Document:

<PAGE>
                                                                   EXHIBIT 10.32

                                      LEASE

                                      from

                              MYNB, LLC , Landlord

                                       to

                         YARDVILLE NATIONAL BANK, Tenant

                                       RE:

                               301 W. TRENTON AVE.

                    MORRISVILLE, FALLS TOWNSHIP, PENNSYLVANIA

                                 DATA & EXHIBITS

DATE OF LEASE:                     December 1, 2005

LOCATION OF DEMISED PREMISES:      301 W. Trenton Ave.
                                   Morrisville, Falls Township, Pennsylvania

FIXED RENT SCHEDULE:
<TABLE>
<CAPTION>
Period                             Annual Fixed Rent         Monthly Fixed Rent
------                             -----------------         ------------------
<S>                                <C>                        <C>
12/01/05 -  - 11/30/10                $113,056.68                 $9,421.39
12/01/10 -  - 11/30/15                $124,362.36                $10,363.53
12/01/15 & Beyond                 The fixed rent shall increase by the Consumer Price Index
                                  (CPI) for the Northern New Jersey / New York region
                                  every anniversary date of the lease with a minimum of
                                  a three (3) percent and a maximum of a five (5)
                                  percent fixed rental increase.
</TABLE>

LEASE TERM:                                 Ten (10) years.

RENT COMMENCEMENT:                          December 1, 2005

RENEWAL PROVISION: The Term of the lease agreement between Landlord and Tenant
shall be for ten (10) years. On December 1, 2006 and each and every subsequent
annual anniversary date of the lease (The Anniversary Date), the expiration date
shall, without further action of the parties, be extended for an additional year
unless and until the Tenant shall have notified the Landlord of its intention
not to extend the expiration date beyond the end of the then current term. Said
notice shall be in writing and delivered to the Landlord not less than six (6)
months prior to the next anniversary

NOTICES:           Landlord:                 MYNB, LLC.
                                             c/o Hofing Management
                                             928 West State Street
                                             Trenton, NJ 08618

                   Tenant:                   YARDVILLE NATIONAL BANK
                                             Box 8487
                                             Trenton, New Jersey 08650
                                             Attn.:   Frank Durand

                                 with a copy to:
                                             YARDVILLE NATIONAL BANK
                                             2465 Kuser Road
                                             Hamilton, New Jersey 08690
                                             Attn.:   Daniel J. O'Donnell, Esq.

                                       1
<PAGE>

EXHIBITS:

        A:           Plan showing location of Demised Premises

        B:           Landlord's Work

        C:           Signs

        D:           Exclusives

        E:           Rules and Regulations

                                       2
<PAGE>

                                 INDEX TO LEASE
<TABLE>
<CAPTION>
                                                                                             Page
                                                                                             ----
<S>                                                                                          <C>
Article I                  Definitions...............................................          2
Article II                 Lease of Demised Premises.................................          3
Article III                Term......................................................          3
Article IV                 Rent......................................................          4
Article V                  Tenant Reimbursements.....................................          4
Article VI                 Utilities.................................................          7
Article VII                Maintenance...............................................          7
Article VIII               Tenant's Insurance........................................          8
Article IX                 Limitations on Use; Rules & Regulations; Trade Name.......          9
Article X                  Compliance with Applicable Law............................          10
Article XI                 Preparation of Demised Premises...........................          10
Article XII                Tenant's Work.............................................          10
Article XIII               Landlord's Entry on Demised Premises......................          11
Article XIV                Assignment and Subletting.................................          12
Article XV                 Indemnification of Landlord...............................          12
Article XVI                Fire and Casualty.........................................          13
Article XVII               Condemnation..............................................          14
Article XVIII              Events of Default.........................................          15
Article XIX                Landlord's Remedies.......................................          16
Article XX                 Surrender of Demised Premises.............................          18
Article XXI                Holding Over..............................................          18
Article XXII               INTENTIONALLY OMMITTED.................................             18
Article XXIII              Common Areas..............................................          18
Article XXIV               Signs.....................................................          19
Article XXV                Subordination.............................................          19
Article XXVI               Nature of Landlord's Liability............................          19
Article XXVII              Waiver....................................................          20
Article XXVIII             Quiet Enjoyment...........................................          20
Article XXIX               INTENTIONALLY OMMITTED ...................................          21
Article XXX                Waiver of Subrogation.....................................          21
Article XXXI               INTENTIONALLY OMMITTED ...................................          21
Article XXXII              Miscellaneous.............................................          21
Article XXXIII             Leasehold Mortgages.......................................          23
Article XXXIV              Tenant's Responsibility Regarding Hazardous Substances....          25
Article XXXV               ISRA Compliance ..........................................          26
Article XXXVI              Sorting and Separation of Refuse and Trash................          26
Article XXXVII             Removal of Garbage and Debris.............................          27
Article XXXVIII            Renewal Option............................................          27
</TABLE>

                                       3
<PAGE>

                  THIS LEASE, dated the 1st day of December , 2005, between
MYNB, LLC., a New Jersey Limited Liability Company, with offices at c/o Hofing
Management, 928 West State Street, Trenton, NJ 08618 (hereinafter referred to as
the "Landlord"); and YARDVILLE NATIONAL BANK, Box 8487, Trenton, New Jersey
08650 (hereinafter referred to as the "Tenant").

                              WITNESSETH:

      In consideration of the agreements contained in this Lease, and for other
good and valuable consideration, Landlord and Tenant covenant and agree as
follows:

                                    ARTICLE I

                                   DEFINITIONS

      For purposes of this Lease, the following terms shall have the indicated
meanings:

      SECTION 1.01. "ADDITIONAL RENT" shall mean any sums other than Fixed Rent
which Tenant is required to pay to Landlord under this Lease.

      SECTION 1.02. "APPLICABLE LAWS" shall mean all present and future laws,
ordinances, resolutions, regulations and orders of all governmental entitles at
any time having jurisdiction over the building.

      SECTION 1.03. "COMMENCEMENT DATE" shall mean the date of the issuance of a
temporary or permanent Certificate of Occupancy for the Demised Premises to be
used and occupied only for lawful purposes, more specifically bank branch and
office use. Lease Commenced December 1, 2005.

      SECTION 1.04. "COMMON AREAS" shall mean all areas of the building that are
designated by Landlord from time to time for the general use and convenience of
Tenant and other tenants of the Building and their respective authorized
representatives and invitees. Common Areas include, without limitation,
pedestrian walkways and patios, landscaped areas, sidewalks (exclusive of
sidewalks in front of the Demised Premises), service corridors, restrooms,
stairways, decorative walls, plazas, throughways, loading areas, parking areas
and roads.

      SECTION 1.05. "DEMISED PREMISES" shall mean those premises as outlined or
designated on the plan attached hereto and marked as Exhibit A, being a part of
the Building. Said Demised Premises containing approximately 2,650 square feet

      SECTION 1.06. "EXCUSABLE DELAY" shall mean that any time limits required
to be met by either party hereunder, whether specifically made subject to
Excusable Delay or not, except those related to the payment of Fixed Rent,
Percentage Rent, if any, or Additional Rent, shall, unless specifically stated
to the contrary elsewhere in this Lease, be automatically extended by the number
of days by which any performance called for is delayed due to Excusable Delay.
Excusable Delay shall mean and include those situations beyond Landlord's or
Tenant's control, including by way of example and not by way of limitation, acts
of God; accidents, repairs, strikes, shortages of labor, supplies or materials;
inclement weather or, where applicable, the passage of time while waiting for an
adjustment of insurance proceeds.

      SECTION 1.07. "FIXED RENT" shall mean the guaranteed fixed rent during the
Term to accrue as follows:

<TABLE>
<CAPTION>
RENT:             Period                             Annual Rent                Monthly Rent
                  ------                             -----------                ------------
<S>               <C>                                <C>                        <C>
                  12/01/05 -  - 11/30/10             $113,056.68                 $9,421.39
                  12/01/10 -  - 11/30/15             $124,362.36                $10,363.53
                  12/01/15 & Beyond                  The fixed rent shall increase by the Consumer Price Index
                                                     (CPI) for the Northern New Jersey / New York region
                                                     every anniversary date of the lease with a minimum of
                                                     a three (3) percent and a maximum of a five (5)
                                                     percent fixed rental increase.
</TABLE>

all payable in the manner provided in Section 4.01.

      SECTION 1.08. "LEASE YEAR" shall mean the period beginning on the
Commencement Date and ending one year thereafter.

      SECTION 1.09. "PERMITTED TRADE NAME" shall mean Yardville National Bank or
YNB.

      SECTION 1.10. "PERMITTED USE" shall mean the use of the Demised Premises
by Tenant for the following purposes only: as a financial institution.

                                      4
<PAGE>

      SECTION 1.11. "RENT" shall mean and include Fixed Rent and Additional
Rent.

      SECTION 1.12. "RENT COMMENCEMENT DATE": shall mean the Commencement Date.

      SECTION 1.13. "BUILDING" shall mean the building located at 301 W. Trenton
Ave., Morrisville, Pennsylvania.

      SECTION 1.14. "STATE" shall mean the Commonwealth of Pennsylvania.

      SECTION 1.15. "TENANT'S SHARE" shall mean 100%.

      SECTION 1.16. "TERM" shall mean ten (10) years.

                                   ARTICLE II

                            LEASE OF DEMISED PREMISES

      SECTION 2.01. Landlord agrees to lease the Demised Premises to Tenant, and
Tenant agrees to rent the Demised Premises from Landlord, upon and subject to
the conditions hereinafter contained.

                                   ARTICLE III

                                      TERM

      SECTION 3.01. The Term of the lease agreement between Landlord and Tenant
shall be for ten (10) years. On December 1, 2006 and each and every subsequent
annual anniversary date of the lease (The Anniversary Date), the expiration date
shall, without further action of the parties, be extended for an additional year
unless and until the Tenant shall have notified the Landlord of its intention
not to extend the expiration date beyond the end of the then current term. Said
notice shall be in writing and delivered to the Landlord not less than six (6)
months prior to the next anniversary date.

      SECTION 3.02. All of the obligations of Landlord are expressly conditioned
upon the ability of Landlord to give possession of the Demised Premises to
Tenant. Landlord shall have no liability whatsoever by reason of its inability
to complete Landlord's Work, as hereinafter defined.

      SECTION 3.03. If requested by Landlord, Tenant will execute and return
within seven (7) days after presentation by Landlord an agreement confirming the
Commencement Date, the Rent Commencement Date and the date established for the
expiration of the Term.

                                   ARTICLE IV

                                      RENT

      SECTION 4.01. Tenant agrees to pay to Landlord the Fixed Rent, without
notice or demand, in equal monthly installments, in advance, on or before the
first day of each and every successive calendar month during the Term hereof,
except the first month's Fixed Rent shall be paid upon the execution of this
Lease. The Fixed Rent shall commence on the Rent Commencement Date. The Fixed
Rent for any period which is for less than a full month shall be a prorated
portion of the Fixed Rent based on a thirty (30) day month.

      SECTION 4.02. The Fixed Rent shall be paid to Landlord by Tenant, without
deduction, counterclaim or setoff, except as expressly provided herein, and at
Landlord's address or at such place as Landlord may from time to time designate
in writing.

      SECTION 4.03. If any payment of Rent is not received by Landlord within
five (7) business days of the date when due, Tenant shall pay to Landlord on
demand as a late charge, interest on the overdue Rent at the lesser of the
maximum rate permitted by law or ten (10%) percent per month from the due date.
Acceptance of any late charge shall not constitute a waiver of Tenant's default
with respect to the overdue amount, or prevent Landlord from exercising any of
the other rights and remedies available to Landlord.

      SECTION 4.04. No abatement, diminution or reduction of the Basic Rent, or
any additional rent or other charges required to be paid by Tenant pursuant to
the terms of this Lease, shall be claimed by, or allowed to, Tenant for any
inconvenience, interruption, cessation or loss of business or otherwise, caused
directly or indirectly by any present or future laws, ordinances, order, rules,
regulations or requirements of any Federal, State, County or Municipal
governments, or by priorities, rationing or curtailment of labor or material, or
by war, civil commotion strikes or riots, or any matter or thing resulting there
from or by

                                       5
<PAGE>
any other cause or causes beyond the control of Landlord, including,
without limitations, casualty to the Demised Premises, nor shall this Lease in
any way be affected by any such causes, except as expressly provided in this
Lease.

                                    ARTICLE V

                              TENANT REIMBURSEMENTS

      SECTION 5.01. In addition to the Fixed Rent and commencing on the
Commencement Date, Tenant shall pay to Landlord as Additional Rent, Tenant's
Share of the following taxes, insurance premiums and Common Area costs
(hereinafter called "Reimbursements"):

                  (A) All real property taxes and special assessments (the "Real
Estate Taxes") levied or assessed against the Building. Tenant shall not be
required to pay any taxes imposed upon the net income of Landlord or franchise
taxes of Landlord, or any estate, succession, inheritance or transfer taxes
imposed upon Landlord. If, at any time during the Term, any lawful governing
authority levies or assesses against Landlord any tax, fee, or excise, however
described, as a direct substitution in whole or in part for, or in addition to,
or as the substantial equivalent of any Real Estate Taxes, then Tenant shall pay
as provided herein Tenant's Share of that tax, fee or excise. Tenant shall pay
before delinquency all taxes, assessments, license fees, and other charges that
are levied or assessed against Tenant's personal property located on the Demised
Premises. On demand by Landlord, Tenant shall furnish Landlord with satisfactory
evidence of these payments. If any taxes on Tenant's personal property are
levied against Landlord or Landlord's property, or if the assessed value of the
Building is increased by the inclusion of a value placed on Tenant's personal
property or as a result of alterations, additions or improvements made to the
Demised Premises by or for Tenant, Tenant, on demand, shall immediately pay to
Landlord as Additional Rent the sum of the taxes levied against Landlord, or the
proportion of the taxes resulting from such increase in Landlord's assessment
caused thereby. Landlord shall be entitled to, in good faith using its
reasonable determination, ascertain the value of the tax increase attributable
to Tenant's personal property or alterations, additions or improvements.

                  (1.) If permitted by the appropriate taxing authority without
      the necessity of a subdivision, Tenant shall make application for the
      Demised Premises and the improvements erected thereon to be treated as a
      separate tax lot and, if successful, shall pay real property taxes and
      special assessments directly to the taxing authority. In this event, real
      property taxes and assessments will not be paid to Landlord as additional
      rent.

                  (2.) Nothing herein contained shall require Tenant to pay any
      Federal or State income taxes assessed against the Landlord, or any gift,
      estate, succession, inheritance or transfer taxes of Landlord imposed as
      owner of the fee interest of the Demised Premises or any taxes imposed
      upon rent as such, payable by Tenant under this Lease; provided, however,
      that if at any time during the term of this Lease the methods of taxation
      prevailing at the Commencement Date shall be altered so that in lieu of or
      as a substitute for the whole or any part of the taxes, assessments,
      levies, impositions or charges now levied, assessed or imposed on real
      estate and improvements thereon there shall be levied, assessed and
      imposed a tax, assessment, levy, imposition or charge, wholly or partially
      as a capital levy or otherwise, upon the rents received therefrom, or
      measured by or based in whole or in part upon the Demised Premises and
      imposed upon Landlord, than all such taxes, assessments, levies
      impositions, or charges or any part thereof so measured or based shall be
      deemed to be included within the term "Impositions" for the purposes
      hereof to the extent that such imposition would be payable if the Demised
      Premises were the only property of Landlord subject to such Imposition,
      and Tenant shall pay and discharge the same as herein provided in respect
      of the payment of Impositions. Subject to the specific exclusions set
      forth above in this Section 5.01, Tenant shall in addition to the
      foregoing, pay any new taxes of a nature not presently in effect, but
      which may be hereafter levied against or imposed upon Landlord or the
      Demised Premises if such tax shall be based on or arise out of the
      ownership, use or operation of the Demised Premises.

                  (3.) If Tenant pays Real Estate Taxes separately, then Tenant,
      upon request of Landlord, shall furnish to Landlord, or if requested by
      Landlord furnish to any fee mortgagee, within ten (10) days after the date
      when such Imposition will become due, official receipts if available of
      the appropriate taxing authority, or other evidence satisfactory to
      Landlord or such mortgagee evidencing the payment thereof. The
      certificate, receipt or bill of the appropriate official designated by law
      to make or issue the same shall be prima facie evidence that such
      Imposition is due and unpaid, or has been paid at the time of the making
      or issuance of such certificate, receipt or bill.

                  (4.) Landlord appoints Tenant the attorney-in-fact of Landlord
      for the purpose of making all payments to be made by Tenant pursuant to
      any of the provisions of this Lease to persons or entities other than
      Landlord. In case any person or entity to whom any sum is

                                       6
<PAGE>

      directly paid by Tenant under any of the provisions of this Lease shall
      refuse to accept payment of such sum from Tenant, Tenant shall thereupon
      give written notice of such fact to Landlord and shall pay such sum to
      Landlord at the address specified herein and Landlord shall thereupon pay
      such sum to such person or entity.

                  (5.) Notwithstanding any other provision herein set forth,
      Tenant, in addition to being responsible for taxes and insurance as herein
      set forth, shall be responsible for all fire insurance premiums on
      buildings and improvements situate on the Demised Premises from the dates
      when Impositions are first payable by Tenant pursuant to Section 5.01
      above through and inclusive of the dates when Basic Rent as herein set
      forth shall be payable.

                  (6.) Tenant, at its own cost and expense, shall take good care
      of the Demised Premises, all exclusive rights of way, curbs and
      appurtenances thereto and maintain and repair any easements used in common
      with others in accordance with any maintenance and repair obligations
      relating thereto, and shall keep the same in good order and condition, and
      reasonably free of any dirt, rubbish, snow, ice and unlawful obstructions.
      Landlord is responsible for snow removal from Tenant's drive-thru area at
      Tenant's sole cost and expense.

                  (7.) Tenant has the right to seek a reduction in the valuation
      of the Demised Premises for tax purposes and to contest in good faith by
      appropriate proceedings, at Tenant's expense, the amount of validity in
      whole or in part of any imposition, tax or assessment affecting the
      Demised Premises.

                  (8.) Landlord shall not be required to join in any proceedings
      referred to herein unless the provisions of any law, rule or regulation at
      the time in effect shall require that such proceedings be brought by or in
      the name of Landlord or any owner of the Demised Premises, in which event
      Landlord shall join in such proceedings or permit the same to be brought
      in its name. Landlord shall not ultimately be subjected to any liability
      for the payment of any costs or expenses in connection with any such
      proceedings, and Tenant shall indemnify and save harmless Landlord from
      any such costs and expenses. Tenant shall be entitled to any refund of any
      imposition and penalties or interest thereon received by Landlord which
      have been paid by Tenant or which have been paid by Landlord but
      previously reimbursed in full by Tenant.

