof  during the term of the Note
     or, in the case of the initial  Interest  Period,  the date hereof  through
     August 31, 2004.  "Business Day" means a day of the year on which banks are
     not required or authorized by law to close in Maryland, Bermuda and Quebec.

(ii) The Original  Principal  Amount shall be due and payable,  unless otherwise
     accelerated  or  prepaid in  accordance  with the terms of this Note or the
     Loan  Agreement  dated as of the date hereof,  between  Borrower and Lender
     (the "Loan Agreement"), on June 15, 2011 (the "Maturity Date") in whole.

     Section 1.  Incorporation  by  Reference.  All of the terms,  covenants and
conditions  contained in the Mortgage  Loan  Assignment  Agreement  and the Loan
Agreement  with  respect to the  indebtedness  evidenced by this Note are hereby
made a part of this Note to the same  extent  and with the same force as if they
were fully set forth herein.

     Section 2.  Security.  The  indebtedness  evidenced by this Note is secured
pursuant  to that  certain  mortgage  loan  assignment  agreement  of even  date
herewith (the  "Mortgage  Loan  Assignment  Agreement"),  assigning the mortgage
loans more particularly  described therein as well as Borrower's interest in the
real property securing such Mortgage Loans (the "Mortgage Loans") as security to
Lender,  subject to a reassignment upon satisfaction in full of any indebtedness
evidenced by this Note.

<PAGE>

                                      -2-

     Section 3.  Prepayment.  The Original  Principal Amount of this Note is not
subject to optional  prepayment but is subject to mandatory  prepayment prior to
the Maturity Date upon the terms and conditions specified in the Loan Agreement.

     Section 4. Default and Acceleration.  If an Event of Default (as defined in
the Loan Agreement),  other than an Event of Default described in Section 6.1(g)
of the Loan Agreement has occurred and is continuing, Lender may at any time, in
addition to any other rights or remedies  available to it pursuant to this Note,
the Loan Agreement and the Mortgage Loan Assignment  Agreement,  or at law or in
equity, take such action,  without notice or demand, that Lender deems advisable
to protect and enforce its rights against  Borrower and in any of the Collateral
(as defined in the Loan Agreement),  including, without limitation, by notice to
Borrower,  declare the Debt to be forthwith due and payable, whereupon such Debt
shall become and be  forthwith  due and payable,  without  presentment,  demand,
protest or further notice of any kind, all of which are hereby  expressly waived
by  Borrower,  and may enforce or avail  itself of any or all rights or remedies
provided in this Note,  the Loan  Agreement  and the  Mortgage  Loan  Assignment
Agreement against Borrower and/or the Collateral (including selling the Mortgage
Loans);  and upon an Event of Default  described  in Section  6.1(g) of the Loan
Agreement,  the Debt shall automatically become and be due and payable,  without
presentment,  demand, protest or any notice of any kind, all of which are hereby
expressly waived by Borrower. "Debt" means (a) the outstanding principal balance
of this Note, (b) interest,  default  interest at the Default Rate, late charges
and other sums,  as provided in this Note,  the Loan  Agreement  or the Mortgage
Loan Assignment Agreement, (c) all other monies agreed or provided to be paid by
Borrower  in this Note,  the Loan  Agreement  or the  Mortgage  Loan  Assignment
Agreement,  and (d) all sums advanced and costs and expenses  incurred by Lender
in connection  with the Debt or any part  thereof,  any renewal,  extension,  or
change of or substitution of the Debt or any part thereof, or the acquisition or
perfection of the security therefor,  whether made or incurred at the request of
Borrower or Lender.

     Section 5. Savings Clause. It is expressly  stipulated and agreed to be the
intent of Borrower and Lender that this Note complies with the applicable  usury
and other laws  relating to this Note now or  hereafter  in effect.  If any such
applicable  laws  render  usurious  any amount  called  for under this Note,  or
contracted  for,  charged or  received  with  respect  to this  Note,  or if the
acceleration  of the  maturity  of this Note or if any  prepayment  by  Borrower
results in Borrower  having paid any  interest  in excess of that  permitted  by
applicable  law,  then it is the express  intent of the parties  that all excess
amounts  theretofore  collected  by  Lender be  refunded  to  Borrower,  and the
provisions  of  this  Note  immediately  be  deemed  reformed  and  the  amounts
thereafter  collected  under this Note  reduced,  without the  necessity  of the
execution of any new document, so as to comply with the then applicable law, but
so as to permit the recovery of the fullest  amount  otherwise  called for under
this Note.

     Section 6. Late Charges; Mortgage Default Interest Rate.

     (a) Subject to Section 5, in the event that any  installment of interest or
principal  shall become overdue for a period in excess of five (5) days, a "late
charge" in an amount  equal to five percent (5%) of the amount so overdue may be
charged to Borrower by Lender for the purpose of defraying the expenses incident
to handling  such  delinquent  payments.  Subject to Section 5, such late charge
shall be in addition  to, and not in lieu of, any other  remedy  Lender may have

<PAGE>

                                      -3-

and is in addition to Lender's right to collect  reasonable  fees and charges of
any agents or attorneys which Lender may employ in connection with any default.

     (b) If Borrower  shall default in any payment of principal or interest,  or
any other  amount owed by Borrower  under this Note,  the Loan  Agreement or the
Mortgage Loan  Assignment  Agreement,  Borrower shall pay interest on the unpaid
principal amount of this Note,  payable in arrears on each Interest Payment Date
and on demand,  at a rate per annum  equal at all times to the lesser of (x) the
maximum  non-usurious rate permitted by applicable law or (y) three percent (3%)
per annum above the  applicable  Interest Rate until such  defaulted  amount has
been paid by  Borrower,  together  with  interest  thereon at the Default  Rate.
Payment or acceptance of the increased rate as provided in this Section is not a
permitted  alternative for timely payment and shall not constitute a waiver of a
Default or an Event of Default or an amendment to this Note,  the Loan Agreement
or the Mortgage Loan Assignment  Agreement and shall not otherwise  prejudice or
limit any rights or remedies of Lender.

     Section 7. No Oral Change. This Note may not be modified,  amended, waived,
extended,  changed,  discharged or terminated orally or by act or failure to act
on the part of Borrower or Lender, but only by an agreement in writing signed by
the party  against whom  enforcement  of any  modification,  amendment,  waiver,
extension, change, discharge or termination is sought.

     Section 8. Waivers.  Except for any notices expressly  provided for in this
Note, the Loan Agreement or the Mortgage Loan Assignment Agreement, Borrower and
all others who may become  liable for the payment of all or any part of the Debt
do  hereby  severally  waive  presentment  and  demand  for  payment,  notice of
dishonor, protest and notice of protest and non-payment and all other notices of
any kind.  No  release of any  security  for the Debt or  extension  of time for
payment of this Note or any installment hereof, and no alteration,  amendment or
waiver of any  provision of this Note,  the Loan  Agreement or the Mortgage Loan
Assignment  Agreement between Lender or any other person or party shall release,
modify,  amend,  waive,  extend,  change,  discharge,  terminate  or affect  the
liability of Borrower,  and any other person or entity who may become liable for
the payment of all or any part of the Debt,  under this Note, the Loan Agreement
or the Mortgage Loan  Assignment  Agreement.  No notice to or demand on Borrower
shall be deemed to be a waiver of the  obligation of Borrower or of the right of
Lender to take further action  without  further notice or demand as provided for
in this Note, the Loan Agreement or the Mortgage Loan Assignment Agreement.  Any
failure of Lender to insist  upon strict  performance  by Borrower of any of the
provisions  of this Note,  the Loan  Agreement or the Mortgage  Loan  Assignment
Agreement shall not be deemed a waiver of any of the terms or provisions of this
Note, the Loan Agreement or the Mortgage Loan Assignment  Agreement,  and Lender
shall have the right thereafter to insist upon strict performance by Borrower of
any and all of them.

     Section 9. Non Recourse.  Except as otherwise  provided herein and the Loan
Agreement and the Mortgage Loan Assignment  Agreement,  Lender shall not enforce
the liability and obligation of Borrower to perform and observe the  obligations
contained in this Note,  the Loan  Agreement  and the Mortgage  Loan  Assignment
Agreement by any action or proceeding  wherein a money  judgment shall be sought
against Borrower, except that Lender may bring an action or proceeding to enable
Lender to  enforce  and  realize  upon this  Note,  the

<PAGE>

                                      -4-

Loan Agreement and the Mortgage Loan Assignment  Agreement,  and the interest in
the  Mortgage  Loans and in any  Collateral  (as defined in the Loan  Agreement)
given to Lender  created by this Note,  the Loan  Agreement or the Mortgage Loan
Assignment  Agreement,  provided,  however,  that any  judgment in any action or
proceeding  shall  be  enforceable  against  Borrower  only  to  the  extent  of
Borrower's  interest in the Mortgage Loans and other Collateral given to Lender.
The  provisions  of this  Section  shall not  however (i)  constitute  a waiver,
release or impairment of any  obligation  evidenced or secured by this Note, the
Loan  Agreement  or the  Mortgage  Loan  Assignment  Agreement,  (ii) affect the
validity or  enforceability  of any indemnity made in connection with this Note,
the Loan Agreement or the Mortgage Loan  Assignment  Agreement,  or (iii) impair
the enforcement of the Mortgage Loan Assignment Agreement.

     Section 10.  Authority.  Borrower (and the  undersigned  representative  of
Borrower,  if any) represents that Borrower has full power,  authority and legal
right to execute and deliver this Note, the Loan Agreement and the Mortgage Loan
Assignment  Agreement  and that this Note,  the Loan  Agreement and the Mortgage
Loan Assignment Agreement are valid and binding in accordance with their terms.

     Section 11. Applicable Law. This Note shall be governed, construed, applied
and enforced in accordance with the laws of Bermuda.

     Section 12.  Counsel Fees. In the event that it should become  necessary to
employ  counsel to collect  the Debt or to protect  or  foreclose  the  security
therefor,  Borrower  also  agrees to pay all  reasonable  fees and  expenses  of
Lender,  including,  without  limitation,  reasonable  attorney's  fees  for the
services of such counsel whether or not suit be brought.

     Section 13.  Notices.  All notices and other  communications  provided  for
hereunder  shall  be  in  writing  (including  telegraphic,  telecopy  or  telex
communication) and mailed, telegraphed,  telecopied, telexed or delivered, if to
Borrower,  at its address c/o Codan Services Limited,  Clarendon House, 2 Church
Street, Hamilton, HM 11 Bermuda, Attention:  Secretary; and if to Lender, at its
address at 125 West 55th  Street,  New York,  New York 10019,  Attention:  Chief
Executive  Officer;  with a copy to  National  Bank of Canada,  as  servicer  of
Lender, at National Bank Tower, 600 de La Gauchetiere West, Montreal, Quebec H3B
4L2 or as to each other party,  at such other  address as shall be designated by
such party in a written  notice to  Borrower  and Lender.  All such  notices and
communications  shall,  when  mailed,  telegraphed,  telecopied  or telexed,  be
effective  when  deposited  in the mails,  delivered to the  telegraph  company,
transmitted by telecopier or confirmed by telex answerback, respectively.

     Section 14. Payment. Borrower shall make each payment,  irrespective of any
right of counterclaim or set-off,  not later than 11:00 a.m.  (Eastern  Standard
time) on each  Interest  Payment Date in United  States  dollars to Lender at an
account or accounts  Lender may  designate  from time to time in same day funds.
All  computations of interest and fees shall be made by Lender on the basis of a
year of 360 days consisting of twelve (12) months of thirty (30) days each. Each
determination  by Lender of interest or fees  hereunder  shall be conclusive and
binding for all purposes, absent manifest error.

<PAGE>

                                      -5-

     IN WITNESS WHEREOF, Borrower has caused this instrument to be duly executed
as of the date in the year first above written.

                                           BORROWER

                                           NB FINANCE, LTD.

                                           By:
                                                --------------------------------
                                                Vanessa Fontana

                                           LENDER

                                           NB CAPITAL CORPORATION

                                           By:
                                                --------------------------------
                                                Jean Dagenais

<PAGE>

                                 PROMISSORY NOTE
                                  (this "Note")

US$11,825,478.54                                                August 26, 2004

FOR VALUE  RECEIVED,  NB  FINANCE,  LTD.,  a  Bermuda  corporation,  having  its
registered  office  in  Clarendon  House,  2 Church  Street,  Hamilton,  Bermuda
(hereinafter  referred  to as  "Borrower"),  promises  to pay to the order of NB
CAPITAL CORPORATION, a Maryland corporation,  at its principal place of business
at 125 West 55th Street,  New York, New York 10019  (hereinafter  referred to as
"Lender"),  or at such other  place as the holder  thereof may from time to time
designate  in  writing,  the  principal  sum of  eleven  million  eight  hundred
twenty-five thousand four hundred and seventy-eight dollars and fifty-four cents
(US$11,825,478.54)  (the  "Original  Principal  Amount") in lawful  money of the
United States of America with interest on the principal amount  outstanding from
time to time to be computed from the date hereof until such principal  amount is
paid  in  full  at an  annual  rate  equal  to the  lesser  of (i)  the  maximum
non-usurious  rate  permitted by  applicable  law and (ii) six percent and three
hundred and thirty-eight thousandths of a percent (6.338%) calculated monthly on
a semi-annual  basis (the "Interest Rate"),  said Original  Principal Amount and
interest to be paid as follows:

(i)  With respect to each Interest  Period,  interest  payments shall be paid in
     arrears on the  fifteenth  (15th) day of each  calendar  month  immediately
     following such Interest Period; provided,  however, that if such day is not
     a  Business  Day,  interest  payments  shall  be  made  on the  immediately
     succeeding  Business Day (the "Interest  Payment Date").  "Interest Period"
     means each calendar  month or portion  thereof  during the term of the Note
     or, in the case of the initial  Interest  Period,  the date hereof  through
     August 31, 2004.  "Business Day" means a day of the year on which banks are
     not required or authorized by law to close in Maryland, Bermuda and Quebec.

(ii) The Original  Principal  Amount shall be due and payable,  unless otherwise
     accelerated  or  prepaid in  accordance  with the terms of this Note or the
     Loan  Agreement  dated as of the date hereof,  between  Borrower and Lender
     (the "Loan Agreement"), on March 15, 2009 (the "Maturity Date") in whole.

     Section 1.  Incorporation  by  Reference.  All of the terms,  covenants and
conditions  contained in the Mortgage  Loan  Assignment  Agreement  and the Loan
Agreement  with  respect to the  indebtedness  evidenced by this Note are hereby
made a part of this Note to the same  extent  and with the same force as if they
were fully set forth herein.

     Section 2.  Security.  The  indebtedness  evidenced by this Note is secured
pursuant  to that  certain  mortgage  loan  assignment  agreement  of even  date
herewith (the  "Mortgage  Loan  Assignment  Agreement"),  assigning the mortgage
loans more particularly  described therein as well as Borrower's interest in the
real property securing such Mortgage Loans (the "Mortgage Loans") as security to
Lender,  subject to a reassignment upon satisfaction in full of any indebtedness
evidenced by this Note.

<PAGE>

                                      -2-

     Section 3.  Prepayment.  The Original  Principal Amount of this Note is not
subject to optional  prepayment but is subject to mandatory  prepayment prior to
the Maturity Date upon the terms and conditions specified in the Loan Agreement.

     Section 4. Default and Acceleration.  If an Event of Default (as defined in
the Loan Agreement),  other than an Event of Default described in Section 6.1(g)
of the Loan Agreement has occurred and is continuing, Lender may at any time, in
addition to any other rights or remedies  available to it pursuant to this Note,
the Loan Agreement and the Mortgage Loan Assignment  Agreement,  or at law or in
equity, take such action,  without notice or demand, that Lender deems advisable
to protect and enforce its rights against  Borrower and in any of the Collateral
(as defined in the Loan Agreement),  including, without limitation, by notice to
Borrower,  declare the Debt to be forthwith due and payable, whereupon such Debt
shall become and be  forthwith  due and payable,  without  presentment,  demand,
protest or further notice of any kind, all of which are hereby  expressly waived
by  Borrower,  and may enforce or avail  itself of any or all rights or remedies
provided in this Note,  the Loan  Agreement  and the  Mortgage  Loan  Assignment
Agreement against Borrower and/or the Collateral (including selling the Mortgage
Loans);  and upon an Event of Default  described  in Section  6.1(g) of the Loan
Agreement,  the Debt shall automatically become and be due and payable,  without
presentment,  demand, protest or any notice of any kind, all of which are hereby
expressly waived by Borrower. "Debt" means (a) the outstanding principal balance
of this Note, (b) interest,  default  interest at the Default Rate, late charges
and other sums,  as provided in this Note,  the Loan  Agreement  or the Mortgage
Loan Assignment Agreement, (c) all other monies agreed or provided to be paid by
Borrower  in this Note,  the Loan  Agreement  or the  Mortgage  Loan  Assignment
Agreement,  and (d) all sums advanced and costs and expenses  incurred by Lender
in connection  with the Debt or any part  thereof,  any renewal,  extension,  or
change of or substitution of the Debt or any part thereof, or the acquisition or
perfection of the security therefor,  whether made or incurred at the request of
Borrower or Lender.

