Document:

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                                                                     EXHIBIT 4.4

                             FORM OF GUARANTEED NOTE

         THIS SECURITY IS IN GLOBAL FORM WITHIN THE MEANING OF THE INDENTURE
HEREINAFTER REFERRED TO AND IS REGISTERED IN THE NAME OF THE DEPOSITORY TRUST
COMPANY, A NEW YORK CORPORATION ("DTC"), OR A NOMINEE OF DTC, WHICH MAY BE
TREATED BY THE COMPANY, THE GUARANTOR, THE TRUSTEE AND ANY AGENT THEREOF AS
OWNER AND HOLDER OF THIS SECURITY FOR ALL PURPOSES.

         UNLESS THIS CERTIFICATE IS PRESENTED BY AN AUTHORIZED REPRESENTATIVE OF
DTC TO THE COMPANY OR ITS AGENT FOR REGISTRATION OF TRANSFER, EXCHANGE, OR
PAYMENT, AND ANY CERTIFICATE ISSUED IS REGISTERED IN THE NAME OF CEDE & CO. OR
IN SUCH OTHER NAME AS IS REQUESTED BY AN AUTHORIZED REPRESENTATIVE OF DTC (AND
ANY PAYMENT IS MADE TO CEDE & CO. OR TO SUCH OTHER ENTITY AS IS REQUESTED BY AN
AUTHORIZED REPRESENTATIVE OF DTC), ANY TRANSFER, PLEDGE, OR OTHER USE HEREOF FOR
VALUE OR OTHERWISE BY OR TO ANY PERSON IS WRONGFUL INASMUCH AS THE REGISTERED
OWNER HEREOF, CEDE & CO., HAS AN INTEREST HEREIN.

         UNLESS AND UNTIL IT IS EXCHANGED IN WHOLE OR IN PART FOR SECURITIES IN
DEFINITIVE FORM IN THE LIMITED CIRCUMSTANCES REFERRED TO IN THE INDENTURE, THIS
GLOBAL SECURITY MAY NOT BE TRANSFERRED EXCEPT AS A WHOLE BY DTC TO A NOMINEE OF
DTC OR BY A NOMINEE OF DTC TO DTC OR ANOTHER NOMINEE OF DTC OR BY DTC OR ANY
SUCH NOMINEE TO A SUCCESSOR DEPOSITARY OR A NOMINEE OF SUCH SUCCESSOR
DEPOSITARY.

REGISTERED NO. 1                                       PRINCIPAL AMOUNT:  $[ - ]
CUSIP NO. [ - ]

                           GLAXOSMITHKLINE CAPITAL PLC

                             [ TITLE OF SECURITIES ]

                     FULLY AND UNCONDITIONALLY GUARANTEED BY

                               GLAXOSMITHKLINE PLC

         GlaxoSmithKline Capital plc, a public limited company incorporated
under the laws of England and Wales (hereinafter called the "Company," which
term shall include any successor entity under the Indenture), for value
received, hereby promises to pay to Cede & Co., as nominee for DTC, or
registered assigns, upon presentation, the principal sum of [ - ] ($[ - ]) on [
- ] and to pay interest thereon from [ - ] or from the most recent interest
payment date to which interest has been paid or duly provided for, semi-annually
in arrears on [ - ] and [ - ] in each year, commencing [ - ], at the rate of [ -
]% per annum, until the entire principal hereof is paid or made available for
payment.

         The interest so payable, and punctually paid or duly provided for on
any interest payment date will, as provided in the Indenture, be paid to the
Person in whose name this Security is

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registered at the close of business on the Record Date for such interest, which
shall be [ - ] or [ - ] (whether or not a Business Day), as the case may be,
next preceding such interest payment date. Any such interest not so punctually
paid or duly provided for shall forthwith cease to be payable to the Holder on
such Record Date, and may either be paid to the Person in whose name this
Security is registered at the close of business on a special record date for the
payment of defaulted interest to be fixed by the Trustee, notice whereof shall
be given to Holders of Securities of this series not more than 15 days and not
less than 10 days prior to such special record date, or may be paid at any time
in any other lawful manner not inconsistent with the requirements of any
securities exchange on which the Securities may be listed, and upon such notice
as may be required by such exchange, all as more fully provided in the
Indenture.

         Payment of the Principal of and interest on and any Additional Amounts
in respect of this global Security will be paid to DTC for the purpose of
permitting DTC to credit the principal and interest received by it in respect of
this global Security to the accounts of the beneficial owners thereof; provided,
however, that if this Security is not a global Security, payment of the
Principal of, interest on and Additional Amounts, if any, in respect of this
Security will be made at the office or agency of the Trustee in The City of New
York, or elsewhere as provided in the Indenture, in such coin or currency of the
United States of America as at the time of payment is legal tender for payment
of public and private debts; and provided, further, that at the option of the
Company payment of interest may be made by (a) check mailed to the address of
the Person entitled thereto as such address shall appear in the Security
Register or (b) transfer to an account of the Person entitled thereto located
inside the United States.

         Additional provisions of this Security are set forth following the
signature page hereof, which provisions shall for all purposes have the same
effect as if set forth at this place.

         Unless the certificate of authentication hereon has been executed by or
on behalf of the Trustee referred to on the reverse hereof by manual signature,
this Security shall not be entitled to any benefit under the Indenture or be
valid or obligatory for any purpose.

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         IN WITNESS WHEREOF, the Company has caused this instrument to be duly
executed this [ - ]th day of [ - ].

                                     GLAXOSMITHKLINE CAPITAL PLC

                                     By: _______________________________________
                                     Name:
                                     Title:

                                     By: _______________________________________
                                     Name:
                                     Title:

TRUSTEE'S CERTIFICATE OF AUTHENTICATION

This is one or all of the Securities of the series designated "[ - ]% Notes due
[ - ]" pursuant to the within-mentioned Indenture.

