Document:

EX-10.3

 

Exhibit 10.3

 

MASTER LEASE AGREEMENT

Dated as of April 13, 2006

between

SUNTRUST BANK, as Lessor,

and

CHECKFREE SERVICES CORPORATION, as Lessee

 

 

 

TABLE OF CONTENTS

	 	 	 	 	 	 	 
	 	 	 	 	Page	 
	Article I DEFINITIONS	 	 	1	 
	Article II LEASE OF LEASED PROPERTY	 	 	1	 
	Section 2.1
	 	Acceptance and Lease of Property	 	 	1	 
	Section 2.2
	 	Acceptance Procedure	 	 	2	 
	Article III RENT	 	 	2	 
	Section 3.1
	 	Basic Rent	 	 	2	 
	Section 3.2
	 	Supplemental Rent	 	 	2	 
	Section 3.3
	 	Method of Payment	 	 	2	 
	Section 3.4
	 	Late Payment	 	 	3	 
	Section 3.5
	 	Net Lease; No Setoff, Etc	 	 	3	 
	Section 3.6
	 	Certain Taxes	 	 	4	 
	Section 3.7
	 	Utility Charges	 	 	4	 
	Article IV WAIVERS	 	 	5	 
	Article V LIENS; EASEMENTS; PARTIAL CONVEYANCES	 	 	5	 
	Article VI MAINTENANCE AND REPAIR; ALTERATIONS, MODIFICATIONS AND ADDITIONS	 	 	6	 
	Section 6.1
	 	Maintenance and Repair; Compliance With Law	 	 	6	 
	Section 6.2
	 	Alterations	 	 	7	 
	Section 6.3
	 	Title to Alterations	 	 	7	 
	Article VII USE	 	 	7	 
	Article VIII INSURANCE	 	 	8	 
	Article IX ASSIGNMENT AND SUBLEASING	 	 	9	 
	Article X LOSS, DESTRUCTION, CONDEMNATION OR DAMAGE	 	 	10	 
	Section 10.1
	 	Event of Loss	 	 	10	 
	Section 10.2
	 	Event of Taking	 	 	10	 
	Section 10.3
	 	Casualty	 	 	11	 
	Section 10.4
	 	Condemnation	 	 	11	 
	Section 10.5
	 	Verification of Restoration and Rebuilding	 	 	11	 
	Section 10.6
	 	Application of Payments	 	 	12	 
	Section 10.7
	 	Prosecution of Awards	 	 	12	 
	Section 10.8
	 	Application of Certain Payments Not Relating to an Event of Taking	 	 	13	 
	Section 10.9
	 	Other Dispositions	 	 	13	 
	Section 10.10
	 	No Rent Abatement	 	 	13	 
	Section 10.11
	 	Construction Land Interests	 	 	13	 
	Article XI INTEREST CONVEYED TO LESSEE	 	 	13	 
	Article XII EVENTS OF DEFAULT	 	 	14	 
	Article XIII ENFORCEMENT	 	 	17	 
	Section 13.1
	 	Remedies	 	 	17	 
	Section 13.2
	 	Remedies Cumulative; No Waiver; Consents	 	 	19	 
	Section 13.3
	 	Purchase Upon an Event of Default	 	 	19	 
	Section 13.4
	 	Limitation on Liability	 	 	19	 
	Article XIV SALE, RETURN OR PURCHASE OF LEASED PROPERTY; RENEWAL	 	 	19	 
	Section 14.1
	 	Lessee’s Option to Purchase	 	 	19	 

-i-

 

TABLE OF CONTENTS
(continued)

	 	 	 	 	 	 	 
	 	 	 	 	Page	 
	Section 14.2
	 	Conveyance to Lessee	 	 	20	 
	Section 14.3
	 	Acceleration of Purchase Obligation	 	 	20	 
	Section 14.4
	 	Determination of Purchase Price	 	 	20	 
	Section 14.5
	 	Purchase Procedure	 	 	20	 
	Section 14.6
	 	Option to Remarket	 	 	21	 
	Section 14.7
	 	Rejection of Sale	 	 	23	 
	Section 14.8
	 	Return of Leased Property	 	 	23	 
	Section 14.9
	 	Renewal	 	 	24	 
	Article XV LESSEE’S EQUIPMENT	 	 	24	 
	Article XVI RIGHT TO PERFORM FOR LESSEE	 	 	25	 
	Article XVII MISCELLANEOUS	 	 	25	 
	Section 17.1
	 	Reports	 	 	25	 
	Section 17.2
	 	Binding Effect; Successors and Assigns; Survival	 	 	25	 
	Section 17.3
	 	Quiet Enjoyment	 	 	25	 
	Section 17.4
	 	Documentary Conventions	 	 	25	 
	Section 17.5
	 	Liability of Lessor Limited	 	 	25	 
	Section 17.6
	 	Estoppel Certificates	 	 	26	 
	Section 17.7
	 	No Joint Venture	 	 	26	 
	Section 17.8
	 	No Accord and Satisfaction	 	 	26	 
	Section 17.9
	 	No Merger	 	 	26	 
	Section 17.10
	 	Survival	 	 	27	 
	Section 17.11
	 	Chattel Paper	 	 	27	 
	Section 17.12
	 	Time of Essence	 	 	27	 
	Section 17.13
	 	Recordation of Lease	 	 	27	 
	Section 17.14
	 	Investment of Security Funds	 	 	27	 
	Section 17.15
	 	Ground Leases	 	 	27	 
	Section 17.16
	 	Land and Building	 	 	27	 
	 