                  (9.) Landlord, in the event Tenant has not filed an appeal,
      reserves unto itself the right to appeal and seek a reduction in the
      valuation of the Demised Premises for real estate tax purposes.

                  (10.) Tenant is only responsible for its share of
      Reimbursements and Impositions which come due during Tenant's Term, and
      Landlord agrees that any improvement assessments will be paid in the
      maximum number of permitted installments.

            (B) All insurance premiums incurred by Landlord for policies of
      insurance maintained on or with respect to the Building, including but not
      limited to fire and extended coverage insurance, liability insurance,
      workmen's compensation, rent interruption insurance and any other
      insurance that Landlord deems necessary to be carried on or with respect
      to the Building. If the rate of any insurance carried by Landlord is
      increased as a result of Tenant's use of the Demised Premises, then Tenant
      shall pay to Landlord as Additional Rent, upon demand, the full amount of
      any such increase.

            (C) All customary and reasonable sums expended by Landlord for the
      maintenance and operation of the Common Areas, and an allowance to
      Landlord for Landlord's supervision of maintenance and operation of the
      Common Areas in an amount equal to 15% times the total Common Area
      Expenses of the Building (excluding Real Estate Taxes and insurance).
      Costs for maintenance and operation of the common areas shall include by
      way of example and not by way of limitation, the costs of the following:
      resurfacing, paving, repainting and restriping, roof repairs,
      exterminating, cleaning, sweeping, and other maintenance and repair
      services with respect to the Common Areas of the Building, or any part
      thereof;; policing and providing for security guards or security patrols;
      costs for local fire protection; purchasing and maintaining refuse
      receptacles and costs of trash removal; planting and relandscaping; snow
      removal; purchasing, constructing, maintaining or repairing car stops,
      directional signs and other markers; lighting and other utilities;
      reasonable depreciation allowance on improvements, machinery, and
      equipment used in connection with the

                                       7
<PAGE>

      Common Areas; such fees as may be paid to any third party in connection
      with such maintenance and operation or the management of the Building
      (such management fees are to be in lieu of the 5% Landlord's supervision
      fee set forth above); and such other costs as the Landlord, in its
      reasonable discretion, shall deem necessary for the maintenance and
      operation of the Common Areas. All Capital Expenditures made to the
      Building, i.e., expenditures which, in accordance with generally accepted
      accounting principles, are not fully chargeable to current expense in the
      year the expenditure is incurred, shall be excluded from Common Area
      Expenses except the cost of repaving described above, which repaving cost
      will be amortized over the useful life of the improvement.

      SECTION 5.02. Landlord may submit to Tenant a statement of anticipated
monthly Reimbursements for the period between the Commencement Date and the end
of the first Lease Year and for each subsequent Lease Year or fraction thereof.
If so, Tenant shall pay such Reimbursements on a pro rata monthly basis
concurrent with the payment of the Fixed Rent. Tenant shall continue to make
said monthly payments until notified by Landlord of a change thereof. Landlord
shall furnish to Tenant a statement showing the total Reimbursements, Tenant's
Share of total Reimbursements for the prior Lease Year, and the payments made by
Tenant with respect to such Lease Year, within sixty (60) days after the end of
each Lease Year. However, Landlord's failure to provide such statement of
Reimbursements by the date provided hereinabove shall in no way excuse Tenant
from its obligation to pay its pro rata share of Reimbursements or constitute a
waiver of Landlord's right to bill and collect such pro rata share of
Reimbursements from Tenant in accordance with this Article, provided that
Landlord submits a final statement of total reimbursements for a particular
calendar year within one year after the end of such calendar year. If Tenant's
Share of Reimbursements for the Lease Year exceeds the payments made by Tenant,
Tenant shall pay Landlord the deficiency within ten (10) days after receipt of
the statement. If Tenant's payments made during the Lease Year exceed Tenant's
Share of Reimbursements, Landlord shall credit the sum of such excess toward the
monthly Reimbursements next coming due or, if there are insufficient installment
periods remaining in Tenant's term, pay same over to Tenant. The actual
Reimbursements of the prior Lease Year may be used for the purpose of
calculating the anticipated monthly Reimbursements for the then current Lease
Year, subject to the right of Landlord to increase the monthly Reimbursements
for anticipated increased costs. . Tenant shall have the right, on an annual
basis and at Tenant's sole cost, to audit all Common Area costs charged by the
Landlord.

      SECTION 5.03. Landlord shall keep full, complete and proper books, records
and accounts of Common Area Expenses. No more than once per annum and upon
reasonable written notice, Tenant and its agents and employees shall have the
right at any time and at all times during regular business hours to examine and
inspect all books and records of Landlord pertaining to Common Area Expenses for
the purpose of investigating and verifying the accuracy of any statement of
Common Area Expenses. Once in any calendar year, Tenant may cause an audit of
Common Area Expenses to be made by an independent certified accountant of
Tenant's selection and, if the Common Area Expenses for the accounting period
covered by the statement which is the subject of the audit are found to be
overstated by more than five percent (5%), Landlord shall immediately pay to
Tenant the cost of such audit, not to exceed the lesser of the amount of the
discrepancy or One Thousand Dollars ($1,000.00), plus the amount of any
overpayment made by Tenant to Landlord, otherwise the cost of such audit shall
be paid by Tenant. If the statement of Common Area Expenses which is the subject
of the audit is otherwise found to be incorrect, the party found to be owing
money shall promptly pay an offsetting sum to the other party.

                                   ARTICLE VI

                                    UTILITIES

      SECTION 6.01. Tenant shall pay promptly for all water, gas, heat, light,
power, sewer charges, telephone installation utility hookup, connection and
service charges, sprinkler standby charges, and for all other services and
utilities supplied to the Demised Premises on and after the Commencement Date,
together with any tax, excise or surcharge thereon. Within ten (10) days after
the expiration or termination of the Term of this Lease, Tenant shall provide
Landlord with satisfactory evidence that all such utility charges have been paid
through the last day of the Term. Tenant agrees to immediately apply for all
applicable utilities to be separately metered and billed to Tenant. If any such
services are not separately metered to and paid by Tenant, or if any such
services are furnished and paid for by Landlord, Tenant shall pay to Landlord as
Additional Rent a reasonable proportion to be determined by Landlord of all
charges jointly metered with other premises and all services which are furnished
and paid for by Landlord. If Landlord is required to construct new or additional
utility installations, including, without limitation, wiring, plumbing,
conduits, and mains, resulting from Tenant's changed or increased requirements,
Tenant shall on demand pay to Landlord, in advance of installation, the total
cost of such installation. Landlord reserves the right to interrupt the supply
of water, gas, electric and also sewer service and any other similar utilities
for the Demised Premises when required by reason of accident or of repairs,
alterations

                                       8
<PAGE>
or improvements, until such repairs, alterations or improvements shall have been
completed. Landlord agrees to use its best efforts to limit such interruptions
to non-business hours.

      SECTION 6.02. Landlord can discontinue, without notice to Tenant, any of
the utilities or services furnished to the Demised Premises for which Tenant
fails to pay and no such discontinuance shall be deemed an actual or
constructive eviction.

      SECTION 6.03. Under no circumstances shall Landlord be liable to Tenant on
account of the failure, discontinuance, interruption or quality of the utilities
or services furnished to the Demised Premises, regardless of whether such
utilities or services are furnished by Landlord or by third parties, nor shall
any of the foregoing excuse any payment or performance by Tenant, unless caused
by the gross negligence of Landlord, provided, however, if said utilities are
discontinued, at no fault of the Tenant, for a consecutive period of 180 days or
more, the Tenant shall have the right to terminate this Lease.

                                   ARTICLE VII

                                   MAINTENANCE

      SECTION 7.01. Tenant, at its sole expense, shall maintain, in good
condition and repair, the Demised Premises and every part thereof (except those
portions required to be maintained by Landlord as hereinafter provided)
including by way of example and not by way of limitation, the maintenance,
replacement and repair of all of Tenant's building, Tenant's personal property,
Tenant's signs as permitted by the provisions of this Lease, storefronts, doors,
window treatments, plate glass and show windows, door and window frames and
moldings,, plumbing and pipes (including any damage to plumbing and pipes caused
by the introduction of any foreign matter into the plumbing system by Tenant or
Tenant's employees or customers), electrical wiring and conduits, and the roof,
to the extent of any installations for vents, skylights or other installations
made by Tenant. Tenant shall be liable for any damage to the building on the
Demised Premises and other buildings in the Building, resulting from the acts or
omissions of Tenant or its representatives, employees or customers. Tenant shall
maintain its store windows in a clean and neat condition and shall keep the
sidewalks adjoining the Demised Premises free from ice, snow and rubbish.

      SECTION 7.02. Should Tenant fail to maintain, replace or repair the
Demised Premises pursuant to Section 7.01, Landlord shall give Tenant specific,
written notice thereof, and Tenant shall have thirty (30) days thereafter to
cure such failure, or such longer period as is reasonably necessary. If such
failure is not cured within said thirty (30) days, Landlord, at its option, may
perform the necessary maintenance, replacement or repair. Should Landlord opt
not to perform the foregoing work, it shall not in any way be liable for any
damages sustained by Tenant, or any of Tenant's employees, invitees, licensees
etc. Landlord shall bill Tenant directly for all costs associated with the
necessary maintenance, replacement or repair including, but not limited to any
damage to third parties affected by Tenant's failure to perform said work, and
said amount shall be deemed Additional Rent and due Landlord with the next
monthly payment of fixed rent. Failure of Tenant to comply with this Section
7.01 (B) shall be deemed an Event of Default under this lease, but only if
Tenant fails to cure such default prior to the expiration of the applicable
grace period provided in Article XVIII.

      SECTION 7.03. Landlord shall maintain in good condition the following with
the cost for same to be deemed Reimbursements and the Tenant shall be
responsible for Tenant's Share of such costs in accordance with Article V: The
roof and structural parts of the building and other improvements in which the
Demised Premises are located, which structural parts include the foundations,
bearing and exterior and exterior walls (excluding glass and doors and the
frames and molding thereof), and the electrical, plumbing and sewage systems
lying outside the Demised Premises. Notwithstanding the foregoing, any damage to
the roof or structure caused by (i) any negligent act or omission by Tenant, its
agents, employees or invitees, (ii) any work done on the roof of the Demised
Premises by Tenant, its agents or employees, or (iii) vandalism or theft by
Tenant, its agents, employees or invitees shall be paid for in full by Tenant.

      SECTION 7.04. If Landlord fails to perform any of its obligations under
Section 7.02, Tenant shall give Landlord specific, written notice thereof, and
Landlord shall have thirty (30) days thereafter to cure such failure; provided,
however, that if such cure cannot reasonably be completed within such thirty
(30) day period, then Landlord shall, subject to Excusable Delays, commence to
cure same within thirty (30) days and diligently and in good faith continue to
cure such failure to completion. The failure of Landlord to perform any such
repairs shall not impose any liability on Landlord nor excuse any performance or
payment by Tenant required by this Lease

                                       9
<PAGE>

                                  ARTICLE VIII

                               TENANT'S INSURANCE

      SECTION 8.01. Tenant, at its sole expense, shall maintain liability
insurance with liability limits for injury to persons of not less than Two
Million and 00/100 ($2,000,000.00) Dollars per person and Two Million and 00/100
($2,000,000.00) Dollars per occurrence, and for injury to property of not less
than One Million and 00/100 ($1,000,000.00) Dollars per occurrence, insuring
against all liability arising out of the use or occupancy of the Demised
Premises. All such insurance shall insure performance by Tenant of the indemnity
provisions of Article XV and shall name Landlord, Tenant and such other persons
with an interest in the Building as Landlord shall designate as the insureds.

      SECTION 8.02. Tenant covenants and represents, said representation being
specifically designed to induce Landlord to execute this Lease, that Tenant's
personal property and fixtures and any other items which Tenant may bring to the
Premises which may be subject to any claim for damages or destruction due to
Landlord's negligence shall be fully insured by a policy of insurance covering
all risks with no deductible which policy shall specifically provide for a
waiver of subrogation for Landlord and all Building tenants without regard as to
whether or not same shall cost an additional premium and notwithstanding
anything to the contrary contained in this Lease. Should Tenant fail to maintain
said all risk insurance with the required waiver of subrogation, or fail to
maintain the liability insurance, naming Landlord as an additional named
insured, then Tenant shall be in default hereunder and shall be deemed to have
breached its covenants as set forth herein, and such breach shall constitute an
Event of Default, unless Tenant cures such breach within the applicable grace
period provided in Article XVIII.

      SECTION 8.03. Tenant shall insure the improvements on the property in an
amount equal to the full replacement value of the improvements. Such replacement
value shall be determined from time to time but not more frequently than once in
any one sixty (60) consecutive calendar months at the request of Landlord by an
appraiser, architect or contractor who shall be mutually and reasonably
acceptable to Landlord and Tenant.

                  A. Insurance proceeds shall be held in an interest bearing
account maintained by the attorneys for Landlord and Tenant or if Tenant's
Mortgagee so requires, then such insurance proceeds shall be held by Tenant's
Mortgagee, The proceeds shall first be used to pay Tenant's mortgage, if
Tenant's Mortgagee so elects, and the balance shall be used to construct or
reconstruct buildings or improvements having value substantially equivalent to
or greater than the value of the building(s) or improvement(s) damaged or
destroyed. Tenant shall be responsible to provide any additional funds above
available insurance proceeds to complete the reconstruction. Progress payments
for reconstruction shall be paid to Tenant upon the written request of Tenant
which shall be accompanied by reasonable evidence signed by Tenant, or the
executive officer of Tenant, or by the architect or engineer in charge of such
construction, dated not more than thirty (30) days prior to such request,
setting forth the following:

                  B. That the sum then requested either has been paid by Tenant,
or is justly due to contractors, subcontractors, material men, engineers,
architects or other persons who have rendered services or furnished materials
for the restoration therein specified, and giving a brief description of such
services and materials and the several amounts so paid or due to each of said
persons in respect thereof, and stating that no part of such expenditures has
been or is being made the basis, in any previous or then pending request, for
the payment of such monies or has been made out of the proceeds of such monies
received by Tenant, and that the sum then requested does not exceed the value of
the services and materials described in the certificate.

                  C. That except for the amount, if any, stated pursuant to the
foregoing sub clause A in such certificate to be due for services and materials,
there is no outstanding indebtedness shown on Tenant's books or known to the
person signing such certificate, after due inquiry, for which payment was made
under any prior requisition for labor, wages, materials, supplies or services in
connection with such construction work, which if unpaid, might become the basis
of a vendor's, mechanics, laborer's or material men's statutory or similar lien
upon such construction or upon the Demised Premises or any part thereof.

                  D. An official search of the public records or a search of a
title insurance company doing business in the State of New Jersey showing that
there has not been filed with respect to the Demised Premises, or any part
thereof, any vendor's mechanic's, laborer's, material men's or like lien, which
has not been discharged or record, except such as will be discharged by payment
of the amount then requested.

                  E. If the net money as aforesaid at the time held by the
attorneys for Landlord and Tenant, or Tenant's mortgagee, as the case may be,
shall be insufficient to pay the entire cost of such construction, Tenant shall
pay the deficiency. If, on the other hand, there are any surplus funds held by
such attorneys or mortgagee, as the case may be, after payment of all costs of
restoration, such funds shall be paid over to Tenant.

                                       10
<PAGE>

      SECTION 8.04. All insurance required under this Lease shall be issued by
insurance companies of recognized responsibility which are authorized to do
business in the State, having a Best Rating of B+ or better. Tenant, prior to
entering on the Demised Premises, shall deliver to Landlord each policy or a
certificate evidencing such policy, together with evidence of payment of
premiums for all policies of insurance required to be maintained by Tenant
pursuant to the terms of this Lease. Within thirty (30) days prior to the
anniversary date of each policy of insurance required to be maintained by Tenant
pursuant to the terms of this Lease, Tenant shall deliver to Landlord evidence
of renewal of such policies, together with evidence of payment of premiums for
all such policies. Each policy shall be issued as a primary policy not
contributing with and not in excess of coverage of any insurance which Landlord
may carry, and shall contain an endorsement requiring thirty (30) days' written
notice from the insurance company to Landlord before cancellation or change in
the coverage, scope or amount of any policy.

                                   ARTICLE IX

              LIMITATIONS ON USE; RULES AND REGULATIONS; TRADE NAME

      SECTION 9.01. Tenant shall use the Demised Premises for the Permitted Use
only and shall not use or permit the Demised Premises to be used for any other
purpose without the prior written consent of Landlord, which consent will not be
unreasonably withheld or delayed. Tenant acknowledges that Landlord may covenant
with other tenants of the Building to restrict specific uses elsewhere in the
Building, and Tenant agrees, upon written notice from Landlord, to thereafter
immediately refrain from any use of the Demised Premises which is violative of
such covenant(s). Any breach of this Article shall constitute an Event of
Default, but only if Tenant fails to cure such breach within the applicable
grace period provided in Article XVIII. This Section shall not prohibit Tenant
from operating a financial institution or other lawful use permitted under this
Lease.

      SECTION 9.02. Tenant shall not use or permit the Demised Premises to be
used in any manner that will constitute waste, nuisance, unlawful, immoral or
objectionable activity, or unreasonable annoyance (including, without limitation
the use of loudspeakers or sound or light apparatus that can be heard or seen
outside the Demised Premises) to other tenants in the Building or which will
cause an increase in rates or a cancellation of any insurance policy covering
the Building. Tenant shall not use the Demised Premises for the preparation,
manufacture or mixing of anything that might emit any objectionable odor or
objectionable noises or lights into the Building. No secondhand store, auction,
distress or fire sale, or bankruptcy or going-out-of-business sale may be
conducted on the Demised Premises without Landlord's written consent. Tenant
shall not sell or display merchandise outside the confines of the Demised
Premises or within the Common Areas. Tenant shall not do anything on the Demised
Premises that will in any manner injure, vibrate, or shake the Demised Premises
or overload the electrical system.

      SECTION 9.03. Tenant shall open the Demised Premises for the Permitted Use
for at least one day. If the Demised Premises are destroyed or partially
condemned, and this Lease remains in full force and effect, Tenant shall
continue operation of its business at the Demised Premises to the extent
reasonably practical from the standpoint of good business judgment during any
period of reconstruction. While open, Tenant shall maintain adequate personnel
for the efficient serving of its customers. Tenant agrees that Landlord shall
have the right to prohibit the continued use by Tenant of any method of business
operation, advertising or interior display if, in Landlord's reasonable opinion,
the continued use thereof would impair the reputation of the Building or is
otherwise out of harmony with the general character thereof, and upon notice
from Landlord, Tenant shall immediately refrain from or discontinue such
activities. Tenant shall employ its best efforts to operate the business
conducted on the Demised Premises in a manner consistent with a first class
building.