CITIBANK, N.A.,
as Trustee

By: ___________________________________
    Authorized Signatory

                                       3

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                                    GUARANTEE

                                       OF

                               GLAXOSMITHKLINE PLC

         For value received, GlaxoSmithKline plc, a public limited company
incorporated under the laws of England and Wales, having its principal executive
offices at 980 Great West Road, Brentford, Middlesex TW8 9GS, England (the
"Guarantor," which term includes any Person as a successor Guarantor under the
Indenture referred to in the Security upon which this Guarantee is endorsed),
hereby fully and unconditionally guarantees to the Holder of the Security upon
which this Guarantee is endorsed and to the Trustee on behalf of each such
Holder the due and punctual payment of the Principal of, interest on and any
Additional Amounts payable in respect of such Security and the due and punctual
payment of the sinking fund or analogous payments referred to therein, if any,
when and as the same shall become due and payable, whether on the stated
maturity date, by declaration of acceleration, call for redemption or otherwise,
according to the terms thereof and of the Indenture referred to therein. In case
of the failure of GlaxoSmithKline Capital plc, a public limited company
incorporated in England and Wales (the "Company," which term includes any
successor Person under such Indenture), to punctually make any such payment of
Principal, interest or Additional Amounts or any such sinking fund or analogous
payment, the Guarantor hereby agrees to cause any such payment to be made
punctually when and as the same shall become due and payable, whether on the
stated maturity date or by declaration of acceleration, call for redemption or
otherwise, and as if such payment were made by the Company.

         The indebtedness evidenced by this Guarantee is ranked equally and pari
passu with all other unsecured and unsubordinated indebtedness of the Guarantor.

         The Guarantor hereby agrees that its obligations hereunder shall be
absolute and unconditional, irrespective of, and shall be unaffected by, any
invalidity, irregularity or unenforceability of such Security or such Indenture,
any failure to enforce the provisions of such Security or such Indenture, or any
waiver, modification or indulgence granted to the Company with respect thereto,
by the Holder of such Security or the Trustee or any other circumstance that may
otherwise constitute a legal or equitable discharge of a guarantor; provided,
however, that, notwithstanding the foregoing, no such waiver, modification or
indulgence shall, without the consent of the Guarantor, increase the Principal
of such Security, or increase the interest rate thereon, or alter the stated
maturity date thereof, or increase the Principal of any Original Issue Discount
Security that would be due and payable upon a declaration of acceleration of the
maturity thereof pursuant to Article Seven of such Indenture. The Guarantor
hereby waives diligence, presentment, demand of payment, filing of claims with a
court in the event of merger or bankruptcy of the Company, any right to require
a proceeding first against the Company, protest or notice with respect to such
Security or the indebtedness evidenced thereby or with respect to any sinking
fund or analogous payment required under such Security and all demands
whatsoever, and covenants that this Guarantee will not be discharged except by
payment in full of the Principal of, interest on and Additional Amounts payable
in respect of such Security. This Guarantee is a guarantee of payment and not of
collection.

                                       4

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         The Guarantor shall be subrogated to all rights of the Holder of such
Security and the Trustee against the Company in respect of any amounts paid to
such Holder by the Guarantor pursuant to the provisions of this Guarantee;
provided, however, that the Guarantor shall not be entitled to enforce, or to
receive any payments arising out of or based upon such right of subrogation
until the Principal of, interest on and Additional Amounts payable in respect of
all Securities of the same series issued under such Indenture shall have been
paid in full.

         No reference herein to such Indenture and no provision of such
Indenture shall alter or impair the guarantees of the Guarantor, which are
absolute and unconditional, of the due and punctual payment of the Principal of,
interest on and Additional Amounts payable in respect of, and any sinking fund
or analogous payments with respect to, the Security upon which this Guarantee is
endorsed.

         This Guarantee shall not be valid or obligatory for any purpose until
the certificate of authentication of such Security shall have been manually
executed by or on behalf of the Trustee under such Indenture.

         All terms used in this Guarantee that are defined in such Indenture
shall have the meanings assigned to them in such Indenture.

         THIS GUARANTEE SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH
THE LAWS OF THE STATE OF NEW YORK.

         IN WITNESS WHEREOF, the Guarantor has caused this Guarantee to be duly
executed this [-]th day of [-].

                                     GLAXOSMITHKLINE PLC,
                                     as the Guarantor

                                     By: _______________________________________
                                         Name:
                                         Title:

                                       5

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                             [ - ]% NOTES DUE [ - ]

         This Security is one or all of a duly authorized issue of securities of
the Company (herein called the "Securities") issued and to be issued in one or
more series under an Indenture, dated as of [ - ] (herein called the
"Indenture"), among the Company, GlaxoSmithKline plc, as Guarantor (the
"Guarantor") and Citibank, N.A., as trustee (herein called the "Trustee", which
term includes any successor trustee under the Indenture), to which Indenture and
all indentures supplemental thereto reference is hereby made for a statement of
the respective rights, limitation of rights, duties and immunities thereunder of
the Company, the Guarantor, the Trustee and the Holders of the Securities and of
the terms upon which the Securities are, and are to be, authenticated and
delivered. This Security is one or all of the series designated as the "[ - ]%
Notes due [ - ]."

         As provided in and subject to the provisions of the Indenture, the
Securities in this series are redeemable in whole or in part, at the discretion
of the Company, if: (a) the Company determines that as a result of any change in
or amendment to the laws or any regulations or rulings promulgated thereunder of
the United Kingdom (or of any political subdivision or taxing authority thereof)
or the United States (or of any political subdivision or taxing authority
thereof), or any change in the application or official interpretation of such
laws, regulations or rulings, or any change in the application or official
interpretation of, or any execution of or amendment to, any treaty or treaties
affecting taxation to which any such jurisdiction is a party, the Company would
be required to pay Additional Amounts with respect to such series of Securities
on the next succeeding interest payment date and the payment of such Additional
Amounts cannot be avoided by the use of reasonable measures available to the
Company or the Guarantor, or withholding tax has been or would be required to be
withheld with respect to interest income received or receivable by the Company
directly from the Guarantor and such withholding tax obligation cannot be
avoided by the use of reasonable measures available to the Company or the
Guarantor (or any affiliate) or (b) the Company determines, based upon an
opinion of independent counsel of recognized standing that, as a result of any
action taken by any legislative body of, taxing authority of, or any action
brought in a court of competent jurisdiction in, the United Kingdom (or any
political subdivision or taxing authority thereof) or the United States (or any
political subdivision or taxing authority thereof) there is a substantial
probability that the circumstances described in subsection (a) above would
exist; provided, however, that no such notice of redemption may be given earlier
than 90 days prior to the earliest date on which the Company would be obligated
to pay such Additional Amounts. The Company or the Guarantor will also pay to
each Holder, or make available for payment to each such Holder, on the
redemption date any Additional Amounts resulting from the payment of such
redemption price.