	 	 	 	 	 	 
	EXHIBIT A
	 	Lease Supplement	 	 	 	 

-ii-

 

     THIS MASTER LEASE AGREEMENT (as from time to time amended or supplemented, this
“Lease”), dated as of April 13, 2006, is between SUNTRUST BANK, a Georgia banking
corporation (together with its successors and assigns hereunder, “Lessor”), as Lessor, and
CHECKFREE SERVICES CORPORATION, a Delaware corporation (together with its successors and permitted
assigns hereunder, each “Lessee”), as Lessee.

PRELIMINARY STATEMENT

     A. Lessor will purchase, or acquire a leasehold interest in, from one or more third parties
designated by the Construction Agent, on a Closing Date, certain parcels of real property to be
specified by the Construction Agent, together with any improvements thereon.

     B. Lessor desires to lease to Lessee, and Lessee desires to lease from Lessor, such
properties.

     C. If applicable, the Construction Agent will, on behalf of Lessor, cause to be constructed,
certain improvements on such parcels of real property which as constructed will be the property of
Lessor and will become part of such property subject to the terms of this Lease.

     In consideration of the mutual agreements herein contained and other good and valuable
consideration, receipt of which is hereby acknowledged, Lessor and Lessee hereby agree as follows:

ARTICLE I

DEFINITIONS

     Terms used herein and not otherwise defined shall have the meanings assigned thereto in
Appendix A to the Master Agreement, dated as of April 13, 2006 (as amended, supplemented or
otherwise modified from time to time, the “Master Agreement”) among CheckFree Corporation,
as Guarantor, Lessee, Lessor, the financial institutions party thereto as Lenders and SunTrust
Equity Funding, LLC, as Agent, for all purposes hereof.

ARTICLE II

LEASE OF LEASED PROPERTY

          Section 2.1 Acceptance and Lease of Property. On each Closing Date for Land, Lessor, subject to
the satisfaction or waiver of the conditions set forth in Article III of the Master Agreement,
hereby agrees to accept delivery on such Closing Date of such Land pursuant to the terms of the
Master Agreement, together with any Building or Buildings and other improvements thereon, and
simultaneously to lease to Lessee hereunder for the Lease Term, Lessor’s interest in such Land and
in such Building or Buildings and other improvements, together with any Building which thereafter
may be constructed thereon pursuant to the Construction Agency Agreement, and Lessee hereby agrees,
expressly for the direct benefit of Lessor, commencing on such Closing Date for the Lease Term, to
lease from Lessor Lessor’s interest in such Land to be delivered on such Closing Date, together
with, in the case of Land, Lessor’s interest in the Building or Buildings and other improvements
thereon and/or which thereafter may be constructed thereon pursuant to the Construction Agency
Agreement.

 

 

          Section 2.2 Acceptance Procedure. Lessor hereby authorizes one or more employees of Lessee, to be
designated by Lessee, as the authorized representative or representatives of Lessor to accept
delivery on behalf of Lessor of that Leased Property identified on the applicable Funding Request.
Lessee hereby agrees that such acceptance of delivery by such authorized representative or
representatives and the execution and delivery by Lessee on each Closing Date for property to be
leased hereunder of a lease supplement in substantially the form of Exhibit A hereto (each,
a “Lease Supplement”) (appropriately completed) shall, without further act, constitute the
irrevocable acceptance by Lessee of that Leased Property which is the subject thereof for all
purposes of this Lease and the other Operative Documents on the terms set forth therein and herein,
and that such Leased Property, together with, in the case of Land, any and all Buildings and other
improvements thereon and/or to be constructed thereon pursuant to the Construction Agency
Agreement, shall be deemed to be included in the leasehold estate of this Lease and shall be
subject to the terms and conditions of this Lease as of such Closing Date. The demise and lease of
each parcel of Land and each Building pursuant to this Section 2.2 shall include any
additional right, title or interest in each such parcel of Land and each such Building which may at
any time be acquired by Lessor, the intent being that all right, title and interest of Lessor in
and to each such parcel of Land and each such Building shall at all times be demised and leased to
Lessee hereunder.

ARTICLE III

RENT

          Section 3.1 Basic Rent. Beginning with and including the first Payment Date occurring after the
Initial Closing Date, Lessee shall pay to the Agent the Basic Rent for the Leased Properties, in
installments, payable in arrears on each Payment Date during the Lease Term, subject to Section
2.3(c) of the Master Agreement.