      SECTION 9.04. Tenant shall comply with the rules and regulations
hereinafter set forth in Exhibit E attached hereto and made a part hereof.
Landlord shall have the right from time to time to establish reasonable
amendments and additional rules in relation thereto. On delivery of a copy of
such rules and regulations to Tenant, Tenant shall comply with the rules and
regulations and any subsequent amendments thereto. Landlord shall make
reasonable efforts to enforce the rules and regulations uniformly against all
tenants in the Building, provided, however, that Landlord shall not be
responsible to Tenant for the nonperformance of any of said rules and
regulations by any other tenant or occupant of the Building or for any failure
on the part of Landlord to enforce the same.

      SECTION 9.05. Tenant shall operate the Demised Premises under the
Permitted Trade Name and no other, so long as same shall not be held to be in
violation of any applicable law; provided, however, that the Permitted Trade
Name may be changed if Tenant changes its name, merges with another company or
assigns or sublets the Demand Premises with Landlord's consent, pursuant to
Article XIV.

                                       11
<PAGE>

                                    ARTICLE X

                         COMPLIANCE WITH APPLICABLE LAW

      SECTION 10.01. Tenant shall not use the Demised Premises, or permit
anything to be done in or about the Demised Premises, which will in any way
conflict with any applicable law. Tenant shall, at its sole expense, promptly
comply with all applicable laws, including environmental laws, relating to or
affecting the condition, use or occupancy of the Demised Premises. Failure to
comply with any laws shall constitute an Event of Default, as hereinafter
defined, but only if Tenant fails to cure such failure whether the applicable
grace period provided in Article XVIII.

                                   ARTICLE XI

                         PREPARATION OF DEMISED PREMISES

      SECTION 11.01. Landlord, at its expense, shall perform the work set forth
on Exhibit B (hereinafter referred to as "Landlord's Work"). All other work done
by Landlord at Tenant's request shall be at Tenant's expense and shall be paid
for within five (5) days after the presentation to Tenant of a bill for such
work. Acceptance of possession by Tenant shall be conclusive evidence that
Landlord's Work has been fully performed in the manner required. Any items of
Landlord's Work which are not completed as of Commencement Date shall be
identified by Tenant on a punchlist to be submitted to Landlord at the
Commencement Date and Landlord shall thereafter complete the same. Any items of
Landlord's Work which are not timely identified on such punchlist shall be
deemed completed.

      SECTION 11.02. The Landlord will make every effort to complete Landlord's
Work on or before the anticipated Commencement Date of the Term, provided that
if there shall be a delay in such completion beyond such date, the Term of this
Lease shall be extended by an equal period of time so that this Lease shall
continue for the Term of Ten (10) years after completion of Landlord's Work. The
Landlord and the Tenant shall execute a written instrument to confirm any
modification in the dates of the Term by reason of delay in completing
Landlord's Work.

      SECTION 11.03. The Landlord's Work shall be deemed completed and the Term
of this Lease and Tenant's obligations hereunder shall commence on the date when
the Landlord shall deliver to the Tenant a letter stating that Landlord's Work
is substantially completed, subject only to normal punchlist items.

      SECTION 11.04. The Landlord has delivered Space in As-Is Condition.

                                   ARTICLE XII

                                  TENANT'S WORK

      SECTION 12.01. Subject to Landlord's obligations under Article XI, Tenant
agrees to accept the Demised Premises in an "AS IS" condition as of the
Commencement Date without any representations or warranties on the part of
Landlord. Except as otherwise specifically provided in this Lease, Landlord has
not made any representations or warranties of any kind to Tenant. No
representations or warranties of any kind made by anyone, including without
limitation, any real estate broker or agent, shall be binding upon Landlord
unless expressly set forth in this Lease. Tenant shall be financially
responsible for the following construction activities. All work shall be
performed in accordance to architectural plans prepared by Pazdera and
Associates and tenant shall have the right to any and all warranties provided by
sub-contractors and/or general contractors.

                  A. Architecture Fees (estimated at $25,000.00)

                  B. Building Shell including but not limited to exterior
                     renovations, HVAC, electrical service, bathrooms, windows,
                     partitions, ceiling and lighting, utility services,
                     drive-thru lanes and related equipment.

                  C. Interior fit out including but not limited to paint,
                     sheetrocking, carpentry, carpet/flooring, furniture,
                     fixtures, and equipment.

                  D. Site Work (as per plan dated 9/21/2004 prepared by JG Park
                     and Associates) E. Off site work (as per plan dated
                     3/3/2005 prepared by JG Park and Associates) F. Any
                     interior or exterior signage

Tenant may, at any time and from time to time, alter, expand, demolish, restore,
modify or change any such improvements in whole or in part provided that Tenant
shall first obtain Landlord's written approval, which approval shall not
unreasonably be withheld. Tenant's improvements on the Premises must have a
value substantially equivalent to or greater than the improvements which were
originally approved by

                                       12
<PAGE>

Landlord. All work done which is required to be performed to permit Tenant's
occupancy and use of the Demised Premises for the Permitted Use shall be
performed by Tenant, at its sole expense, and Landlord shall not be required to
perform or to bear any of the expenses for such work. All of such work shall be
performed in a diligent manner.

      SECTION 12.02. Any Tenant's Work made shall remain on and be surrendered
with the Demised Premises on expiration or termination of the Term.

      SECTION 12.03. Tenant shall have no power to do any act or make any
contract which may create or be the foundation for any lien, mortgage or other
encumbrance upon the estate of Landlord in the Building, or any part thereof.
All Tenant's Work, repairs, materials and labor shall be done at Tenant's sole
expense, and Tenant shall be solely and wholly responsible to contractors,
laborers and materialmen and such contractors, laborers and materialmen are
hereby charged with notice that they must look solely and wholly to Tenant for
the payment of any bills for work done and materials furnished. Landlord
reserves the right, before approving any Tenant's Work, to require Tenant to
furnish it a good and sufficient bond to secure Tenant's liability for payment,
for Tenant's Work.

      SECTION 12.04. Tenant shall procure and maintain an adequate workmen's
compensation insurance policy and such additional insurance policies as Landlord
shall reasonably request to insure against losses, damages or claims arising out
of or from Tenant's Work. Prior to the commencement of such Tenant's Work,
Tenant shall deliver to Landlord each policy, or a certificate evidencing such
policy, together with evidence of payment of premiums for all policies of
insurance required to be maintained by Tenant pursuant to this Section 12.06.

      SECTION 12.05. A. On and after the date of this Lease, Tenant may make,
from time to time, applications for Permits desired by Tenant; provided,
however, (i) that Landlord shall incur no costs or expenses in connection
therewith; and (ii) Tenant shall indemnify and save Landlord harmless from any
and all expenses, charges, claims or liability with respect thereof. As used
herein, Permits shall mean all permits and approvals (including, without
limitation, zoning, use, building, site plan and curb cut permits and approvals;
permits and approvals required by virtue of any of the federal or state
environmental laws as now enacted or hereafter amended or any similar statute,
regulation or requirement whether federal, state or local; and such other
permits and approvals which may be required to be issued by any local, state or
federal governmental body having jurisdiction over the Premises), licenses
subdivision and other approvals, certificates, exceptions, authorizations,
zoning changes, zoning variances and special exceptions, as may be required or
desired by Tenant to permit the lawful construction, installation, maintenance
and operation on the Demised Premises of such improvements as Tenant shall from
time to time desire. Tenant shall have no obligation to appeal the denial of any
Permits but may do so. The granting of any Permit shall not preclude Tenant from
reapplying for a similar Permit based upon different plans for the Demised
Premises.

      B. Landlord shall fully cooperate with Tenant in connection with all
applications for Permits, including when required, the actual signing or
submission of any application or consent thereto.

      SECTION 12.06 Such improvements as may from time to time exist or be
constructed on the Demised Premises by Tenant shall be owned by Tenant until the
Termination Date or the sooner termination of this Lease. Upon such Termination
Date or sooner termination, Tenant shall automatically transfer ownership of
such improvements to Landlord without further documentation. If requested by
Landlord, Tenant shall execute to Landlord by bargain and sale deed without
payment of any consideration there for.

                                  ARTICLE XIII

                      LANDLORD'S ENTRY ON DEMISED PREMISES

      SECTION 13.01. Landlord and its authorized representatives shall have the
right to enter the Demised Premises at all reasonable times, upon reasonable
notice, except in the case of an emergency, for any purpose whatsoever,
including, without limitation, to post "for rent" or "for lease" signs during
the last six (6) months of the Term.

      SECTION 13.02. Landlord shall not be liable in any manner for any
inconvenience, disturbance, loss of business, nuisance, or other damage arising
out of Landlord's entry on the Demised Premises as allowed in this Article XIII.
Tenant shall not be entitled to any abatement or reduction of rent if Landlord
exercises any rights reserved in this Article, and no such exercise of
Landlord's rights hereunder shall be deemed an eviction or disturbance of
Tenant's use and possession of the Demised Premises. Landlord shall use its best
efforts to conduct its activities on the Demised Premises as allowed in this
Section in a manner that will not

                                       13
<PAGE>
cause unreasonable inconvenience, annoyance, or disturbance to Tenant. Landlord
reserves the right to run pipes, lines, feeders or other systems throughout the
land area of the Demised Premises, subject to the provisions of this Section
13.02.

                                   ARTICLE XIV

                            ASSIGNMENT AND SUBLETTING

      SECTION 14.01. Tenant shall not assign or encumber its interest in this
Lease or in the Demised Premises, or sublease all or any part of the Demised
Premises, or sublease all or any part of the Demised Premises, or allow any
other person or entity (except Tenant's authorized representatives) to occupy or
use all or any part of the Demised Premises without first obtaining Landlord's
prior written consent, which consent shall not be unreasonably withheld or
delayed. Any assignment, encumbrance, or sublease without Landlord's prior
written consent shall be void and shall constitute an Event of Default under
this Lease. No consent to any assignment, encumbrance, or sublease on any one
occasion shall constitute a consent to any subsequent assignment, encumbrance or
sublease, it being agreed that Tenant must first obtain Landlord's prior written
consent on each occasion. If Tenant is a partnership, a withdrawal or change,
voluntary, involuntary, or by operation of law, or any partner or partners
owning fifty (50%) percent or more of the partnership, or the dissolution of the
partnership, shall be deemed an assignment and shall require Landlord's prior
written consent. The sale of all or substantially all of the assets or capital
stock of the Tenant, by way of merger or acquisition, shall not constitute an
assignment requiring the consent of the Landlord..

      SECTION 14.02. With respect to any proposed sublease or assignment, Tenant
shall submit to Landlord all documents, information and agreements concerning
the same, and prior to the effective date of any such sublease or assignment,
Landlord shall have the option, exercisable in writing to Tenant, to recapture
the within Lease so that such prospective sublessee or assignee shall then
become the sole tenant of Landlord hereunder, or alternatively to recapture said
space, and the within Tenant shall be fully released from any and all
obligations hereunder. Landlord may condition its consent to any assignment or
subletting upon any matters or things required by Landlord as it shall determine
in its reasonable discretion, including without limitation, Landlord's receipt
of a satisfactory attornment from the sublessee. Landlord may further condition
its consent to any subletting upon Landlord's receipt of a covenant by Tenant to
pay to Landlord, in addition to the Rent reserved hereunder, fifty percent (50%)
of any and all sums which Tenant may receive from such sublessee under the
sublease, directly or indirectly, which are in excess of the Rent after
deduction of the reasonable costs to Tenant of the subletting. The assignee or
sublessee shall assume, by written instrument, all of the obligations of this
Lease, and a copy of such assumption agreement shall be furnished to Landlord
within ten (10) days of its execution. The Tenant and each assignee shall be and
remain liable for the observance of all the covenants and provisions of this
Lease, including, but not limited to, the payment of Rent reserved herein,
through the entire Term of this Lease, as the same may be renewed, extended or
otherwise modified.

      SECTION 14.03. Tenant hereby immediately and irrevocably assigns to
Landlord, as security for Tenant's obligations under this Lease, any sublease
which may be approved by Landlord and all rights and remedies of Tenant under
any such sublease. Landlord shall not have any obligations under any such
sublease. Tenant agrees to execute and deliver to Landlord any and all documents
requested by Landlord to evidence such assignment. Landlord, as assignee and as
attorney-in-fact for Tenant, or as a receiver for Tenant appointed on Landlord's
application, may collect the rent under any sublease and apply it toward
Tenant's obligations under this Lease.

      SECTION 14.04. In any event, the acceptance by the Landlord of any rent
from the assignee or from any of the subtenants or the failure of the Landlord
to insist upon a strict performance of any of the terms, conditions and
covenants herein shall not release the Tenant herein or the Guarantor, if any,
nor any assignee assuming this Lease, from any and all of the obligations herein
during and for the entire Term of this Lease.

      SECTION 14.05. Landlord shall have no right of approval or recapture with
respect to an assignment resulting from a merger of Tenant or from the sale of
50% or more of the stock or assets of Tenant or from the assignment of this
Lease to another financial institution as long as said financial institution has
an equal or greater net worth as the Tenant.

                                   ARTICLE XV

                           INDEMNIFICATION OF LANDLORD

      SECTION 15.01. In addition to any and all other obligations of Tenant to
indemnify and save Landlord harmless as set forth in this Lease, Tenant will
indemnify and save harmless Landlord against and from all liabilities,
obligations, damages, penalties, claims, costs, charges and expenses, including,
without

                                       14
<PAGE>

limitation, any and all architects' and attorneys' fees, which may be
imposed upon or incurred by or asserted against Landlord by reason of any of the
following occurring during the Term of this Lease:

                  (A) Any work or thing done in, on or about the Demised
            Premises, or any part thereof, by or at the direction of Tenant; or

                  (B) Any negligence on the part of Tenant, or any of its
            agents, contractors, servants, employees, licensees or invitees; or

                  (C) Any injuries to persons or property occurring on or about
            the Demised Premises, except if caused by the gross negligence of
            the Landlord, its employees, agents or invitees; or

                  (D) Any failure on the part of Tenant to perform or comply
            with any of the covenants, agreements, terms or conditions contained
            in this Lease on its part to be performed or complied with.

      SECTION 15.02. In addition to any and all other obligations of Landlord to
indemnify and save Tenant harmless as set forth in this Lease, Landlord will
indemnify and save harmless Tenant against and from all liabilities,
obligations, damages, penalties, claims, costs, charges and expenses, including,
without limitation, any and all architects' and attorneys' fees, which may be
imposed upon or incurred by or asserted against Tenant by reason of any of the
following occurring during the Term of this Lease:

                  (A) Any work or thing done in, on or about the Common Areas,
            or any part thereof, by or at the direction of Landlord; or

                  (B) Any negligence on the part of Landlord, or any of its
            agents, contractors, servants, employees, licensees or invitees; or

                  (C) Any injuries to persons or property occurring on or about
            the Common Areas; or

                  (D) Any failure on the part of Landlord to perform or comply
            with any of the covenants, agreements, terms or conditions contained
            in this Lease on its part to be performed or complied with.

      SECTION 15.03. The provisions of this Article XV, and of any and all other
provisions in this Lease requiring Tenant to indemnify and save Landlord
harmless, shall survive the termination of this Lease. Tenant further covenants
and agrees to pay, and to indemnify Landlord against all reasonable costs,
expenses and charges, including, but not limited to, attorneys' fees, incurred
in obtaining possession of the Demised Premises after default by Tenant or upon
the expiration or earlier rightful termination of the Term or in successfully
enforcing any covenant of Tenant herein contained.

                                   ARTICLE XVI

                                FIRE AND CASUALTY

      SECTION 16.01. If the Demised Premises are damaged by fire or other
insurable casualty, then subject to provisions of Section 16.02, this Lease
shall remain in full force and effect, there shall be no rent abatement and,
subject to the adequacy and availability of insurance proceeds, Tenant shall
promptly repair such damage at its expense (subject to Excusable Delay).

      SECTION 16.02. If, in the reasonable opinion of Landlord, the Demised
Premises are damaged by fire or other casualty within the last year of the term,
to such an extent that the damage cannot be repaired or restored within one
hundred twenty (120) days from the date of such occurrence, then Landlord or
Tenant shall have the option to terminate this Lease by written notice given
within thirty (30) days after such occurrence; provided, however, that Tenant
may, within thirty (30) days, negate a termination by Landlord hereunder by
exercising a right to renew the Lease. If the above option is not or may not be
exercised by Landlord, then this Lease shall continue in full force and effect.
If the Lease is terminated as provided for in this Section, Tenant shall remain
liable for the Rent and Additional Rent which is due until the end of the Term.
Additionally, Tenant shall be responsible for the clearing of any remaining
structure or debris on the Demised Premises.

      SECTION 16.03. If the Demised Premises or any portion of the Building are
damaged by fire or other casualty due to any act or failure to act on the part
of Tenant, its agents, servants or employees, then, subject to the provisions of
Article XXX, Landlord shall have and retain any and all rights which it may then
have in law or equity against Tenant on account of such damage.

      SECTION 16.04. If the Demised Premises or any portion of the Building are
damaged by fire or other casualty due to any act or failure to act on the part
of Tenant, its agents, servants or employees, then, in addition to the option to
terminate this Lease, Landlord shall have and retain any and all rights which it
may then have in law or equity against Tenant on account of such damage.

                                       15
<PAGE>

      SECTION 16.05. Within sixty (60) days following the completion of the
Landlord's Work, Tenant shall complete its work on the Demised Premises.

                                  ARTICLE XVII

                                  CONDEMNATION

      SECTION 17.01. In the event that the Demised Premises or any part thereof
shall be taken in condemnation proceedings or by exercise of any right of
eminent domain or by agreement between Landlord, Tenant and those authorized to
exercise such right, Landlord, Tenant and any person or entity having an
interest in the award or awards shall have the right to participate in any such
condemnation proceedings or agreement for the purpose of protecting their
interests hereunder. Each party so participating shall pay their own expenses
with regard thereto.

      SECTION 17.02. Subject to Section 17.03, if at any time during the term of
this Lease there shall be a taking of unimproved land, then and in that event,
Landlord herein shall be entitled to the full award for the land and any and all
damages by virtue of such taking, and this Lease shall continue in full force
and effect but the rent shall be reduced subsequent to the taking as provided in
Section 17.05. All provisions hereof shall continue in full force and effect and
the Demised Premises shall consist of that portion of the Demised Premises
remaining subsequent to such taking.