         Notice of redemption to the Holders of Securities of any series to be
redeemed in whole or in part at the option of the Company shall be given by
mailing notice of such redemption by first class mail, postage prepaid, at least
30 days and not more than 60 days prior to the date fixed for redemption to such
Holders of Securities of such series at their last addresses as they shall
appear upon the Security Register of the Company.

                                       6

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         The Indenture contains provisions for defeasance of (a) the entire
indebtedness of this Security and (b) certain restrictive covenants and the
related defaults and Events of Default applicable to the Company and the
Guarantor, in each case, upon compliance by the Company and the Guarantor with
certain conditions set forth in the Indenture, which provisions apply to this
Security.

         If an Event of Default with respect to the Securities of this series
shall occur and be continuing, the principal of the Securities of this series
may be declared due and payable in the manner and with the effect provided in
the Indenture.

         As provided in and subject to the provisions of the Indenture, the
Holder of this Security shall not have the right to institute any proceeding
with respect to the Indenture or for the appointment of a receiver or trustee or
for any other remedy thereunder, unless such Holder shall have previously given
the Trustee written notice of a continuing Event of Default with respect to the
Securities of this series, the Holders of not less than 25% in principal amount
of the Securities of all such affected series at the time outstanding shall have
made written request to the Trustee to institute proceedings in respect of such
Event of Default in its own name as Trustee and offered the Trustee indemnity
reasonably satisfactory to the Trustee against any costs, liabilities or
expenses to be incurred in compliance with such request and, for 60 days after
receipt of such notice, request and offer of indemnity, the Trustee shall have
failed to institute any such proceeding, and, during such 60-day period, the
Trustee shall not have received from the Holders of a majority in principal
amount of the Securities of this series at the time outstanding a direction
inconsistent with such request. The foregoing shall not apply to any suit
instituted by the Holder of this Security for the enforcement of any payment of
principal hereof or any premium or interest hereon on or after the respective
due dates expressed herein.

         The Indenture permits, with certain exceptions as therein provided, the
amendment thereof and the modification of the rights and obligations of the
Company and the Guarantor and the rights of the Holders of the Securities under
the Indenture at any time by the Company, the Guarantor and the Trustee with the
consent of the Holders of not less than a majority in principal amount of the
outstanding Securities. The Indenture also contains provisions permitting the
Holders of specified percentages in principal amount of the Securities at the
time outstanding, on behalf of the Holders of all Securities, to waive
compliance by the Company or the Guarantor, or both, with certain provisions of
the Indenture and certain past defaults under the Indenture and their
consequences. Any such consent or waiver by the Holder of this Security shall be
conclusive and binding upon such Holder and upon all future Holders of this
Security and of any Security issued upon the registration of transfer hereof or
in exchange herefor or in lieu hereof, whether or not notation of such consent
or waiver is made upon this Security.

         No reference herein to the Indenture and no provision of this Security
or of the Indenture shall alter or impair the obligation of the Company, which
is absolute and unconditional, to pay the principal of (and premium, if any) and
interest on this Security at the times, place and rate, and in the coin or
currency, herein prescribed.

         As provided in the Indenture and subject to certain limitations therein
set forth, the transfer of this Security is registrable in the Security
Register, upon surrender of this Security for registration of transfer at the
office or agency of the Company in any place of payment where the

                                       7

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principal amount of and interest on this Security are payable, duly endorsed by,
or accompanied by a written instrument of transfer in form satisfactory to the
Company and the Security Registrar for the Securities duly executed by the
Holder hereof or his attorney duly authorized in writing, and thereupon one or
more new Securities of this series, of authorized denomination and for the same
aggregate principal amount, will be issued to the designated transferee or
transferees.

         The Securities of this series are issuable only in registered form
without coupons in denominations of $1,000 and any integral multiple thereof. As
provided in the Indenture and subject to certain limitations set forth therein,
Securities of this series are exchangeable for a like aggregate principal amount
of Securities of this series of a different authorized denomination, as
requested by the Holder surrendering the same.

         No service charge shall be made for any such registration of transfer
or exchange, but the Company may require payment of a sum sufficient to cover
any tax or other governmental charge payable in connection therewith.

         Prior to due presentment of this Security for registration of transfer,
the Company, the Guarantor, the Trustee and any agent of the Company, the
Guarantor or the Trustee may treat the Person in whose name this Security is
registered as the owner hereof for all purposes, whether or not this Security be
overdue, and neither the Company, the Guarantor, the Trustee, nor any such agent
shall be affected by notice to the contrary.

         The obligations of the Company and the Guarantor under the Indenture
and this Security and all documents delivered in the name of the Company or the
Guarantor, as the case may be, in connection herewith and therewith do not and
shall not constitute personal obligations of the directors, officers, employees,
agents or shareholders of the Company or the Guarantor or any of them, and shall
not involve any claim against or personal liability on the part of any of them,
and all persons including the Trustee shall look solely to the assets of the
Company and the Guarantor for the payment of any claim thereunder or for the
performance thereof and shall not seek recourse against such directors,
officers, employees, agents or shareholders of the Company or the Guarantor or
any of them or any of their personal assets for such satisfaction. The
performance of the obligations of the Company and the Guarantor under the
Indenture and this Security and all documents delivered in the name of the
Company or the Guarantor, as the case may be, in connection therewith shall not
be deemed a waiver of any rights or powers of the Company or the Guarantor or
their respective directors or shareholders under the Company's or the
Guarantor's respective Memorandum and Articles of Association.

         All terms used in this Security that are defined in the Indenture shall
have the meanings assigned to them in the Indenture.

         THE INDENTURE AND THE SECURITIES, INCLUDING THIS SECURITY, SHALL BE
GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAW OF THE STATE OF NEW YORK.