     Section 5. Savings Clause. It is expressly  stipulated and agreed to be the
intent of Borrower and Lender that this Note complies with the applicable  usury
and other laws  relating to this Note now or  hereafter  in effect.  If any such
applicable  laws  render  usurious  any amount  called  for under this Note,  or
contracted  for,  charged or  received  with  respect  to this  Note,  or if the
acceleration  of the  maturity  of this Note or if any  prepayment  by  Borrower
results in Borrower  having paid any  interest  in excess of that  permitted  by
applicable  law,  then it is the express  intent of the parties  that all excess
amounts  theretofore  collected  by  Lender be  refunded  to  Borrower,  and the
provisions  of  this  Note  immediately  be  deemed  reformed  and  the  amounts
thereafter  collected  under this Note  reduced,  without the  necessity  of the
execution of any new document, so as to comply with the then applicable law, but
so as to permit the recovery of the fullest  amount  otherwise  called for under
this Note.

     Section 6. Late Charges; Mortgage Default Interest Rate.

     (a) Subject to Section 5, in the event that any  installment of interest or
principal  shall become overdue for a period in excess of five (5) days, a "late
charge" in an amount  equal to five percent (5%) of the amount so overdue may be
charged to Borrower by Lender for the purpose of defraying the expenses incident
to handling  such  delinquent  payments.  Subject to Section 5, such late charge
shall be in addition  to, and not in lieu of, any other  remedy  Lender may have

<PAGE>

                                      -3-

and is in addition to Lender's right to collect  reasonable  fees and charges of
any agents or attorneys which Lender may employ in connection with any default.

     (b) If Borrower  shall default in any payment of principal or interest,  or
any other  amount owed by Borrower  under this Note,  the Loan  Agreement or the
Mortgage Loan  Assignment  Agreement,  Borrower shall pay interest on the unpaid
principal amount of this Note,  payable in arrears on each Interest Payment Date
and on demand,  at a rate per annum  equal at all times to the lesser of (x) the
maximum  non-usurious rate permitted by applicable law or (y) three percent (3%)
per annum above the  applicable  Interest Rate until such  defaulted  amount has
been paid by  Borrower,  together  with  interest  thereon at the Default  Rate.
Payment or acceptance of the increased rate as provided in this Section is not a
permitted  alternative for timely payment and shall not constitute a waiver of a
Default or an Event of Default or an amendment to this Note,  the Loan Agreement
or the Mortgage Loan Assignment  Agreement and shall not otherwise  prejudice or
limit any rights or remedies of Lender.

     Section 7. No Oral Change. This Note may not be modified,  amended, waived,
extended,  changed,  discharged or terminated orally or by act or failure to act
on the part of Borrower or Lender, but only by an agreement in writing signed by
the party  against whom  enforcement  of any  modification,  amendment,  waiver,
extension, change, discharge or termination is sought.

     Section 8. Waivers.  Except for any notices expressly  provided for in this
Note, the Loan Agreement or the Mortgage Loan Assignment Agreement, Borrower and
all others who may become  liable for the payment of all or any part of the Debt
do  hereby  severally  waive  presentment  and  demand  for  payment,  notice of
dishonor, protest and notice of protest and non-payment and all other notices of
any kind.  No  release of any  security  for the Debt or  extension  of time for
payment of this Note or any installment hereof, and no alteration,  amendment or
waiver of any  provision of this Note,  the Loan  Agreement or the Mortgage Loan
Assignment  Agreement between Lender or any other person or party shall release,
modify,  amend,  waive,  extend,  change,  discharge,  terminate  or affect  the
liability of Borrower,  and any other person or entity who may become liable for
the payment of all or any part of the Debt,  under this Note, the Loan Agreement
or the Mortgage Loan  Assignment  Agreement.  No notice to or demand on Borrower
shall be deemed to be a waiver of the  obligation of Borrower or of the right of
Lender to take further action  without  further notice or demand as provided for
in this Note, the Loan Agreement or the Mortgage Loan Assignment Agreement.  Any
failure of Lender to insist  upon strict  performance  by Borrower of any of the
provisions  of this Note,  the Loan  Agreement or the Mortgage  Loan  Assignment
Agreement shall not be deemed a waiver of any of the terms or provisions of this
Note, the Loan Agreement or the Mortgage Loan Assignment  Agreement,  and Lender
shall have the right thereafter to insist upon strict performance by Borrower of
any and all of them.

     Section 9. Non Recourse.  Except as otherwise  provided herein and the Loan
Agreement and the Mortgage Loan Assignment  Agreement,  Lender shall not enforce
the liability and obligation of Borrower to perform and observe the  obligations
contained in this Note,  the Loan  Agreement  and the Mortgage  Loan  Assignment
Agreement by any action or proceeding  wherein a money  judgment shall be sought
against Borrower, except that Lender may bring an action or proceeding to enable
Lender to enforce and realize upon this Note, the

<PAGE>

                                      -4-

Loan Agreement and the Mortgage Loan Assignment  Agreement,  and the interest in
the  Mortgage  Loans and in any  Collateral  (as defined in the Loan  Agreement)
given to Lender  created by this Note,  the Loan  Agreement or the Mortgage Loan
Assignment  Agreement,  provided,  however,  that any  judgment in any action or
proceeding  shall  be  enforceable  against  Borrower  only  to  the  extent  of
Borrower's  interest in the Mortgage Loans and other Collateral given to Lender.
The  provisions  of this  Section  shall not  however (i)  constitute  a waiver,
release or impairment of any  obligation  evidenced or secured by this Note, the
Loan  Agreement  or the  Mortgage  Loan  Assignment  Agreement,  (ii) affect the
validity or  enforceability  of any indemnity made in connection with this Note,
the Loan Agreement or the Mortgage Loan  Assignment  Agreement,  or (iii) impair
the enforcement of the Mortgage Loan Assignment Agreement.

     Section 10.  Authority.  Borrower (and the  undersigned  representative  of
Borrower,  if any) represents that Borrower has full power,  authority and legal
right to execute and deliver this Note, the Loan Agreement and the Mortgage Loan
Assignment  Agreement  and that this Note,  the Loan  Agreement and the Mortgage
Loan Assignment Agreement are valid and binding in accordance with their terms.

     Section 11. Applicable Law. This Note shall be governed, construed, applied
and enforced in accordance with the laws of Bermuda.

     Section 12.  Counsel Fees. In the event that it should become  necessary to
employ  counsel to collect  the Debt or to protect  or  foreclose  the  security
therefor,  Borrower  also  agrees to pay all  reasonable  fees and  expenses  of
Lender,  including,  without  limitation,  reasonable  attorney's  fees  for the
services of such counsel whether or not suit be brought.

     Section 13.  Notices.  All notices and other  communications  provided  for
hereunder  shall  be  in  writing  (including  telegraphic,  telecopy  or  telex
communication) and mailed, telegraphed,  telecopied, telexed or delivered, if to
Borrower,  at its address c/o Codan Services Limited,  Clarendon House, 2 Church
Street, Hamilton, HM 11 Bermuda, Attention:  Secretary; and if to Lender, at its
address at 125 West 55th  Street,  New York,  New York 10019,  Attention:  Chief
Executive  Officer;  with a copy to  National  Bank of Canada,  as  servicer  of
Lender, at National Bank Tower, 600 de La Gauchetiere West, Montreal, Quebec H3B
4L2 or as to each other party,  at such other  address as shall be designated by
such party in a written  notice to  Borrower  and Lender.  All such  notices and
communications  shall,  when  mailed,  telegraphed,  telecopied  or telexed,  be
effective  when  deposited  in the mails,  delivered to the  telegraph  company,
transmitted by telecopier or confirmed by telex answerback, respectively.

     Section 14. Payment. Borrower shall make each payment,  irrespective of any
right of counterclaim or set-off,  not later than 11:00 a.m.  (Eastern  Standard
time) on each  Interest  Payment Date in United  States  dollars to Lender at an
account or accounts  Lender may  designate  from time to time in same day funds.
All  computations of interest and fees shall be made by Lender on the basis of a
year of 360 days consisting of twelve (12) months of thirty (30) days each. Each
determination  by Lender of interest or fees  hereunder  shall be conclusive and
binding for all purposes, absent manifest error.

<PAGE>

                                      -5-

     IN WITNESS WHEREOF, Borrower has caused this instrument to be duly executed
as of the date in the year first above written.

                                           BORROWER

                                           NB FINANCE, LTD.

                                           By:
                                                --------------------------------
                                                Vanessa Fontana

                                           LENDER

                                           NB CAPITAL CORPORATION

                                           By:
                                                --------------------------------
                                                Jean Dagenais

<PAGE>

                                 PROMISSORY NOTE
                                  (this "Note")

US$6,973,160.31                                                  August 26, 2004

FOR VALUE  RECEIVED,  NB  FINANCE,  LTD.,  a  Bermuda  corporation,  having  its
registered  office  in  Clarendon  House,  2 Church  Street,  Hamilton,  Bermuda
(hereinafter  referred  to as  "Borrower"),  promises  to pay to the order of NB
CAPITAL CORPORATION, a Maryland corporation,  at its principal place of business
at 125 West 55th Street,  New York, New York 10019  (hereinafter  referred to as
"Lender"),  or at such other  place as the holder  thereof may from time to time
designate  in  writing,   the   principal   sum  of  six  million  nine  hundred
seventy-three  thousand  one hundred  and sixty  dollars  and  thirty-one  cents
(US$6,973,160.31)  (the  "Original  Principal  Amount")  in lawful  money of the
United States of America with interest on the principal amount  outstanding from
time to time to be computed from the date hereof until such principal  amount is
paid  in  full  at an  annual  rate  equal  to the  lesser  of (i)  the  maximum
non-usurious  rate  permitted  by  applicable  law and (ii) six percent and four
hundred and sixty  thousandths  of a percent  (6.460%)  calculated  monthly on a
semi-annual  basis (the "Interest  Rate"),  said Original  Principal  Amount and
interest to be paid as follows:

(i)  With respect to each Interest  Period,  interest  payments shall be paid in
     arrears on the  fifteenth  (15th) day of each  calendar  month  immediately
     following such Interest Period; provided,  however, that if such day is not
     a  Business  Day,  interest  payments  shall  be  made  on the  immediately
     succeeding  Business Day (the "Interest  Payment Date").  "Interest Period"
     means each calendar  month or portion  thereof  during the term of the Note
     or, in the case of the initial  Interest  Period,  the date hereof  through
     August 31, 2004.  "Business Day" means a day of the year on which banks are
     not required or authorized by law to close in Maryland, Bermuda and Quebec.

(ii) The Original  Principal  Amount shall be due and payable,  unless otherwise
     accelerated  or  prepaid in  accordance  with the terms of this Note or the
     Loan  Agreement  dated as of the date hereof,  between  Borrower and Lender
     (the "Loan  Agreement"),  on September  15, 2008 (the  "Maturity  Date") in
     whole.

     Section 1.  Incorporation  by  Reference.  All of the terms,  covenants and
conditions  contained in the Mortgage  Loan  Assignment  Agreement  and the Loan
Agreement  with  respect to the  indebtedness  evidenced by this Note are hereby
made a part of this Note to the same  extent  and with the same force as if they
were fully set forth herein.

     Section 2.  Security.  The  indebtedness  evidenced by this Note is secured
pursuant  to that  certain  mortgage  loan  assignment  agreement  of even  date
herewith (the  "Mortgage  Loan  Assignment  Agreement"),  assigning the mortgage
loans more particularly  described therein as well as Borrower's interest in the
real property securing such Mortgage Loans (the "Mortgage Loans") as security to
Lender,  subject to a reassignment upon satisfaction in full of any indebtedness
evidenced by this Note.

<PAGE>

                                      -2-

     Section 3.  Prepayment.  The Original  Principal Amount of this Note is not
subject to optional  prepayment but is subject to mandatory  prepayment prior to
the Maturity Date upon the terms and conditions specified in the Loan Agreement.

     Section 4. Default and Acceleration.  If an Event of Default (as defined in
the Loan Agreement),  other than an Event of Default described in Section 6.1(g)
of the Loan Agreement has occurred and is continuing, Lender may at any time, in
addition to any other rights or remedies  available to it pursuant to this Note,
the Loan Agreement and the Mortgage Loan Assignment  Agreement,  or at law or in
equity, take such action,  without notice or demand, that Lender deems advisable
to protect and enforce its rights against  Borrower and in any of the Collateral
(as defined in the Loan Agreement),  including, without limitation, by notice to
Borrower,  declare the Debt to be forthwith due and payable, whereupon such Debt
shall become and be  forthwith  due and payable,  without  presentment,  demand,
protest or further notice of any kind, all of which are hereby  expressly waived
by  Borrower,  and may enforce or avail  itself of any or all rights or remedies
provided in this Note,  the Loan  Agreement  and the  Mortgage  Loan  Assignment
Agreement against Borrower and/or the Collateral (including selling the Mortgage
Loans);  and upon an Event of Default  described  in Section  6.1(g) of the Loan
Agreement,  the Debt shall automatically become and be due and payable,  without
presentment,  demand, protest or any notice of any kind, all of which are hereby
expressly waived by Borrower. "Debt" means (a) the outstanding principal balance
of this Note, (b) interest,  default  interest at the Default Rate, late charges
and other sums,  as provided in this Note,  the Loan  Agreement  or the Mortgage
Loan Assignment Agreement, (c) all other monies agreed or provided to be paid by
Borrower  in this Note,  the Loan  Agreement  or the  Mortgage  Loan  Assignment
Agreement,  and (d) all sums advanced and costs and expenses  incurred by Lender
in connection  with the Debt or any part  thereof,  any renewal,  extension,  or
change of or substitution of the Debt or any part thereof, or the acquisition or
perfection of the security therefor,  whether made or incurred at the request of
Borrower or Lender.

     Section 5. Savings Clause. It is expressly  stipulated and agreed to be the
intent of Borrower and Lender that this Note complies with the applicable  usury
and other laws  relating to this Note now or  hereafter  in effect.  If any such
applicable  laws  render  usurious  any amount  called  for under this Note,  or
contracted  for,  charged or  received  with  respect  to this  Note,  or if the
acceleration  of the  maturity  of this Note or if any  prepayment  by  Borrower
results in Borrower  having paid any  interest  in excess of that  permitted  by
applicable  law,  then it is the express  intent of the parties  that all excess
amounts  theretofore  collected  by  Lender be  refunded  to  Borrower,  and the
provisions  of  this  Note  immediately  be  deemed  reformed  and  the  amounts
thereafter  collected  under this Note  reduced,  without the  necessity  of the
execution of any new document, so as to comply with the then applicable law, but
so as to permit the recovery of the fullest  amount  otherwise  called for under
this Note.

     Section 6. Late Charges; Mortgage Default Interest Rate.

     (a) Subject to Section 5, in the event that any  installment of interest or
principal  shall become overdue for a period in excess of five (5) days, a "late
charge" in an amount  equal to five percent (5%) of the amount so overdue may be
charged to Borrower by Lender for the purpose of defraying the expenses incident
to handling  such  delinquent  payments.  Subject to Section 5, such late charge
shall be in addition  to, and not in lieu of, any other  remedy  Lender may have

<PAGE>

                                      -3-

and is in addition to Lender's right to collect  reasonable  fees and charges of
any agents or attorneys which Lender may employ in connection with any default.

     (b) If Borrower  shall default in any payment of principal or interest,  or
any other  amount owed by Borrower  under this Note,  the Loan  Agreement or the
Mortgage Loan  Assignment  Agreement,  Borrower shall pay interest on the unpaid
principal amount of this Note,  payable in arrears on each Interest Payment Date
and on demand,  at a rate per annum  equal at all times to the lesser of (x) the
maximum  non-usurious rate permitted by applicable law or (y) three percent (3%)
per annum above the  applicable  Interest Rate until such  defaulted  amount has
been paid by  Borrower,  together  with  interest  thereon at the Default  Rate.
Payment or acceptance of the increased rate as provided in this Section is not a
permitted  alternative for timely payment and shall not constitute a waiver of a
Default or an Event of Default or an amendment to this Note,  the Loan Agreement
or the Mortgage Loan Assignment  Agreement and shall not otherwise  prejudice or
limit any rights or remedies of Lender.

     Section 7. No Oral Change. This Note may not be modified,  amended, waived,
extended,  changed,  discharged or terminated orally or by act or failure to act
on the part of Borrower or Lender, but only by an agreement in writing signed by
the party  against whom  enforcement  of any  modification,  amendment,  waiver,
extension, change, discharge or termination is sought.

     Section 8. Waivers.  Except for any notices expressly  provided for in this
Note, the Loan Agreement or the Mortgage Loan Assignment Agreement, Borrower and
all others who may become  liable for the payment of all or any part of the Debt
do  hereby  severally  waive  presentment  and  demand  for  payment,  notice of
dishonor, protest and notice of protest and non-payment and all other notices of
any kind.  No  release of any  security  for the Debt or  extension  of time for
payment of this Note or any installment hereof, and no alteration,  amendment or
waiver of any  provision of this Note,  the Loan  Agreement or the Mortgage Loan
Assignment  Agreement between Lender or any other person or party shall release,
modify,  amend,  waive,  extend,  change,  discharge,  terminate  or affect  the
liability of Borrower,  and any other person or entity who may become liable for
the payment of all or any part of the Debt,  under this Note, the Loan Agreement
or the Mortgage Loan  Assignment  Agreement.  No notice to or demand on Borrower
shall be deemed to be a waiver of the  obligation of Borrower or of the right of
Lender to take further action  without  further notice or demand as provided for
in this Note, the Loan Agreement or the Mortgage Loan Assignment Agreement.  Any
failure of Lender to insist  upon strict  performance  by Borrower of any of the
provisions  of this Note,  the Loan  Agreement or the Mortgage  Loan  Assignment
Agreement shall not be deemed a waiver of any of the terms or provisions of this
Note, the Loan Agreement or the Mortgage Loan Assignment  Agreement,  and Lender
shall have the right thereafter to insist upon strict performance by Borrower of
any and all of them.