      SECTION 17.03. If at any time during the term of this Lease there shall be
a taking of the whole or substantially of all of the Demised Premises, this
Lease shall terminate and expire on the date of such taking and the Basic Rent
and Additional Rent shall be apportioned and paid as of the date of such taking.
For the purposes of this Article, substantially all of the Demised Premises
shall be deemed to be (a) a taking which reduces access to the Demised Premises,
or parking spaces adjacent to the Demand Premises, to the extent that the
business operations on the Demised Premises are materially adversely affected,
(b) a taking of all of the structures constructed upon the Demised Premises, or
(c) a taking of such portion of the Demised Premises which has a materially
adverse effect on the business operations then being conducted upon the Demised
Premises.

      SECTION 17.04. If this Lease shall have been terminated as a result of
such taking the award or awards paid pursuant to such condemnation proceedings
or agreement shall be distributed as follows:

                  A. All awards for unimproved land shall be paid to Landlord.

                  B. All awards for buildings, improved lands (e.g., parking
lots, buffer areas, roadways and landscaped areas) and other improvements upon
the Demised Premises shall (a) first be paid to any leasehold mortgagee of the
Demised Premises, and (b) the balance distributed as shall be determined in the
condemnation proceedings or if not determined in the condemnation proceedings,
then in accordance with the procedure set forth in Section 17.07 below.

      SECTION 17.05. Notwithstanding any other provision herein set forth, in
the event of taking of less than all of the Demised Premises, Landlord shall
have the right to elect to continue this Lease with regard to the remaining
portions of the Demised Premises subject to all of the terms and conditions
hereof, it being understood that the distribution of proceeds of any
condemnation award shall be made as hereinabove set forth; provided however;

                  A. That the Basic Rent payments hereunder shall be reduced
subsequent to the taking and thereafter Tenant shall be required to pay that
proportion of the Basic Rent as the area of the remaining land bears to the area
of the entire Demised Premises prior to the taking.

                  B. Tenant shall, after such taking, at its expense, either
restore the remaining building or buildings to a complete architectural unit or
construct new buildings or improvements having a value substantially equivalent
to or greater than the buildings and improvements (or portions thereof)
remaining after such taking, provided the condemnation proceeds payable to
Tenant are sufficient to do so.

      SECTION 17.06. In the event of a taking of an easement or any other taking
which shall be of an interest or estate in the land less than a fee simple,
which taking shall not materially adversely affect the business operations then
being conducted on the Demised Premises, such taking shall be deemed a taking
insufficient to terminate this Lease and the award therefore shall be paid fully
to

                                       16
<PAGE>

Landlord for the taking of unimproved land and for other portions of the
Premises shall be distributed as hereinabove set forth.

      SECTION 17.07. In the event of any dispute between Landlord or Tenant with
regard to any issue or fact (other than one determined by condemnation
proceeding or condemnation commissioner arising out of a taking set forth herein
and other than one to he determined in accordance with clause B of this
Section), such dispute shall be resolved by arbitration in the manner
hereinafter prescribed.

                  A. If Landlord and Tenant are unable to agree upon the
distribution to Landlord and Tenant of their respective shares (the "Shares") of
a condemnation award, then same shall be determined in the following manner:
Within ten (10) days after the vesting of title pursuant to any such taking,
Landlord and Tenant shall each appoint on its behalf a disinterested third
person ("Appraiser") who shall be an appraiser who is a member of the American
Institute of Real Estate Appraisers and who shall have at least ten (10) years'
experience dealing with Middlesex County, New Jersey commercial real estate, and
each party shall give written notice of such appointment to the other party. The
two Appraisers thus appointed shall, within fifteen (15) days after appointment
of the second appraiser, determine the amount of such award representing the
Landlord's Share and the Tenant's Share in accordance with the above provisions.
If the difference in the determinations by such two Appraisers as to the amount
of such award representing the Shares does not exceed ten percent (10%:) of the
lower of such determinations, then such Shares shall be the average of the
determinations by such two Appraisers. If, however, the difference in the
determinations by such two Appraisers as to the amount of such award
representing the Shares exceeds ten (10%) percent of the lower of such
determinations, then such two Appraisers shall appoint a third Appraiser, and
said three Appraisers shall, as promptly as possible, determine the amount of
the award representing the Shares. The decision of a majority of the three (3)
Appraisers shall be conclusive and binding on Landlord and Tenant and judgment
upon the decision may be entered in any court having jurisdiction. If a party
who shall have the rights pursuant to the foregoing to appoint an Appraiser
fails or neglects to do so, then the other party (or if the two Appraisers
appointed by Landlord and Tenant shall fail to appoint a third Appraiser if
required to do so under the provisions of this paragraph B, then either Landlord
or Tenant) may apply to the Assignment Judge of New Jersey Superior Court,
Middlesex County, New Jersey, or such other judicial authority to appoint such
Appraiser. The expenses of the determination shall be shared equally by Landlord
and Tenant, but each party shall be responsible for the fees of its own attorney
and Appraiser. Landlord and Tenant agree to sign all documents and to do all
other things reasonably necessary to submit any dispute regarding the Shares to
a determination in accordance with this paragraph B and further agree to, and
hereby do, waive any and all rights they or either of them may at any time have
to revoke their agreement to determine the value of the Shares in accordance
with this paragraph B and to abide by the decision rendered hereunder. The
appraisers shall be bound by the provisions of this article.

      SECTION 17.08. If the Term of this Lease shall not be terminated as
aforesaid, then the Term of this Lease shall continue in full force and effect,
and subject to the adequacy and availability of condemnation proceeds, Tenant
shall within a reasonable time after possession is physically taken (subject to
Excusable Delays) repair or rebuild what may remain of the Demised Premises for
the occupancy of Tenant; and a just proportion of the Fixed Rent shall be
abated, according to the nature and extent of the injury to the Demised
Premises, until what may remain of the Demised Premises shall be repaired and
rebuilt as aforesaid; and thereafter a just proportion of the Fixed Rent shall
be abated, according to the nature and extent of the Demised Premises acquired
or condemned, for the balance of the Term of the Lease.

      SECTION 17.09. Any damages payable for trade fixtures installed by Tenant
at its own cost and expense and which are not part of the realty and for
relocation expenses shall belong entirely to Tenant and Landlord shall make no
claim thereto.

      SECTION 17.10. In the event fifty (50%) percent or more of the Building is
taken by condemnation, Tenant, upon thirty (30) days written notice, shall have
the right to terminate this Lease.

                                  ARTICLE XVIII

                                EVENTS OF DEFAULT

      SECTION 18.01. Failure to pay Rent or any other payment required to be
made by Tenant under the terms of this Lease, when due, and the continuation of
such failure for a period of five (5) days after the payment shall be due;

      SECTION 18.02. Abandonment and vacating of the Demised Premises (failure
to occupy and operate the Demised Premises for fifteen [15] consecutive days or
more shall be deemed an abandonment and vacating);

      SECTION 18.03. The failure by Tenant to observe or perform any of the
covenants, conditions or provisions of this Lease to be observed or performed by
Tenant (other than the failure to pay Rent or make

                                       17
<PAGE>

other payments as set forth in Section 18.01), where such failure shall continue
for a period of thirty (30) days after written notice to Tenant;

      SECTION 18.04. The making by Tenant of any general assignment or
arrangement for the benefit of creditors; or the filing by or against Tenant of
a petition to have Tenant adjudged a bankrupt or a petition for reorganization
or arrangement under any law relating to bankruptcy (unless, in the case of a
petition filed against Tenant, the same is dismissed within sixty [60] days; or
unless Landlord has received adequate assurances of future performance as then
required under the federal bankruptcy law in connection with building leases);
or the appointment of a trustee or a receiver to take possession of
substantially all of Tenant's assets located at the Demised Premises or of
Tenant's interest in this Lease, where possession is not restored to Tenant
within thirty (30) days; or the attachment, execution or other judicial seizure
of substantially all of Tenant's assets located at the Demised Premises or of
Tenant's interest in this Lease, where such seizure is not discharged in thirty
(30) days;

      SECTION 18.05. The default by Tenant or any affiliate of Tenant with
respect to any other lease or agreement between it and Landlord or any affiliate
of Landlord;

      SECTION 18.06. This Lease or any interest therein by operation of law
devolves upon or passes to any person or persons other than Tenant, except upon
the sale of all or substantially all of the assets or capital stock of the
Tenant by way of merger or acquisition;

      SECTION 18.07. The assignment or subletting of all or any portion of this
Lease or the Demised Premises in violation of Article XIV;

      SECTION 18.08. The failure of Tenant to move into and take possession of
the Demised Premises and open for business within thirty (30) days after the
Commencement Date; or

      SECTION 18.09. Any representation or warranty made by Tenant in connection
with this Lease shall prove to have been false in any material respect.

                                   ARTICLE XIX

                               LANDLORD'S REMEDIES

      SECTION 19.01. If an Event of Default shall occur, Landlord may exercise
one or more of the following remedies, all of which shall be cumulative and in
addition to any remedies available under applicable law:

                  (A) Without any further notice or demand, terminate this
            Lease, and Tenant will forthwith quit and surrender the Demised
            Premises, but Tenant shall remain liable as hereinafter provided;

                  (B) Re-enter and resume possession of the Demised Premises and
            remove all persons and property by summary dispossess proceedings,
            by appropriate proceedings, without being liable for any damages
            therefor, and no re-entry shall be deemed an acceptance of a
            surrender of this Lease;

                  (C) Proceed to collect any Rent from Tenant then due by one or
            more proceedings;

                  (D) Exercise any remedy available at law or in equity to
            enforce the provisions of this Lease, to recover any damages for a
            breach of this Lease or to prevent any breach or threatened breach
            of this Lease; and/or

                  (E) Recover from Tenant on demand an amount equal to all
            expenses, including reasonable attorney's fees incurred by Landlord
            as a result of an Event of Default or the exercise of its rights and
            remedies, all reasonable costs and charges for the care of the
            Demised Premises while vacant, and all charges and expenses incurred
            by Landlord in connection with the reletting of the Demised
            Premises, including broker's commissions, advertising expenses, and
            the costs of repairing, renovating or remodeling the Demised
            Premises.

         SECTION 19.02. If this Lease shall be terminated, as provided in this
Article XIX:

                                       18
<PAGE>

                  (A) Landlord may relet the whole or any part of the Demised
            Premises for a period equal to, or greater or less than the
            remainder of the then Term of this Lease, at such rental and upon
            such terms and concessions as Landlord shall deem reasonable, to any
            person which it may deem suitable and satisfactory and for any use
            and purpose which it may deem appropriate. In no event shall
            Landlord be liable in any respect for failure to collect the rent
            thereunder. Any sums or other consideration received by Landlord on
            a reletting in excess of the rent reserved in this Lease shall
            belong to Landlord.

                  (B) If this Lease shall be terminated and whether or not the
            Demised Premises shall be relet, Landlord shall be entitled to
            recover from Tenant an amount equal to all Rent and other charges
            required to be paid by Tenant under this Lease, less the net rent,
            if any, collected by Landlord on reletting the Demised Premises.
            Such amount shall be due and payable by Tenant to Landlord on the
            several days on which such Rent and other charges would have become
            due and payable had this Lease not been terminated, and Tenant shall
            pay to Landlord the amount of any deficiency then existing. The net
            rent collected by Landlord on reletting shall be computed by
            deducting from the gross rents collected the expenses, costs and
            charges referred to in Subsection 19.01(E). Without any previous
            notice or demand, separate actions may be instituted by Landlord
            against Tenant from time to time to recover any damages which at the
            commencement of any such action shall have become due and payable to
            Landlord under any provisions hereof without waiting until the end
            of the original Term of this Lease, and neither the institution of
            suit or suits, nor the entering of judgment therein shall bar
            Landlord from bringing a subsequent suit for damages of any kind. It
            is expressly agreed that the forbearance on the part of Landlord in
            the institution of any suit or entry of judgment for any part of the
            Rent shall in no way serve as a defense against nor prejudice a
            subsequent action for such Rent. Tenant hereby expressly waives
            Tenant's right to claim a merger of such subsequent action in any
            previous suit or in the judgment entered therein. Furthermore, it is
            expressly agreed that claims for Rent may be regarded by Landlord,
            if it so elects, as separate claims capable of being assigned.

                  (C) Landlord, at its election, which shall be exercised by the
            service of a written notice on Tenant, may collect from Tenant and
            Tenant shall pay in lieu of the sums becoming due after the service
            of such notice under the provisions of this Subsection 19.02(C) an
            amount equal to the difference between the Rent required to be paid
            by Tenant under this Lease (form the date of the service of such
            notice to and including the date of the expiration of the Term of
            this Lease which had been in force immediately prior to any
            termination effected under this Section) and the then fair and
            reasonable rental value of the Demised Premises for the same period,
            discounted to present value at the rate of six (6%) percent per
            year. In determining the rental value of the Demised Premises, the
            rental realized by any reletting shall be deemed prima facie
            evidence thereof.

      SECTION 19.03. Tenant hereby expressly waives any rights of redemption
granted by any laws in the event of any eviction or dispossession, any notices
which may be required prior to the commencement of any proceeding for possession
of the Demised Premises.

      SECTION 19.04. The Landlord and the Tenant waive trial by jury in any
action, proceeding or counterclaim brought by either the Landlord or the Tenant
against the other on any matters whatsoever arising out of or in any way
connected with this Lease, the Tenant's use or occupancy of the Demised
Premises, and/or any claim of injury or damage.

      SECTION 19.05. If Tenant shall fail to pay or perform any of its
obligations when due, then Landlord, in addition to any of its rights and
remedies under this Lease and without waiving its rights or remedies with regard
thereto, may cure such failure on the part of Tenant. Any sums expended by
Landlord to effect any such cure shall be payable by Tenant to Landlord within
30 days after demand, as Additional Rent.

                                   ARTICLE XX

                          SURRENDER OF DEMISED PREMISES

                                       19
<PAGE>

      SECTION 20.01. On expiration or termination of the Term, Tenant shall
surrender to Landlord the Demised Premises, in broom clean condition, and all
Tenant's improvements and alterations in good, clean, orderly and undamaged
condition (except for ordinary wear and tear occurring after the last necessary
maintenance made by Tenant, destruction of the Demised Premises covered by
Article XVI and alterations that Tenant has the right to remove or is obligated
to remove under the provisions of Article XII). Tenant shall remove all its
personal property and shall deliver to Landlord all keys to the Demised Premises
within the above stated time. Tenant shall immediately perform all restoration
made necessary by the removal of any alterations or Tenant's personal property.
Tenant shall be liable to Landlord for any cost incurred by Landlord to repair
any damage to the Demised Premises caused by Tenant.

      SECTION 20.02. Landlord can elect to retain or dispose of in any manner
any alterations or Tenant's personal property that Tenant does not remove from
the Demised Premises on expiration or termination of the Term as allowed or
required by this Lease by giving at least ten (10) days' notice to Tenant. Title
to any such alterations or Tenant's personal property that Landlord elects to
retain or dispose of on expiration of the ten (10) day period shall vest in
Landlord. Tenant waives all claims against Landlord for any damage to Tenant
resulting from Landlord's retention or disposition of any such alterations or
Tenant's personal property. Tenant shall be liable to Landlord for Landlord's
costs for storing, removing, and disposing of any alterations or Tenant's
personal property.

      SECTION 20.03. If Tenant fails to surrender the Demised Premises to
Landlord on expiration or termination of the Term, Tenant shall hold Landlord
harmless from all damages resulting from Tenant's failure to surrender the
Demised Premises, including, without limitation, claims made by a succeeding
tenant resulting from Tenant's failure to surrender the Demised Premises.

                                   ARTICLE XXI

                                  HOLDING OVER

      SECTION 21.01. If Tenant, with Landlord's express written consent, remains
in possession of the Demised Premises after expiration or termination of the
Term, or after the date in any notice given by Landlord to tenant terminating
this lease, such possession by Tenant shall be deemed to be a month-to-month
tenancy terminable on thirty (30) days' notice given at any time by either
party. During any such month-to-month tenancy, Tenant shall pay all Rent
required by N.J.S.A. 2A:42-5.

      SECTION 21.02. If Tenant, without Landlord's express written consent,
remains in possession of the Demised Premises after expiration or termination of
the Term, or after the date in any notice given by Landlord to Tenant
terminating this Lease, Tenant shall pay to Landlord Rent as required by
N.J.S.A. 2A:42-6 for the time Tenant retains possession of the Demised Premises
or any part thereof after termination of the Term by lapse or otherwise.

                                  ARTICLE XXII

                             INTENTIONALLY OMMITTED

                                  ARTICLE XXIII

                                  COMMON AREAS

      SECTION 23.01. During the Term of this Lease and any extension thereof,
Tenant and its authorized representatives and invitees shall have the
nonexclusive right to use the Common Areas, with others who are entitled to use
the Common Areas, subject to Landlord's rights as hereinafter provided.
Notwithstanding the aforesaid, Tenant shall not create any disturbance in the
Common Areas nor shall Tenant create any noise from loudspeakers or otherwise,
or permit any noise to be emanated from the Demised Premises nor shall Tenant
distribute any leaflets, advertisements or other materials in the Common Areas.

      SECTION 23.02. Landlord shall have the right to designate specific parking
spaces and loading facilities for use by Tenant and its employees. Where there
is a rear entrance, all loading and unloading of goods shall be made at the rear
entrance. Upon Landlord's demand, Tenant shall submit to Landlord a list of the
license plate numbers for all motor vehicles owned or operated by Tenant and its
employees. Notwithstanding the above, any armored cars that load or unload at
this site may do so at any entrance to the Demised Premises.

                                       20
<PAGE>

      SECTION 23.03. Tenant, at its sole cost and expense, shall maintain,
repair, replace and keep in good condition the Common Areas including but not
limited to parking lot, sidewalk, curbs, signs, lights, landscaping and snow
plowing. Landlord shall have, at any time, the right to establish reasonable
rules and regulations as to the Common Areas, close any of the Common Areas,
either permanently or temporarily, make changes to the Common Areas in any
regard and for any purpose and to hire any person or business to manage and
operate the Common Areas on such terms as Landlord shall determine, all in
accordance with good building practices. Landlord will not construct additional
buildings which will obstruct the visibility of or access to the Demised or
which will materially reduce parking adjacent to the Demised Premises in the
Building.