          Section 3.2 Supplemental Rent. Lessee shall pay to the Agent, or to whomever shall be entitled
thereto as expressly provided herein or in any other Operative Document, any and all Supplemental
Rent on the date the same shall become due and payable and in the event of any failure on the part
of Lessee to pay any Supplemental Rent, the Agent shall have all rights, powers and remedies
provided for herein or by law or in equity or otherwise in the case of nonpayment of Basic Rent.
All Supplemental Rent to be paid pursuant to this Section 3.2 shall be payable in the type
of funds and in the manner set forth in Section 3.3, subject to Section 2.3(c) of the
Master Agreement.

          Section 3.3 Method of Payment. Basic Rent shall be paid to the Agent, and Supplemental Rent
(including amounts due under Article XIV hereof) shall be paid to the Agent (or to such
Person as may be entitled thereto) or, in each case, to such Person as the Agent (or such other
Person) shall specify in writing to Lessee, and at such place as the Agent (or such other Person)
shall specify in writing to Lessee. Each payment of Rent (including payments under Article
XIV hereof) shall be made by Lessee prior to 12:00 p.m. (noon) Atlanta, Georgia time at the
place of payment in funds consisting of lawful currency of the United States of America which shall be immediately
available on the scheduled date when such payment shall be due, unless such scheduled date shall
not be a Business Day, in which case such payment shall be made on the next succeeding Business
Day.

-2-

 

          Section 3.4 Late Payment. If any Basic Rent shall not be paid on the date when due, Lessee shall
pay to the Agent, as Supplemental Rent, interest (to the maximum extent permitted by law) on such
overdue amount from and including the due date thereof to but excluding the Business Day of payment
thereof at the Overdue Rate.

          Section 3.5 Net Lease; No Setoff, Etc. This Lease is a net lease and notwithstanding any other
provision of this Lease, Lessee shall pay all Basic Rent and Supplemental Rent, and all costs,
charges, assessments and other expenses foreseen or unforeseen, for which Lessee or any Indemnitee
is or shall become liable by reason of Lessee’s or such Indemnitee’s estate, right, title or
interest in the Leased Properties, or that are connected with or arise out of the acquisition
(except the initial costs of purchase by Lessor of its interest in any Leased Property, which
costs, subject to the terms of the Master Agreement, shall be funded by the Funding Parties
pursuant to the Master Agreement), construction (except Construction Costs which costs, subject to
the terms of the Master Agreement, shall be funded by the Funding Parties pursuant to the Master
Agreement), installation, possession, use, occupancy, maintenance, ownership, leasing, repairs and
rebuilding of, or addition to, the Leased Properties or any portion thereof, and any other amounts
payable hereunder and under the other Operative Documents without counterclaim, setoff, deduction
or defense and without abatement, suspension, deferment, diminution or reduction, and Lessee’s
obligation to pay all such amounts throughout the Lease Term, including the Construction Term, is
absolute and unconditional. The obligations and liabilities of Lessee hereunder shall in no way be
released, discharged or otherwise affected for any reason, including without limitation: (a) any
defect in the condition, merchantability, design, quality or fitness for use of any Leased Property
or any part thereof, or the failure of any Leased Property to comply with all Applicable Law,
including any inability to occupy or use any Leased Property by reason of such non-compliance; (b)
any damage to, removal, abandonment, salvage, loss, contamination of or Release from, scrapping or
destruction of or any requisition or taking of any Leased Property or any part thereof; (c) any
restriction, prevention or curtailment of or interference with any use of any Leased Property or
any part thereof including eviction; (d) any defect in title to or rights to any Leased Property or
any Lien on such title or rights or on any Leased Property; (e) any change, waiver, extension,
indulgence or other action or omission or breach in respect of any obligation or liability of or by
Lessor, the Agent or any Lender; (f) any bankruptcy, insolvency, reorganization, composition,
adjustment, dissolution, liquidation or other like proceedings relating to Lessee, Lessor, any
Lender, the Agent or any other Person, or any action taken with respect to this Lease by any
trustee or receiver of Lessee, Lessor, any Lender, the Agent, any Ground Lessor or any other
Person, or by any court, in any such proceeding; (g) any claim that Lessee has or might have
against any Person, including without limitation, Lessor, any vendor, manufacturer, contractor of
or for any Leased Property or any part thereof, the Agent, any Ground Lessor, any Governmental
Authority, or any Lender; (h) any failure on the part of Lessor to perform or comply with any of
the terms of this Lease, any other Operative Document or of
any other agreement; (i) any invalidity or unenforceability or illegality or disaffirmance of
this Lease against or by Lessee or any provision hereof or any of the other Operative Documents or
any provision of any thereof whether or not related to the Transaction; (j) the impossibility or
illegality of performance by Lessee, Lessor or both; (k) any action by any court, administrative
agency or other Governmental Authority; (l) any restriction, prevention or curtailment of or
interference with the Construction or any use of any Leased Property or any part thereof; or (m)
any other occurrence whatsoever, whether similar
or dissimilar to the foregoing, whether or not
Lessee shall have notice or knowledge of any of the foregoing. Except as specifically set forth in
Article XIV or X of this