     Section 9. Non Recourse.  Except as otherwise  provided herein and the Loan
Agreement and the Mortgage Loan Assignment  Agreement,  Lender shall not enforce
the liability and obligation of Borrower to perform and observe the  obligations
contained in this Note,  the Loan  Agreement  and the Mortgage  Loan  Assignment
Agreement by any action or proceeding  wherein a money  judgment shall be sought
against Borrower, except that Lender may bring an action or proceeding to enable
Lender to  enforce  and  realize  upon this  Note,  the Loan  Agreement  and the
Mortgage Loan Assignment  Agreement,  and the interest in the Mortgage Loans and
in any Collateral (as defined in the Loan Agreement)  given to Lender created by
this Note, the

<PAGE>

                                      -4-

Loan Agreement or the Mortgage Loan  Assignment  Agreement,  provided,  however,
that any  judgment  in any action or  proceeding  shall be  enforceable  against
Borrower  only to the extent of  Borrower's  interest in the Mortgage  Loans and
other  Collateral  given to Lender.  The  provisions  of this Section  shall not
however  (i)  constitute  a waiver,  release  or  impairment  of any  obligation
evidenced  or secured by this Note,  the Loan  Agreement  or the  Mortgage  Loan
Assignment  Agreement,  (ii)  affect  the  validity  or  enforceability  of  any
indemnity made in connection  with this Note, the Loan Agreement or the Mortgage
Loan Assignment Agreement,  or (iii) impair the enforcement of the Mortgage Loan
Assignment Agreement.

     Section 10.  Authority.  Borrower (and the  undersigned  representative  of
Borrower,  if any) represents that Borrower has full power,  authority and legal
right to execute and deliver this Note, the Loan Agreement and the Mortgage Loan
Assignment  Agreement  and that this Note,  the Loan  Agreement and the Mortgage
Loan Assignment Agreement are valid and binding in accordance with their terms.

     Section 11. Applicable Law. This Note shall be governed, construed, applied
and enforced in accordance with the laws of Bermuda.

     Section 12.  Counsel Fees. In the event that it should become  necessary to
employ  counsel to collect  the Debt or to protect  or  foreclose  the  security
therefor,  Borrower  also  agrees to pay all  reasonable  fees and  expenses  of
Lender,  including,  without  limitation,  reasonable  attorney's  fees  for the
services of such counsel whether or not suit be brought.

     Section 13.  Notices.  All notices and other  communications  provided  for
hereunder  shall  be  in  writing  (including  telegraphic,  telecopy  or  telex
communication) and mailed, telegraphed,  telecopied, telexed or delivered, if to
Borrower,  at its address c/o Codan Services Limited,  Clarendon House, 2 Church
Street, Hamilton, HM 11 Bermuda, Attention:  Secretary; and if to Lender, at its
address at 125 West 55th  Street,  New York,  New York 10019,  Attention:  Chief
Executive  Officer;  with a copy to  National  Bank of Canada,  as  servicer  of
Lender, at National Bank Tower, 600 de La Gauchetiere West, Montreal, Quebec H3B
4L2 or as to each other party,  at such other  address as shall be designated by
such party in a written  notice to  Borrower  and Lender.  All such  notices and
communications  shall,  when  mailed,  telegraphed,  telecopied  or telexed,  be
effective  when  deposited  in the mails,  delivered to the  telegraph  company,
transmitted by telecopier or confirmed by telex answerback, respectively.

     Section 14. Payment. Borrower shall make each payment,  irrespective of any
right of counterclaim or set-off,  not later than 11:00 a.m.  (Eastern  Standard
time) on each  Interest  Payment Date in United  States  dollars to Lender at an
account or accounts  Lender may  designate  from time to time in same day funds.
All  computations of interest and fees shall be made by Lender on the basis of a
year of 360 days consisting of twelve (12) months of thirty (30) days each. Each
determination  by Lender of interest or fees  hereunder  shall be conclusive and
binding for all purposes, absent manifest error.

<PAGE>

                                      -5-

     IN WITNESS WHEREOF, Borrower has caused this instrument to be duly executed
as of the date in the year first above written.

                                           NB FINANCE, LTD.

                                           By:
                                                --------------------------------
                                                Vanessa Fontana

                                           LENDER

                                           NB CAPITAL CORPORATION

                                           By:
                                                --------------------------------
                                                Jean Dagenais

<PAGE>

                                 PROMISSORY NOTE
                                  (this "Note")

US$12,473,588.21                                                August 26, 2004

FOR VALUE  RECEIVED,  NB  FINANCE,  LTD.,  a  Bermuda  corporation,  having  its
registered  office  in  Clarendon  House,  2 Church  Street,  Hamilton,  Bermuda
(hereinafter  referred  to as  "Borrower"),  promises  to pay to the order of NB
CAPITAL CORPORATION, a Maryland corporation,  at its principal place of business
at 125 West 55th Street,  New York, New York 10019  (hereinafter  referred to as
"Lender"),  or at such other  place as the holder  thereof may from time to time
designate  in  writing,  the  principal  sum  of  twelve  million  four  hundred
seventy-three  thousand  five hundred and  eighty-eight  dollars and  twenty-one
cents  (US$12,473,588.21)  (the "Original  Principal Amount") in lawful money of
the United States of America with interest on the principal  amount  outstanding
from time to time to be  computed  from the date  hereof  until  such  principal
amount is paid in full at an annual  rate equal to the lesser of (i) the maximum
non-usurious  rate  permitted by applicable law and (ii) seven percent and seven
hundred and eighty  thousandths of a percent  (7.780%)  calculated  monthly on a
semi-annual  basis (the "Interest  Rate"),  said Original  Principal  Amount and
interest to be paid as follows:

(i)  With respect to each Interest  Period,  interest  payments shall be paid in
     arrears on the  fifteenth  (15th) day of each  calendar  month  immediately
     following such Interest Period; provided,  however, that if such day is not
     a  Business  Day,  interest  payments  shall  be  made  on the  immediately
     succeeding  Business Day (the "Interest  Payment Date").  "Interest Period"
     means each calendar  month or portion  thereof  during the term of the Note
     or, in the case of the initial  Interest  Period,  the date hereof  through
     August 31, 2004.  "Business Day" means a day of the year on which banks are
     not required or authorized by law to close in Maryland, Bermuda and Quebec.

(ii) The Original  Principal  Amount shall be due and payable,  unless otherwise
     accelerated  or  prepaid in  accordance  with the terms of this Note or the
     Loan  Agreement  dated as of the date hereof,  between  Borrower and Lender
     (the "Loan Agreement"), on August 15, 2010 (the "Maturity Date") in whole.

     Section 1.  Incorporation  by  Reference.  All of the terms,  covenants and
conditions  contained in the Mortgage  Loan  Assignment  Agreement  and the Loan
Agreement  with  respect to the  indebtedness  evidenced by this Note are hereby
made a part of this Note to the same  extent  and with the same force as if they
were fully set forth herein.

     Section 2.  Security.  The  indebtedness  evidenced by this Note is secured
pursuant  to that  certain  mortgage  loan  assignment  agreement  of even  date
herewith (the  "Mortgage  Loan  Assignment  Agreement"),  assigning the mortgage
loans more particularly  described therein as well as Borrower's interest in the
real property securing such Mortgage Loans (the "Mortgage Loans") as security to
Lender,  subject to a reassignment upon satisfaction in full of any indebtedness
evidenced by this Note.

<PAGE>

                                      -2-

     Section 3.  Prepayment.  The Original  Principal Amount of this Note is not
subject to optional  prepayment but is subject to mandatory  prepayment prior to
the Maturity Date upon the terms and conditions specified in the Loan Agreement.

     Section 4. Default and Acceleration.  If an Event of Default (as defined in
the Loan Agreement),  other than an Event of Default described in Section 6.1(g)
of the Loan Agreement has occurred and is continuing, Lender may at any time, in
addition to any other rights or remedies  available to it pursuant to this Note,
the Loan Agreement and the Mortgage Loan Assignment  Agreement,  or at law or in
equity, take such action,  without notice or demand, that Lender deems advisable
to protect and enforce its rights against  Borrower and in any of the Collateral
(as defined in the Loan Agreement),  including, without limitation, by notice to
Borrower,  declare the Debt to be forthwith due and payable, whereupon such Debt
shall become and be  forthwith  due and payable,  without  presentment,  demand,
protest or further notice of any kind, all of which are hereby  expressly waived
by  Borrower,  and may enforce or avail  itself of any or all rights or remedies
provided in this Note,  the Loan  Agreement  and the  Mortgage  Loan  Assignment
Agreement against Borrower and/or the Collateral (including selling the Mortgage
Loans);  and upon an Event of Default  described  in Section  6.1(g) of the Loan
Agreement,  the Debt shall automatically become and be due and payable,  without
presentment,  demand, protest or any notice of any kind, all of which are hereby
expressly waived by Borrower. "Debt" means (a) the outstanding principal balance
of this Note, (b) interest,  default  interest at the Default Rate, late charges
and other sums,  as provided in this Note,  the Loan  Agreement  or the Mortgage
Loan Assignment Agreement, (c) all other monies agreed or provided to be paid by
Borrower  in this Note,  the Loan  Agreement  or the  Mortgage  Loan  Assignment
Agreement,  and (d) all sums advanced and costs and expenses  incurred by Lender
in connection  with the Debt or any part  thereof,  any renewal,  extension,  or
change of or substitution of the Debt or any part thereof, or the acquisition or
perfection of the security therefor,  whether made or incurred at the request of
Borrower or Lender.

     Section 5. Savings Clause. It is expressly  stipulated and agreed to be the
intent of Borrower and Lender that this Note complies with the applicable  usury
and other laws  relating to this Note now or  hereafter  in effect.  If any such
applicable  laws  render  usurious  any amount  called  for under this Note,  or
contracted  for,  charged or  received  with  respect  to this  Note,  or if the
acceleration  of the  maturity  of this Note or if any  prepayment  by  Borrower
results in Borrower  having paid any  interest  in excess of that  permitted  by
applicable  law,  then it is the express  intent of the parties  that all excess
amounts  theretofore  collected  by  Lender be  refunded  to  Borrower,  and the
provisions  of  this  Note  immediately  be  deemed  reformed  and  the  amounts
thereafter  collected  under this Note  reduced,  without the  necessity  of the
execution of any new document, so as to comply with the then applicable law, but
so as to permit the recovery of the fullest  amount  otherwise  called for under
this Note.

     Section 6. Late Charges; Mortgage Default Interest Rate.

     (a) Subject to Section 5, in the event that any  installment of interest or
principal  shall become overdue for a period in excess of five (5) days, a "late
charge" in an amount  equal to five percent (5%) of the amount so overdue may be
charged to Borrower by Lender for the purpose of defraying the expenses incident
to handling  such  delinquent  payments.  Subject to Section 5, such late charge
shall be in addition  to, and not in lieu of, any other  remedy  Lender may have

<PAGE>

                                      -3-

and is in addition to Lender's right to collect  reasonable  fees and charges of
any agents or attorneys which Lender may employ in connection with any default.

     (b) If Borrower  shall default in any payment of principal or interest,  or
any other  amount owed by Borrower  under this Note,  the Loan  Agreement or the
Mortgage Loan  Assignment  Agreement,  Borrower shall pay interest on the unpaid
principal amount of this Note,  payable in arrears on each Interest Payment Date
and on demand,  at a rate per annum  equal at all times to the lesser of (x) the
maximum  non-usurious rate permitted by applicable law or (y) three percent (3%)
per annum above the  applicable  Interest Rate until such  defaulted  amount has
been paid by  Borrower,  together  with  interest  thereon at the Default  Rate.
Payment or acceptance of the increased rate as provided in this Section is not a
permitted  alternative for timely payment and shall not constitute a waiver of a
Default or an Event of Default or an amendment to this Note,  the Loan Agreement
or the Mortgage Loan Assignment  Agreement and shall not otherwise  prejudice or
limit any rights or remedies of Lender.

     Section 7. No Oral Change. This Note may not be modified,  amended, waived,
extended,  changed,  discharged or terminated orally or by act or failure to act
on the part of Borrower or Lender, but only by an agreement in writing signed by
the party  against whom  enforcement  of any  modification,  amendment,  waiver,
extension, change, discharge or termination is sought.

     Section 8. Waivers.  Except for any notices expressly  provided for in this
Note, the Loan Agreement or the Mortgage Loan Assignment Agreement, Borrower and
all others who may become  liable for the payment of all or any part of the Debt
do  hereby  severally  waive  presentment  and  demand  for  payment,  notice of
dishonor, protest and notice of protest and non-payment and all other notices of
any kind.  No  release of any  security  for the Debt or  extension  of time for
payment of this Note or any installment hereof, and no alteration,  amendment or
waiver of any  provision of this Note,  the Loan  Agreement or the Mortgage Loan
Assignment  Agreement between Lender or any other person or party shall release,
modify,  amend,  waive,  extend,  change,  discharge,  terminate  or affect  the
liability of Borrower,  and any other person or entity who may become liable for
the payment of all or any part of the Debt,  under this Note, the Loan Agreement
or the Mortgage Loan  Assignment  Agreement.  No notice to or demand on Borrower
shall be deemed to be a waiver of the  obligation of Borrower or of the right of
Lender to take further action  without  further notice or demand as provided for
in this Note, the Loan Agreement or the Mortgage Loan Assignment Agreement.  Any
failure of Lender to insist  upon strict  performance  by Borrower of any of the
provisions  of this Note,  the Loan  Agreement or the Mortgage  Loan  Assignment
Agreement shall not be deemed a waiver of any of the terms or provisions of this
Note, the Loan Agreement or the Mortgage Loan Assignment  Agreement,  and Lender
shall have the right thereafter to insist upon strict performance by Borrower of
any and all of them.

     Section 9. Non Recourse.  Except as otherwise  provided herein and the Loan
Agreement and the Mortgage Loan Assignment  Agreement,  Lender shall not enforce
the liability and obligation of Borrower to perform and observe the  obligations
contained in this Note,  the Loan  Agreement  and the Mortgage  Loan  Assignment
Agreement by any action or proceeding  wherein a money  judgment shall be sought
against Borrower, except that Lender may bring an action or proceeding to enable
Lender to  enforce  and  realize  upon this  Note,  the Loan  Agreement  and the
Mortgage Loan Assignment  Agreement,  and the interest in the Mortgage Loans and
in any Collateral (as defined in the Loan Agreement)  given to Lender created by
this Note, the

<PAGE>

                                      -4-

Loan Agreement or the Mortgage Loan  Assignment  Agreement,  provided,  however,
that any  judgment  in any action or  proceeding  shall be  enforceable  against
Borrower  only to the extent of  Borrower's  interest in the Mortgage  Loans and
other  Collateral  given to Lender.  The  provisions  of this Section  shall not
however  (i)  constitute  a waiver,  release  or  impairment  of any  obligation
evidenced  or secured by this Note,  the Loan  Agreement  or the  Mortgage  Loan
Assignment  Agreement,  (ii)  affect  the  validity  or  enforceability  of  any
indemnity made in connection  with this Note, the Loan Agreement or the Mortgage
Loan Assignment Agreement,  or (iii) impair the enforcement of the Mortgage Loan
Assignment Agreement.

     Section 10.  Authority.  Borrower (and the  undersigned  representative  of
Borrower,  if any) represents that Borrower has full power,  authority and legal
right to execute and deliver this Note, the Loan Agreement and the Mortgage Loan
Assignment  Agreement  and that this Note,  the Loan  Agreement and the Mortgage
Loan Assignment Agreement are valid and binding in accordance with their terms.

     Section 11. Applicable Law. This Note shall be governed, construed, applied
and enforced in accordance with the laws of Bermuda.

     Section 12.  Counsel Fees. In the event that it should become  necessary to
employ  counsel to collect  the Debt or to protect  or  foreclose  the  security
therefor,  Borrower  also  agrees to pay all  reasonable  fees and  expenses  of
Lender,  including,  without  limitation,  reasonable  attorney's  fees  for the
services of such counsel whether or not suit be brought.

     Section 13.  Notices.  All notices and other  communications  provided  for
hereunder  shall  be  in  writing  (including  telegraphic,  telecopy  or  telex
communication) and mailed, telegraphed,  telecopied, telexed or delivered, if to
Borrower,  at its address c/o Codan Services Limited,  Clarendon House, 2 Church
Street, Hamilton, HM 11 Bermuda, Attention:  Secretary; and if to Lender, at its
address at 125 West 55th  Street,  New York,  New York 10019,  Attention:  Chief
Executive  Officer;  with a copy to  National  Bank of Canada,  as  servicer  of
Lender, at National Bank Tower, 600 de La Gauchetiere West, Montreal, Quebec H3B
4L2 or as to each other party,  at such other  address as shall be designated by
such party in a written  notice to  Borrower  and Lender.  All such  notices and
communications  shall,  when  mailed,  telegraphed,  telecopied  or telexed,  be
effective  when  deposited  in the mails,  delivered to the  telegraph  company,
transmitted by telecopier or confirmed by telex answerback, respectively.