      SECTION 23.04. Off Site Improvements - - In order to obtain necessary
permits and approvals from Falls Township to construct a bank branch at the
location, it was required that off site improvements be installed in accordance
to JG Park and Associates plans dated March 3, 2005. As part of the requirements
by the township, a segment of sidewalk has to be installed on the opposite side
of West Trenton Avenue to offer safer passage for pedestrians. The sidewalk
specifications are detailed on March 3, 2005 JG Park engineering drawings. In
addition to its routine maintenance duties, Yardville National Bank shall be
obligated at its expense to repair, replace, maintain the sidewalk (including
snow removal and tree damage caused by the sidewalk installation). Copies of the
easements entered into with the property owners shall be supplied to Yardville
National Bank.

                                  ARTICLE XXIV

                                      SIGNS

      SECTION 24.01. Landlord shall have the right to establish policies and
standards for the size, location, quality, number, color and type of signs which
Tenant may install in or upon the Demised Premises. Such policies and standards
are set forth herein as well as in Exhibit "C" attached hereto. Tenant shall
comply with all of such policies and standards as they may be changed from time
to time and shall install such signs as may be required by Landlord. No signs
shall be installed by Tenant in or upon the Demised Premises until after
Landlord has approved in writing the construction (including all connections),
drawings and specifications pertaining to the signs.

      SECTION 24.02. Tenant shall pay for all signs, their installation,
maintenance and removal. Tenant, at Tenant's sole cost and expense, shall obtain
all necessary permits and approvals from the local governmental agency having
jurisdiction thereof. All work must be of good quality. Landlord shall have the
right to reject any work judged below standard. All signs shall be constructed
and installed by contractors qualified to fabricate and install commercial
signs. Tenant shall maintain signs in a neat and attractive condition. The bulbs
of all permitted signs and lights, whether an exterior or interior sign, shall
be replaced as soon as they become defective or lose their intensity. The signs
and supports shall be kept painted to maintain attractive conditions and to
prevent rust, rot or deterioration. Landlord shall have the right to remove the
signs or any of them, at any time during the term of this Lease, as may be
necessary in order to paint or make any other repairs, alterations or
improvements in or upon the Building, providing the same be removed and replaced
at Landlord's expense upon completion of said work. Tenant shall keep its signs
illuminated from dusk to dawn.

                                   ARTICLE XXV

                  SUBORDINATION; TENANT'S ESTOPPEL CERTIFICATE

      SECTION 25.01. This Lease is and shall be subordinate to any mortgage,
encumbrance or ground lease now or hereafter imposed upon or affecting the
Building, or any part hereof. Such subordination is effective without any
further act of Tenant. Tenant shall from time to time on request from Landlord
execute and deliver any documents or instruments that may be required by a
lender or ground lessor to effectuate any subordination. If Tenant fails to
execute and deliver any such documents or instruments, Tenant irrevocably
constitutes and appoints Landlord as Tenant's attorney-in-fact, coupled with an
interest, to execute and deliver any such documents or instruments. Tenant
agrees to execute any subordination agreement referred to above provided the
lender simultaneously agrees to a non-disturbance of the tenancy so long as the
Tenant is not in default.

      SECTION 25.02. Within ten (10) days after notice from the other Landlord
or Tenant shall execute and deliver to the other a statement in writing
certifying such matters as requested by the other, including that this Lease is
unmodified and in full force and effect, or in full force and effect as
modified, and stating the modifications, the amount of Fixed Rent, the dates to
which the Rent has been paid in advance, and the amount of any security deposit
or prepaid rent.

                                       21
<PAGE>

      SECTION 25.03. As a condition to the effectiveness of this Lease, Tenant
must receive a nondisturbance agreement from the ground lessor and any existing
mortgagee and any subordination to a future mortgage must be subject to such an
agreement.

                                  ARTICLE XXVI

                         NATURE OF LANDLORD'S LIABILITY

      SECTION 26.01. It is specifically understood and agreed by Tenant that
there shall be absolutely no personal liability on the part of Landlord or on
the part of the members of Landlord, or, if Landlord or any successor in
interest shall be an individual, joint venture, tenancy in common, firm or
partnership, general or limited, or a trust or a corporation, there shall be no
personal liability on such individual or the members of the firm, partnership,
joint venture, tenancy in common or the trustee or beneficiaries under any such
trust, in each case with respect to any of the terms of this Lease. Tenant shall
look solely to the equity, if any, of Landlord in the Demised Premises for the
satisfaction of each and every remedy of Tenant in the event of any breach by
Landlord of any of the terms of this Lease to be performed by Landlord. The
foregoing exculpation of personal liability shall be absolute and without any
exception whatsoever.

      SECTION 26.02. If Landlord sells or transfers all or any portion of the
Building, Landlord, on consummation of the sale or transfer, shall be released
from any liability thereafter accruing under this Lease and the transferee shall
be automatically responsible for future performance of the Landlord under this
Lease.

      SECTION 26.03. Landlord shall not be liable for failure to furnish any
services when such failure is due to Excusable Delay. Landlord shall not be
liable, under any circumstances, including, but not limited to, that arising
from the negligence of Landlord, its agents, servants or invitees, or from
defects, errors or omissions in the construction or design of the Demised
Premises and/or the Building, including the structural and nonstructural
portions thereof, for loss of or injury to Tenant or to property, however
occurring, through or in connection with or incidental to the furnishing of, or
failure to furnish, any of the aforesaid services or for any interruption to
Tenant's business however occurring. Landlord and its agents shall not be liable
for any loss or damage to property entrusted to their employees or agents, nor
for loss of property by theft. Landlord and its agents shall not be liable for
any injury or damage to persons or property resulting from falling plaster, or
from steam, gas, water or snow which may leak from any part of the Building, or
from the pipes or appliances therein, or from any other part thereof, or from
the sub-surface thereunder, or from dampness, or from any other cause.
Notwithstanding the above, Landlord shall not be exculpated from any injury or
damages to the Tenant or Tenant's property which is caused by Landlord's gross
negligence or the gross negligence of Landlord's employees, agents or invitees.

      SECTION 26.04. This Lease and the obligations of Tenant to pay all Rent
and perform all of its obligations shall in no way be impaired, affected or
excused because Landlord is unable to fulfill its obligations or unable to or
delayed in supplying any service or performing any obligations, including
without limitation, any repairs or work to be done by Landlord, subject to the
self-help provisions contained within this Lease.

      SECTION 26.05. It is expressly agreed that nothing in this Lease shall be
construed as creating a partnership or joint venture between Landlord and
Tenant, or between Landlord or any other party, or cause Landlord to be
responsible for any debts or obligations of Tenant.

                                  ARTICLE XXVII

                                     WAIVER

      SECTION 27.01. No delay or omission in the exercise of any right or remedy
of Landlord on any default by Tenant shall impair such a right or remedy or be
construed as a waiver. The receipt and acceptance by Landlord of delinquent Rent
shall not constitute a waiver of any default. No act or conduct of Landlord,
including, without limitation, the acceptance of the keys to the Demised
Premises, shall constitute an acceptance of the surrender of the Demised
Premises by Tenant before the expiration of the Term. Only a written notice from
Landlord to Tenant shall constitute acceptance of the surrender of the Demised
Premises and accomplish a termination of the Lease. Landlord's consent to or
approval shall not be deemed to waive or render unnecessary Landlord's consent
to or approval of any subsequent act by Tenant. Any waiver by Landlord or Tenant
of any default must be in writing and shall not be a waiver of any other default
concerning the same or any other provision of the Lease.

      SECTION 27.02. The parties hereto waive a trial by jury of any and all
issues arising in any action or proceeding between them or their successors
under or connected with this Lease or any of its provisions, any negotiations in
connection therewith, or Tenant's use or occupancy of the Demised Premises. In
case Landlord shall commence summary proceedings or an action for nonpayment of
Basic

                                       22
<PAGE>
Rent or additional rent hereunder against Tenant, Tenant shall not interpose any
counterclaim of any nature or description in any such proceeding or action
unless compulsory under existing court rules, but shall be relegated to an
independent action at law.

                                 ARTICLE XXVIII

                                 QUIET ENJOYMENT

      SECTION 28.01. Landlord covenants that if, and so long as, Tenant pays the
Fixed Rent and any Additional Rent as herein provided, and performs the
covenants hereof, Landlord shall do nothing to affect Tenant's right to
peaceably and quietly have, hold and enjoy the Demised Premises for the Term
herein mentioned, subject to the provisions of this Lease and to the terms of
all covenants, restrictions, easements and encumbrances (but subject to Section
25.03) now or hereafter affecting fee title to, or Landlord's interest in, the
Building.

                                  ARTICLE XXIX

                             INTENTIONALLY OMMITTED

                                   ARTICLE XXX

                              WAIVER OF SUBROGATION

      SECTION 30.01. In the event of any loss or damage to the Building, the
Building, the Demised Premises and/or any contents (herein "property damage"),
each party waives all claims against the other for any such loss or damage and
each party shall look only to any insurance which it has obtained to protect
against such loss (or in the case of Tenant, waives all claims any tenant of the
Building that has similarly waived claims against such Tenant) and each party
shall obtain, for each policy of such insurance, provisions waiving any claims
against the other party (and against any other tenant(s) in the Building that
has waived subrogation against the Tenant) for loss or damage within the scope
of such insurance.

                                  ARTICLE XXXI

                             INTENTIONALLY OMMITTED

                                  ARTICLE XXXII

                                  MISCELLANEOUS

      SECTION 32.01. TIME OF ESSENCE. Time is of the essence of each provision
of this Lease and for the performance of any obligation hereunder.

      SECTION 32.02. BINDING ON SUCCESSORS. Subject to the provisions hereof
with respect to assignment and subletting, this Lease shall be binding upon and
inure to the benefit of the parties hereto and their heirs, executors,
administrators, assigns, subtenants and successors in interest.

      SECTION 32.03. NOTICE. Any notice, demand, request, consent, approval, or
communication that either party desires or is required to give to the other
party or any other person shall be in writing and either served personally or
sent by certified mail, return receipt requested, express mail or overnight
courier, and addressed to the other party at the address set forth at the
beginning of this Lease. Either party may change its address by giving a notice
thereof to the other party in accordance with this Section.

      SECTION 32.04. COMMISSIONS. Landlord and Tenant each represents to the
other, knowing that the other shall rely upon same, that neither has dealt with
any real estate broker, finder of other person in connection with this Lease,
the Building or the Demised Premises and no such real estate broker is entitled
to a commission as a result of this Lease. Each shall hold harmless the other,
its employees, agents and assigns, from and against all claims, demands, actions
and liabilities, expenses and other damages, including attorneys' fees incurred,
resulting from any claims that may be asserted against Landlord or Tenant by any
broker, finder or other person with whom Landlord or Tenant has or purportedly
has dealt and any claim of, or right to lien under the Statutes of the State of
New Jersey relating to real estate broker liens, with respect to any such
broker.

      SECTION 32.05. GOVERNING LAW. This Lease shall be construed and
interpreted in accordance with the laws of the State of New Jersey.

                                       23
<PAGE>

      SECTION 32.06. ENTIRE AGREEMENT. This Lease contains the entire agreement
of the parties and cannot be amended or modified except by a written agreement.
Neither Landlord nor anyone acting on its behalf has made any statement, promise
or agreement which in any way modifies, varies, alters, enlarges or invalidates
the provisions of this Lease, or the obligations of Landlord or Tenant
hereunder.

      SECTION 32.07. CONSTRUCTION. The Landlord and the Tenant agree that each
party and its counsel have reviewed and revised this Lease and that the normal
rule of construction to the effect that any ambiguities are to be resolved
against the drafting party shall not be employed in the interpretation of this
Lease or any amendments, exhibits or schedules hereto.

      SECTION 32.08. CAPTIONS. The captions of this Lease shall have no effect
on its interpretation.

      SECTION 32.09. SEVERABILITY. The unenforceability, invalidity or
illegality of any provision of this Lease shall not render the other provisions
unenforceable, invalid or illegal.

      SECTION 32.10. SECTION REFERENCES. All references to Articles shall refer
to articles of this Lease.

      SECTION 32.11. MEMORANDUM OF LEASE. This Lease shall not be recorded,
except that if either party requests that the other do so, it shall execute a
Memorandum of Lease in recordable form.

         SECTION 32.12. AUTHORITY OF CORPORATE TENANT. If Landlord or Tenant is
a corporation, each individual executing this Lease on behalf of said
corporation represents and warrants that (i) he is duly authorized to execute
and deliver this Lease on behalf of said corporation in accordance with the
by-laws and pursuant to a duly enacted resolution of said corporation; (ii) that
this Lease is valid and binding upon said corporation and enforceable against
Landlord or Tenant in accordance with its terms; (iii) the execution and
delivery of this Lease will not, with or without the passage of time, violate
any other agreement, lease or mortgage by which the corporation is bound or by
which the corporation's property is encumbered.

      SECTION 32.13. TENANT'S FINANCIAL CONDITION. Tenant represents and
warrants that all financial statements and other information submitted by, or on
behalf of, Tenant to Landlord in connection with this Lease are true and
complete in all material respects.

      SECTION 32.14. EXECUTION OF LEASE. The submission of this Lease to Tenant
for examination does not constitute an offer on the part of Landlord. This Lease
shall be effective only upon execution by Landlord and Tenant. Upon execution of
this Lease by Tenant and delivery of the executed Lease to Landlord, this Lease
shall constitute an option to Landlord for thirty (30) days to execute and
deliver this Lease, and said option may not be withdrawn during such thirty (30)
day period after delivery to Landlord. If Landlord shall not execute this Lease
within such thirty (30) day period, then the option shall be deemed withdrawn.

      SECTION 32.15. BUILDING EXCLUSIVES. N/A.

      SECTION 32.16. NET LEASE. It is the intention of these presents that
Landlord shall receive the Basic Rent herein reserved and all sum or sums which
shall or may become payable hereunder by Tenant under any contingency, free from
all taxes, charges, expenses, damages and deductions of every kind or sort
whatsoever except as otherwise expressly stated herein, and the Tenant shall and
will and hereby expressly agree to pay all such other sums which, except for the
execution and delivery of these presents, would have been chargeable against the
Demised Premises and payable by Landlord. Tenant, however, shall not be under
any obligation to pay any principal or interest on any mortgage which may be a
lien against the fee simple interest of Landlord on the Demised Premises, or
Landlord's estate or interest therein, or any franchise tax which is or may
become payable to Landlord or any gift, inheritance, transfer, estate or
succession tax by reason of any existing law or any law which may hereafter be
enacted or any judgments, liens, claims or demands asserted against Landlord
which are not specified as the obligation of Tenant herein and which do not
arise out of the use and occupancy of the Demised Premises by Tenant.

      SECTION 32.18. NO ORAL MODIFICATION All prior understandings and
agreements between the parties are merged within this Lease, which alone fully
and completely sets forth the understanding of the parties; and this Lease may
not be changed or terminated orally or in any manner other than by an agreement
in writing and signed by the party against whom enforcement of the change or
termination is sought.

      SECTION 32.19. EXTERMINATION. INTENTIONALLY OMMITTED

      SECTION 32.20. ATTORNEYS' FEES. If either party hereto be made or becomes
a party to any litigation commenced by or against the other party involving the
enforcement of any of the rights and

                                       24
<PAGE>
remedies of such party, or arising on account of the default of the other party
in the performance of such party's obligations hereunder, then the prevailing
party in any such litigation, or the party becoming involved in such litigation
because of a claim against such other party, as the case may be, shall receive
from the other party all costs and reasonable attorneys' fees incurred by such
party in such litigation.

                                 ARTICLE XXXIII

                               LEASEHOLD MORTGAGES

      SECTION 33.01. Tenant and every successor and assign of Tenant (including,
but not limited to, any sublessee of Tenant, but only with Tenant's prior
consent) is hereby given the right by Landlord in addition to any other rights
herein granted, without Landlord's prior written consent, to mortgage its
interest in this Lease(s), or any part or parts thereof, and any sublease(s)
under one or more leasehold Mortgage(s), and assign this Lease, or any part or
parts thereof, and any sublease(s) as collateral security for such Mortgage (s),
upon the condition that all rights acquired under such Mortgage(s) shall be
subject to each and all of the covenants, conditions and restrictions set forth
in this Lease, and to all rights and interest of Landlord herein, none of which
covenants, conditions or restrictions is or shall be waived by Landlord by
reason of the right given so to mortgage such interest in this Lease, except as
expressly provided herein. If Tenant and/or Tenant's successors and assigns
(including, but not limited to, any sublessee of Tenant, but only with Tenant's
prior consent) shall mortgage this leasehold, or any part or parts thereof, and
if the holder(s) of such Mortgage(s) shall, within thirty (30) days of its
execution, send to Landlord a true copy thereof, together with written notice
specifying the name and address of the Mortgagee and the pertinent recording
date with respect to such Mortgage(s), Landlord agrees that so long as any such
leasehold Mortgage(s) shall remain unsatisfied of record or until written notice
of satisfaction is given by the holder(s) to Landlord, the following provisions
shall apply:

            A.    There shall be no cancellation, surrender or modification of
                  this Lease by joint action of Landlord and Tenant without the
                  prior consent in writing of the leasehold Mortgagee(s).

            B.    Landlord shall, upon serving Tenant with any notice of
                  default, simultaneously serve a copy of such notice upon the
                  holder(s) of such leasehold Mortgage(s). The leasehold
                  Mortgagee(s) shall thereupon have the same period, after
                  services of such notice upon it, to remedy or cause to be
                  remedies the defaults complained of, and Landlord shall accept
                  such performance by or at the instigation of such leasehold
                  Mortgagee(s) as if the same had been done by Tenant.

            C.    Anything herein contained notwithstanding, while such
                  leasehold Mortgage(s) remains unsatisfied of record, or until
                  written notice of satisfaction is given by the holder(s) to
                  Landlord, if any default shall occur which, pursuant to any
                  provision of this Lease, entitled Landlord to terminate this
                  Lease, and if before the expiration of thirty (30) days from
                  the date of service of notice or termination upon such
                  leasehold Mortgagee(s) such leasehold Mortgagee(s) shall have
                  notified Landlord of its desire to nullify such notice and
                  shall have paid to Landlord all Basic Rent and additional rent
                  and other payments herein provided for, and then in default,
                  and shall have complied or shall commence the work of
                  complying with all of the other requirements of this Lease, if
                  any are then in default, and shall prosecute the same to
                  completion with reasonable diligence, then in such event
                  Landlord shall not be entitled to terminate this Lease and any
                  notice of termination theretofore given shall be void and of
                  not effect.