-3-

 

Lease, this Lease shall be noncancellable by Lessee in any
circumstance whatsoever and Lessee, to the extent permitted by Applicable Law, waives all rights
now or hereafter conferred by statute or otherwise to quit, terminate or surrender this Lease, or
to any diminution, abatement or reduction of Rent payable by Lessee hereunder. Each payment of
Rent made by Lessee hereunder shall be final and Lessee shall not seek or have any right to recover
all or any part of such payment from Lessor, the Agent, any Lender or any party to any agreements
related thereto for any reason whatsoever. Lessee assumes the sole responsibility for the
condition, use, operation, maintenance, and management of the Leased Properties and Lessor shall
have no responsibility in respect thereof and shall have no liability for damage to the property of
either Lessee or any subtenant of Lessee on any account or for any reason whatsoever, other than
solely by reason of Lessor’s willful misconduct or gross negligence (except for willful misconduct
and gross negligence imputed to Lessor solely as a result of its interest in any Leased Property).

          Section 3.6 Certain Taxes. Without limiting the generality of Section 3.5, Lessee agrees
to pay when due all real estate taxes, personal property taxes, gross sales taxes, including any
sales or lease tax imposed upon the rental payments hereunder or under a sublease, occupational
license taxes, water charges, sewer charges, assessments of any nature and all other governmental
impositions and charges of every kind and nature whatsoever (the “tax(es)”), when the same shall be
due and payable without penalty or interest; provided, however, that this Section shall not apply
to any of the taxes covered by the exclusion described in Section 7.4(b) of the Master Agreement.
It is the intention of the parties hereto that, insofar as the same may lawfully be done, Lessor
shall be, except as specifically provided for herein, free from all expenses in any way related to
the Leased Properties and the use and occupancy thereof. Any tax relating to a fiscal period of
any taxing authority falling partially within and partially outside the Lease Term, shall be
apportioned and adjusted between Lessor and Lessee. Lessee covenants to furnish Lessor and the
Agent, upon the Agent’s written request, within forty-five (45) days after the last date when any
tax must be paid by Lessee as provided in this Section 3.6, official receipts of the
appropriate taxing, authority or other proof satisfactory to Lessor, evidencing the payment
thereof.

     So long as no Event of Default has occurred and is continuing, Lessee may defer payment of a
tax so long as the validity or the amount thereof is contested by Lessee with diligence and in good
faith; provided, however, that Lessee shall pay the tax in sufficient time to
prevent delivery of a tax deed. Such contest shall be at Lessee’s sole cost and expense. Lessee
covenants to indemnify and save harmless Lessor, the Agent and each Lender from any actual and
reasonable costs or expenses incurred by Lessor, the Agent or any Lender as a result of such
contest, which indemnification shall survive the termination of this Lease; provided that
neither the Agent nor any Lender shall be entitled to claim any indemnity against Lessee pursuant to this sentence
with respect to any Construction Land Interest during the Construction Term therefor.

          Section 3.7 Utility Charges. Lessee agrees to pay or cause to be paid as and when the same are
due and payable all charges for gas, water, sewer, electricity, lights, heat, power, telephone or
other communication service and all other utility services used, rendered or supplied to, upon or
in connection with the Leased Properties.

-4-

 