     Section 14. Payment. Borrower shall make each payment,  irrespective of any
right of counterclaim or set-off,  not later than 11:00 a.m.  (Eastern  Standard
time) on each  Interest  Payment Date in United  States  dollars to Lender at an
account or accounts  Lender may  designate  from time to time in same day funds.
All  computations of interest and fees shall be made by Lender on the basis of a
year of 360 days consisting of twelve (12) months of thirty (30) days each. Each
determination  by Lender of interest or fees  hereunder  shall be conclusive and
binding for all purposes, absent manifest error.

<PAGE>

                                      -5-

     IN WITNESS WHEREOF, Borrower has caused this instrument to be duly executed
as of the date in the year first above written.

                                           NB FINANCE, LTD.

                                           By:
                                                --------------------------------
                                                Vanessa Fontana

                                           LENDER

                                           NB CAPITAL CORPORATION

                                           By:
                                                --------------------------------
                                                Jean Dagenais

<PAGE>

                                 PROMISSORY NOTE
                                  (this "Note")

US$10,421,963.85                                                 August 26, 2004

FOR VALUE  RECEIVED,  NB  FINANCE,  LTD.,  a  Bermuda  corporation,  having  its
registered  office  in  Clarendon  House,  2 Church  Street,  Hamilton,  Bermuda
(hereinafter  referred  to as  "Borrower"),  promises  to pay to the order of NB
CAPITAL CORPORATION, a Maryland corporation,  at its principal place of business
at 125 West 55th Street,  New York, New York 10019  (hereinafter  referred to as
"Lender"),  or at such other  place as the holder  thereof may from time to time
designate in writing,  the principal sum of ten million four hundred  twenty-one
thousand   nine  hundred  and   sixty-three   dollars  and   eighty-five   cents
(US$10,421,963.85)  (the  "Original  Principal  Amount") in lawful  money of the
United States of America with interest on the principal amount  outstanding from
time to time to be computed from the date hereof until such principal  amount is
paid  in  full  at an  annual  rate  equal  to the  lesser  of (i)  the  maximum
non-usurious  rate  permitted by applicable law and (ii) seven percent and eight
hundred and twenty-eight thousandths of a percent (7.828%) calculated monthly on
a semi-annual  basis (the "Interest Rate"),  said Original  Principal Amount and
interest to be paid as follows:

(i)  With respect to each Interest  Period,  interest  payments shall be paid in
     arrears on the  fifteenth  (15th) day of each  calendar  month  immediately
     following such Interest Period; provided,  however, that if such day is not
     a  Business  Day,  interest  payments  shall  be  made  on the  immediately
     succeeding  Business Day (the "Interest  Payment Date").  "Interest Period"
     means each calendar  month or portion  thereof  during the term of the Note
     or, in the case of the initial  Interest  Period,  the date hereof  through
     August 31, 2004.  "Business Day" means a day of the year on which banks are
     not required or authorized by law to close in Maryland, Bermuda and Quebec.

(ii) The Original  Principal  Amount shall be due and payable,  unless otherwise
     accelerated  or  prepaid in  accordance  with the terms of this Note or the
     Loan  Agreement  dated as of the date hereof,  between  Borrower and Lender
     (the "Loan Agreement"), on July 15, 2011 (the "Maturity Date") in whole.

     Section 1.  Incorporation  by  Reference.  All of the terms,  covenants and
conditions  contained in the Mortgage  Loan  Assignment  Agreement  and the Loan
Agreement  with  respect to the  indebtedness  evidenced by this Note are hereby
made a part of this Note to the same  extent  and with the same force as if they
were fully set forth herein.

     Section 2.  Security.  The  indebtedness  evidenced by this Note is secured
pursuant  to that  certain  mortgage  loan  assignment  agreement  of even  date
herewith (the  "Mortgage  Loan  Assignment  Agreement"),  assigning the mortgage
loans more particularly  described therein as well as Borrower's interest in the
real property securing such Mortgage Loans (the "Mortgage Loans") as security to
Lender,  subject to a reassignment upon satisfaction in full of any indebtedness
evidenced by this Note.

<PAGE>

                                      -2-

     Section 3.  Prepayment.  The Original  Principal Amount of this Note is not
subject to optional  prepayment but is subject to mandatory  prepayment prior to
the Maturity Date upon the terms and conditions specified in the Loan Agreement.

     Section 4. Default and Acceleration.  If an Event of Default (as defined in
the Loan Agreement),  other than an Event of Default described in Section 6.1(g)
of the Loan Agreement has occurred and is continuing, Lender may at any time, in
addition to any other rights or remedies  available to it pursuant to this Note,
the Loan Agreement and the Mortgage Loan Assignment  Agreement,  or at law or in
equity, take such action,  without notice or demand, that Lender deems advisable
to protect and enforce its rights against  Borrower and in any of the Collateral
(as defined in the Loan Agreement),  including, without limitation, by notice to
Borrower,  declare the Debt to be forthwith due and payable, whereupon such Debt
shall become and be  forthwith  due and payable,  without  presentment,  demand,
protest or further notice of any kind, all of which are hereby  expressly waived
by  Borrower,  and may enforce or avail  itself of any or all rights or remedies
provided in this Note,  the Loan  Agreement  and the  Mortgage  Loan  Assignment
Agreement against Borrower and/or the Collateral (including selling the Mortgage
Loans);  and upon an Event of Default  described  in Section  6.1(g) of the Loan
Agreement,  the Debt shall automatically become and be due and payable,  without
presentment,  demand, protest or any notice of any kind, all of which are hereby
expressly waived by Borrower. "Debt" means (a) the outstanding principal balance
of this Note, (b) interest,  default  interest at the Default Rate, late charges
and other sums,  as provided in this Note,  the Loan  Agreement  or the Mortgage
Loan Assignment Agreement, (c) all other monies agreed or provided to be paid by
Borrower  in this Note,  the Loan  Agreement  or the  Mortgage  Loan  Assignment
Agreement,  and (d) all sums advanced and costs and expenses  incurred by Lender
in connection  with the Debt or any part  thereof,  any renewal,  extension,  or
change of or substitution of the Debt or any part thereof, or the acquisition or
perfection of the security therefor,  whether made or incurred at the request of
Borrower or Lender.

     Section 5. Savings Clause. It is expressly  stipulated and agreed to be the
intent of Borrower and Lender that this Note complies with the applicable  usury
and other laws  relating to this Note now or  hereafter  in effect.  If any such
applicable  laws  render  usurious  any amount  called  for under this Note,  or
contracted  for,  charged or  received  with  respect  to this  Note,  or if the
acceleration  of the  maturity  of this Note or if any  prepayment  by  Borrower
results in Borrower  having paid any  interest  in excess of that  permitted  by
applicable  law,  then it is the express  intent of the parties  that all excess
amounts  theretofore  collected  by  Lender be  refunded  to  Borrower,  and the
provisions  of  this  Note  immediately  be  deemed  reformed  and  the  amounts
thereafter  collected  under this Note  reduced,  without the  necessity  of the
execution of any new document, so as to comply with the then applicable law, but
so as to permit the recovery of the fullest  amount  otherwise  called for under
this Note.

     Section 6. Late Charges; Mortgage Default Interest Rate.

     (a) Subject to Section 5, in the event that any  installment of interest or
principal  shall become overdue for a period in excess of five (5) days, a "late
charge" in an amount  equal to five percent (5%) of the amount so overdue may be
charged to Borrower by Lender for the purpose of defraying the expenses incident
to handling  such  delinquent  payments.  Subject to Section 5, such late charge
shall be in addition  to, and not in lieu of, any other  remedy  Lender may have

<PAGE>

                                      -3-

and is in addition to Lender's right to collect  reasonable  fees and charges of
any agents or attorneys which Lender may employ in connection with any default.

     (b) If Borrower  shall default in any payment of principal or interest,  or
any other  amount owed by Borrower  under this Note,  the Loan  Agreement or the
Mortgage Loan  Assignment  Agreement,  Borrower shall pay interest on the unpaid
principal amount of this Note,  payable in arrears on each Interest Payment Date
and on demand,  at a rate per annum  equal at all times to the lesser of (x) the
maximum  non-usurious rate permitted by applicable law or (y) three percent (3%)
per annum above the  applicable  Interest Rate until such  defaulted  amount has
been paid by  Borrower,  together  with  interest  thereon at the Default  Rate.
Payment or acceptance of the increased rate as provided in this Section is not a
permitted  alternative for timely payment and shall not constitute a waiver of a
Default or an Event of Default or an amendment to this Note,  the Loan Agreement
or the Mortgage Loan Assignment  Agreement and shall not otherwise  prejudice or
limit any rights or remedies of Lender.

     Section 7. No Oral Change. This Note may not be modified,  amended, waived,
extended,  changed,  discharged or terminated orally or by act or failure to act
on the part of Borrower or Lender, but only by an agreement in writing signed by
the party  against whom  enforcement  of any  modification,  amendment,  waiver,
extension, change, discharge or termination is sought.

     Section 8. Waivers.  Except for any notices expressly  provided for in this
Note, the Loan Agreement or the Mortgage Loan Assignment Agreement, Borrower and
all others who may become  liable for the payment of all or any part of the Debt
do  hereby  severally  waive  presentment  and  demand  for  payment,  notice of
dishonor, protest and notice of protest and non-payment and all other notices of
any kind.  No  release of any  security  for the Debt or  extension  of time for
payment of this Note or any installment hereof, and no alteration,  amendment or
waiver of any  provision of this Note,  the Loan  Agreement or the Mortgage Loan
Assignment  Agreement between Lender or any other person or party shall release,
modify,  amend,  waive,  extend,  change,  discharge,  terminate  or affect  the
liability of Borrower,  and any other person or entity who may become liable for
the payment of all or any part of the Debt,  under this Note, the Loan Agreement
or the Mortgage Loan  Assignment  Agreement.  No notice to or demand on Borrower
shall be deemed to be a waiver of the  obligation of Borrower or of the right of
Lender to take further action  without  further notice or demand as provided for
in this Note, the Loan Agreement or the Mortgage Loan Assignment Agreement.  Any
failure of Lender to insist  upon strict  performance  by Borrower of any of the
provisions  of this Note,  the Loan  Agreement or the Mortgage  Loan  Assignment
Agreement shall not be deemed a waiver of any of the terms or provisions of this
Note, the Loan Agreement or the Mortgage Loan Assignment  Agreement,  and Lender
shall have the right thereafter to insist upon strict performance by Borrower of
any and all of them.

     Section 9. Non Recourse.  Except as otherwise  provided herein and the Loan
Agreement and the Mortgage Loan Assignment  Agreement,  Lender shall not enforce
the liability and obligation of Borrower to perform and observe the  obligations
contained in this Note,  the Loan  Agreement  and the Mortgage  Loan  Assignment
Agreement by any action or proceeding  wherein a money  judgment shall be sought
against Borrower, except that Lender may bring an action or proceeding to enable
Lender to  enforce  and  realize  upon this  Note,  the Loan  Agreement  and the
Mortgage Loan Assignment  Agreement,  and the interest in the Mortgage Loans and
in any Collateral (as defined in the Loan Agreement)  given to Lender created by
this Note, the

<PAGE>

                                      -4-

Loan Agreement or the Mortgage Loan  Assignment  Agreement,  provided,  however,
that any  judgment  in any action or  proceeding  shall be  enforceable  against
Borrower  only to the extent of  Borrower's  interest in the Mortgage  Loans and
other  Collateral  given to Lender.  The  provisions  of this Section  shall not
however  (i)  constitute  a waiver,  release  or  impairment  of any  obligation
evidenced  or secured by this Note,  the Loan  Agreement  or the  Mortgage  Loan
Assignment  Agreement,  (ii)  affect  the  validity  or  enforceability  of  any
indemnity made in connection  with this Note, the Loan Agreement or the Mortgage
Loan Assignment Agreement,  or (iii) impair the enforcement of the Mortgage Loan
Assignment Agreement.

     Section 10.  Authority.  Borrower (and the  undersigned  representative  of
Borrower,  if any) represents that Borrower has full power,  authority and legal
right to execute and deliver this Note, the Loan Agreement and the Mortgage Loan
Assignment  Agreement  and that this Note,  the Loan  Agreement and the Mortgage
Loan Assignment Agreement are valid and binding in accordance with their terms.

     Section 11. Applicable Law. This Note shall be governed, construed, applied
and enforced in accordance with the laws of Bermuda.

     Section 12.  Counsel Fees. In the event that it should become  necessary to
employ  counsel to collect  the Debt or to protect  or  foreclose  the  security
therefor,  Borrower  also  agrees to pay all  reasonable  fees and  expenses  of
Lender,  including,  without  limitation,  reasonable  attorney's  fees  for the
services of such counsel whether or not suit be brought.

     Section 13.  Notices.  All notices and other  communications  provided  for
hereunder  shall  be  in  writing  (including  telegraphic,  telecopy  or  telex
communication) and mailed, telegraphed,  telecopied, telexed or delivered, if to
Borrower,  at its address c/o Codan Services Limited,  Clarendon House, 2 Church
Street, Hamilton, HM 11 Bermuda, Attention:  Secretary; and if to Lender, at its
address at 125 West 55th  Street,  New York,  New York 10019,  Attention:  Chief
Executive  Officer;  with a copy to  National  Bank of Canada,  as  servicer  of
Lender, at National Bank Tower, 600 de La Gauchetiere West, Montreal, Quebec H3B
4L2 or as to each other party,  at such other  address as shall be designated by
such party in a written  notice to  Borrower  and Lender.  All such  notices and
communications  shall,  when  mailed,  telegraphed,  telecopied  or telexed,  be
effective  when  deposited  in the mails,  delivered to the  telegraph  company,
transmitted by telecopier or confirmed by telex answerback, respectively.

     Section 14. Payment. Borrower shall make each payment,  irrespective of any
right of counterclaim or set-off,  not later than 11:00 a.m.  (Eastern  Standard
time) on each  Interest  Payment Date in United  States  dollars to Lender at an
account or accounts  Lender may  designate  from time to time in same day funds.
All  computations of interest and fees shall be made by Lender on the basis of a
year of 360 days consisting of twelve (12) months of thirty (30) days each. Each
determination  by Lender of interest or fees  hereunder  shall be conclusive and
binding for all purposes, absent manifest error.

<PAGE>

                                      -5-

     IN WITNESS WHEREOF, Borrower has caused this instrument to be duly executed
as of the date in the year first above written.

                                           NB FINANCE, LTD.

                                           By:
                                                --------------------------------
                                                Vanessa Fontana

                                           LENDER

                                           NB CAPITAL CORPORATION

                                           By:
                                                --------------------------------
                                                Jean Dagenais

<PAGE>

                                 PROMISSORY NOTE
                                  (this "Note")

US$8,821,843.25                                                  August 26, 2004

FOR VALUE  RECEIVED,  NB  FINANCE,  LTD.,  a  Bermuda  corporation,  having  its
registered  office  in  Clarendon  House,  2 Church  Street,  Hamilton,  Bermuda
(hereinafter  referred  to as  "Borrower"),  promises  to pay to the order of NB
CAPITAL CORPORATION, a Maryland corporation,  at its principal place of business
at 125 West 55th Street,  New York, New York 10019  (hereinafter  referred to as
"Lender"),  or at such other  place as the holder  thereof may from time to time
designate  in  writing,  the  principal  sum  of  eight  million  eight  hundred
twenty-one  thousand eight hundred and forty-three dollars and twenty-five cents
(US$8,821,843.25)  (the  "Original  Principal  Amount")  in lawful  money of the
United States of America with interest on the principal amount  outstanding from
time to time to be computed from the date hereof until such principal  amount is
paid  in  full  at an  annual  rate  equal  to the  lesser  of (i)  the  maximum
non-usurious  rate  permitted  by  applicable  law and (ii) six percent and four
hundred and seventy-eight  thousandths of a percent (6.478%)  calculated monthly
on a semi-annual basis (the "Interest Rate"), said Original Principal Amount and
interest to be paid as follows:

(i)  With respect to each Interest  Period,  interest  payments shall be paid in
     arrears on the  fifteenth  (15th) day of each  calendar  month  immediately
     following such Interest Period; provided,  however, that if such day is not
     a  Business  Day,  interest  payments  shall  be  made  on the  immediately
     succeeding  Business Day (the "Interest  Payment Date").  "Interest Period"
     means each calendar  month or portion  thereof  during the term of the Note
     or, in the case of the initial  Interest  Period,  the date hereof  through
     August 31, 2004.  "Business Day" means a day of the year on which banks are
     not required or authorized by law to close in Maryland, Bermuda and Quebec.

(ii) The Original  Principal  Amount shall be due and payable,  unless otherwise
     accelerated  or  prepaid in  accordance  with the terms of this Note or the
     Loan  Agreement  dated as of the date hereof,  between  Borrower and Lender
     (the "Loan  Agreement"),  on September  15, 2007 (the  "Maturity  Date") in
     whole.

     Section 1.  Incorporation  by  Reference.  All of the terms,  covenants and
conditions  contained in the Mortgage  Loan  Assignment  Agreement  and the Loan
Agreement  with  respect to the  indebtedness  evidenced by this Note are hereby
made a part of this Note to the same  extent  and with the same force as if they
were fully set forth herein.