            D.    If the Landlord shall elect to terminate this Lease by reason
                  of any default of Tenant, the leasehold Mortgagee(s) shall not
                  only have the right to nullify and notice of termination by
                  curing such default, as aforesaid, but shall also have the
                  right to postpone and extend the specified date for the
                  termination of this Lease as fixed by Landlord in its notice
                  of termination, for a period of not more than six (6) months,
                  provided that such leasehold Mortgagee(s) shall cure or cause
                  to be cured any then existing money defaults and meanwhile pay
                  the other terms, conditions and provisions of this Lease on
                  Tenant's part to be complied with and performed, other than
                  past non-monetary defaults, and provided further that the
                  leasehold Mortgagee(s) shall forthwith take steps to acquire
                  or sell Tenant's interest in this Lease by foreclosure of the
                  Mortgage(s) or otherwise and shall prosecute the same to
                  completion with all due diligence. If at the end of said six
                  (6) month period the leasehold Mortgagee(s) shall be actively
                  engaged in steps to acquire or sell Tenant's

                                       25
<PAGE>

                  interest herein, the time of said Mortgagee to comply with the
                  provisions of this Article 33 (except Section 33.01 (C) shall
                  be extended for such period as shall be reasonably necessary
                  to complete such steps with reasonable diligence and
                  continuity.

            E.    Landlord agrees that the name of the leasehold Mortgagee(s)
                  may be added to the "Loss Payable Endorsement" of any and all
                  insurance policies required to be carried by Tenant hereunder
                  on condition that the insurance proceeds are to be applied in
                  the manner specified in this Lease and that the leasehold
                  Mortgage(s) or collateral document shall so provide.

            F.    Landlord agrees that in the event of termination of this Lease
                  by reason of any default by Tenant other than for nonpayment
                  of Rent or Additional Rent and other payments herein provided
                  for, that Landlord will enter into a new lease of the Demised
                  Premises with the leasehold Mortgagee(s) or its nominee(s),
                  for the remainder of the term, effective as of the date of
                  such termination, at the Basic Rent and additional rent and
                  upon the terms, provisions, covenants and agreements as herein
                  contained and subject only to the same conditions of title as
                  this Lease is subject to on the date of the execution hereof,
                  and to the rights, if any, of any parties then in possession
                  of any part of the Demised Premises, provided:

                  (1) Said Mortgagee(s) or its nominee shall make written
                  request upon Landlord for such new lease within fifteen (15)
                  days after the date of such termination and such written
                  request is accompanied by payment to Landlord of sums then due
                  to Landlord under this Lease.

                  (2) Said Mortgagee(s) or its nominee(s) shall pay to Landlord
                  at the time of the execution and delivery of said new lease,
                  any and all sums which would at the time of the execution and
                  delivery thereof, be due pursuant to this Lease but for such
                  termination, and in addition thereto, any expenses, including
                  reasonable attorney's fees to which Landlord shall have been
                  subjected by reason of such default.

                  (3) Said Mortgagee(s) or its nominee(s) shall perform and
                  observe all covenants herein contained on Tenant's part to be
                  performed and shall further remedy any other conditions which
                  Tenant under the terminated lease was obligated to perform
                  under the terms of this Lease; and upon execution and delivery
                  of such new lease, any subleases which may have theretofore
                  been assigned and transferred by Tenant to Landlord, as
                  security under this Lease, shall thereupon be deemed to be
                  held by Landlord as security for the performance of all of the
                  obligations of Tenant under the new lease.

                  (4) Landlord shall not warrant possession of the Demised
                  Premises to Tenant under the new lease.

                  (5) Such new lease shall be expressly made subject to the
                  rights, if any, of Tenant under the terminated lease.

                  (6) The Tenant under such new lease shall have the same right,
                  title, and interest in and to the buildings and improvements
                  on the Demised Premises as Tenant had under the terminated
                  lease.

            G.    Landlord agrees promptly after submission to execute,
                  acknowledge and deliver any agreements modifying this Lease
                  requested by any leasehold Mortgagee(s), provided that such
                  modification does not decrease Tenant's obligations or
                  decrease Landlord's rights pursuant to this Lease.

            H.    The proceeds from any insurance policies or arising from a
                  condemnation are to be held by any leasehold Mortgagee(s) and
                  distributed pursuant to the provisions of this Lease, but the
                  leasehold Mortgagee(s) may reserve its rights to apply to the
                  mortgage debt all, or an part, of Tenant's are of such
                  proceeds pursuant to such Mortgage(s).

            I.    The leasehold Mortgagee(s) shall be given notice of any
                  arbitration proceedings by the parties hereto, and shall have
                  the right to intervene therein and be made a party to such
                  proceedings, and the parties hereto do

                                       26
<PAGE>

                  hereby consent to such intervention. In the event that the
                  leasehold Mortgagee(s) shall not elect to intervene or become
                  a party to such proceedings, the leasehold Mortgagee(s) shall
                  receive notice of, and a copy of any award or decision made in
                  said arbitration proceedings.

            J.    Landlord shall, upon request, execute, acknowledge and deliver
                  to each leasehold Mortgagee (s), an agreement prepared at the
                  sole cost and expense of Tenant, in form satisfactory to such
                  leasehold Mortgagee(s), between Landlord, Tenant and leasehold
                  Mortgagee(s), agreeing to all of the provisions herein. The
                  term "Mortgage", whenever used herein, shall include whatever
                  security instruments are used in the locale of the Demised
                  Premises, such as, without limitations, deeds of trust,
                  security deeds and conditional deeds, as well as financing
                  statements, security agreements and other documentation
                  required pursuant to the Uniform Commercial Code. The term
                  "Mortgage" whenever used herein, shall also include any
                  instruments required in connection with a sale-leaseback
                  transaction.

                                  ARTICLE XXXIV

             TENANT'S RESPONSIBILITY REGARDING HAZARDOUS SUBSTANCES

      SECTION 34.01. HAZARDOUS SUBSTANCES. The term "Hazardous Substances" as
used in this Lease, shall include, without limitation, flammable, explosives,
radioactive materials, asbestos, polychlorinated biphenyls (PCS's), chemicals
known to cause cancer or reproductive toxicity, pollutants, contaminants,
hazardous wastes, toxic substances or related materials, petroleum and petroleum
products, and substances declared to be hazardous or toxic under the Industrial
Site Recovery Act, N.J.S.A. 13:1k-6, as amended, and the Spill Compensation and
Control Act, N.J.S.A. 58:10-12.1, and any law or regulation now or hereafter
enacted or promulgated by any governmental authority.

      SECTION 34.02. TENANT'S RESTRICTIONS. Tenant shall not cause to permit or
occur:

            (A) Any violation of any federal, state or local law, ordinance, or
regulation now or hereafter enacted, related to environmental conditions, on,
under, or about the Demised Premises, or arising from Tenant's use or occupancy
of the Demised Premises, including, but not limited to, soil and ground water
conditions; or

            (B) The use, generation, release, manufacture, refining, production,
processing, transport, handling, treatment, storage, or disposal of any
hazardous substance on, under, or about the Demised Premises, or the
transportation to or from the Demised Premises of any hazardous substance,
except for de minimus amounts of oils, greases, and cleaning products providing
same is in conformance with all environmental laws or as specifically disclosed
on Schedule G of this Lease.

      SECTION 34.03. ENVIRONMENTAL CLEANUP.

            (A) Tenant shall, at Tenant's own expense, comply with all laws
      regulating the use, generation, storage, transportation, or disposal of
      hazardous substances ("Laws").

            (B) Tenant shall, at Tenant's own expense, make all submissions to,
      provide all information required by, and comply with all requirements of
      all governmental authorities (the "Authorities") under the laws.

            (C) Should any Authority or any third party demand that a clean-up
      plan be prepared and that a clean-up be undertaken because of any deposit,
      spill, discharge, or other release of hazardous substances that occurs
      during the term of this Lease, at or from the Demised Premises, or which
      arises at any time from Tenant's use or occupancy of the Demised Premises,
      then Tenant shall, at Tenant's own expense, prepare and submit the
      required plans and all related bonds and other financial assurances; and
      Tenant shall carry out all such clean-up plans.

            (D) Tenant shall promptly provide all information regarding the use,
      generation, storage, transportation, or disposal of hazardous substances
      that is requested by Landlord. If Tenant fails to fulfill any duty imposed
      under this Section 34.03 within a reasonable time, Landlord may do so; and
      in such case, Tenant shall cooperate with Landlord in order to prepare all
      documents Landlord deems necessary or appropriate to determine the
      applicability of the Laws to the Demised Premises and Tenant's use
      thereof, and for compliance therewith, and Tenant shall execute all
      documents promptly upon Landlord's request. No such action by Landlord and
      no attempt made by Landlord to

                                       27
<PAGE>
      mitigate damages under any laws shall constitute a waiver of any of
      Tenant's obligations under this Section 34.03.

      SECTION 34.04. TENANT'S INDEMNITY.

            (A) Tenant shall indemnify, defend, and hold harmless Landlord,
      Landlord's Mortgagee, the manager of the property, and their respective
      officers, directors, beneficiaries, shareholders, members, partners,
      agents and employees from all fines, suits, procedures, claims, and
      actions of every kind, and all costs associated therewith (including
      attorneys' and consultants' fees) arising out of or in any way connected
      with any deposit, spill, discharge, or other release of hazardous
      substances that occurs during the term of this Lease, at or from the
      Demised Premises, or which arises at any time from Tenant's use or
      occupancy of the Demised Premises, or from Tenant's failure to provide any
      information, make all submissions, and take all steps required by all
      Authorities under the Laws and all other environmental laws.

            (B) Landlord shall indemnify, defend, and hold harmless Tenant,
      Tenant's Mortgagee, the manager of the Demised Premises, and their
      respective officers, directors, beneficiaries, shareholders, members,
      partners, agents and employees from all fines, suits, procedures, claims,
      and actions of every kind, and all costs associated therewith (including
      attorneys' and consultants' fees) arising out of or in any way connected
      with any deposit, spill, discharge, or other release of hazardous
      substances that occurred prior to Tenant's occupancy of the Demised
      Premises, or which arose at any time prior to Tenant's use or occupancy of
      the Demised Premises, or from Landlord's failure to provide any
      information, make all submissions, and take all steps required by all
      Authorities under the Laws and all other environmental laws.

            (C) Landlord's and Tenant's obligations and liabilities under this
      Section 34.04 shall survive the expiration of this Lease.

      SECTION 34.05. Tenant represents that its SIC Number is .

                                  ARTICLE XXXV

                                 ISRA COMPLIANCE

      SECTION 35.01. Tenant acknowledges the existence of the New Jersey
Industrial Site Recovery Act ("ISRA"). Tenant represents to Landlord that
Tenant's Standard Industrial Classification (SIC) Number as used on Tenant's
Federal Tax Return will not subject the Demised Premises to ISRA applicability
under current laws and regulations. Any change by Tenant to an operation with an
SIC number subject to ISRA shall require Landlord's written consent, which
consent will not be unreasonably withheld. Any such proposed change shall be
noticed in writing to Landlord sixty (60) days prior to the proposed change.
Landlord, at its sole option, may deny consent to the change.

            Tenant agrees to execute such documents as Landlord reasonably deems
necessary and to make such applications as Landlord reasonably requires to
assure compliance with ISRA. Tenant shall bear all costs and expenses incurred
by Landlord associated with any required ISRA compliance resulting from Tenant's
use of the Demised Premises including but not limited to, state agency fees,
engineering fees, clean-up costs, filing fees and suretyship expenses. As used
in this Lease, ISRA compliance shall include applications for determinations of
nonapplicability by the appropriate governmental authority. The foregoing
undertaking shall survive the termination or sooner expiration of the Lease and
surrender of the Demised Premises and shall also survive sale, or lease or
assignment of the Demised Premises by Landlord. Tenant agrees to indemnify and
hold Landlord harmless from the violation of ISRA occasioned by Tenant's use of
the Demised Premises.

                                  ARTICLE XXXVI

                   SORTING AND SEPARATION OF REFUSE AND TRASH

      SECTION 36.01. COMPLIANCE BY TENANT. Tenant covenants and agrees, at its
sole cost and expense, to comply with all present and future laws, orders, and
regulations of all state, federal, municipal, and local governments,
departments, commissions, and boards regarding the collection, sorting,
separation, and recycling of waste products, garbage, refuse and trash. Tenant
shall sort and separate such waste products, garbage, refuse, and trash into
such categories as provided by law. Each separately sorted category of waste
products, garbage, refuse, and trash shall be placed in separate receptacles.
Such separate

                                       28
<PAGE>
receptacles may, at Landlord's option, be removed from the Demised
Premises in accordance with a collection schedule prescribed by law.

      SECTION 36.02. LANDLORD'S RIGHTS IN EVENT OF NONCOMPLIANCE. Landlord
reserves the right to refuse to collect or accept from Tenant any waste
products, garbage, refuse or trash that is not separated and sorted as required
by law, and to require Tenant to arrange for such collection at Tenant's sole
cost and expense, utilizing a contractor satisfactory to Landlord. Tenant shall
pay all costs, expenses, fines, penalties or damages that may be imposed on
Landlord or Tenant by reason of Tenant's failure to comply with the provisions
of this article, and, at Tenant's sole cost and expense, shall indemnify, defend
and hold harmless (including legal fees and expenses) from and against any
actions, claims, and suits arising from such noncompliance, utilizing counsel
reasonably satisfactory to Landlord.

                                 ARTICLE XXXVII

                          REMOVAL OF GARBAGE AND DEBRIS

      SECTION 37.01. Tenant agrees to remove all garbage and debris from
Tenant's Demised Premises. Tenant shall not permit its garbage or debris to be
placed or remain outside the Demised Premises.

      SECTION 37.02. For purposes of this Section, garbage and debris shall
refer to waste generated by Tenant's business facilities, except for any
hazardous substances as defined in Article XXXIV hereinabove.

      SECTION 37.03. Removal of all such garbage and debris shall be at Tenant's
expense in accordance with Article XXXVI set forth above.

      SECTION 37.04. In the event Tenant is specifically permitted to use,
generate, release, manufacture, refine, produce, process, transport, handle,
treat, store or dispose of any hazardous substance in accordance with the
provisions of Article XXXIV herein, Tenant shall not dispose of said hazardous
substances in the common garbage receptacles and/or containers provided by
Landlord for the tenants. Tenant shall dispose of said hazardous substances in
accordance with all applicable laws at its own cost and expense.

      SECTION 37.05. In the event Tenant produces garbage and debris for
disposal in the common garbage receptacles and/or containers provided by
Landlord for Tenant, that is in excess of Tenant's share of the aggregate
garbage and debris for the entire Building, Landlord may assess Tenant and
Tenant shall be responsible for the disposal costs associated with said excess.

                                 ARTICLE XXXVIII

                                RENEWAL PROVISION

      SECTION 38.01.

            (A)   The Term of the lease agreement between Landlord and Tenant
                  shall be for ten (10) years. On December 1, 2006 and each and
                  every subsequent annual anniversary date of the lease (The
                  Anniversary Date), the expiration date shall, without further
                  action of the parties, be extended for an additional year
                  unless and until the Tenant shall have notified the Landlord
                  of its intention not to extend the expiration date beyond the
                  end of the then current term. Said notice shall be in writing
                  and delivered to the Landlord not less than six (6) months
                  prior to the next anniversary.

            (B)   Commencing December 1, 2015, the base rent shall increase by
                  the Consumer Price Index (CPI) for the Northern New Jersey /
                  New York region every anniversary date of the lease with a
                  minimum of a three (3) percent and a maximum of a five (5)
                  percent base rental increase. The parties understand that the
                  month of August or the most recent available CPI data to the
                  anniversary date will be utilized to calculate the prior
                  twelve (12) month increase.

      SECTION 38.02

            (A) The Landlord and Tenant acknowledge and agree to make the
effective date of the lease retroactive to the date set forth on the first page
herein. The purpose of the retroactive effective date is to make it coincide
with the term of the previous lease for the demised premises entered into by the
two parties.

                                       29
<PAGE>

      The aforesaid monthly rents shall be payable in advance on the first day
of each calendar month, except that a proportionately lesser sum may be paid for
the first month following the Term Expiration Date if said date falls on a date
other than the first of the month.

      IN WITNESS WHEREOF, the parties hereto execute this Lease on the date set
forth above.

Witness:                                      MYNB, LLC.

                                              By   /s/ Sidney Hofing
-------------------------------                  -------------------------------
                                                       Sidney Hofing
                                                       Managing Member

                                              YARDVILLE NATIONAL BANK,
                                              A NEW JERSEY  NATIONAL BANK

Daniel J. O'Donnell                           By   /s/ Patrick M. Ryan
-------------------------------                  -------------------------------
Daniel J. O'Donnell, Secretary                         Patrick M. Ryan, CEO

                                       30
<PAGE>

                                    EXHIBIT B

                                 LANDLORD'S WORK

The Landlord shall provide the following work as its scope of services:

      A. Land acquisition

      B. All Professional fees excluding interior architectural

      C. Construction Permits

Construction Management: MYNB, LLC shall be responsible for supervising all
construction activities as its expense. MYNB, LLC shall segregate all invoices
from selected contractors and invoice the responsible parties. All invoices
shall be paid within ten (10) days of receipt.

                                       31
<PAGE>

                                    EXHIBIT C

                                      SIGNS

            1.    All signs visible to the outside are to be submitted for
                  approval by landlord, which approval shall not be unreasonably
                  withheld.

            2.    The sign(s) shall not be moving or flashing.

All tenant signage must conform to any local requirements or restrictions as
established by local ordinances. Copies of the approved permits must be posted
in the front windows of the building before installation of any sign commences.

                                       32
<PAGE>
                                    EXHIBIT D

                                   EXCLUSIVES

                             INTENTIONALLY OMMITTED

                                       33
<PAGE>

                                    EXHIBIT E

                              RULES AND REGULATIONS

      1. All loading and unloading shall be done only in the areas, and through
the entrances, designated for such purposes by Landlord.

      2. INTENTIONALLY OMMITTED

      3. No loudspeakers, televisions, phonographs, radios or other devices
shall be used in a manner so as to be heard or seen outside of the Demised
Premises without the prior written consent of the Landlord.

      4. If the Demised Premises are equipped with heating facilities separate
from those in the remainder of the Building, Tenant shall keep the Demised
Premises at a temperature sufficiently high to prevent freezing of water pipes
and fixtures.

      5. Tenant shall, at Tenant's cost, contract the services of an
exterminator in compliance with the Lease requirements.

      6. Tenant shall not burn any trash or garbage of any kind in or about the
Demised Premises, the Building, or within one mile of the outside property lines
of the Building.