         Pursuant to a recommendation promulgated by the Committee on Uniform
Security Identification Procedures, the Company has caused "CUSIP" numbers to be
printed on the Securities as a convenience to the Holders of the Securities. No
representation is made as to the

                                       8

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correctness or accuracy of such CUSIP numbers as printed on the Securities, and
reliance may be placed only on the other identification numbers printed hereon.

                                       9

<PAGE>

                                 ASSIGNMENT FORM

                   FOR VALUE RECEIVED, the undersigned hereby
                        sells, assigns and transfers unto

PLEASE INSERT SOCIAL
SECURITY OR OTHER IDENTIFYING
NUMBER OF ASSIGNEE

    _________________________        _____________________________________

    _________________________

________________________________________________________________________________
(Please Print or Typewrite Name and Address, including Zip Code, of Assignee)

________________________________________________________________________________
the within Security of GlaxoSmithKline Capital plc and __________ hereby does
irrevocably constitute and appoint

________________________________________________________________________________
Attorney to transfer said Security on the books of the within-named Company with
full power of substitution in the premises

Dated: _________________________________________________________________________

Signature ______________________________________________________________________

NOTICE: The signature to this assignment must correspond with the name as it
appears on the first page of the within Security in every particular, without
alteration or enlargement or any change whatever.

Signature Guaranteed: __________________________________________________________

NOTICE: Signature(s) must be guaranteed by an "eligible guarantor institution"
that is a member or participant in a "signature guarantee program" (e.g., the
Securities Transfer Agents Medallion Program, the Stock Exchange Medallion
Program and the New York Stock Exchange Medallion Program).

                                       10<PAGE>
                                                                    Exhibit 10.1

                               DEED OF TRUST NOTE

$41,841,021.29                                                 December 23, 1997

           For value received, FPR HOLDINGS LIMITED PARTNERSHIP, a Delaware
limited partnership, having its principal place of business at c/o Donatelli &
Klein Inc., Artery Plaza, 7200 Wisconsin Avenue, Suite 310, Bethesda, Maryland
20814 (hereinafter referred to as "MAKER"), promises to pay to the order of
CREDIT SUISSE FIRST BOSTON MORTGAGE CAPITAL LLC, a Delaware limited liability
company ("LENDER" and also sometimes "PAYEE"), having its principal office at 11
Madison Avenue, New York, New York 10010, or at such place as the holder hereof
may from time to time designate in writing, the principal sum of Forty-One
Million Eight Hundred Forty-One Thousand Twenty-One Dollars and Twenty-Nine/100
Dollars ($41,841,021.29), in lawful money of the United States of America, with
interest thereon to be computed on the unpaid principal balance from time to
time outstanding at the Applicable Interest Rate (as hereinafter defined), and
to be paid in installments as follows:

      A.   A payment of interest only on the date hereof for the period from the
           date hereof through and including January 10, 1998;

      B.   A constant payment of $285,741.77 (such amount hereinafter the
           "MONTHLY PAYMENT AMOUNT"), on the eleventh day of February, 1998 and
           on the eleventh day of each calendar month thereafter up to and
           including the eleventh day of December, 2027 (each a "PAYMENT DATE");
           each of such payments to be applied (a) to the payment of interest
           computed at the Initial Term Interest Rate (as hereinafter defined);
           and (b) the balance applied toward the reduction of the principal
           sum;

and the balance of said principal sum together with all accrued and unpaid
interest thereon shall be due and payable on the eleventh day of January, 2028
(the "MATURITY DATE"). Interest on the principal sum of this Note shall be
calculated on the basis of the actual number of days elapsed and a
three-hundred-sixty (360) day year. The constant payment required hereunder is
based on an amortization schedule of three-hundred-sixty (360) months. For
purposes of making payments hereunder, but not for purposes of calculating
interest accrual periods if the eleventh (11th) day of a given month is not a
Business Day (as hereinafter defined), then the Payment Date for such month
shall be the next succeeding Business Day. All amounts due under this Note shall
be payable without setoff, counterclaim or any other deduction whatsoever.

      1.   As used in this Note:

<PAGE>

           (a)    The term "ANNUAL BUDGET" shall mean an annual budget submitted
by Maker to Payee in accordance With the terms of paragraph 8(b) herein.

           (b)    The term "ANTICIPATED REPAYMENT DATE" shall mean January 11,
2008.

           (c)    The term "APPLICABLE INTEREST RATE" shall mean from (a) the
date of this Note through but not including the Anticipated Repayment Date, the
Initial Term Interest Rate, and (b) from and after the Anticipated Repayment
Date through and including the date this Note is paid in full, the Extended Term
Rate.

           (d)    The term "APPROVED ANNUAL BUDGET" shall mean each Annual
Budget approved by Payee in accordance with terms herein.

           (e)    The term "ASSIGNMENT OF LEASES" shall mean that certain
Assignment of Leases and Rents of even date herewith executed by Maker in favor
of Payee.

           (f)    The term "BUSINESS DAY" shall mean a day other than (i) a
Saturday or Sunday, or (ii) any day on which commercial banks in New York City
are not open for general banking business.

           (g)    The term "CAPITAL EXPENDITURES" shall mean for any period, the
amount expended for items capitalized under generally accepted accounting
principles including expenditures for building improvements or major repairs,
leasing commissions and tenant improvements.

           (h)    The term "CASH EXPENSES" shall mean for any period, the
operating expenses for the Trust Property (as defined in the Deed of Trust) as
set forth in an Approved Annual Budget to the extent that such expenses are
actually incurred by Maker minus payments into the Tax and Insurance Impound
Fund (as defined in the Deed of Trust) and the Replacement Escrow Fund (as
defined in the Deed of Trust).

           (i)    The term "CASH MANAGEMENT AGREEMENT" shall mean that certain
Cash Management Agreement of even date herewith between Maker, Payee and
Manager.

           (i)    The term "DEBT" shall mean, collectively, the whole of the
principal sum of this Note, together with all interest accrued and unpaid
thereon and all other sums due under the Loan Documents

           (j)    The term "DEED OF TRUST" shall mean that certain Deed of
Trust, Assignment of Leases and Rents and Security Agreement of even date
herewith in the amount of this Note given by Maker for the use and benefit of
Payee covering the fee estate of Maker in certain premises as more particularly
described therein.