     Section 2.  Security.  The  indebtedness  evidenced by this Note is secured
pursuant  to that  certain  mortgage  loan  assignment  agreement  of even  date
herewith (the  "Mortgage  Loan  Assignment  Agreement"),  assigning the mortgage
loans more particularly  described therein as well as Borrower's interest in the
real property securing such Mortgage Loans (the "Mortgage Loans") as security to
Lender,  subject to a reassignment upon satisfaction in full of any indebtedness
evidenced by this Note.

<PAGE>

                                      -2-

     Section 3.  Prepayment.  The Original  Principal Amount of this Note is not
subject to optional  prepayment but is subject to mandatory  prepayment prior to
the Maturity Date upon the terms and conditions specified in the Loan Agreement.

     Section 4. Default and Acceleration.  If an Event of Default (as defined in
the Loan Agreement),  other than an Event of Default described in Section 6.1(g)
of the Loan Agreement has occurred and is continuing, Lender may at any time, in
addition to any other rights or remedies  available to it pursuant to this Note,
the Loan Agreement and the Mortgage Loan Assignment  Agreement,  or at law or in
equity, take such action,  without notice or demand, that Lender deems advisable
to protect and enforce its rights against  Borrower and in any of the Collateral
(as defined in the Loan Agreement),  including, without limitation, by notice to
Borrower,  declare the Debt to be forthwith due and payable, whereupon such Debt
shall become and be  forthwith  due and payable,  without  presentment,  demand,
protest or further notice of any kind, all of which are hereby  expressly waived
by  Borrower,  and may enforce or avail  itself of any or all rights or remedies
provided in this Note,  the Loan  Agreement  and the  Mortgage  Loan  Assignment
Agreement against Borrower and/or the Collateral (including selling the Mortgage
Loans);  and upon an Event of Default  described  in Section  6.1(g) of the Loan
Agreement,  the Debt shall automatically become and be due and payable,  without
presentment,  demand, protest or any notice of any kind, all of which are hereby
expressly waived by Borrower. "Debt" means (a) the outstanding principal balance
of this Note, (b) interest,  default  interest at the Default Rate, late charges
and other sums,  as provided in this Note,  the Loan  Agreement  or the Mortgage
Loan Assignment Agreement, (c) all other monies agreed or provided to be paid by
Borrower  in this Note,  the Loan  Agreement  or the  Mortgage  Loan  Assignment
Agreement,  and (d) all sums advanced and costs and expenses  incurred by Lender
in connection  with the Debt or any part  thereof,  any renewal,  extension,  or
change of or substitution of the Debt or any part thereof, or the acquisition or
perfection of the security therefor,  whether made or incurred at the request of
Borrower or Lender.

     Section 5. Savings Clause. It is expressly  stipulated and agreed to be the
intent of Borrower and Lender that this Note complies with the applicable  usury
and other laws  relating to this Note now or  hereafter  in effect.  If any such
applicable  laws  render  usurious  any amount  called  for under this Note,  or
contracted  for,  charged or  received  with  respect  to this  Note,  or if the
acceleration  of the  maturity  of this Note or if any  prepayment  by  Borrower
results in Borrower  having paid any  interest  in excess of that  permitted  by
applicable  law,  then it is the express  intent of the parties  that all excess
amounts  theretofore  collected  by  Lender be  refunded  to  Borrower,  and the
provisions  of  this  Note  immediately  be  deemed  reformed  and  the  amounts
thereafter  collected  under this Note  reduced,  without the  necessity  of the
execution of any new document, so as to comply with the then applicable law, but
so as to permit the recovery of the fullest  amount  otherwise  called for under
this Note.

     Section 6. Late Charges; Mortgage Default Interest Rate.

     (a) Subject to Section 5, in the event that any  installment of interest or
principal  shall become overdue for a period in excess of five (5) days, a "late
charge" in an amount  equal to five percent (5%) of the amount so overdue may be
charged to Borrower by Lender for the purpose of defraying the expenses incident
to handling  such  delinquent  payments.  Subject to Section 5, such late charge
shall be in addition  to, and not in lieu of, any other  remedy  Lender may have

<PAGE>

                                      -3-

and is in addition to Lender's right to collect  reasonable  fees and charges of
any agents or attorneys which Lender may employ in connection with any default.

     (b) If Borrower  shall default in any payment of principal or interest,  or
any other  amount owed by Borrower  under this Note,  the Loan  Agreement or the
Mortgage Loan  Assignment  Agreement,  Borrower shall pay interest on the unpaid
principal amount of this Note,  payable in arrears on each Interest Payment Date
and on demand,  at a rate per annum  equal at all times to the lesser of (x) the
maximum  non-usurious rate permitted by applicable law or (y) three percent (3%)
per annum above the  applicable  Interest Rate until such  defaulted  amount has
been paid by  Borrower,  together  with  interest  thereon at the Default  Rate.
Payment or acceptance of the increased rate as provided in this Section is not a
permitted  alternative for timely payment and shall not constitute a waiver of a
Default or an Event of Default or an amendment to this Note,  the Loan Agreement
or the Mortgage Loan Assignment  Agreement and shall not otherwise  prejudice or
limit any rights or remedies of Lender.

     Section 7. No Oral Change. This Note may not be modified,  amended, waived,
extended,  changed,  discharged or terminated orally or by act or failure to act
on the part of Borrower or Lender, but only by an agreement in writing signed by
the party  against whom  enforcement  of any  modification,  amendment,  waiver,
extension, change, discharge or termination is sought.

     Section 8. Waivers.  Except for any notices expressly  provided for in this
Note, the Loan Agreement or the Mortgage Loan Assignment Agreement, Borrower and
all others who may become  liable for the payment of all or any part of the Debt
do  hereby  severally  waive  presentment  and  demand  for  payment,  notice of
dishonor, protest and notice of protest and non-payment and all other notices of
any kind.  No  release of any  security  for the Debt or  extension  of time for
payment of this Note or any installment hereof, and no alteration,  amendment or
waiver of any  provision of this Note,  the Loan  Agreement or the Mortgage Loan
Assignment  Agreement between Lender or any other person or party shall release,
modify,  amend,  waive,  extend,  change,  discharge,  terminate  or affect  the
liability of Borrower,  and any other person or entity who may become liable for
the payment of all or any part of the Debt,  under this Note, the Loan Agreement
or the Mortgage Loan  Assignment  Agreement.  No notice to or demand on Borrower
shall be deemed to be a waiver of the  obligation of Borrower or of the right of
Lender to take further action  without  further notice or demand as provided for
in this Note, the Loan Agreement or the Mortgage Loan Assignment Agreement.  Any
failure of Lender to insist  upon strict  performance  by Borrower of any of the
provisions  of this Note,  the Loan  Agreement or the Mortgage  Loan  Assignment
Agreement shall not be deemed a waiver of any of the terms or provisions of this
Note, the Loan Agreement or the Mortgage Loan Assignment  Agreement,  and Lender
shall have the right thereafter to insist upon strict performance by Borrower of
any and all of them.

     Section 9. Non Recourse.  Except as otherwise  provided herein and the Loan
Agreement and the Mortgage Loan Assignment  Agreement,  Lender shall not enforce
the liability and obligation of Borrower to perform and observe the  obligations
contained in this Note,  the Loan  Agreement  and the Mortgage  Loan  Assignment
Agreement by any action or proceeding  wherein a money  judgment shall be sought
against Borrower, except that Lender may bring an action or proceeding to enable
Lender to  enforce  and  realize  upon this  Note,  the Loan  Agreement  and the
Mortgage Loan Assignment  Agreement,  and the interest in the Mortgage Loans and
in any Collateral (as defined in the Loan Agreement)  given to Lender created by
this Note, the

<PAGE>

                                      -4-

Loan Agreement or the Mortgage Loan  Assignment  Agreement,  provided,  however,
that any  judgment  in any action or  proceeding  shall be  enforceable  against
Borrower  only to the extent of  Borrower's  interest in the Mortgage  Loans and
other  Collateral  given to Lender.  The  provisions  of this Section  shall not
however  (i)  constitute  a waiver,  release  or  impairment  of any  obligation
evidenced  or secured by this Note,  the Loan  Agreement  or the  Mortgage  Loan
Assignment  Agreement,  (ii)  affect  the  validity  or  enforceability  of  any
indemnity made in connection  with this Note, the Loan Agreement or the Mortgage
Loan Assignment Agreement,  or (iii) impair the enforcement of the Mortgage Loan
Assignment Agreement.

     Section 10.  Authority.  Borrower (and the  undersigned  representative  of
Borrower,  if any) represents that Borrower has full power,  authority and legal
right to execute and deliver this Note, the Loan Agreement and the Mortgage Loan
Assignment  Agreement  and that this Note,  the Loan  Agreement and the Mortgage
Loan Assignment Agreement are valid and binding in accordance with their terms.

     Section 11. Applicable Law. This Note shall be governed, construed, applied
and enforced in accordance with the laws of Bermuda.

     Section 12.  Counsel Fees. In the event that it should become  necessary to
employ  counsel to collect  the Debt or to protect  or  foreclose  the  security
therefor,  Borrower  also  agrees to pay all  reasonable  fees and  expenses  of
Lender,  including,  without  limitation,  reasonable  attorney's  fees  for the
services of such counsel whether or not suit be brought.

     Section 13.  Notices.  All notices and other  communications  provided  for
hereunder  shall  be  in  writing  (including  telegraphic,  telecopy  or  telex
communication) and mailed, telegraphed,  telecopied, telexed or delivered, if to
Borrower,  at its address c/o Codan Services Limited,  Clarendon House, 2 Church
Street, Hamilton, HM 11 Bermuda, Attention:  Secretary; and if to Lender, at its
address at 125 West 55th  Street,  New York,  New York 10019,  Attention:  Chief
Executive  Officer;  with a copy to  National  Bank of Canada,  as  servicer  of
Lender, at National Bank Tower, 600 de La Gauchetiere West, Montreal, Quebec H3B
4L2 or as to each other party,  at such other  address as shall be designated by
such party in a written  notice to  Borrower  and Lender.  All such  notices and
communications  shall,  when  mailed,  telegraphed,  telecopied  or telexed,  be
effective  when  deposited  in the mails,  delivered to the  telegraph  company,
transmitted by telecopier or confirmed by telex answerback, respectively.

     Section 14. Payment. Borrower shall make each payment,  irrespective of any
right of counterclaim or set-off,  not later than 11:00 a.m.  (Eastern  Standard
time) on each  Interest  Payment Date in United  States  dollars to Lender at an
account or accounts  Lender may  designate  from time to time in same day funds.
All  computations of interest and fees shall be made by Lender on the basis of a
year of 360 days consisting of twelve (12) months of thirty (30) days each. Each
determination  by Lender of interest or fees  hereunder  shall be conclusive and
binding for all purposes, absent manifest error.

<PAGE>

                                      -5-

     IN WITNESS WHEREOF, Borrower has caused this instrument to be duly executed
as of the date in the year first above written.

                                           NB FINANCE, LTD.

                                           By:
                                                --------------------------------
                                                Vanessa Fontana

                                           LENDER

                                           NB CAPITAL CORPORATION

                                           By:
                                                --------------------------------
                                                Jean Dagenais

<PAGE>

                                 PROMISSORY NOTE
                                  (this "Note")

US$14,841,360.06                                                 August 26, 2004

FOR VALUE  RECEIVED,  NB  FINANCE,  LTD.,  a  Bermuda  corporation,  having  its
registered  office  in  Clarendon  House,  2 Church  Street,  Hamilton,  Bermuda
(hereinafter  referred  to as  "Borrower"),  promises  to pay to the order of NB
CAPITAL CORPORATION, a Maryland corporation,  at its principal place of business
at 125 West 55th Street,  New York, New York 10019  (hereinafter  referred to as
"Lender"),  or at such other  place as the holder  thereof may from time to time
designate  in writing,  the  principal  sum of fourteen  million  eight  hundred
forty-one   thousand   three   hundred   and   sixty   dollars   and  six  cents
(US$14,841,360.06)  (the  "Original  Principal  Amount") in lawful  money of the
United States of America with interest on the principal amount  outstanding from
time to time to be computed from the date hereof until such principal  amount is
paid  in  full  at an  annual  rate  equal  to the  lesser  of (i)  the  maximum
non-usurious  rate  permitted by applicable law and (ii) seven percent and seven
hundred and forty-seven  thousandths of a percent (7.747%) calculated monthly on
a semi-annual  basis (the "Interest Rate"),  said Original  Principal Amount and
interest to be paid as follows:

(i)  With respect to each Interest  Period,  interest  payments shall be paid in
     arrears on the  fifteenth  (15th) day of each  calendar  month  immediately
     following such Interest Period; provided,  however, that if such day is not
     a  Business  Day,  interest  payments  shall  be  made  on the  immediately
     succeeding  Business Day (the "Interest  Payment Date").  "Interest Period"
     means each calendar  month or portion  thereof  during the term of the Note
     or, in the case of the initial  Interest  Period,  the date hereof  through
     August 31, 2004.  "Business Day" means a day of the year on which banks are
     not required or authorized by law to close in Maryland, Bermuda and Quebec.

(ii) The Original  Principal  Amount shall be due and payable,  unless otherwise
     accelerated  or  prepaid in  accordance  with the terms of this Note or the
     Loan  Agreement  dated as of the date hereof,  between  Borrower and Lender
     (the "Loan  Agreement"),  on September  15, 2007 (the  "Maturity  Date") in
     whole.

     Section 1.  Incorporation  by  Reference.  All of the terms,  covenants and
conditions  contained in the Mortgage  Loan  Assignment  Agreement  and the Loan
Agreement  with  respect to the  indebtedness  evidenced by this Note are hereby
made a part of this Note to the same  extent  and with the same force as if they
were fully set forth herein.

     Section 2.  Security.  The  indebtedness  evidenced by this Note is secured
pursuant  to that  certain  mortgage  loan  assignment  agreement  of even  date
herewith (the  "Mortgage  Loan  Assignment  Agreement"),  assigning the mortgage
loans more particularly  described therein as well as Borrower's interest in the
real property securing such Mortgage Loans (the "Mortgage Loans") as security to
Lender,  subject to a reassignment upon satisfaction in full of any indebtedness
evidenced by this Note.

<PAGE>

                                      -2-

     Section 3.  Prepayment.  The Original  Principal Amount of this Note is not
subject to optional  prepayment but is subject to mandatory  prepayment prior to
the Maturity Date upon the terms and conditions specified in the Loan Agreement.

     Section 4. Default and Acceleration.  If an Event of Default (as defined in
the Loan Agreement),  other than an Event of Default described in Section 6.1(g)
of the Loan Agreement has occurred and is continuing, Lender may at any time, in
addition to any other rights or remedies  available to it pursuant to this Note,
the Loan Agreement and the Mortgage Loan Assignment  Agreement,  or at law or in
equity, take such action,  without notice or demand, that Lender deems advisable
to protect and enforce its rights against  Borrower and in any of the Collateral
(as defined in the Loan Agreement),  including, without limitation, by notice to
Borrower,  declare the Debt to be forthwith due and payable, whereupon such Debt
shall become and be  forthwith  due and payable,  without  presentment,  demand,
protest or further notice of any kind, all of which are hereby  expressly waived
by  Borrower,  and may enforce or avail  itself of any or all rights or remedies
provided in this Note,  the Loan  Agreement  and the  Mortgage  Loan  Assignment
Agreement against Borrower and/or the Collateral (including selling the Mortgage
Loans);  and upon an Event of Default  described  in Section  6.1(g) of the Loan
Agreement,  the Debt shall automatically become and be due and payable,  without
presentment,  demand, protest or any notice of any kind, all of which are hereby
expressly waived by Borrower. "Debt" means (a) the outstanding principal balance
of this Note, (b) interest,  default  interest at the Default Rate, late charges
and other sums,  as provided in this Note,  the Loan  Agreement  or the Mortgage
Loan Assignment Agreement, (c) all other monies agreed or provided to be paid by
Borrower  in this Note,  the Loan  Agreement  or the  Mortgage  Loan  Assignment
Agreement,  and (d) all sums advanced and costs and expenses  incurred by Lender
in connection  with the Debt or any part  thereof,  any renewal,  extension,  or
change of or substitution of the Debt or any part thereof, or the acquisition or
perfection of the security therefor,  whether made or incurred at the request of
Borrower or Lender.

     Section 5. Savings Clause. It is expressly  stipulated and agreed to be the
intent of Borrower and Lender that this Note complies with the applicable  usury
and other laws  relating to this Note now or  hereafter  in effect.  If any such
applicable  laws  render  usurious  any amount  called  for under this Note,  or
contracted  for,  charged or  received  with  respect  to this  Note,  or if the
acceleration  of the  maturity  of this Note or if any  prepayment  by  Borrower
results in Borrower  having paid any  interest  in excess of that  permitted  by
applicable  law,  then it is the express  intent of the parties  that all excess
amounts  theretofore  collected  by  Lender be  refunded  to  Borrower,  and the
provisions  of  this  Note  immediately  be  deemed  reformed  and  the  amounts
thereafter  collected  under this Note  reduced,  without the  necessity  of the
execution of any new document, so as to comply with the then applicable law, but
so as to permit the recovery of the fullest  amount  otherwise  called for under
this Note.

     Section 6. Late Charges; Mortgage Default Interest Rate.