ARTICLE IV

WAIVERS

     During the Lease Term, Lessor’s interest in the Leased Properties, including the Equipment, if
any, that is financed by the Funding Parties, the Building(s) (whether or not completed) and the
Land, is demised and let by Lessor “AS IS” subject to (a) the rights of any parties in possession
thereof, (b) the state of the title thereto existing at the time Lessor acquired its interest in
the Leased Properties, (c) any state of facts which an accurate survey or physical inspection might
show (including the survey delivered on the related Closing Date), (d) all Applicable Law, and (e)
any violations of Applicable Law which may exist upon or subsequent to the commencement of the
Lease Term. LESSEE ACKNOWLEDGES THAT, ALTHOUGH LESSOR WILL OWN AND HOLD TITLE TO THE LEASED
PROPERTIES, LESSOR IS NOT A MANUFACTURER OF, OR DEALER IN ANY LEASED PROPERTY, AND IS NOT
RESPONSIBLE FOR THE DESIGN, DEVELOPMENT, BUDGETING AND CONSTRUCTION OF THE BUILDING(S) OR ANY
ALTERATIONS. NEITHER LESSOR, THE AGENT NOR ANY LENDER HAS MADE OR SHALL BE DEEMED TO HAVE MADE ANY
REPRESENTATION OR WARRANTY, EXPRESS OR IMPLIED, OR SHALL BE DEEMED TO HAVE ANY LIABILITY WHATSOEVER
AS TO THE VALUE, MERCHANTABILITY, TITLE, HABITABILITY, CONDITION, DESIGN, OPERATION, OR FITNESS FOR
USE OF THE LEASED PROPERTIES (OR ANY PART THEREOF), OR ANY OTHER REPRESENTATION OR WARRANTY
WHATSOEVER, EXPRESS OR IMPLIED, WITH RESPECT TO THE LEASED PROPERTIES (OR ANY PART THEREOF), ALL
SUCH WARRANTIES BEING HEREBY DISCLAIMED, AND NEITHER LESSOR, THE AGENT NOR ANY LENDER SHALL BE
LIABLE FOR ANY LATENT, HIDDEN, OR PATENT DEFECT THEREIN OR THE FAILURE OF ANY LEASED PROPERTY, OR
ANY PART THEREOF, TO COMPLY WITH ANY APPLICABLE LAW, except that Lessor hereby represents and
warrants that each Leased Property is and shall be free of Lessor Liens. As between Lessor and
Lessee, Lessee has been afforded full opportunity to inspect each Leased Property, is satisfied
with the results of its inspections of such Leased Property and is entering into this Lease solely
on the basis of the results of its own inspections and all risks incident to the matters discussed
in the two preceding sentences, as between Lessor, the Agent or the Lenders on the one hand, and
Lessee, on the other, are to be borne by Lessee, except for the foregoing representation and
warranty of Lessor relative to the absence of Lessor Liens. The provisions of this Article
IV have been negotiated, and, except to the extent otherwise expressly stated, the foregoing
provisions are intended to be a complete exclusion and negation of any representations or
warranties by Lessor, the Agent or the Lenders, express or implied, with respect to the Leased
Properties, that may arise pursuant to any law now or hereafter in effect, or otherwise.

ARTICLE V

LIENS; EASEMENTS; PARTIAL CONVEYANCES

     Lessee shall not directly or indirectly create, incur or assume, and Lessee shall promptly
discharge, any Lien on or with respect to any Leased Property, the title thereto, or any interest
therein, including any Liens which arise out of the possession, use, occupancy, construction,
repair or rebuilding of any Leased Property or by reason of labor or materials furnished or claimed
to have been furnished to Lessee, or any of its contractors or agents or Alterations constructed by
Lessee, except, in all cases, Permitted Liens.

-5-

 

     Notwithstanding the foregoing paragraph, at the request of Lessee, Lessor shall, from time to
time during the Lease Term and upon reasonable advance written notice from Lessee, and receipt of
the materials specified in the next succeeding sentence, consent to and join in any (i) grant of
easements, licenses, rights of way and other rights in the nature of easements, including, without
limitation, utility easements to facilitate Lessee’s use, development and construction of the
Leased Properties, (ii) release or termination of easements, licenses, rights of way or other
rights in the nature of easements which are for the benefit of the Land or the Building(s) or any
portion thereof, (iii) dedication or transfer of portions of the Land, not improved with a
Building, for road, highway or other public purposes, (iv) execution of agreements for ingress and
egress and amendments to any covenants and restrictions affecting the Land or the Building(s) or
any portion thereof and (v) request to any Governmental Authority for platting or subdivision or
replatting or resubdivision approval with respect to the Land or any portion thereof or any parcel
of land of which the Land or any portion thereof forms a part or a request for rezoning or any
variance from zoning or other governmental requirements. Lessor’s obligations pursuant to the
preceding sentence shall be subject to the requirements that:

          (a) any such action shall be at the sole cost and expense of Lessee and Lessee shall pay all
actual and reasonable out-of-pocket costs of Lessor, the Agent and any Lender in connection
therewith (including, without limitation, the reasonable fees of attorneys, architects, engineers,
planners, appraisers and other professionals reasonably retained by Lessor, the Agent or any Lender
in connection with any such action),

          (b) Lessee shall have delivered to Lessor and Agent a certificate of a Responsible Officer of
Lessee stating that:

               (i) such action will not cause any Leased Property, the Land or any Building or any portion
thereof to fail to comply in any material respect with the provisions of this Lease or any other
Operative Documents, or in any material respect with Applicable Law; and

               (ii) such action will not materially reduce the Fair Market Sales Value, utility or useful
life of any Leased Property, the Land or any Building nor Lessor’s interest therein; and

          (c) in the case of any release or conveyance, if Lessor, the Agent or any Lender so reasonably
requests, Lessee will cause to be issued and delivered to Lessor and the Agent by the Title
Insurance Company an endorsement to the Title Policy pursuant to which the Title Insurance Company
agrees that its liability for the payment of any loss or damage under the
terms and provisions of the Title Policy will not be affected by reason of the fact that a
portion of the real property referred to in Schedule A of the Title Policy has been released or
conveyed by Lessor.