           (k)    The term "DEFAULT RATE" shall mean a rate per annum equal to
the lesser of (a)the maximum rate permitted by applicable law, or (b) five
percent (5%) above the Applicable Interest Rate.

                                       -2-

<PAGE>

           (l)    The term "DEFEASANCE OPTION" shall mean the right and option
of Maker to release the Trust Property from the lien of the Deed of Trust in
accordance with the provision set forth in Paragraph 57 of the Deed of Trust.

           (m)    The term "EXTENDED TERM RATE" shall mean a rate per annum
equal to the greater of (i) the Initial Term Interest Rate plus five (5)
percentage points or (ii) the Treasury Rate plus five (5) percentage points,
provided in the event of a rated Securitization (as defined in the Deed of
Trust), the "EXTENDED TERM RATE" shall mean a rate per annum equal to the
greater of (i) the Initial Term Interest Rate plus two (2) percentage points or
(ii) the Treasury Rate plus two (2) percentage points.

           (n)    The term "EXCESS CASH FLOW" shall mean, for any period, the
sum (determined in accordance with generally accepted accounting principles,
consistently applied) of (a) net operating income (calculated as all income
derived from the operation of the Trust Property after payment of taxes and
expenses), pins (b) depreciation and amortization (to the extent deducted in
determining net operating income) for such period, plus (c) disbursements from
the Tax and Insurance Impound Fund, the Replacement Escrow Fund, the Leasing
Escrow Fund or any other escrows or reserves approved by Payee or provided for
under the Loan Documents, but only to the extent disbursed by Maker and not
applied to the payment of, or reimbursement for, taxes, insurance and other
amounts for which such reserves were set aside, minus (d) actual payments of the
regularly scheduled principal and interest payments (calculated at the
Applicable Interest Rate, or at the Default Rate, if applicable) due and payable
in accordance with this Note during an applicable period, minus (e) actual
capital improvement expenditures in excess of payments from the Replacement
Escrow Fund, the Leasing Escrow Fund and funding of reserves for working capital
and extraordinary expenses as approved by Lender in its sole discretion, and
minus (f) payments into the Replacement Escrow Fund, the Tax and Insurance
Impound Fund, the Leasing Escrow Fund and other reserves required under the Loan
Documents.

           (o)    The term "EXTRAORDINARY EXPENSE" shall mean an extraordinary
operating expense or capital expense not set forth in the Approved Annual Budget
or allotted for in the Replacement Escrow Fund.

           (p)    The term "INITIAL TERM INTEREST RATE" shall mean a rate of
Seven and Two Hundred Sixty-One One-Thousandths percent (7.261%) per annum.

           (q)    The term "LOAN" shall mean that certain loan made by Payee to
Maker contemporaneously herewith.

           (r)    The term "LOAN DOCUMENTS" shall mean collectively this Note,
the Deed of Trust, the Assignment of Leases and any and all other documents
securing, evidencing, or guaranteeing all or any portion of the Loan or
otherwise executed and/or delivered in connection with this Note and the Loan.

                                       -3-

<PAGE>

           (s)    The term "NET CAPITAL EXPENDITURES" shall mean for any period
the amount by which Capital Expenditures during such period exceeds
reimbursements for such items during such period from any fund established
pursuant to the Loan Documents.

           (t)    The term "TREASURY RATE" shall mean, as of the Anticipated
Repayment Date, the yield, calculated by linear interpolation (rounded to the
nearest one-thousandth of one percent (i.e., 0.001%)) of the yields of
noncallable United States Treasury obligations with terms (one longer and one
shorter) most nearly approximating the period from the Anticipated Repayment
Date to the Maturity Date, as determined by Payee on the basis of Federal
Reserve Statistical Release H.15-Selected Interest Rates under the heading U.S.
Governmental Security/Treasury Constant Maturities, or other recognized source
of financial market information selected by Payee.

           2.     This Note is evidence of the Loan and of the obligation of the
Maker to repay the Loan in accordance with the terms hereof. This Note is
secured inter alia by (a) the Deed of Trust, (b) an Assignment of Leases, and
(c) the other Loan Documents.

           3.     If any sum payable under this Note is not paid on or before
the date on which it is due, Maker shall pay to Payee upon demand an amount
equal to the lesser of three percent (3 %) of such unpaid sum or the maximum
amount permitted by applicable law in order, to defray a portion of the expenses
incurred by Payee in handling and processing such delinquent payment and to
compensate Payee for the loss of the use of such delinquent payment. If the day
when any payment required under this Note is due is not a Business Day, then
payment shall be due on the first Business Day thereafter.

           4.     The Debt or any portion thereof, shall without notice become
immediately due and payable at the option of Payee if any payment required in
this Note is not paid on or before the date on which it is due or upon the
happening of any other Event of Default (as defined in the Deed of Trust). In
the event that it should become necessary to employ counsel to collect or
enforce the Debt or to protect or foreclose the security therefor, Maker also
shall pay on demand all costs of collection incurred by Payee, including
attorneys' fees and costs reasonably incurred for the services Of counsel
whether or not suit be brought.

           5.     Maker does hereby agree that upon the occurrence of an Event
of Default (including upon the failure of Maker to pay the Debt in full on the
Maturity Date), Payee shall be entitled to receive and Maker shall pay interest
on the entire unpaid principal sum and any other amounts due at the Default
Rate.