     (a) Subject to Section 5, in the event that any  installment of interest or
principal  shall become overdue for a period in excess of five (5) days, a "late
charge" in an amount  equal to five percent (5%) of the amount so overdue may be
charged to Borrower by Lender for the purpose of defraying the expenses incident
to handling  such  delinquent  payments.  Subject to Section 5, such late charge
shall be in addition  to, and not in lieu of, any other  remedy  Lender may have

<PAGE>

                                      -3-

and is in addition to Lender's right to collect  reasonable  fees and charges of
any agents or attorneys which Lender may employ in connection with any default.

     (b) If Borrower  shall default in any payment of principal or interest,  or
any other  amount owed by Borrower  under this Note,  the Loan  Agreement or the
Mortgage Loan  Assignment  Agreement,  Borrower shall pay interest on the unpaid
principal amount of this Note,  payable in arrears on each Interest Payment Date
and on demand,  at a rate per annum  equal at all times to the lesser of (x) the
maximum  non-usurious rate permitted by applicable law or (y) three percent (3%)
per annum above the  applicable  Interest Rate until such  defaulted  amount has
been paid by  Borrower,  together  with  interest  thereon at the Default  Rate.
Payment or acceptance of the increased rate as provided in this Section is not a
permitted  alternative for timely payment and shall not constitute a waiver of a
Default or an Event of Default or an amendment to this Note,  the Loan Agreement
or the Mortgage Loan Assignment  Agreement and shall not otherwise  prejudice or
limit any rights or remedies of Lender.

     Section 7. No Oral Change. This Note may not be modified,  amended, waived,
extended,  changed,  discharged or terminated orally or by act or failure to act
on the part of Borrower or Lender, but only by an agreement in writing signed by
the party  against whom  enforcement  of any  modification,  amendment,  waiver,
extension, change, discharge or termination is sought.

     Section 8. Waivers.  Except for any notices expressly  provided for in this
Note, the Loan Agreement or the Mortgage Loan Assignment Agreement, Borrower and
all others who may become  liable for the payment of all or any part of the Debt
do  hereby  severally  waive  presentment  and  demand  for  payment,  notice of
dishonor, protest and notice of protest and non-payment and all other notices of
any kind.  No  release of any  security  for the Debt or  extension  of time for
payment of this Note or any installment hereof, and no alteration,  amendment or
waiver of any  provision of this Note,  the Loan  Agreement or the Mortgage Loan
Assignment  Agreement between Lender or any other person or party shall release,
modify,  amend,  waive,  extend,  change,  discharge,  terminate  or affect  the
liability of Borrower,  and any other person or entity who may become liable for
the payment of all or any part of the Debt,  under this Note, the Loan Agreement
or the Mortgage Loan  Assignment  Agreement.  No notice to or demand on Borrower
shall be deemed to be a waiver of the  obligation of Borrower or of the right of
Lender to take further action  without  further notice or demand as provided for
in this Note, the Loan Agreement or the Mortgage Loan Assignment Agreement.  Any
failure of Lender to insist  upon strict  performance  by Borrower of any of the
provisions  of this Note,  the Loan  Agreement or the Mortgage  Loan  Assignment
Agreement shall not be deemed a waiver of any of the terms or provisions of this
Note, the Loan Agreement or the Mortgage Loan Assignment  Agreement,  and Lender
shall have the right thereafter to insist upon strict performance by Borrower of
any and all of them.

     Section 9. Non Recourse.  Except as otherwise  provided herein and the Loan
Agreement and the Mortgage Loan Assignment  Agreement,  Lender shall not enforce
the liability and obligation of Borrower to perform and observe the  obligations
contained in this Note,  the Loan  Agreement  and the Mortgage  Loan  Assignment
Agreement by any action or proceeding  wherein a money  judgment shall be sought
against Borrower, except that Lender may bring an action or proceeding to enable
Lender to  enforce  and  realize  upon this  Note,  the Loan  Agreement  and the
Mortgage Loan Assignment  Agreement,  and the interest in the Mortgage Loans and
in any Collateral (as defined in the Loan Agreement)  given to Lender created by
this Note,

<PAGE>

                                      -4-

the Loan Agreement or the Mortgage Loan Assignment Agreement, provided, however,
that any  judgment  in any action or  proceeding  shall be  enforceable  against
Borrower  only to the extent of  Borrower's  interest in the Mortgage  Loans and
other  Collateral  given to Lender.  The  provisions  of this Section  shall not
however  (i)  constitute  a waiver,  release  or  impairment  of any  obligation
evidenced  or secured by this Note,  the Loan  Agreement  or the  Mortgage  Loan
Assignment  Agreement,  (ii)  affect  the  validity  or  enforceability  of  any
indemnity made in connection  with this Note, the Loan Agreement or the Mortgage
Loan Assignment Agreement,  or (iii) impair the enforcement of the Mortgage Loan
Assignment Agreement.

     Section 10.  Authority.  Borrower (and the  undersigned  representative  of
Borrower,  if any) represents that Borrower has full power,  authority and legal
right to execute and deliver this Note, the Loan Agreement and the Mortgage Loan
Assignment  Agreement  and that this Note,  the Loan  Agreement and the Mortgage
Loan Assignment Agreement are valid and binding in accordance with their terms.

     Section 11. Applicable Law. This Note shall be governed, construed, applied
and enforced in accordance with the laws of Bermuda.

     Section 12.  Counsel Fees. In the event that it should become  necessary to
employ  counsel to collect  the Debt or to protect  or  foreclose  the  security
therefor,  Borrower  also  agrees to pay all  reasonable  fees and  expenses  of
Lender,  including,  without  limitation,  reasonable  attorney's  fees  for the
services of such counsel whether or not suit be brought.

     Section 13.  Notices.  All notices and other  communications  provided  for
hereunder  shall  be  in  writing  (including  telegraphic,  telecopy  or  telex
communication) and mailed, telegraphed,  telecopied, telexed or delivered, if to
Borrower,  at its address c/o Codan Services Limited,  Clarendon House, 2 Church
Street, Hamilton, HM 11 Bermuda, Attention:  Secretary; and if to Lender, at its
address at 125 West 55th  Street,  New York,  New York 10019,  Attention:  Chief
Executive  Officer;  with a copy to  National  Bank of Canada,  as  servicer  of
Lender, at National Bank Tower, 600 de La Gauchetiere West, Montreal, Quebec H3B
4L2 or as to each other party,  at such other  address as shall be designated by
such party in a written  notice to  Borrower  and Lender.  All such  notices and
communications  shall,  when  mailed,  telegraphed,  telecopied  or telexed,  be
effective  when  deposited  in the mails,  delivered to the  telegraph  company,
transmitted by telecopier or confirmed by telex answerback, respectively.

     Section 14. Payment. Borrower shall make each payment,  irrespective of any
right of counterclaim or set-off,  not later than 11:00 a.m.  (Eastern  Standard
time) on each  Interest  Payment Date in United  States  dollars to Lender at an
account or accounts  Lender may  designate  from time to time in same day funds.
All  computations of interest and fees shall be made by Lender on the basis of a
year of 360 days consisting of twelve (12) months of thirty (30) days each. Each
determination  by Lender of interest or fees  hereunder  shall be conclusive and
binding for all purposes, absent manifest error.

<PAGE>

                                      -5-

     IN WITNESS WHEREOF, Borrower has caused this instrument to be duly executed
as of the date in the year first above written.

                                           NB FINANCE, LTD.

                                           By:
                                                --------------------------------
                                                Vanessa Fontana

                                           LENDER

                                           NB CAPITAL CORPORATION

                                           By:
                                                --------------------------------
                                                Jean Dagenais

<PAGE>

                                 PROMISSORY NOTE
                                  (this "Note")

US$13,735,229.91                                                 August 26, 2004

FOR VALUE  RECEIVED,  NB  FINANCE,  LTD.,  a  Bermuda  corporation,  having  its
registered  office  in  Clarendon  House,  2 Church  Street,  Hamilton,  Bermuda
(hereinafter  referred  to as  "Borrower"),  promises  to pay to the order of NB
CAPITAL CORPORATION, a Maryland corporation,  at its principal place of business
at 125 West 55th Street,  New York, New York 10019  (hereinafter  referred to as
"Lender"),  or at such other  place as the holder  thereof may from time to time
designate  in writing,  the  principal  sum of thirteen  million  seven  hundred
thirty-five  thousand two hundred and twenty-nine  dollars and ninety-one  cents
(US$13,735,229.91)  (the  "Original  Principal  Amount") in lawful  money of the
United States of America with interest on the principal amount  outstanding from
time to time to be computed from the date hereof until such principal  amount is
paid  in  full  at an  annual  rate  equal  to the  lesser  of (i)  the  maximum
non-usurious  rate  permitted by  applicable  law and (ii) six percent and three
hundred and forty  thousandths  of a percent  (6.340%)  calculated  monthly on a
semi-annual  basis (the "Interest  Rate"),  said Original  Principal  Amount and
interest to be paid as follows:

(i)  With respect to each Interest  Period,  interest  payments shall be paid in
     arrears on the  fifteenth  (15th) day of each  calendar  month  immediately
     following such Interest Period; provided,  however, that if such day is not
     a  Business  Day,  interest  payments  shall  be  made  on the  immediately
     succeeding  Business Day (the "Interest  Payment Date").  "Interest Period"
     means each calendar  month or portion  thereof  during the term of the Note
     or, in the case of the initial  Interest  Period,  the date hereof  through
     August 31, 2004.  "Business Day" means a day of the year on which banks are
     not required or authorized by law to close in Maryland, Bermuda and Quebec.

(ii) The Original  Principal  Amount shall be due and payable,  unless otherwise
     accelerated  or  prepaid in  accordance  with the terms of this Note or the
     Loan  Agreement  dated as of the date hereof,  between  Borrower and Lender
     (the "Loan Agreement"), on August 15, 2009, (the "Maturity Date") in whole.

     Section 1.  Incorporation  by  Reference.  All of the terms,  covenants and
conditions  contained in the Mortgage  Loan  Assignment  Agreement  and the Loan
Agreement  with  respect to the  indebtedness  evidenced by this Note are hereby
made a part of this Note to the same  extent  and with the same force as if they
were fully set forth herein.

     Section 2.  Security.  The  indebtedness  evidenced by this Note is secured
pursuant  to that  certain  mortgage  loan  assignment  agreement  of even  date
herewith (the  "Mortgage  Loan  Assignment  Agreement"),  assigning the mortgage
loans more particularly  described therein as well as Borrower's interest in the
real property securing such Mortgage Loans (the "Mortgage Loans") as security to
Lender,  subject to a reassignment upon satisfaction in full of any indebtedness
evidenced by this Note.

<PAGE>

                                      -2-

     Section 3.  Prepayment.  The Original  Principal Amount of this Note is not
subject to optional  prepayment but is subject to mandatory  prepayment prior to
the Maturity Date upon the terms and conditions specified in the Loan Agreement.

     Section 4. Default and Acceleration.  If an Event of Default (as defined in
the Loan Agreement),  other than an Event of Default described in Section 6.1(g)
of the Loan Agreement has occurred and is continuing, Lender may at any time, in
addition to any other rights or remedies  available to it pursuant to this Note,
the Loan Agreement and the Mortgage Loan Assignment  Agreement,  or at law or in
equity, take such action,  without notice or demand, that Lender deems advisable
to protect and enforce its rights against  Borrower and in any of the Collateral
(as defined in the Loan Agreement),  including, without limitation, by notice to
Borrower,  declare the Debt to be forthwith due and payable, whereupon such Debt
shall become and be  forthwith  due and payable,  without  presentment,  demand,
protest or further notice of any kind, all of which are hereby  expressly waived
by  Borrower,  and may enforce or avail  itself of any or all rights or remedies
provided in this Note,  the Loan  Agreement  and the  Mortgage  Loan  Assignment
Agreement against Borrower and/or the Collateral (including selling the Mortgage
Loans);  and upon an Event of Default  described  in Section  6.1(g) of the Loan
Agreement,  the Debt shall automatically become and be due and payable,  without
presentment,  demand, protest or any notice of any kind, all of which are hereby
expressly waived by Borrower. "Debt" means (a) the outstanding principal balance
of this Note, (b) interest,  default  interest at the Default Rate, late charges
and other sums,  as provided in this Note,  the Loan  Agreement  or the Mortgage
Loan Assignment Agreement, (c) all other monies agreed or provided to be paid by
Borrower  in this Note,  the Loan  Agreement  or the  Mortgage  Loan  Assignment
Agreement,  and (d) all sums advanced and costs and expenses  incurred by Lender
in connection  with the Debt or any part  thereof,  any renewal,  extension,  or
change of or substitution of the Debt or any part thereof, or the acquisition or
perfection of the security therefor,  whether made or incurred at the request of
Borrower or Lender.

     Section 5. Savings Clause. It is expressly  stipulated and agreed to be the
intent of Borrower and Lender that this Note complies with the applicable  usury
and other laws  relating to this Note now or  hereafter  in effect.  If any such
applicable  laws  render  usurious  any amount  called  for under this Note,  or
contracted  for,  charged or  received  with  respect  to this  Note,  or if the
acceleration  of the  maturity  of this Note or if any  prepayment  by  Borrower
results in Borrower  having paid any  interest  in excess of that  permitted  by
applicable  law,  then it is the express  intent of the parties  that all excess
amounts  theretofore  collected  by  Lender be  refunded  to  Borrower,  and the
provisions  of  this  Note  immediately  be  deemed  reformed  and  the  amounts
thereafter  collected  under this Note  reduced,  without the  necessity  of the
execution of any new document, so as to comply with the then applicable law, but
so as to permit the recovery of the fullest  amount  otherwise  called for under
this Note.

     Section 6. Late Charges; Mortgage Default Interest Rate.

     (a) Subject to Section 5, in the event that any  installment of interest or
principal  shall become overdue for a period in excess of five (5) days, a "late
charge" in an amount  equal to five percent (5%) of the amount so overdue may be
charged to Borrower by Lender for the purpose of defraying the expenses incident
to handling  such  delinquent  payments.  Subject to Section 5, such late charge
shall be in addition  to, and not in lieu of, any other  remedy  Lender may have

<PAGE>

                                      -3-

and is in addition to Lender's right to collect  reasonable  fees and charges of
any agents or attorneys which Lender may employ in connection with any default.

     (b) If Borrower  shall default in any payment of principal or interest,  or
any other  amount owed by Borrower  under this Note,  the Loan  Agreement or the
Mortgage Loan  Assignment  Agreement,  Borrower shall pay interest on the unpaid
principal amount of this Note,  payable in arrears on each Interest Payment Date
and on demand,  at a rate per annum  equal at all times to the lesser of (x) the
maximum  non-usurious rate permitted by applicable law or (y) three percent (3%)
per annum above the  applicable  Interest Rate until such  defaulted  amount has
been paid by  Borrower,  together  with  interest  thereon at the Default  Rate.
Payment or acceptance of the increased rate as provided in this Section is not a
permitted  alternative for timely payment and shall not constitute a waiver of a
Default or an Event of Default or an amendment to this Note,  the Loan Agreement
or the Mortgage Loan Assignment  Agreement and shall not otherwise  prejudice or
limit any rights or remedies of Lender.

     Section 7. No Oral Change. This Note may not be modified,  amended, waived,
extended,  changed,  discharged or terminated orally or by act or failure to act
on the part of Borrower or Lender, but only by an agreement in writing signed by
the party  against whom  enforcement  of any  modification,  amendment,  waiver,
extension, change, discharge or termination is sought.

     Section 8. Waivers.  Except for any notices expressly  provided for in this
Note, the Loan Agreement or the Mortgage Loan Assignment Agreement, Borrower and
all others who may become  liable for the payment of all or any part of the Debt
do  hereby  severally  waive  presentment  and  demand  for  payment,  notice of
dishonor, protest and notice of protest and non-payment and all other notices of
any kind.  No  release of any  security  for the Debt or  extension  of time for
payment of this Note or any installment hereof, and no alteration,  amendment or
waiver of any  provision of this Note,  the Loan  Agreement or the Mortgage Loan
Assignment  Agreement between Lender or any other person or party shall release,
modify,  amend,  waive,  extend,  change,  discharge,  terminate  or affect  the
liability of Borrower,  and any other person or entity who may become liable for
the payment of all or any part of the Debt,  under this Note, the Loan Agreement
or the Mortgage Loan  Assignment  Agreement.  No notice to or demand on Borrower
shall be deemed to be a waiver of the  obligation of Borrower or of the right of
Lender to take further action  without  further notice or demand as provided for
in this Note, the Loan Agreement or the Mortgage Loan Assignment Agreement.  Any
failure of Lender to insist  upon strict  performance  by Borrower of any of the
provisions  of this Note,  the Loan  Agreement or the Mortgage  Loan  Assignment
Agreement shall not be deemed a waiver of any of the terms or provisions of this
Note, the Loan Agreement or the Mortgage Loan Assignment  Agreement,  and Lender
shall have the right thereafter to insist upon strict performance by Borrower of
any and all of them.