ARTICLE VI

MAINTENANCE AND REPAIR;

ALTERATIONS, MODIFICATIONS AND ADDITIONS

          Section 6.1 Maintenance and Repair; Compliance With Law. Lessee, at its own expense, shall at all
times (a) maintain each Leased Property in good repair and condition

-6-

 

(subject to ordinary wear and
tear), in accordance with prudent industry standards and, in any event, in no less a manner as
other similar property owned or leased by Lessee or its Affiliates, (b) make all Alterations in
accordance with, and maintain (whether or not such maintenance requires structural modifications or
Alterations) and operate and otherwise keep each Leased Property in compliance in all material
respects with, all Applicable Laws and insurance requirements, and (c) make all material repairs,
replacements and renewals of each Leased Property or any part thereof which may be required to keep
such Leased Property in the condition required by the preceding clauses (a) and
(b), provided that the foregoing obligations shall only apply to each Leased
Property after the Completion Date with respect to such Leased Property. Lessee shall perform the
foregoing maintenance obligations regardless of whether any Leased Property is occupied or
unoccupied. Lessee waives any right that it may now have or hereafter acquire to (i) require
Lessor, the Agent or any Lender to maintain, repair, replace, alter, remove or rebuild all or any
part of any Leased Property or (ii) make repairs at the expense of Lessor, the Agent or any Lender
pursuant to any Applicable Law or other agreements or otherwise. NONE OF LESSOR, THE AGENT NOR ANY
LENDER SHALL BE PERSONALLY LIABLE TO LESSEE OR TO ANY CONTRACTORS, SUBCONTRACTORS, LABORERS,
MATERIALMEN, SUPPLIERS OR VENDORS FOR SERVICES PERFORMED OR MATERIAL PROVIDED ON OR IN CONNECTION
WITH ANY LEASED PROPERTY OR ANY PART THEREOF. Neither Lessor, the Agent nor any Lender shall be
required to maintain, alter, repair, rebuild or replace any Leased Property in any way.

          Section 6.2 Alterations. Lessee may, with the prior written consent of Lessor (which consent
shall not be unreasonably withheld), at Lessee’s own cost and expense, make Alterations which do
not diminish the value, utility or useful life of any Leased Property.

          Section 6.3 Title to Alterations. Title to all Alterations shall without further act vest in
Lessor (subject to Lessee’s right to remove trade fixtures, personal property and equipment which
do not constitute Alterations and which were not acquired with funds advanced by Lessor or any
Lender) and shall be deemed to constitute a part of the Leased Properties and be subject to this
Lease.

ARTICLE VII

USE

     Lessee may use each Leased Property or any part thereof for any lawful purpose, and in a
manner consistent with the standards applicable to properties of a similar nature in the geographic
area in which such Leased Property is located, provided that such use does not materially adversely
affect the Fair Market Sales Value, utility, remaining useful life or residual value of such Leased
Property, and does not materially violate or conflict with, or constitute or result in a material
default under, any Applicable Law or any insurance policy required hereunder. In the event that
any use of any of the Leased Property changes the character or original intended use of such Leased
Property, as such character and intended use existed on the Closing Date therefor, or Completion
Date therefor, as applicable, and Lessee does not purchase the Leased Properties at the end of the
Lease Term, Lessee, upon request of Lessor, shall restore such Leased Property to its general
character and intended use on the Closing Date or Completion Date therefor, ordinary wear and tear
excepted. Lessee shall not commit or permit any waste of any Leased Property or any material part
thereof.

-7-

 

ARTICLE VIII

INSURANCE

     The provisions of this Article VIII shall not apply to any Construction Land Interest
during the Construction Term therefor; during the Construction Term for any Leased Property, the
Construction Agent shall maintain insurance in accordance with Section 2.9 of the Construction
Agency Agreement.

          (a) Builders’s Risk. At any time during which any part of any Building or any Alteration is
under construction and as to any part of any Building or any Alteration under construction, Lessee
shall maintain, or cause to be maintained, at its sole cost and expense, as a part of its blanket
policies or otherwise, “all risks” non-reporting completed value form of builder’s risk insurance.

          (b) All Risk. During the Lease Term and with respect to each Leased Property, Lessee shall
maintain, at its sole cost and expense, as a part of its blanket policies or otherwise, insurance
against loss or damage to any Building by fire and other risks, including comprehensive boiler and
machinery coverage, on terms and in amounts no less favorable than insurance covering other similar
properties owned or leased by Lessee or its Affiliates and which is of the type usually carried by
corporations engaged in the same or similar business, similarly situated with Lessee, and owning or
operating similar property, and which cover risks of all kind customarily insured against by such
corporations, but in no event less than the replacement cost of such Building from time to time.
If at any time during the Lease Term with respect to a Leased Property subject hereto the area in
which such Leased Property is located is designated a “flood-prone” area pursuant to the Flood
Disaster Protection Act of 1973, or any amendments or supplements thereto, then Lessee shall comply
with the National Flood Insurance Program as set forth in the Flood Disaster Protection Act of
1973. In addition, Lessee will fully comply with the requirements of the National Flood Insurance
Act of 1968 and the Flood Disaster Protection Act of 1973, as each
may be amended from time to time, and with any other Applicable Law, concerning flood insurance to
the extent that it may apply to any such Leased Property.