           6.     Maker hereby agrees that upon the occurrence of an Event of
Default Maker shall pay to Payee on the eleventh day of each month while such
Event of Default continues, an aggregate amount equal to the Excess Cash Flow
for the period from the eleventh day of the prior month through and including
the tenth day of the month in question, such Excess Cash Flow to be applied by
Payee to the payment of the Debt in such order as Payee shall determine in its
sole discretion, including, without limitation, alternating applications thereof
between interest and principal. Interest at the Default Rate and Excess

                                       -4-

<PAGE>

Cash Flow shall both be computed from the occurrence of the Event of Default
until the actual receipt and collection of the Debt. Interest at the Default
Rate shall be added to the Debt and shall be secured by the Deed Of Trust. This
paragraph, however, shall not be construed as an agreement or privilege to
extend the date of the payment of the Debt, nor as a waiver of any other right
or remedy accruing to Payee by reason of the occurrence of any Event of Default;
the acceptance of any payment of Excess Cash Flow shall not be deemed to cure or
constitute a waiver of any Event of Default; and Payee retains its rights under
this Note to accelerate and to continue to demand payment of the Debt upon the
happening of any Event of Default despite any payment of Excess Cash Flow.

           7.     This Note may not be prepaid prior to the Anticipated
Repayment Date; provided, however, Maker shall have the right and option to
release the Trust Property from the lien of the Deed of Trust in accordance with
the terms and provisions of the Defeasance Option. Notwithstanding the foregoing
sentence, on any Payment Date occurring in the ninety (90) days preceding the
Anticipated Repayment Date, Maker shall have the privilege to prepay (i) the
entire outstanding principal balance of this Note together with all other
amounts due to Lender under this Note, the Deed of Trust and any of the other
Loan Documents or (ii) any portion of the outstanding principal balance of this
Note without payment of the Yield Maintenance Premium (as defined in the Deed of
Trust) or any other premium or penalty. In addition, on the Anticipated
Repayment Date or on any Payment Date thereafter, the Maker may, at its option
and upon thirty (30) days prior written notice from Maker to Payee, prepay in
whole or in part, in $1,000,000.00 increments only, the outstanding principal
balance of this Note and any other amounts outstanding without payment of the
Yield Maintenance Premium or any other premium or penalty. If prior to the
Anticipated Repayment Date and following the occurrence of any Event of Default,
Maker shall tender payment of an amount sufficient to satisfy the Debt at any
time prior to a sale of the Trust Property, either through foreclosure or the
exercise of the other remedies available to Payee under the Deed of Trust, such
tender by Maker shall be deemed to be voluntary and Maker shall pay, in addition
to the Debt, the Yield Maintenance Premium, if any, that would be required under
the Defeasance Option.

           8.     (a)   Prior to and after the expiration of any Sweep Period
(as defined in the Cash Management Agreement) Payee shall apply all sums
received from Maker in the following listed order of priority:

           (i)    First, payments to the Tax and Insurance Impound Fund (as
                  defined in the Deed 'of Trust) in accordance with the terms
                  and conditions of the Deed of Trust;

           (ii)   Second, the payment of the Monthly Payment Amount;

           (iii)  Third, payments to the Replacement Escrow Fund (as defined in
                  the Deed of Trust) and the Leasing Escrow Fund (as defined in
                  the Deed of Trust), each in accordance with the terms and
                  conditions of the Deed of Trust; and

                                       -5-

<PAGE>

           (iv)   Fourth, payments of any other amounts due under the Loan
                  Documents.

           (b)    For each fiscal year commencing with the fiscal year in which
the Anticipated Repayment Date occurs, the Maker shall submit to the Payee for
the Payee's written approval an Annual Budget not later than sixty (60) days
prior to the commencement of such fiscal year, in form satisfactory to Payee
setting forth in reasonable detail budgeted monthly operating income and monthly
operating capital and other expenses for the Trust Property. Each Annual Budget
shall contain, among other things, limitations on management fees, third party
service fees, and other expenses as the Maker may reasonably determine. Payee
shall have the right to approve such Annual Budget which approval shall not be
unreasonably withheld, and in the event that Payee objects to the proposed
Annual Budget submitted by Maker, Payee shall advise Maker of such objections
within fifteen (15) days after receipt thereof (and deliver to Maker a
reasonably detailed description of such objections) and Maker shall within three
(3) days after receipt of notice of any such objections revise such Annual
Budget and resubmit the same to Payee. Payee shall advise Maker of any
objections to such revised Annual Budget within ten (10) days after receipt
thereof (and deliver to Maker a reasonably detailed description of such
objections) and Maker shall revise the same in accordance with the process
described in this subparagraph until the Payee approves an Annual Budget,
provided, however, that if Payee shall not advise Maker of its objections to any
proposed Annual Budget within the applicable time period set forth in this
paragraph, then such proposed Annual Budget shall be deemed approved by Payee.
Until such time that Payee approves a proposed Annual Budget, the most recently
Approved Annual Budget shall apply; provided that, such Approved Annual Budget
shall be adjusted to reflect actual increases in real estate taxes, insurance
premiums and utilities expenses.

           9.     In the event that the Maker does not pay the Debt in full
prior to the Anticipated Repayment Date, the provisions of paragraph 8(b) as set
forth above shall remain in full force and effect, and the following
subparagraphs also shall apply:

           (a)    From and after the Anticipated Repayment Date, interest shall
accrue on the unpaid principal balance from time to time outstanding on this
Note at the Extended Term Rate. Interest accrued at the Extended Term Rate and
not paid pursuant to this paragraph 9 shall be deferred and added to the Debt
and shall earn interest at the Extended Term Rate to the extent permitted by
applicable law (such accrued interest is hereinafter defined as "ACCRUED
INTEREST"). All of the Debt, including any Accrued Interest, shall be due and
payable on the Maturity Date.

           (b)    Maker shall, on the Anticipated Repayment Date and the
eleventh day of each calendar month thereafter up to and including the Maturity
Date, pay to Payee all Rents received on or after the Anticipated Repayment Date
and not theretofore paid to Payee hereunder, which amounts shall be applied in
the listed order of priority:

           (i)    First, payments to the Tax and Insurance Impound Fund in
                  accordance with the terms and conditions of the Deed of Trust;

                                       -6-

<PAGE>

           (ii)   Second, the payment of the Monthly Payment Amount to be
                  applied first to the payment of interest computed at the
                  Initial Term Interest Rate with the remainder applied to the
                  reduction of the outstanding principal balance of this Note;

           (iii)  Third, payments to the Replacement Escrow Fund and Leasing
                  Escrow Fund, each in accordance with the terms and conditions
                  of the Deed of Trust;

           (iv)   Fourth, payments for monthly Cash Expenses, less management
                  fees payable to affiliates of Maker, pursuant to the terms and
                  conditions of the related Approved Annual Budget;

           (v)    Fifth, payment for monthly Net Capital Expenditures, pursuant
                  to the terms and conditions of the related Approved Annual
                  Budget;

           (vi)   Sixth, payment for Extraordinary Expenses approved by Payee,
                  if any;

           (vii)  Seventh, payments to the Payee to be applied against the
                  outstanding principal due under this Note until such principal
                  amount is paid in full;

           (viii) Eighth, payments to the Payee for Accrued Interest;

           (ix)   Ninth, payments to the Payee of any other amounts due under
                  the Loan Documents; and

           (x)    Lastly, payment to the Maker of any excess amounts.