     Section 9. Non Recourse.  Except as otherwise  provided herein and the Loan
Agreement and the Mortgage Loan Assignment  Agreement,  Lender shall not enforce
the liability and obligation of Borrower to perform and observe the  obligations
contained in this Note,  the Loan  Agreement  and the Mortgage  Loan  Assignment
Agreement by any action or proceeding  wherein a money  judgment shall be sought
against Borrower, except that Lender may bring an action or proceeding to enable
Lender to  enforce  and  realize  upon this  Note,  the Loan  Agreement  and the
Mortgage Loan Assignment  Agreement,  and the interest in the Mortgage Loans and
in any Collateral (as defined in the Loan Agreement)  given to Lender created by
this Note, the

<PAGE>

                                      -4-

Loan Agreement or the Mortgage Loan  Assignment  Agreement,  provided,  however,
that any  judgment  in any action or  proceeding  shall be  enforceable  against
Borrower  only to the extent of  Borrower's  interest in the Mortgage  Loans and
other  Collateral  given to Lender.  The  provisions  of this Section  shall not
however  (i)  constitute  a waiver,  release  or  impairment  of any  obligation
evidenced  or secured by this Note,  the Loan  Agreement  or the  Mortgage  Loan
Assignment  Agreement,  (ii)  affect  the  validity  or  enforceability  of  any
indemnity made in connection  with this Note, the Loan Agreement or the Mortgage
Loan Assignment Agreement,  or (iii) impair the enforcement of the Mortgage Loan
Assignment Agreement.

     Section 10.  Authority.  Borrower (and the  undersigned  representative  of
Borrower,  if any) represents that Borrower has full power,  authority and legal
right to execute and deliver this Note, the Loan Agreement and the Mortgage Loan
Assignment  Agreement  and that this Note,  the Loan  Agreement and the Mortgage
Loan Assignment Agreement are valid and binding in accordance with their terms.

     Section 11. Applicable Law. This Note shall be governed, construed, applied
and enforced in accordance with the laws of Bermuda.

     Section 12.  Counsel Fees. In the event that it should become  necessary to
employ  counsel to collect  the Debt or to protect  or  foreclose  the  security
therefor,  Borrower  also  agrees to pay all  reasonable  fees and  expenses  of
Lender,  including,  without  limitation,  reasonable  attorney's  fees  for the
services of such counsel whether or not suit be brought.

     Section 13.  Notices.  All notices and other  communications  provided  for
hereunder  shall  be  in  writing  (including  telegraphic,  telecopy  or  telex
communication) and mailed, telegraphed,  telecopied, telexed or delivered, if to
Borrower,  at its address c/o Codan Services Limited,  Clarendon House, 2 Church
Street, Hamilton, HM 11 Bermuda, Attention:  Secretary; and if to Lender, at its
address at 125 West 55th  Street,  New York,  New York 10019,  Attention:  Chief
Executive  Officer;  with a copy to  National  Bank of Canada,  as  servicer  of
Lender, at National Bank Tower, 600 de La Gauchetiere West, Montreal, Quebec H3B
4L2 or as to each other party,  at such other  address as shall be designated by
such party in a written  notice to  Borrower  and Lender.  All such  notices and
communications  shall,  when  mailed,  telegraphed,  telecopied  or telexed,  be
effective  when  deposited  in the mails,  delivered to the  telegraph  company,
transmitted by telecopier or confirmed by telex answerback, respectively.

     Section 14. Payment. Borrower shall make each payment,  irrespective of any
right of counterclaim or set-off,  not later than 11:00 a.m.  (Eastern  Standard
time) on each  Interest  Payment Date in United  States  dollars to Lender at an
account or accounts  Lender may  designate  from time to time in same day funds.
All  computations of interest and fees shall be made by Lender on the basis of a
year of 360 days consisting of twelve (12) months of thirty (30) days each. Each
determination  by Lender of interest or fees  hereunder  shall be conclusive and
binding for all purposes, absent manifest error.

<PAGE>

                                      -5-

     IN WITNESS WHEREOF, Borrower has caused this instrument to be duly executed
as of the date in the year first above written.

                                           NB FINANCE, LTD.

                                           By:
                                                --------------------------------
                                                Vanessa Fontana

                                           LENDER

                                           NB CAPITAL CORPORATION

                                           By:
                                                --------------------------------
                                                Jean DagenaisEXHIBIT 10.17  

EMPLOYMENT AGREEMENT  

        THIS
AGREEMENT made to have effect the 20th day of Aug, 2003. 

BETWEEN: 

	  	
MDSI MOBILE DATA SOLUTIONS INC., a corporation duly 

incorporated under the federal laws of Canada and having its offices

 at 10271 Shellbridge Way, Richmond, B.C. V6X 2W8 

(the “Company”)  

AND: 

	  	
Simon Backer, a
businessman, residing at: 4418 West 15th Avenue,
Vancouver, BC V6R 3B2 

(the “Executive”)

	  	
WHEREAS:

	A.  	  	The
Company has employed the Executive on a continuous basis since August 4,
               1997 and the Executive currently serves the Company in his capacity as the
Vice                President Wireless.  

	B.  	  	The
Company wishes to continue employing the Executive and the Executive is
               willing to accept such continued employment upon the terms and conditions
set                forth in this Agreement; and  

	C.  	  	The
Company and the Executive wish to record certain matters of mutual interest
               in connection with the Executives’ employment by the Company.  

	  	
NOW
THEREFORE in consideration of the premises and the mutual covenants and agreements herein
set forth the parties hereto mutually covenant and agree as follows: 

	1.  	   	EMPLOYMENT  

	1.1  	  	The
Company hereby employs the Executive to be the Vice President Wireless of the Company and
the Executive hereby accepts such employment. The Executive shall report to the President
and Chief Executive Officer of the Company and shall perform all duties and have all
authority incident to the position of Vice President Wireless of the Company, and such
additional duties as he may from time to time be reasonably required to perform, and such
additional authority as he may from time to time be given, by the President and Chief Executive Officer.   

INITIAL  
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	1.2  	  	The
Executive shall perform his duties out of the Richmond office of the Company or out of
such other office in the lower mainland area of British Columbia, which the Company shall
establish and designate as its Vancouver head office. The Executive’s duties may
involve domestic and international travel.  

	2.  	   	EXCLUSIVE
SERVICE  

	2.1  	  	Except
as expressly provided the Executive shall, during his employment with the Company, devote
his entire attention on a full time basis to the business of the Company. Provided he
obtains the prior written approval of the President and Chief Executive Officer the
Executive may, during his employment with the Company undertake work as a director or
consultant to any other company, firm or individual that is not in competition with the
Company.  

	2.  	   	SALARY
AND BONUSES  

	3.1  	  	The
Company shall pay the Executive an annual base salary (“Base Salary”) of
Canadian $165,000.00 gross payable semi-monthly which shall be reviewed from time to time
at the sole discretion of the Company.  

	3.2  	  	An
annual incentive plan that will provide additional earning potential based upon the
achievement of predetermined objectives and corporate earnings. Details are outlined in
the Executive Management Bonus Program (Schedule A).  

	3.3  	  	All
payment of salary shall be subject to deduction of all applicable Federal and Provincial
income tax, unemployment insurance, Canada Pension deductions and other deductions
required at law or made pursuant to this Agreement  

	4.  	   	EXPENSES  

	4.1  	  	The
 Company   shall  provide  to  the  Executive  the          following  expenses,
 reimbursements,   equipment  and          allowances: 

	  	(i)  	  	reimbursement
for all reasonable and necessary expenses incurred by the                     Executive
in the conduct of the business of the Company in accordance with
                    travel and expense policies established by the Company from time to
time; and  

	  	(ii)  	  	appropriate
hardware/software, including cell phone, pager, PDA, and a portable
                    computer selected by the Company to permit the Executive to operate
effectively                     while away from the office or at home and reimbursement
of associated costs.  

INITIAL  
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	5.  	   	STOCK
OPTIONS  

	5.1  	  	The
Executive shall be entitled to participate in the Stock Option Plan as established by the
Company and amended from time to time. A copy of that Plan has been supplied to the
Executive who acknowledges its receipt.  

	5.2  	  	All
stock options granted to the Executive pursuant to this Agreement shall automatically
vest in the event of a Change of Control (as defined in the Company’s Stock Option
Plan) except for those stock options issued to the Executive on or after March 1, 2000
which stock option certificate provides that notwithstanding the provisions in the
current Company’s Stock Option Plan regarding accelerated vesting in the event of a
Change of Control (as defined in the Plan) or Terminating Event (as defined in the Plan),
in the event a Change of Control or Terminating Event occurs only those Stock Options
that would have ordinarily vested to the Executive over the next twelve months will
immediately vest, and the balance of the unvested options will only be accelerated if an
entity causing an Change of Control or Terminating Event does not establish a successor
stock option plan or similar program that rolls over and preserves the balance of the
unvested Options granted to the Executive.  

	5.3  	  	Stock
options, which have vested, may be exercised at any time up to five years from the date
of grant. Except as provided for in section 12.4, those stock options which have not
vested by the date of termination of the Executive’s employment with the Company
shall expire automatically as of that date. Upon termination of his employment by
resignation, the Executive shall have a period of thirty (30) days in which to exercise
vested share purchase options, failing which those options shall expire automatically. In
the event of termination for cause all stock options shall be cancelled and expire
coincident with such termination.  

	6.  	   	VACATION  

	6.1  	  	The
Executive shall initially be entitled to four (4) weeks (20 working days) vacation per
annum to be taken at such time(s) as the Executive and the Company may mutually and
reasonably agree upon. The amount of vacation may be increased from time to time in
accordance with the Company vacation policy. The Executive is expected to take his entire
entitlement during the calendar year. However, in the event the entire entitlement cannot
be taken during the calendar year, the executive may carry forward a maximum of five (5)
days vacation from the current year entitlement. The Executive must bring the matter to
the attention of the President & CEO who must approve any such carry forward
vacation.  

INITIAL  
SB ED 

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	7.  	   	BENEFITS  

	7.1  	  	The
Executive shall receive those benefits (including medical, dental, extended health
insurance, short and long term disability, life insurance and family assistance) that are
provided to Canadian based senior executives in the Company Employee Benefit Program (the
“Program”) in effect upon the Executive’s employment date as that Program
may be modified from time to time. A copy of the Program has been supplied to the
Executive who acknowledges its receipt.  

	8.  	   	SICK
LEAVE  

	8.1  	  	If
the Executive shall, at any time, by reason of illness or mental or physical disability,
be incapacitated from carrying out the terms of this Agreement, he shall furnish the
Company with medical evidence to prove such incapacity and the cause thereof, and shall
receive his full salary and benefits for a period of 180 days or until long term
disability begins whichever period is shorter.  

	9.  	   	NON-DISCLOSURE
OF CONFIDENTIAL INFORMATION, TRADESECRETS AND WORK PRODUCT  

	9.1  	  	The
Executive acknowledges that as Vice President Wireless of the Company, he holds a
fiduciary position and owes to the Company a duty of utmost loyalty and good faith. The
Executive agrees to serve the Company well and faithfully and to the best of his ability,
and to use his best efforts to promote its interests.  

	9.2  	  	In
this Agreement the following terms shall have the meanings described below:  

	  	(a)  	  	“Confidential
Information” means any information concerning           the Company’s
scientific, technological, financial and business interests           which is not
generally available to third parties and is identified or is           reasonably capable
of being identified as confidential and proprietary           information of the Company.
Confidential Information shall include but not be           limited to: (a) production
processes and materials; customer lists and           requirements; business plans and
strategies; and other materials or information           relating to the business of the
Company; (b) computer software in source and           executable code, and related
documentation in any media including all           modifications, enhancements and
versions and all options available for such           software; and (c) information
defined herein as a Trade Secret but which is           determined by a court of
competent jurisdiction not to rise to the level of a           trade secret under
applicable law.  

	  	(b)  	  	“Trade
Secret” means any information which is identified or is           reasonably  

INITIAL  
SB ED 

-5- 

	  	
capable
of being identified as confidential and proprietary information of the Company which: (a)
has economic value, actual or potential to the Company because it is not generally known
to other persons who might obtain economic value from its disclosure or use; or (b) the
Company has made reasonable efforts to keep secret or out of the public domain. 

	  	(c)  	  	“Work
Product” means any work, research, design ideas or           development in
whatever medium which is produced, created or developed by the           Executive during
the term of this Agreement pertinent to the Company’s           scientific,
technological, financial or business interests and may include           Confidential
Information and Trade Secrets.  

	9.3  	  	The
Executive agrees that both during and after the term of this Agreement he shall keep
confidential and shall not directly or indirectly divulge or disclose to anyone nor use
or otherwise appropriate Confidential Information, Trade Secrets or Work Product, except
as required in the performance of his duties or as required by law.  

	9.4  	  	The
Executive agrees that in the course of his employment with the Company he will not bring
to or use at the Company the confidential materials of a former employer or third party,
which are not generally available to the public.  

	10.  	   	OWNERSHIP
AND USE OF WORK PRODUCTS  

	10.1  	  	The
Executive agrees that any Work Product shall be the sole and exclusive property of the
Company. The Company is and shall be the sole owner of all copyrights, patents and other
intellectual property rights in the Work Product.  

	10.2  	  	The
Executive agrees to assign to the Company any rights that he may have or acquire in the
Work Product and hereby waives all claims to any right, title or interest in the Work
Product, including any moral rights which he may have or acquire in the Work Product or
to its use, including the right to restrain or claim damages for any distortion,
mutilation or other modification of the Work Product or any part thereof whatsoever, or
to restrain use or reproduction of the Work Product in any context, or in connection with
any product or service. At any and all times during the term of this Agreement the
Executive shall upon the request of the Company promptly perform all such acts and
execute and deliver all such documents that may be necessary to vest in the Company the
entire right, title and interest in and to any Work Product.  

	11.  	   	CONFLICT
OF INTEREST AND NON-COMPETITION CONFLICT OFINTEREST AND NON-COMPETITION  

INITIAL  
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	11.1  	  	The
Executive agrees that the Company has a legitimate interest in ensuring that Confidential
Information, Trade Secrets and Work Product will not fall into the hands of its
competition nor be used by the Executive for any purpose other than the execution of his
duties as an Executive of the Company. Accordingly it is specifically agreed that:  

	  	(a)  	  	During
the term of this Agreement the Executive shall not compete with the
                    Company. Without limiting the generality of this provision, the
Executive shall                     not during the term of this Agreement, for his own
account or for the account of                     a third party, directly or indirectly
develop, design, manufacture, sell or                     solicit for sale or lease
products including computer programs, codes and                     documentation similar
in function to those developed, designed, manufactured or                     sold by the
Company;  

	  	(b)  	  	The
Executive shall not for a period of eighteen (18) months following the
                    termination of his employment, whether for his own account or for the
account of                     a third party, directly or indirectly, develop, design,
manufacture, sell or                     solicit for sale products which are the same or
similar in concept or function                     to products developed, designed,
manufactured or marketed by the Company during                     the period of two (2)
years immediately preceding the date of termination of the                     Executive’s
employment;  

	  	(c)  	  	For
a period of eighteen (18) months following the termination of his
                    employment, the Executive shall not, whether for his own account or
for the                     account of a third party, directly or indirectly, sell or
solicit for sale                     products which are the same or similar in concept or
function to those                     developed, designed, manufactured or marketed by
the Company to any customer or                     potential customer of the Company. For
purposes of this section                     “customer” means any person from
whom the Company has received an                     order during the two (2) years
immediately preceding the date of termination of                     the Executive’s
employment. “Potential customer” means those                     persons who
have contacted the Company or have been contacted the Company with a
                    view to obtaining an order during the two (2) year period immediately
preceding                     the date of terminating the Executive’s employment.  

	  	(d)  	  	For
a period of eighteen (18) months following the date of termination of his
                    employment, the Executive shall not, whether for his own account or
for the                     account of a third party, directly or indirectly, offer or
cause to be offered                     to any employee of the Company a new position or
employment with any other                     person or company, nor shall the Executive
solicit the participation of any                     Employee of the Company in any
business, partnership, association or enterprise.  

	11.2  	  	The
Executive acknowledges and agrees that there can be no geographic limit to his covenant
not to compete due to the nature of his employment and the extent of the business of the
Company, the market for the Company products and the technologies with which the  

INITIAL  
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Company
is involved.

	11.3  	  	The
parties to this agreement recognize that a breach by the Executive of any of the
covenants contained in Sections 9, 10 and 11 of this Agreement would constitute an
interference with the ongoing business of the Company and cause irreparable harm to the
Company which could not be adequately compensated for by monetary damages. The Executive
agrees that in the event of a breach by him of any of the covenants contained in Sections
9, 10 and 11 of this Agreement, he shall and hereby does consent to an injunction being
issued against him restraining him from any further breach of the said covenants. The
provisions of this section shall not be construed so as to affect or impair any other
remedies, which the Company may have in the event of such breach, including but not
limited to an action for damages.  

	12.  	   	TERMINATION
OF EMPLOYMENT  

	12.1  	  	Without
prejudice to any remedy the Company may have against the Executive for any breach or
non-performance of this Agreement, the Executive’s employment may be terminated at
any time effective immediately by the Company without previous notice and without payment
in lieu of notice for cause which, for the purposes of this agreement shall include but
not be limited to:  

	  	(i)  	  	dishonesty
in the course of the discharge of his duties as an employee;  

	  	(ii)  	  	gross
negligence or repetitive negligence committed without regard to corrective
                    direction in the course of the discharge of his duties as an
employee;  

	  	(iii)  	  	conviction
of any criminal offence other than an offence which, in the
                    reasonable opinion of the Company does not affect the reputation of
the Company                     or the Executive’s position as a representative of
the Company;  

	  	(iv)  	  	bankruptcy
or insolvency of the Executive;  

	  	(v)  	  	excessive
and unreasonable absences from his duties for any reason other than
                    authorized vacation, sick leave or other authorized leave.  