      7. Tenant and Tenant's employees and agents shall not conduct or solicit
business in the parking area or other common areas, nor shall Tenant distribute
any handbills or other advertising matter in automobiles parked in the parking
area or in other common areas, including "For Sale" signs in car windows.

      8. Tenant is not permitted to use any space heaters, including but not
limited to kerosene, propane or electric.

      9. The plumbing facilities shall not be used for any other purpose than
that for which they were constructed, and no foreign substance of any kind shall
be thrown therein, and the expense of any breakage, stoppage, or damage
resulting from a violation of this provision shall be borne by Tenant, who
shall, or whose employees, agents or invitees shall, have caused it.

      10. Tenant shall not install any coin operated vending machine, video game
machine, coin telephone, or similar devise, nor any stand for display of goods
for sale upon the sidewalk area or outside wall or any portion of the Building
without written consent of the Landlord.

      11. No buses shall be operated by any tenant in this Building. Should any
tenant wish to charter or otherwise arrange for a bus to be present on the
Building property, he must first obtain written permission from the Landlord.
The request for permission to have a bus enter the property should contain
particulars of the bus' operation noting as to its location of parking, picking
up and discharging of passengers, and the like.

      12. Tenant shall promptly comply with all laws, orders, directions, rules
and requirements of governmental authorities and cognizant insurance carriers.

      13. Maintain the Demised Premises and all equipment within it in good
repair and appearance and in neat, clean, safe and sanitary condition free of
all garbage.

      14. Use all electric, plumbing and other facilities in the rental space
safely.

      15. Promptly notify Landlord when there are conditions that require repair
by Landlord.

      16. Comply with all rules and regulations made by Landlord from time to
time, respecting the delivery or shipment of merchandise, supplies and fixtures
to and from the rental space.

      17. Immediately notify Landlord of any accident, fire or damage occurring
to the rental space.

      18. Install anything on the roof without the prior written consent of
Landlord.

      19. Do anything or permit anything to be done which tends to destroy the
peace and quiet of the Landlord, other tenants, invitees of the Building, or
persons in the neighborhood.

      20. Throw or permit any foreign substance to be thrown into the plumbing
facilities.

                                       34
<PAGE>

      21. Permit any vehicle or trailers to remain parked overnight in the
Building.

      22. Obstruct any part of the Building outside the rental space.

      23. Use or operate any equipment that, in Landlord's sole judgment, is or
may be harmful to the rental space of the building which the rental space is a
part.

      24. Attach any awning or other projection to the outside of the rental
space, or the building of which the rental space is a part.

      25. Conduct any auction, fire sale, bankruptcy sale, going-out-of business
sale, or lost-our-lease sale, in or about the rental space.

      26. Tenant's employees may not park in front of the other tenant's stores.

      27. Permit trash or debris to accumulate outside the Demised Premises.

      Failure of Tenant to comply with the rules and regulations of this section
constitutes an Event of Default under this Lease, subject to a Fifty and 00/100
($50.00) Dollar per day fine, after giving Tenant notice of such default and an
opportunity to cure the same within the time provided by this Lease.

                                       35
<PAGE>

                                ADDENDUM TO LEASE

In the event of a conflict between this Lease Addendum and the original lease
between MYNB LLC (Landlord) and Yardville National Bank (Tenant) dated December
1, 2005, the Lease Addendum shall prevail.

1.    The intent of the parties is that this lease shall be considered an
      absolute net lease. Regardless of the specified maintenance obligations of
      the lease agreement, the Tenant shall be 100% responsible for any and all
      maintenance and replacements of the building components and/or systems
      which shall include but not be limited to roof, structure, HVAC, plumbing,
      electrical and lighting, paving, sidewalks and all exterior and interior
      improvements.

2.    Common area maintenance - - Tenant shall be 100% responsible at its sole
      cost and expense for performing any exterior common area maintenance
      including but not limited to landscaping, snow plowing, lighting, cleaning
      and parking lot striping.

                                              /s/ Sidney L. Hofing
                                              ----------------------------------
                                              Sidney L. Hofing
                                              Managing Member, MYNB LLC

                                              /s/ Patrick M. Ryan
                                              --------------------------
                                              Yardville National Bank

                                       36<PAGE>
                                                                   EXHIBIT 10.33

This Lease Agreement made this 19th day of January, 2006 between Mercer
Management & Development, Inc., on behalf of Vernon Holdings 101837 LLC d/b/a
Cream Ridge Mews, hereinafter referred to as "Landlord" and Yardville National
Bank, 2465 Kuser Road Hamilton, NJ 08690, hereinafter referred to as "Tenant."

                                DEMISED PREMISES

1) The Landlord does hereby lease to the Tenant and the Tenant does hereby rent
from the Landlord the following premises:

      The Demised Premises shall consist of Suite # 3 located in the building
      commonly known as Cream Ridge Mews in Plumsted, New Jersey (the
      "Building"), which suite contains approximately 1,900 square feet, outside
      dimensions for both to center line of common wall, together with all
      improvements which have been constructed, thereon by the Landlord and/or
      Tenant for the use of the Tenant, and all easements, improvements,
      tenements, appurtenances, hereditaments, fixtures and rights and
      privileges appurtenances thereto, and any and all fixtures and equipment
      which are installed in the building by the Landlord for the use of the
      Tenant in its occupancy of the Demised Premises.

      "Tenant's Proportionate Share" for all lease purposes is hereby deemed to
      be 14.87% based on the square footage of floors one and two of the
      building, which equals 12,775 square feet.

                                     PARKING

1A) The Tenant shall have the right to use the parking spaces serving the
Building on a non-exclusive basis, in common with Landlord and the other Tenants
thereof, and to use the access driveways for its business purposes and for those
of its agents, servants, employees or invitees. The Landlord and Tenant mutually
agree that they will not block, hinder or otherwise obstruct the access
driveways and parking areas to impede the free flow of vehicular traffic to and
from the Building.

                                  PERMITTED USE

2) The Demised Premises are to be used and continuously occupied for a retail
bank branch and for no other purpose. Tenant agrees that such use will be in
compliance with all applicable laws, ordinances, requirements and regulation of
any governmental authority having jurisdiction. Tenant will not change the
aforementioned use without the prior written consent of Landlord, which consent
may be withheld in its reasonable discretion.

                                   LEASE TERM

3) The Lease Term is for one (1) year. The Lease Term shall commence on December
1, 2005 (the "Commencement Date"). The Lease Term shall end one (1) year after
the Commencement Date, and will become a month-to-month tenancy thereafter until
the pad site located on the same property is constructed and the Tenant
relocates into that premises. In the event that either party elects not to
pursue the tenancy of the pad site, then the parties shall renegotiate the term
of this lease and if a term cannot be agreed

<PAGE>

upon, then this lease shall be terminable by either party by giving written
notice at least sixty (60) days prior to the termination date.

                                ANNUAL BASIC RENT

4) The Tenant shall pay Annual Basic Rent which means for Year 1 the sum of
$22.00 per square foot multiplied by number of square feet in the floor area of
the premises, which shall be subject to the proration as provided in this
agreement.

      The rent for each year of this lease after the first year, if applicable,
will be as follows:

<TABLE>
<CAPTION>
                                                MONTHLY
YEAR            SQ. FT. RATE       SQ. FT.        RENT
----            ------------       -------     ---------
<S>             <C>                <C>         <C>
 1                $ 22.00          $ 1,900     $3,483.33
 2                $ 22.66                      $3,587.83
 3                $ 23.34                      $3,695.47
 4                $ 24.04                      $3,806.33
 5                $ 24.76                      $3,920.52
</TABLE>

      The amounts set forth herein are for Basic Rent only, and are exclusive of
Additional Rent amounts, (as defined below), as well as any deposits, fees, late
charges or other costs which may be payable pursuant to this Lease.

                                 ADDITIONAL RENT

5) Additional Rent assessed herein shall be based on the Tenant's Proportional
Share, as follows:

<TABLE>
<S>                                                                                          <C>
"Tenant's Building Common Area Operating Expense Proportionate Share" shall be               14.87%
"Tenant's Real Estate Tax Proportionate Share" shall be                                      14.87%
"Tenant's Insurance Proportionate Share" shall be                                            14.87%
"Tenant's Building Utilities Proportionate Share" shall be                                   14.87%
</TABLE>

      Except concerning Building Utilities, Tenant shall pay to Landlord as and
for Additional Rent according to the aforementioned percentages:

      a) BUILDING COMMON AREA OPERATING EXPENSES. As related to the Building,
parking areas and grounds adjacent thereto, the "Common Area Operating Expenses"
shall mean all costs incurred by Landlord for the general maintenance, lighting,
trash removal, landscape and lawn maintenance, utility charges for electricity,
gas, water, sewer, and snow and ice removal and plowing.

                                       2
<PAGE>

      b) REAL ESTATE TAXES. All real estate taxes, levied or assessed against
the tax lots and improvements thereon of which the Demised Premises are a part
if improvements are in use by tenants. In the event that a tax is imposed
measured by rental payments, occupancy, use or otherwise, in lieu of taxes on
the real property, then Tenant shall pay its share of such alternative taxes.
The term "real estate taxes", as used in this Lease means real estate taxes
levied or assessed against the Building as currently built. "Real estate taxes"
also include school, sewer and water taxes, rent and charges and other
governmental impositions.

      d) INSURANCE PREMIUMS. All insurance premiums on the insurance polices
maintained by Landlord insuring against loss or damage to the Building and loss
and liability arising in or about the Building.

      e) UTILITIES Utilities, including electricity, gas, heat, water and
sewage, will be charged to the Tenant based on the greater of Tenant's Building
Utilities Proportionate Share of 14.87 % or actual use. Tenant shall pay this
amount monthly with its Basic rent; this amount is deemed Additional rent (See
Schedule A attached). Landlord, at its option, may require Tenant to make
utility payments directly to the supplier.

      Landlord makes no representation with respect to utilities or services,
including availability or adequacy of same, and shall not be liable in the event
of any failure or interruption of any utility or service. Any and such event
shall not constitute a termination of this Lease, an actual or constructive
eviction of Tenant, or entitle Tenant to any abatement of Rent. Notwithstanding
the above, if any utilities are interrupted for a period of 180 days or more,
due to no fault of the Tenant, then the Tenant shall have the right to terminate
the lease.

      f) SCHEDULE OF ESTIMATED EXPENSES. See Schedule A attached to this Lease
as an estimate of Year 1 Expenses.

                           PAYMENT OF ADDITIONAL RENT

6) All items of Additional Rent described above in paragraph 5) shall be due and
payable after Landlord's giving notice to the Tenant of the amount due as
Additional Rent. At the Commencement Date, and once per year thereafter, the
Landlord, at its option, may reasonably estimate the amount of all items of
Additional Rent due from the Tenant and require that of one-twelfth (1/12) be
paid with each installment of the Basic Rent. This Additional Rent amount will
be considered due and payable at the same time as each installment of the Basic
Rent. Once per year, if the Landlord determines that the amount of the
Additional Rent collected is insufficient to satisfy the items in a), b), c),
and d) of paragraph 5), then Tenant shall pay, at the next payment date, such
amounts as shall be necessary to satisfy Tenant's proportionate shares as listed
in 5). Landlord may adjust the amount of the estimated items from time to time.
In the event that the items of Additional Rent, as estimated and collected by
Landlord, exceed the actual expenses of a), b), c) and d) described in paragraph
5), then the excess will be credited against the next payments of Additional
Rents due. There will be no cash refund of payments to the Tenant for any credit
balances until the Tenant vacates the Premises.

                           TENANT'S INSPECTION RIGHTS

                                       3
<PAGE>

7) Landlord shall make its books and records in connection with the above
described Building and Office Common Area Operating Expenses, Real Estate Taxes,
and Insurance Premiums available to Tenant or Tenant's representative for
inspection at reasonable times and on reasonable notice at Landlord's office for
the purpose of verifying the accuracy of charges for items of Additional Rent.
The Landlord has the right to charge Additional Rent within one year of when
costs were incurred. The Tenant's right to inspect Landlord's books and records
shall expire one year after the charges or charges in question shall have been
billed to the Tenant.

                                SECURITY DEPOSIT

8) Tenant shall not be required to pay a security deposit.

                             OPTIONS TO EXTEND TERM

9) Intentionally omitted.

                              LATE PAYMENT CHARGES

10) In the event any payment due hereunder is not received within ten (10) days
of its due date, the Tenant agrees to pay a late fee of One Hundred and Fifty
Dollars ($150.00).

                          ATTORNEY AND COLLECTION FEES

11) Tenant agrees to pay Landlord reasonable attorney fees and all costs and
expenses incurred to recover possession of the Demised Premises and to enforce
any provisions of this Lease and recover damages in connection therewith should
it be necessary that an action be filed to enforce the provisions of this Lease
only if action is filed.

                               DEFINITION OF RENT

12) All payment obligations of Tenant under this Lease, other than Basic Rent,
including, without limitation, Tenant's Portion of Common Area Operation
Expenses, Real Estate Taxes, Insurance Premiums, late payment charges, payments
to restore the Security Deposit, are hereby deemed "Additional Rent" whether or
not designated as such, and shall be due and payable when due. The word "Rent"
as used in this Lease, means Basic Rent and Additional Rent. Rent shall be paid
at the office of the Landlord or such other place that the Landlord may
designate in writing.

                               OPERATING COVENANT

13) Tenant covenants and agrees to open and operate the Demised Premises for the
uses described on the front page of this Lease under the trade name of Yardville
National Bank or YNB during the business hours of the Building and to keep the
Demised Premises and to operate the Demised Premises in that manner. Landlord
shall not restrict Tenant's hours or days of operating except that Tenant shall
be open for business Monday through Friday (except national bank holidays), with
such alternative hours as may be reasonable to conduct business. The hours of
operation shall not conflict with any applicable governmental law, rule,
regulation or order.

                                       4
<PAGE>

      Tenant, at its own cost and expense, shall obtain all licenses, permits
and approvals necessary for it to legally carry on the business described on the
front page of this Lease and shall provide Landlord with a copy thereof.

      Tenant shall have the right, at Tenant's election, to terminate this
Lease, without further obligation on either party, if any governmental authority
having jurisdiction over the Demised Premises shall change the zoning
classification of the Demised Premises in such a manner that Tenant is unable to
legally carry on the business described on the front page of this Lease.

                               CONDUCT OF BUSINESS

14) Tenant shall conduct its business in accordance with such reasonable rules
and regulations as the Landlord may adopt. Tenant shall not permit any nuisance
to exist or continue at the Demised Premises. Tenant further agrees to comply
with all ground and underlying leases of which it has been given notice in
writing prior to the execution of this Lease, and with all governmental laws,
codes, orders and regulations affecting the Demised Premises and the use
thereof.

                             ENVIRONMENTAL INDEMNITY

15) Tenant shall indemnify, defend and hold the Landlord harmless from fines,
claims, losses and expenses (including reasonable legal and consultant's fees)
of every kind arising out of or in connection with the storage of, handling of,
or the occurrence of spills or discharges of hazardous substance or wastes at
the Demised Premises caused by tenant, their agents, servants, employees and or
invitees. Tenant shall furnish Landlord and the appropriate governmental
agencies with information required in connection with environmental laws and if
a cleanup must be prepared and a cleanup undertaken, resulting from Tenant's use
of the Demised Premises, Tenant shall prepare, submit and implement same and
shall grant Landlord access to the Demised Premises to supervise Tenant's
performance of such work. Tenant's liability under this paragraph shall survive
the expiration of the Lease Term. During the term of this Lease, Tenant shall
not store, manufacture, dispose of discharge, mine, generate, refine, treat,
transport or otherwise permit hazardous substances, as defined in any of the
aforementioned environmental laws, codes, rules, regulations to be present on or
about the Demised Premises. At the end of the Lease, Tenant will provide
Landlord with any environmental clearance required by any jurisdiction of the
Demised Premises. Upon presentation of this environmental clearance to Landlord,
this paragraph shall become null and void.

      Landlord represents and warrants that it has never generated, stored,
handled, or disposed of any hazardous substances in or about the Demised
Premises

                              REMOVAL FROM PREMISES

16) If Tenant fails to comply with the obligations of paragraphs 13, 14 or 15
above, Landlord may seek Tenant's removal from the Demised Premises. Tenant
shall be liable for all Additional Rent, including costs and expenses incurred
by the Landlord in accordance with paragraph 11). The aforesaid provision is
without derogation from Landlord's and Tenant's other rights and remedies under
this Lease and under Law.

                            OPERATION OF COMMON AREAS

                                       5
<PAGE>

17) Landlord shall operate and maintain the Common Areas. At the end or other
expiration of the term of this Lease, Tenant shall deliver up the Demised
Premises in good order and condition.

                              REPAIRS & MAINTENANCE

18) Landlord shall make all structural repairs and replacements required with
respect to the Demised Premises, including the roof of the Premises, and shall
make all repairs and replacements required with respect to the systems,
including but not limited to electrical, heating, cooling and plumbing located
on the interior portions of any wall or otherwise on the exterior portions of
the Premises, from Commencement Date. Landlord shall be under no obligation to
effect any repairs or replacements unless and until Landlord has received notice
from Tenant have the need therefor. Landlord will respond as soon as possible
when notified of emergency situations. Notwithstanding anything to the contrary
set forth in this Lease, in the event any repair or replacement to be undertaken
by Landlord pursuant to this paragraph is required or occasioned by the
negligence of Tenant, or in the event any damage is caused to the property of
which the Demised Premises is a part, as a result of the negligence of the
Tenant, then the Landlord shall have the right to make all repairs or
replacements as may be required, but at Tenant's sole cost and expense, which
amount shall be paid to Landlord, as Additional Rent, upon demand.

      Tenant will maintain the Demised Premises in a clean, orderly and sanitary
condition free of insects, rodents, vermin, and other pests and at the end or
other expiration of the term hereof, shall deliver up the rented premises in
good order condition, wear and tear from reasonable use thereof, and damage by
the elements not resulting from the neglect or fault of the Tenant, excepted.
Tenant shall cause a pest control service reasonably acceptable to Landlord to
provide pest control services to the Demised Premises when required.

      Tenant will maintain the Demised Premises, at its own expenses, in a
clean, orderly condition and will not permit accumulation of garbage, trash,
rubbish, and other refuse. Tenant will dispose of its own garbage in the
appropriate receptacles provided by Landlord, which costs are part of the Common
Area Expenses.