           (c)    In the event that the Maker must incur an Extraordinary
Expense, then the Maker shall promptly deliver to Payee a reasonably detailed
explanation of such proposed Extraordinary Expense for the Payee's approval.

           (d)    Nothing in this paragraph 9 shall limit, reduce or otherwise
affect Maker's obligations to make payments of the Monthly Payment Amount,
payments to the Tax and Insurance Impound Fund, the Replacement Escrow Fund or
any other escrows or reserves due hereunder and under the other Loan Documents,
whether or not Rents are available to make such payments.

           10.    It is expressly stipulated and agreed to be the intent of
Maker and Payee at all times to comply with applicable state law or applicable
United States federal law (to the extent that it permits Payee to contract for,
charge, take, reserve, or receive a greater amount of interest than under state
law) and that this paragraph (and the similar paragraph contained in the Deed of
Trust)' shall control every other covenant and agreement in this Note and the
other Loan Documents. If the applicable law (state or federal) is ever
judicially interpreted so as to render usurious any amount called for under
this Note or under any of the other Loan Documents, or contracted for, charged,
taken, reserved, or received with respect to the Debt,

                                       -7-

<PAGE>

or if Payee's exercise of the option to accelerate the Maturity Date, or if any
prepayment or the exercise of any Defeasance Option by Maker results in Maker
having paid any interest in excess of that permitted by applicable law, then
it is Payee's express intent that all excess amounts theretofore collected by
Payee shall be credited on the principal balance of this Note and all other Debt
and the provisions of this Note and the other Loan Documents immediately be
deemed reformed and the amounts thereafter collectible hereunder and thereunder
reduced, without the necessity of the execution of any new documents, so as to
comply with the applicable law, but so as to permit the recovery of the fullest
amount otherwise called for hereunder or thereunder. All sums paid or agreed to
be paid to Payee for the use, forbearance, or detention of the Debt shall, to
the extent permitted by applicable law, be amortized, prorated, allocated, and
spread throughout the full stated term of the Debt until payment in full so that
the rate or amount of interest on account of the Debt does not exceed the
maximum lawful rate from time to time in effect and applicable to the Debt for
so long as the Debt is outstanding. Notwithstanding anything to the contrary
contained herein or in any of the other Loan Documents, it is not the intention
of Payee to accelerate the maturity of any interest that has not accrued at the
time of such acceleration or to collect unearned interest at the time of such
acceleration.

           11.    This Note may not be modified, amended, waived, extended,
changed, discharged or terminated orally or by any act or failure to act on the
part of Maker or Payee, 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. Whenever used, the singular number
shall include the plural, the plural the singular, and the words "PAYEE" and
"MAKER" shall include their respective successors, assigns, heirs, executors and
administrators. If Maker consists of more than one person or party, the
obligations and liabilities of each such person or party shall be joint and
several.

           12.    Maker 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, notice of protest, notice of nonpayment,
notice of intent to accelerate the maturity hereof and of acceleration. No
release of any security for the Debt or any person liable for payment of the
Debt, no extension of time for payment of this Note or any installment hereof,
and no alteration, amendment or waiver of any provision of the Loan Documents
made by agreement between Payee and any other person or party shall release,
modify, amend, waive, extend, change, discharge, terminate or affect the
liability of Maker, and any other person or party who may become liable under
the Loan Documents for the payment of all or any part. of the Debt.

           13.    Subject to the qualifications below, Payee shall not enforce
the liability and obligation of Maker or its constituent members, partners,
shareholders, directors, employees or agents to perform and observe the
obligations contained in this Note, the Deed of Trust or the other Loan
Documents by any legal, equitable or other action or proceeding wherein a
judgment shall be sought against Maker or its constituent members, partners,
shareholders, directors, employees or agents, except that Payee may bring a
foreclosure action, an action for specific performance or any other appropriate
action or proceeding to

                                       -8-

<PAGE>

enable Payee to enforce and realize upon its interest under this Note, the Deed
of Trust and the other Loan Documents, or in the Trust Property, the Rents, or
any other collateral given to Payee pursuant to the Loan Documents; provided,
however, that, except as specifically provided herein, any judgment in any such
action or proceeding shall be enforceable against Maker only to the extent of
Maker's interest in the Trust Property, in the Rents and in any other collateral
given to Payee, and Payee, by accepting this Note, the Deed of Trust and the
other Loan Documents, agrees that it shall not sue for, seek or demand any
deficiency judgment against Maker in any such action or proceeding under or by
reason of or under or in connection with this Note, the Deed of Trust or the
other Loan Documents. The provisions of this paragraph shall not, however, (a)
constitute a waiver, release or impairment of any obligation evidenced or
secured by any of the Loan Documents; (b) impair the right of Payee to name
Maker as a party defendant in any action or suit for foreclosure and sale under
the Deed of Trust; (c) affect the validity or enforceability of or any guaranty
made in connection with the Loan or any of the rights and remedies of the Payee
thereunder; (d) impair the right of Payee to obtain the appointment of a
receiver; (e) impair the enforcement of the Assignment of Leases; or (f)
constitute a waiver of the right of Payee to enforce the liability and
obligation of Maker, by money judgment or otherwise, to the extent of any loss,
damage, cost, expense, liability, claim or other obligation incurred by Payee
(including attorneys' fees and costs reasonably incurred) arising out of or in
connection with the following:

           (i)    fraud or intentional misrepresentation by Maker or any
                  guarantor in connection with the Loan;