          (c) Commercial General Liability. During the Lease Term and with respect to each Leased
Property, Lessee shall maintain, at its sole cost and expense, commercial general liability
insurance which is of the type usually carried by corporations engaged in the same or similar
business, similarly situated with Lessee, and owning or operating similar property, and which cover
risks of all kind customarily insured against by such corporations. Such insurance shall be on
terms and in amounts that are no less favorable than insurance maintained by Lessee or its
Affiliates with respect to similar properties that it owns or leases, but in no event less than
$5,000,000 per occurrence. Nothing in this Article VIII shall prohibit any Additional
Insured from carrying at its own expense other insurance on or with respect to the Leased
Properties, provided that any insurance carried by such Additional Insured shall not prevent Lessee
from carrying the insurance required hereby.

          (d) General Terms. Each policy of insurance required to be maintained by Lessee pursuant to
paragraphs (a) and (b) of this Article VIII shall provide that all
insurance proceeds in respect of any loss or occurrence shall be adjusted by Lessee, except (i)
that with respect to any loss, the estimated cost of restoration of which is in excess of the
greater of $5,000,000 and 50% of the Funded Amounts with respect to the related Leased Property,
the

-8-

 

adjustment thereof shall be subject to the prior written approval of Lessor, which approval
shall not be unreasonably withheld, delayed or conditioned, and the insurance proceeds therefor
shall be paid to the Agent for application in accordance with this Lease, and (ii) if, and for so
long as, an Event of Default exists, all losses shall be adjusted solely by, and all insurance
proceeds shall be paid solely to, the Agent for application pursuant to this Lease.

          (e) Certificates. On the Initial Closing Date and on each anniversary of the Initial Closing
Date, Lessee shall furnish Lessor with certificates, which may be blanket certificates covering all
of the Leased Properties, showing the insurance required under this Article VIII to be in
effect and naming the Additional Insureds, as additional insureds (with respect to the insurance
described in paragraph (c)) or, in the case of the Agent with respect to the circumstances
described in paragraph (d), loss payee, as applicable.

          (f) Certain Provisions. Each policy of insurance maintained by Lessee pursuant to this
Article VIII shall (i) provide that such insurance shall be primary, without right of
contribution from any other insurance that is covered by any Additional Insured, (ii) provide that
all of the provisions thereof, except the limits of liability, shall operate in the same manner as
if there were a separate policy covering each Additional Insured, (iii) provide that the related
insurer waives any right of set-off or counterclaim against each Additional Insured, (iv) provide
that no Additional Insured shall have any obligation or liability for premiums, commissions,
assessments or calls in connection with such insurance, (v) contain the waiver of any right of
subrogation of the insurer against each
Additional Insured, (vi) provide that in respect of the interests of each Additional Insured, such
policies shall not be invalidated by any fraud, action, inaction or misrepresentation of Lessee or
any other Person and shall insure each Additional Insured regardless of any breach of any terms,
conditions or warranty contained in such policy by Lessee or any other Person, to the extent that
such endorsement is commercially available in the standard commercial market, and (vii) provide
that if the related insurer cancels such insurance for any reason whatsoever, or if the policy
limits of any such insurance are reduced, or if any Additional Insured is removed from the coverage
of any such insurance, such cancellation, reduction or removal shall not be effective as to any
Additional Insured until thirty (30) days after written notice is given by such insurer to such
Additional Insured.

          (g) Ratings. All insurance policies carried in accordance with this Article VIII shall
be maintained with insurers of recognized responsibility rated at least A by A.M. Best & Company,
and in all cases the insurer shall be qualified to insure risks in the State where each Leased
Property is located.

ARTICLE IX

ASSIGNMENT AND SUBLEASING

     Lessee may not assign any of its right, title or interest in, to or under this Lease, except
as set forth in the following sentence. Lessee may sublease all or any portion of any Leased
Property, provided that (a) all obligations of Lessee shall continue in full effect as
obligations of a principal and not of a guarantor or surety, as though no sublease had been made;
and (b) such sublease shall be expressly subject and subordinate to this Lease, the Loan Agreement
and the other Operative Documents in form and substance reasonably satisfactory to Lessor and the
Agent and shall terminate on or before the Lease Termination Date. Lessee shall promptly reimburse
Lessor for any and all costs and expenses incurred by Lessor or the Agent with respect

-9-

 

to any such
sublease. Lessee shall give the Agent and Lessor prompt written notice of any such sublease and
shall include a copy of such sublease with such notice.

     Except pursuant to an Operative Document, this Lease shall not be mortgaged or pledged by
Lessee, nor shall Lessee mortgage or pledge any interest in any Leased Property or any portion
thereof. Any such mortgage or pledge shall be void.