	  	(vi)  	  	material
breaches of the Company’s policies and procedures.  

	12.2 	  	
The Executive shall be entitled to terminate his employment with the Company, at will, at
any time by giving notice in writing to the Company of not less than eight weeks unless
otherwise agreed to in writing by the parties. In the event the Executive terminates his
employment with the Company, he shall be entitled to receive an amount equal to his total
accumulated vacation pay. 

INITIAL  
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	12.3 	  	
The Company may terminate the employment of the Executive at will and without cause at any
time, including following a Change of Control, upon payment to the Executive of his Base
Salary owing up to the date of termination and a severance payment as outlined in
Paragraph 12.4 below and upon payment to the Executive of all compensation owing up to the
date of termination. 

	12.4  	  	The
 amount  of  severance  provided  under  paragraph          12.3 shall be calculated as
follows: 

	  	
An
amount equal to eighteen (18) months basic salary. The severance payment shall be made
either in a lump sum within five (5) working days from the date of termination, or at the
Executive’s option, to be paid in intervals as mutually agreed to in writing by the
Executive and the Company within five (5) working days from the date of termination.  

	  	
The
Company shall maintain the Executive and his dependents on the Company Employee Benefit
Program during the currency of the eighteen (18) month severance period from the date of
termination. Such benefits shall be discontinued should the Executive be eligible to
participate in a benefit program sponsored by a subsequent employer. The Executive
acknowledges and agrees that he shall not be entitled to any other severance or
termination package in connection with his employment whatsoever. In the event the
Executive is terminated in accordance with this Section 12.3, the Company shall also pay
to him an amount equal to his total accumulated vacation. All stock options granted to
the Executive shall continue to vest during the eighteen (18) month period defined in
this section 12.4 and the Executive shall have a period of sixty (60) days from the
expiration of the eighteen month period in which to exercise vested share purchase
options.  

	12.5  	  	In
the event that at the date of termination of employment the Executive has earned but not
been paid portions of any Incentive, the Company shall, after termination continue to pay
out, on a pro ratio basis to the date of termination, any bonus owing at the applicable
time in accordance with any Incentive Program.  

	12.6  	  	The
Executive will not be required to mitigate the amount of any payment provided under this
Section 12 or any damages resulting from a failure of the Company to make any such
payment by seeking other employment, or otherwise, nor shall the amount of any payment
under this Section 12 be reduced by any compensation earned by the Executive from
employment or self employment.  

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	13.  	   	CHANGE
OF CONTROL OF THE COMPANY  

	13.1  	  	In
this  section the term  "Change of  Control"  shall mean: 

	  	(a)  	  	the
sale of greater than 50% of the issued and outstanding common shares in the
                    capital of the Company pursuant to a “takeover bid” (as
defined in the                     British Columbia Securities Act);  

	  	(b)  	  	the
disclosure that any person (a “Control Person”) directly or
                    indirectly, beneficially or legally owns, or exercises control or
direction                     over, greater than 50% of the issued and outstanding shares
in the capital of                     the Company, in any insider trading report,
information circular, prospectus,                     offering memorandum, material
change report or other disclosure document of the                     Company or any such
Control Person, filed or required to be filed with the                     British
Columbia Securities Commission, the TSE or any other securities
                    regulatory authority or stock exchange;  

	  	(c)  	  	the
sale or disposition of all or substantially all of the assets of the Company
                    to a non-affiliated party;  

	  	(d)  	  	the
merger, amalgamation or consolidation of the Company with or into any other
                    non-affiliated corporation; or  

	  	(e)  	  	the
appointment of a liquidator, receiver, receiver-manager, or trustee in
                    bankruptcy of the Company, or the making of any assignment or
proposal to or for                     the benefit of the creditors of the Company.  

	13.2  	  	In
the event that the Company undergoes a Change of Control and if the employment of the
Executive is terminated by the Company or terminated by the Executive for Good Reason
within 24 months of a Change of Control the Executive shall be entitled to receive the
severance package in accordance with the provisions of Sections 12.3 and 12.4 above.  

	13.3  	  	The
Executive will not be required to mitigate the amount of any payment or benefit provided
for under this Section 13 or any damages resulting from a failure of the Company to make
any such payment or to provide such benefit, by seeking other employment, or otherwise,
nor shall the amount of any payment or benefit provided for under this Section 13 be
reduced by any compensation earned by the Executive from employment or self employment.  

	13.4  	  	For
the  purposes  of  this  Agreement  "Good  Reason"          means: 

	  	a)  	  	Without
the express consent of the Executive, the assignment to the Executive of
                    duties materially inconsistent with his positions, duties and
responsibilities                     with the  

INITIAL  
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Company
immediately prior to the date hereof or any removal of the Executive from, or and failure
to re-elect the Executive to, material positions, duties and responsibilities with the
Company, except in connection with the termination of the Executive’s employment for
cause, disability or retirement or as a result of the Executive’s death or
resignation by the Executive other than for Good Reason. For greater certainty, the
Executive shall be deemed to have consented to the assignment of new duties if the
Executive performed such duties for a period of 60 days and the Executive does not advise
the Company that such duties constitute grounds for Good Reason; 

	  	b)  	  	A
reduction by the Company in the Executive’s salary as in effect on the
                    date hereof or as the same may be increased from time to time;  

	  	c)  	  	The
failure by the Company to continue in effect any incentive or compensation
                    plan, or any pension, life insurance, health and accident or
disability plan in                     which the Executive is participating at the date
hereof, (or plans providing the                     Executive with substantially similar
benefits) unless such plans have been                     replaced by new plans providing
the Executive with benefits that are as good as                     or better than the
benefits provided in such plans, or the taking of any action                     by the
Company which would adversely affect the Executive’s participation
                    in or materially reduce the Executive’s benefits under any of
such plans or                     deprive the Executive of any material fringe benefit
enjoyed by him at the date                     hereof;  

	  	d)  	  	The
requirement that the Executive be based anywhere other than the
                    Company’s principal executive offices except for normal required
travel on                     the Company’s business to an extent substantially
consistent with the                     Executive’s present employment or travel
obligations, or in the event the                     Executive consents to any such
relocation, the failure by the Company to pay (or                     reimburse the
Executive for) all reasonable moving expenses incurred by the
                    Executive or to indemnify the Executive against any excess in (A) the
cost of a                     principal residence at the time of the relocation, over (B)
the amount realized                     by the Executive upon the sale of his principal
residence at the time of the                     relocation or:  

	  	e)  	  	Any
reason which would be considered to amount to constructive dismissal by a
                    court of competent jurisdiction.  

	14.  	   	RESIGNATION
AND INDEMNITY  

	14.1  	  	Upon
termination of this Agreement, the Executive will tender to the Company, and their
associated companies, his resignation as an officer and if applicable, his resignation as
a director.  

INITIAL  
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	14.2  	  	Subject
to the Canada Business Corporations Act, as amended from time to time (the “Act”),
the Company hereby indemnifies the Executive, his heirs, executors administrators and
personal representatives (collectively, the “Indemnitees”) and save the
Indemnitees harmless against all costs, charges and expenses actually and reasonably
incurred by the Indemnities in law, in equity or under any statute or regulation, in
connection with any civil, criminal, or administrative claim, action, proceeding or
investigation to which the Indemnitees are made a party or in which they are otherwise
involved as a witness or other participant by reason of the Executive being or having
been a Director or officer of the Company or its affiliated or associated companies,
including any action brought by the Company or companies, if:  

	  	(i)  	  	the
Executive acted honestly and in good faith with a view to the best interests
                    of the Company or companies; and  

	  	(ii)  	  	in
the case of a criminal or administrative claim, action, proceeding or
                    investigation, the Executive had reasonable grounds for believing
that his                     conduct was lawful.  

	14.3  	  	Without
limiting the generality of the foregoing of Section 14.2 the costs, charges and expenses
against which the Company will indemnify the Indemnitees include:  

	  	(i)  	  	any
and all fees, costs and expenses actually and reasonably incurred by the
                    Indemnitees in investigating, preparing for, defending against,
providing                     evidence in, producing documents or taking any other action
in connection with                     any commenced or threatened action, proceeding or
investigation, including                     reasonable legal fees and disbursements,
travel, and lodging costs;  

	  	(ii)  	  	any
amounts reasonably paid in settlement of any action, proceeding or
                    investigation;  

	  	(iii)  	  	any
amounts paid to satisfy a judgement or penalty, including interest and
                    costs; and  

	  	(iv)  	  	all
costs charges and expenses reasonably incurred by the Indemnitees in
                    establishing their right to be indemnified pursuant to this
Agreement.  

	14.4  	  	If
the Indemnitees or any one of them are required to include in their income, or in the
income of the estate of the Executive, any payment made under this Section 13 for the
purpose of determining income tax payable by the Indemnitees or any of them or the
estate, the Company shall pay an amount by way of indemnity that will fully indemnify the
Indemnitees or estate for the amount of all liabilities described in Section 14.2 and
Section 14.3 and all income taxes payable as a result of the receipt of the indemnity
payment.  

INITIAL  
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	14.5  	  	Upon
receipt of a written request by the Indemnitees for indemnification under this Agreement
(an “Indemnification Notice”), the Company will forthwith apply to the Supreme
Court of British Columbia for approval of the requested indemnification, will diligently
proceed to obtain such approval and will take all other steps necessary to provide the
requested indemnification as soon as practicable following receipt of the Indemnification
Notice.  

	14.6  	  	Any
failure by the Executive in his capacity as a director or officer of the Company to
comply with the provisions of the Act or the Memorandum, Articles or Bylaws of the
Company will not invalidate any indemnity to which he is entitled under this Agreement.  

	15.  	   	RETURN
OF PROPERTY  

	15.1  	  	In
the event of termination of this Agreement, the Company agrees to pay the Executive all
arrears of compensation, and all out of pocket expenses owing, up to and including the
effective date of termination, upon receipt from the Executive of (and the Executive
agrees to deliver to the Company);  

	  	(i)  	  	any
property of the Company which may be in the possession or control of the
                    Executive; and  

	  	(ii)  	  	the
repayment of any sums owed by the Executive to the Company.  

	16.  	   	SURVIVAL  

	16.1  	  	Notwithstanding
the termination of this Agreement for any reason whatsoever the provisions of Sections 9,
10, 11 and 14 hereof and any other provisions of this Agreement necessary to give
efficacy thereto shall continue in full force and effect following such termination.  

	17.  	   	NOTICE  

	17.1  	  	Any
notice or other communication (each a “Communication”) to be given in
connection with this Agreement shall be given in writing and may be given by personal
delivery, by registered mail or by telecopier, addressed as follows:  

	
TO:	
MDSI Mobile Data Solutions Inc.

10271 Shellbridge Way

Richmond, B.C. V6X 2W8

Attn:             President

Phone:            604-207-6000

Fax:              604-207-6062
 

INITIAL  
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-13- 

	
AND TO:	
Simon Backer

4418 West 15th Avenue

Vancouver, BC   V6R 3B2

Phone:            604-221-8337

Fax:              604-
 

	  	
or
at such other address or telecopier number as shall have been designated by Communication
by either party to the other. Any Communication shall be conclusively deemed to be
received, if given by personal delivery, on the date and at the time of actual delivery
thereof and, if given by registered mail, on the fifth day following the date of mailing,
if given by telecopier, on the business day following the transmittal thereof. If the
party giving any Communication knows or ought reasonably to know of any actual or
threatened interruptions of the mails, such Communication shall not be sent by mail but
shall be given by personal delivery or telecopier. 

	18.  	   	ENTIRE
AGREEMENT  

	18.1  	  	Any
other previous agreements, written or oral, between the parties hereto relating to the
employment of the Executive by the Company are hereby terminated and cancelled and each
of the parties hereto hereby releases and forever discharges the other party hereto of
and from all manner of actions, causes and demands whatsoever under or in respect of any
such agreement. This Agreement, together with the Plans and Programmes which are by
reference expressly incorporated into it, constitutes and expresses the whole agreement
of the parties hereto with reference to the employment of the Executive by the Company,
and with reference to any of the matters or things herein provided for, or herein before
discussed or mentioned with reference to such employment; all promises, representations,
and understandings relative thereto being merged herein.  

	19.  	   	AMENDMENTS
AND WAIVERS  

	19.1  	  	No
amendment to this Agreement shall be valid or binding unless set forth in writing and
duly executed by both of the parties hereto. No waiver or any breach of any by the party
purporting to give the same and, unless otherwise provided in the written and signed
waiver, shall be limited to the specific breach waived.  

	20.  	   	BENEFITS
OF AGREEMENT  

	20.1  	  	The
provisions of this Agreement shall enure to the benefit of and be binding upon the legal
representatives of the Executive and the successors and assigns of the Company
respectively.  

INITIAL  
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	21.  	   	SEVERABILITY  

	21.1  	  	If
any provision of this Agreement is deemed to be void or unenforceable, in whole or in
part, it shall not be deemed to affect or impair the validity or any other provision
hereby declared and agreed to be severable from each and every other section, subsection
or provision hereof and to constitute separate and distinct covenants. The Executive
hereby agrees that all restrictions herein are reasonable and valid and all defences to
the strict enforcement thereof by the Company are hereby waived by the Executive.  

	22.  	   	GOVERNING
LAW  

	22.1  	  	This
Agreement shall be governed by and construed in accordance with the laws of the Province
of British Columbia. The Company and the Executive hereby irrevocably attorn to the
jurisdiction of the courts of the Province of British Columbia, exclusively.  

	23.  	   	COPY
OF AGREEMENT  

	23.1  	  	The
Executive  hereby  acknowledges  receipt of a copy          of this Agreement duly signed
by the Company. 

	  	
IN
WITNESS WHEREOF the parties have executed this Agreement as of the day and year first
above written: 

	
SIGNED, SEALED AND DELIVERED by

Simon Backer

in the presence of:

           
           
        
           
           
        

Witness 

           
           
                   
           
        

Address

           
           
                   
           
        

Occupation

	
)

)

)

)

)

)

)

)

)

)

)

) 	

/s/ SAB
           
        
           
           
        

          
  Simon Backer

MDSI MOBILE DATA SOLUTIONS INC. 

Per:  
/s/ Erik Dysthe           
           
        
           
           
        

           Authorized Signatory 

INITIAL  
SB ED 

-15- 

Schedule “A” 

Executive
Management Incentive Compensation Program  

This program has been designed to
provide an incentive for the achievement of the quarterly Corporate Earnings per share
targets as established by the Board of Directors, and your overall annual personal
performance. Your performance will be measured against the achievement of the goals and
objectives as noted in the strategic renewal document as well as any other individual
objectives. 

The Plan contains the following two
target components as set by the Board of Directors and a personal performance incentive; 

	  	•  	  	Target
incentive based on quarterly EPS (plus$0.01) results in an award of 6% of annual base
salary/quarter  

	  	•    	  	Stretch
incentive based on exceeding annual EPS results up to 40% of annual base salary  

	  	•    	  	Personal
 performance  incentive  up to 16% of  annual      base salary 

The Corporate EPS targets (plus$0.01)
in each quarter are either achieved or not with the achievement of the target resulting in
the payment of the incentive award (i.e. 6% per quarter). The quarter’s results must
be achieved including the cost of the company’s incentive plan (i.e. all employees).
If the full amount of the quarterly incentive cannot be funded within the EPS requirement
then a prorated amount will be paid with the available funds. The unpaid amount will be
carried forward to year-end. This would occur similarly in subsequent quarters. At
year-end if, after paying the final quarter’s incentive, there are funds available
(i.e. within the yearly EPS requirement) than such funds would be used to pay (prorated if
necessary) the unpaid incentive balance. Any year-end unpaid balance will not be carried
forward to subsequent years. These quarterly incentives shall be paid within 30 days of
the company’s quarterly results being announced. In the event quarterly EPS in not
achieved 50% of any missed quarters incentive can be recovered if the year’s EPS
target is achieved. Depending on the amount of available funds this payment may need to be
governed by the pro-ration as described. Any resulting incentive from recovered quarters
or as a result of pro-ration will be paid along with any other incentive achieved for the
year. 

Personal performance incentive is 16%
of annual base salary to be calculated and paid annually within 30 days of the
announcement of the company’s annual audited results. Personal performance incentive
will only be paid if the year-end EPS target is achieved, can be prorated based on
available funds and if prorating is required personal performance incentive will take
priority over EPS incentive. Personal performance will be based on a 1-10 rating scale as
follows: 

1 = intolerable 2 = less than
tolerable 3 = barely tolerable 4 = less than satisfactory 5 = satisfactory 6 = more than
satisfactory 7 = exceeding 8 = significantly exceeding 9 = excelling10 = exceptional. A
rating of 5 would result in an award of 8%. 

The calculation of % achievement of
the stretch incentive (0-40% of base) will be pro rated to the % achievement of the
stretch target (to a maximum incentive of 40%). Payment of the stretch incentive will be
within 30 days of 

INITIAL  
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-16- 

the announcement of the company’s
annual audited results.  

NOTE: The Company shall have the full
authority to, terminate, amend or cancel the plan as described above in its’ sole
discretion provided that such changes shall not be retroactive prior to the effective date
of the change(s) or cancellation. 

INITIAL  
SB ED

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