           (ii)   the gross negligence or willful misconduct of Maker;

           (iii)  physical waste of the Trust Property;

           (iv)   the breach of any representation, warranty, covenant or
                  indemnification provision in that certain Environmental and
                  Hazardous Substance Indemnification Agreement of even date
                  herewith given by Maker to Payee or in the Deed of Trust
                  concerning environmental laws, hazardous substances or
                  asbestos;

           (v)    the removal or disposal of any portion of the Trust Property
                  after an Event of Default;

           (vi)   the misapplication or conversion by Maker of (A) any insurance
                  proceeds paid by reason of any loss, damage or destruction to
                  the Trust Property, (B) any awards or other amounts received
                  in connection with the condemnation of all or a portion of the
                  Trust Property, (C) any Rents following an Event of Default,
                  or (D) any Rents paid more than one month in advance;

           (vii)  failure to pay charges for labor or materials or taxes or
                  other charges that can create liens on any portion of the
                  Trust Property; and

                                       -9-

<PAGE>

           (viii) any security deposits collected with respect to the Trust
                  Property which are not delivered to Payee upon a foreclosure
                  of the Trust Property or other action in lieu thereof, except
                  to the extent any such security deposits were applied in
                  accordance with the terms and conditions of any of the Leases
                  (as defined in the Deed of Trust) prior to the occurrence of
                  the Event of Default that gave rise to such sale or
                  foreclosure or action in lieu thereof.

Notwithstanding anything to the contrary in this Note or any of the Loan
Documents, (A) Payee shall not be deemed to have waived any right which Payee
may have under Section 506(a), 506(b), 1111(b) or any other provisions of the
U.S. Bankruptcy Code to file a claim for the full amount of the Debt secured by
the Deed of Trust or to require that all collateral shall continue to secure all
of the Debt owing to Payee in accordance with the Loan Documents, and (B) the
Debt shall be fully recourse to Maker in the event that: (i) the first full
monthly payment of principal and interest under this Note is not paid when due;
(ii) Maker fails to maintain its status as a single purpose entity, as required
by, and in accordance with the terms and provisions of, the Deed of Trust; (iii)
Maker fails to obtain Payee's prior written consent to any subordinate financing
or other voluntary lien encumbering the Trust Property; (iv) Maker fails to
obtain Payee's prior written consent to any assignment, transfer, or conveyance
of the Trust Property or any interest therein as required by the Deed of Trust;
(v) a receiver, liquidator or trustee of Maker or of any guarantor shall be
appointed or if Maker or any guarantor shall be adjudicated a bankrupt or
insolvent, or if any petition for bankruptcy, reorganization or arrangement
pursuant to federal bankruptcy, reorganization or arrangement pursuant to
federal bankruptcy law, or any similar federal or stare law, and any of such
events shall be filed by, consented to, or acquiesced in by, Maker or any
guarantor or if any proceeding for the dissolution or liquidation of Maker or of
any guarantor shall be instituted; or (vi) Maker, any Guarantor or any of their
respective affiliates or agents hinders, delays or interferes with the exercise
by Payee of any of its rights or remedies under the Loan Documents after the
occurrence and continuance of an Event of Default.

           14.    Maker (and the undersigned representative of Maker, if any)
represents that Maker has full power, authority and legal right to execute,
deliver and perform its obligations pursuant to this Note, the Deed of Trust and
the other Loan Documents and that this Note, the Deed of Trust and the other
Loan Documents constitute valid and binding obligations of Maker.

           15.    All notices or other communications required or permitted to
be given pursuant hereto shall be given in the manner specified in the Deed of
Trust directed to the parties at their respective addresses as provided therein.

           16.    TO THE EXTENT PERMITTED BY APPLICABLE LAW, MAKER HEREBY
AGREES NOT TO ELECT A TRIAL BY JURY OF ANY ISSUE TRIABLE OF RIGHT BY JURY, AND
WAIVES ANY RIGHT TO TRIAL BY JURY FULLY TO THE EXTENT THAT ANY SUCH RIGHT
SHALL NOW OR HEREAFTER EXIST WITH REGARD TO THE LOAN DOCUMENTS, OR ANY CLAIM,

                                      -10-

<PAGE>

COUNTERCLAIM OR OTHER ACTION ARISING IN CONNECTION THEREWITH. THIS WAIVER OF
RIGHT TO TRIAL BY JURY IS GIVEN KNOWINGLY AND VOLUNTARILY BY MAKER, AND IS
INTENDED TO ENCOMPASS INDIVIDUALLY EACH INSTANCE AND EACH ISSUE AS TO WHICH
RIGHT TO A TRIAL BY JURY WOULD OTHERWISE ACCRUE. PAYEE IS HEREBY AUTHORIZED TO
FILE A COPY OF THIS PARAGRAPH IN ANY PROCEEDING AS CONCLUSIVE EVIDENCE OF THIS
WAIVER BY MAKER.

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

           18.    If any Deed of Trust applies to property located within the
State of Maryland the following additional provision shall apply:

                  Maker represents and warrants that this Note evidences an
                  indebtedness which is being incurred by Maker for the sole
                  purpose of acquiring or carrying on a business or commercial
                  enterprise and/or that Maker is a business or commercial
                  entity. Maker further represents and warrants that all of the
                  proceeds received by Maker in connection with this Note shall
                  be used for commercial purposes and Maker stipulates that the
                  loan evidenced by this Note shall be construed for all
                  purposes as a commercial loan and that it is made for other
                  than personal, family or household purposes.

                                       -11

<PAGE>

                  Make has duly executed this Note the day and year first above
                  written.

                                    MAKER:

                                    FPR HOLDINGS LIMITED PARTNERSHIP,
                                        a Delaware limited partnership

                                    By: FPR-GP HOLDINGS, Inc.,
                                        a Delaware corporation,
                                        General Partner

                                        By:
                                            ------------------------------------
                                            Name:
                                            Title:

Pay to the order of _________________,
without recourse.

CREDIT SUISSE FIRST BOSTON MORTGAGE CAPITAL LLC,
  a Delaware limited liability company

By: ________________________________
    Name:
    Title:

                                      -12-

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