                            RETAIL STORE REGULATIONS

19) Tenant further agrees that:

a) It will not permit any noise or odors to emanate from the Demised Premises
(except for alarm systems which have been approved by Landlord and which are
duly registered with the Plumsted Township Police Department; Landlord shall not
unreasonably withhold its approval of these alarms);

b) It will keep all mechanical apparatus free from vibrations and noise which
may be transmitted beyond the Demised Premises;

c) It will not use the sidewalks for the sale and display of merchandise nor
permit any person to conduct business or solicitation thereon. It will not place
any merchandise

                                       6
<PAGE>

or other articles on the sidewalk or parking area in front of or adjacent to the
Demised Premises;

d) It will keep the Demised Premises at a temperature sufficiently high to
prevent freezing of water pipes and fixtures;

e) It will not use plumbing facilities for any purpose other than that for which
they were constructed and will not permit any foreign substance therein and the
expense of repairing any breakage, stoppage, seepage or damage whether occurring
on or off the Demised Premises resulting from a violation of this provision by
Tenant or its employees, agents or customers shall be borne by Tenant. All
grease traps and other plumbing traps shall be kept clean and operable by Tenant
at Tenant's own cost and expense;

f) Tenant will not permit any lien or encumbrance to be imposed upon the land or
upon this Lease by reason of its act or omission and will promptly pay,
discharge, bond or otherwise cause to be removed any such lien or encumbrance;

g) It will comply with parking and other reasonable rules from time to time
promulgated by the Landlord affecting the Building, including employee parking
limitations and other parking lot regulations;

      Landlord may modify or supplement these regulations from time to time on
ten (10) days prior notice to Tenant.

        LANDLORD'S ACCESS FOR REPAIRS & TENANT'S RIGHT TO PERFORM REPAIRS

20) If Tenant fails to perform its obligations under paragraph 18 and 19 hereof,
the Landlord or its agents may enter the Demised Premises upon ten (10) days
written notice in order to perform the necessary repairs at Tenant's expense
whereupon Tenant shall reimburse Landlord for all costs incurred. The notice
required in this Paragraph shall not apply in an emergency. The aforesaid
provision is without derogation from Landlord's other rights and remedies under
this Lease and under Law.

      Tenant may, after providing Landlord with prior notice and a reasonable
period of time to respond, but shall not be obligated to, perform repair
obligations on Landlord's behalf, in which Tenant may recover from Landlord or
deduct from subsequent rent payments the amounts reasonably expended by Tenant
for such repairs. The "reasonable period" mentioned shall not exceed ten (10)
days unless the necessary repair obligation cannot be completed within (10) days
and Landlord has commenced performance and is diligently pursuing completion of
its obligation.

                            PREMISES TO BE DELIVERED

21) Tenant accepts the Building in which the Demised Premises is located and
adjoining parking areas in such condition as exists as of the Commencement Date.
Landlord may make changes to the Demise Premises and adjoining parking areas if
required by any municipal authorities, provided these changes do not materially
or adversely affect the size and layout of the Demised Premises.

                                       7
<PAGE>

      No alterations, additions or improvements shall be made, and no climate
regulating, air conditioning, cooling, heating or fire sprinkler systems,
television or radio antennas, heavy equipment, apparatus and fixtures, shall be
installed in or attached to the leased premises, without the written consent of
the Landlord which shall not be unreasonably withheld. Unless otherwise provided
herein, all such alterations, additions or improvements and systems, if they are
unable to be removed without damaging Landlord's property, shall belong to and
become the property of the Landlord and shall be surrendered with the premises
and as part thereof upon the expiration or sooner termination of this Lease,
without hindrance, molestation or injury.

      Notwithstanding the above, Landlord hereby consents to the partitions,
counters, shelves and other Tenant's improvements as exist on the Commencement
date. Tenant shall not make any changes to such installations or improvements
until it shall have received all consents and approvals from the Township of
Plumsted as may be required in connection therewith and shall have delivered a
copy thereof to Landlord. All such approvals shall be obtained at Tenant's own
sole cost and expense. Landlord reserves the right to reject such work if not
properly permitted by Plumsted Township or if improperly installed.

                           INDEMNIFICATION & INSURANCE

22) Tenant shall indemnify, defend, and hold Landlord, Landlord's agents, and
employees, mortgagees and ground lessors harmless from all claims, losses and
expenses arising out of or in connection with any occurrence in or about the
Demised Premises including the service areas and sidewalks contiguous thereto
and any occurrence outside of the Demised Premises, that result from the act or
omission of Tenant, its agents, employees, or contractors, or from any breach or
default in the performance of any obligation of Tenant under this Lease.

      During the entire term of this Lease, Tenant shall at its own cost and
expenses, maintain liability insurance with a reputable insurance company with
minimum amounts of one million dollars combined single limit for personal
injuries and property damage. Landlord shall receive a Photostatic copy of the
insurance policy with proof of payment for it no later than December 31st of
each lease term.

      All insurance policies to be maintained by Tenant shall waive all rights
of recovery against Landlord except for any grossly negligent, willful,
malicious or reckless actions by the Landlord, its agents, employees or
contractors. Tenant shall deliver to Landlord, Landlord's management company
and, if requested, Landlord's mortgagee, certificates of such insurance naming
such parties as co-insured parties. All such policies shall provide that the
same may not be terminated without thirty (30) days prior notice to Landlord,
Landlord's mortgagee and any other party that may be reasonably designated by
Landlord.

      Tenant shall not violate or permit to be violated any of the conditions or
provisions of any of said policies nor the provisions of any of Landlord's
insurance policies of which it shall have notice. In the event that the premium
of any insurance policy maintained by Landlord is increased solely as a result
of the maintaining of any article or substance or any use in or about the
Demised Premises, then Tenant shall pay to Landlord, immediately upon demand, as
and for Additional Rent, the amount of any such increase.

                                       8
<PAGE>

23) Tenant hereby releases Landlord (except for Landlord's malicious, reckless
or negligent actions) from liability for loss, damage or injury (including
business and other consequential losses) caused by steam, electricity, gas,
water, rain, ice or snow or any leak or flow from any part of the Building or
any equipment therein and from any acts or omissions of co-tenants or other
occupants of the Building and from liability for any damage to or loss of
Tenant's property from any cause whatsoever. Any right or remedy of Tenant
against Landlord shall be limited to Landlord's interest in Building and no
judgment against Landlord or any shareholder, officer, director, partner, joint
venturer or other party therefore shall be subject to enforcement of any
judgment beyond their respective interest in the land and building.

                              FIRE & OTHER CASUALTY

24) In case of fire or other casualty, the Tenant shall give immediate notice to
the Landlord. If during the term of this Lease, or any renewal of this Lease,
the Demised Premises subject to the Lease shall be partially destroyed by any
cause not the fault of the Tenant, the Landlord shall have a period of one
hundred eighty (180) days including when municipal construction approvals are
received to repair, rebuild, or restore the Building and Premises.

      If the Landlord shall fail to repair, rebuild or restore the building and
premises within the period of one hundred eighty (180) days including when
municipal construction approvals are received, the Tenant shall have the option
to terminate this Lease by giving written notice of termination to the Landlord
within thirty (30) days of the expiration of the said one hundred eighty (180)
day period. On the giving of such notice of termination and the surrender of the
Demised Premises, the Tenant shall be relieved of all further covenants and
conditions of this Lease, including the liability for any rent, from the date of
termination, and shall be entitled to a rebate of any rent already paid for the
period following the date of termination.

      If the premises be totally destroyed or so extensively and substantially
damaged as to require practically a rebuilding thereof, then the rent shall be
paid up to the time of such destruction and then and from thenceforth this Lease
shall come to an end. In no event however, shall the provisions of this clause
become effective or be applicable if the fire or other casualty and damage shall
be the result of the carelessness, negligence or improper conduct of the Tenant
or the Tenant's agents, employees, guests, licensees, invitees, subtenants,
assignees or successors. In such case, the Tenant's liability for the payment of
Rent and the performance of all covenants, conditions, and terms hereof on the
Tenant's part to be performed shall continue and the Tenant shall be liable to
the Landlord for any uncovered damage and loss suffered by the Landlord.

                                   ASSIGNMENT

25) Tenant shall not assign, mortgage, sublet, or sublease the Demised Premises
or any part thereof without the written consent of the Landlord, which shall not
be unreasonably withheld. As a condition of any consent Landlord elects to give,
Landlord may require additional security and/or personal or other corporate
guarantors. Any such consent will not release Tenant from its liabilities
hereunder and Landlord's consent shall continue to be required for any future
assignment or sublease.

                                       9
<PAGE>

                                END OF LEASE TERM

26) At the expiration of the term, whether by expiration of the original term of
this Lease or otherwise, Tenant shall quit and surrender the Demised Premises
broom clean, in good order and condition. Landlord shall have the right to
require Tenant to remove any or all alterations and improvements installed by
Tenant and repair any damage caused by installation or removal.

      If, upon expiration of the term of this Lease, Tenant shall not have
removed any furniture, fixtures, equipment or other property belonging to Tenant
then Landlord, at its option, may deem the same to be abandoned and may retain
title and possession to the same or may, at Tenant's cost, cause such property
to be removed and carted to any appropriate dumping site or may take possession
of and title to these items of personal property. This obligation shall survive
the expiration of the Lease Term and surrender of the Demised Premises, and
acceptance thereof by Landlord.

                                  HOLDING OVER

27) If Tenant holds over after a formal written termination of this Lease, then
in addition to all other remedies and without limiting Landlord's right to claim
consequential damages arising from such breach of this Lease, Tenant shall pay
Landlord Basic Rent and Additional Rent at one and one-half times the highest
monthly rate ever provided for in this Lease for the entire period in which
Tenant retains possession of the Demised Premises

                                     DEFAULT

28) Each of the following shall constitute a "Default" by Tenant under this
Lease:

A. If Tenant fails to pay Rent or deposit Security when due, or fails to deliver
any insurance certificate or certificate of occupancy when required;

B. If Tenant (1) fails to open for business, (2) vacates the Demised Premises,
or (3) fails to continuously operate its business in the entire Demised Premises
for the Permitted Use and with Tenant's Trade Name for a period of thirty (30)
days or more;

C. If Tenant transfers, assigns, mortgages or encumbers Tenant's interest in
this Lease, or sublets or grants a right to a third party to use or occupy all
or a portion of the Demised Premises except as expressly permitted herein,
though Landlord consent to assignment cannot be unreasonably withheld;

      In the event of the occurrence of a Default by Tenant, provided that
Tenant has been given written notice of the Default and has not cured within ten
(10) days following the receipt of that notice, Landlord may declare this Lease
terminated and shall have all remedies to recover possession and monetary
damages as permitted under the laws of the State of New Jersey and may avail
itself of all procedures prescribed under the laws of the State of New Jersey
for such remedies. If Tenant has commenced curing the Default within ten (10)
days, Landlord agrees to grant the Tenant an additional fourteen (14) days from
the date Tenant has commenced curing the Default to complete its cure.

                                       10
<PAGE>

                               LANDLORD'S REMEDIES

29) The Landlord, in addition to any other remedies herein contained or as may
be permitted by law, may either by force or otherwise, without being liable for
prosecution therefore, or for damages, re-enter the said premises and again
possess and enjoy same; and as agent for the Tenant or otherwise, re-let the
premises and receive the rents therefore and apply the same, first to the
payment of such expenses. The Tenant shall remain liable for such Rents as may
be in arrears to the extent of the difference between the Rents reserved
hereunder and the Rents, if any, received by the Landlord during the remainder
of the unexpired term hereof, after deducting the aforementioned expenses, fees
and costs; the same to be paid as such deficiencies arise and are ascertained
each month.

                                   BANKRUPTCY

30) Upon the occurrence of any of the defaults and contingencies set forth in
the preceding clauses, or should the Tenant be adjudicated a bankrupt, insolvent
or placed in receivership, or should proceedings be instituted by or against the
Tenant for bankruptcy, insolvency, receivership agreement of composition or
assignment for the benefit of creditors, or if this Lease or the estate of the
Tenant hereunder shall pass to another by virtue of any court proceedings, writ
of execution, levy, sale, or by operation of law, the Landlord may, if the
Landlord so elects, at any time thereafter, terminate this Lease and the term
hereof, upon giving to the Tenant or to any trustee, receiver, assignee or other
person in charge of or acting as custodian of the assets or property of the
Tenant, ten (10) days notice in writing, of the Landlord's intention so to do.
Upon the giving of such notice, this Lease and the term hereof shall end on the
date fixed in such notice as if the said date was the date originally fixed in
this Lease for the expiration hereof, and the Landlord shall have the right to
remove all persons, goods, fixtures and chattels there from, by force and
otherwise, without liability for damages.

                       COMMON AREAS-NON-EXCLUSIVE LICENSE

31) Tenant, its employees, customers, contractors and invitees are given the
non-exclusive license to use the Common Areas, as designated by Landlord from
time to time including parking and driveway areas of the Building for parking of
cars while working at, or delivering goods to the demised Premises and for
ingress and egress to adjoining public thoroughfares in accordance with the
terms and conditions of this Lease and the reasonable rules and regulations for
the use thereof as prescribed from time to time by Landlord. This license is for
the use of such common areas in common with other tenants, their employees,
customers, contractors and invitees. If the Common Areas are diminished,
Landlord shall not be subject to liability nor shall Tenant be entitled to any
compensation or diminution or abatement of rent, nor shall such diminution of
the Common Areas be deemed a constructive or actual eviction. Notwithstanding
the above, Landlord represents to Tenant that any diminution in the common areas
referred to above will not interfere with the adequacy of parking for Tenant's
employees and customers.

                              LANDLORD RESERVATIONS

                                       11
<PAGE>

32) Excepted from the demised leasehold and reserved to the Landlord are the
roof and exterior portions of the Demised Premises. Landlord also reserves the
right to enter the Demised Premises and the easement to install, maintain, use,
repair and replace pipes, ductwork, conduits, utility lines, equipment, alarms,
wires, meters, valves and the like in the Demised Premises in order to serve
other portions of the Building. Landlord agrees that all work in, or, under,
over and through the Demised Premises shall, when possible, be performed in a
manner, which does not interfere unreasonably with Tenant's business with notice
and consent.

      Landlord reserves the right to rearrange the parking facilities and other
common areas; to change the number of buildings and parking spaces, and the
number, identity and type of other stores and tenancies, and the right to
construct and alter buildings and improvements in the Building from time to
time, provided that such activity does not interfere unreasonably with Tenant's
business.

                                 QUITE ENJOYMENT

33) Landlord covenants and represents that the Landlord is the owner of the
premises herein leased and has the right and authority to enter into, execute
and deliver this lease; and does further covenant that the Tenant on paying the
rent and performing the conditions and covenants herein contained, shall and may
peaceably and quietly have, hold and enjoy the leased premises for the term
aforementioned.

                          INABILITY TO GIVE POSSESSION

34) If Landlord is unable to give possession of the Demised Premises or is
delayed in delivering possession, Landlord shall not be liable to Tenant except
if the delay is due to Landlord's willful default and any failure or delay shall
not affect the validity of this Lease, nor shall the Lease Term be extended by
reason thereof.

                                      SIGNS

35) The Tenant shall not place nor allow to be placed any signs of any kind
whatsoever, upon, in or about the said premises or any part thereof, except of a
design and structure in or at such places as may be indicated and consented to
be the Landlord in writing.

      Tenant shall cause said sign or signs to be installed on the facade of the
Demised Premises by a sign company designated Landlord. All signs shall be in
accordance with local ordinances and Tenant shall obtain all municipal permits
required therefore and deliver a copy thereof to Landlord. Periodic maintenance
of such signs, including cleaning and bulb replacement shall be at Tenant's sole
cost and expense. In case the Landlord or the Landlord's agents, employees or
representatives shall deem it necessary to remove any such signs in order to
paint or make any repairs, alterations or improvements in or upon the Common
Areas, the Demised Premises or any part thereof, they may be so removed, but
shall be replaced when the said repairs, alterations or improvements shall have
been completed at Landlord's cost and expense.

                               TENANT'S STATEMENT

                                       12
<PAGE>

36) Within seven (7) business days request by Landlord, Tenant will deliver to
Landlord a statement, duly executed by Tenant and acknowledged by a Notary
Public, setting forth the Commencement Date of this Lease, the Termination Date,
the Rents then payable, whether or not there is any default under the terms of
this Lease and any other information which may be reasonably required by any
prospective mortgagee, underlying ground lessor and/or purchaser of the land and
Building of which the Demised Premises are a part. If Tenant fails to deliver
the statement within the said time, then Tenant hereby grants a power of
attorney to act as attorney-in-fact for Tenant to Landlord and any of such
attorney-in-fact by sole signature is authorized to prepare and execute such
Tenant's statement. Tenant shall further provide Landlord or landlord's
mortgagee or other designee with such current information regarding Tenant's
financial condition as may be reasonably requested.

                                  FORCE MAJEURE

37) The Landlord shall not be in default or liable for failure to perform any of
its covenants of this Lease if same is caused by Act of God, strike, labor
dispute, governmental regulations or controls, unavailability of insurance
proceeds, inability to obtain materials, service or financing or due to any
other cause beyond the control of the Landlord.

                                     NOTICES

38) All notices required under the terms of this Lease shall be deemed given
three (3) days after mailing such notices by certified or registered mail,
return receipt requested, to the address of the parties as shown at the head of
this Lease, or to such other address as may be designated in writing, which
notice of change of address shall be given in the same manner.

                                ENTIRE AGREEMENT

39) This Lease and any Exhibits, Schedules and Riders attached hereto and made a
part hereof, set forth the entire understanding and agreement between Landlord
and Tenant with respect to the Demised Premises and there are neither agreements
nor understandings between them except as are set forth. No amendment to this
Lease shall be binding unless in writing and signed by Landlord and Tenant.

                                 APPLICABLE LAW

40) The laws of the State of New Jersey shall govern the validity, performance
and enforcement of this Lease.

                                MORTGAGE PRIORITY

41) This lease shall not be a lien against the said premises in respect to any
mortgages that may hereafter be placed upon said premises. The recording of such
mortgage or mortgages shall have preference and precedence and be superior and
prior in lien to this lease, irrespective of the date of recording and the
Tenant agrees to execute any instruments, without costs, which may be deemed
necessary or desirable, to further effect

                                       13
<PAGE>

the subordination of this lease to may such mortgage or mortgages provided,
however, that said mortgagee agrees to execute a nondisturbance and attornment
agreement.

                         REAL ESTATE OR COMMISSIONS FEES

42) There are no Real Estate commission fees required in this lease agreement.

    /s/ Christopher S. Vernon          /s/ Patrick M. Ryan CEO
    -------------------------------    -----------------------------------
    FOR LANDLORD: MERCER MANAGEMENT    FOR TENANT: YARDVILLE NATIONAL BANK

    DATE:  January 24, 2006
          -------------------------
                                       14

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