ARTICLE X

LOSS, DESTRUCTION, CONDEMNATION OR DAMAGE

          Section 10.1 Event of Loss. Any event (i) which would otherwise constitute a Casualty during the
Base Lease Term, and (ii) which, in the good-faith judgment of Lessee, (A) renders repair and
restoration of a Leased Property impossible or impractical, or requires repairs to the related
Leased Property that, with the exercise of reasonable diligence, are impossible to complete by the
Lease Termination Date or (B) requires repairs to a Leased Property that would cost in excess of
50% of the original cost of such Leased Property, and as to which Lessee has determined not to
rebuild, shall constitute an “Event of Loss”. Within sixty (60) days after the occurrence
of such event, Lessee shall deliver to Lessor an Officer’s Certificate notifying Lessor of such
event and, in the case of an event described in the foregoing clause (ii), of Lessee’s
determination not to rebuild. In the case of any other event which constitutes a Casualty, Lessee
shall restore such Leased Property pursuant to Section 10.3. If an Event of Loss shall
occur, Lessee shall pay to Lessor on the earlier of (i) the Lease Termination Date and (ii) the
next Payment Date occurring not less than thirty (30) days after the delivery of the Officer’s
Certificate pursuant to this Section 10.1 above an amount equal to the related Leased
Property Balance. Upon Lessor’s receipt of such Leased Property Balance on such date, Lessor shall
cause Lessor’s interest in such Leased Property to be conveyed to Lessee in accordance with and
subject to the provisions of Section 14.5 hereof; upon completion of such purchase, but not
prior thereto, this Lease with respect to such Leased Property and all obligations hereunder with
respect to such Leased Property shall terminate, except with respect to obligations and liabilities
hereunder, actual or contingent, that have arisen or relate to events occurring on or prior to such
date of purchase, or which are expressly stated herein to survive termination of this Lease.

     Upon the consummation of the purchase of any Leased Property pursuant to this Section
10.1, any proceeds derived from insurance required to be maintained by Lessee pursuant to this
Lease for any Leased Property remaining after payment of such purchase price shall be paid over to,
or retained by, Lessee or as it may direct, and Lessor shall assign to Lessee, without warranty,
all of Lessor’s rights to and interest in such insurance required to be maintained by Lessee
pursuant to this Lease.

          Section 10.2 Event of Taking. Any event (i) which constitutes a Condemnation of all of, or
substantially all of, a Leased Property, or (ii) (A) which would otherwise constitute a
Condemnation and (B) which, in the good-faith judgment of Lessee, (1) renders restoration and
rebuilding of a Leased Property impossible or impractical, or requires restoration to the related
Leased Property that, with the exercise of reasonable diligence, is impossible to complete by the
Lease Termination Date or (2) requires repairs to a Leased Property that would cost in excess of
50% of the original cost of such Leased Property, and as to which Lessee has determined not to
rebuild shall constitute an “Event of Taking”. Within sixty (60) days after the occurrence
of

-10-

 

such event, Lessee shall deliver to Lessor an Officer’s Certificate notifying Lessor of such
event and, in the case of an event described in the foregoing clause (ii), of Lessee’s
determination not to rebuild. In the case of any other event which constitutes a Condemnation,
Lessee shall restore and rebuild such Leased Property pursuant to Section 10.4. If an
Event of Taking shall occur, Lessee shall pay to Lessor (1) on the earlier of (A) the Lease
Termination Date and (B) the next Payment Date occurring not less than thirty (30) days after the
occurrence of such Event of Taking, in the case of an Event of Taking described in clause (i)
above, or (2) on the earlier of (A) the Lease Termination Date and (B) the next Payment Date
occurring not less than thirty (30) days after the delivery of the Officer’s Certificate pursuant
to clause (ii) above, in the case of an Event of Taking described in clause (ii)
above, an amount equal to the related Leased Property Balance. Upon Lessor’s receipt of such
Leased Property Balance on such date, Lessor shall cause Lessor’s interest in such Leased Property,
and in all condemnation proceeds related thereto, to be conveyed to Lessee in accordance with and
subject to the provisions of Section 14.5 hereof (provided that such conveyance shall be
subject to all rights of the condemning authority); upon completion of such purchase, but not prior
thereto, this Lease with respect to such Leased Property and all obligations hereunder with respect
to such Leased Property shall terminate, except with respect to obligations and liabilities
hereunder, actual or contingent, that have arisen
or relate to events occurring on or prior to such date of purchase, or which are expressly
stated herein to survive termination of this Lease.

     Upon the consummation of the purchase of such Leased Property pursuant to this Section
10.2, all Awards received by Lessor, after deducting any reasonable out-of-pocket costs
incurred by Lessor in collecting such Awards, received or payable on account of an Event of Taking
with respect to such Leased Property during the related Lease Term shall be promptly paid to
Lessee, and all rights of Lessor in Awards not then received shall be assigned to Lessee by Lessor.

          Section 10.3 Casualty. If a Casualty shall occur which is not an Event of Loss, Lessee shall
rebuild and restore the affected Leased Property, will complete the same prior to the Lease
Termination Date, and will cause the condition set forth in Section 3.5(c) of the Master Agreement
to be fulfilled with respect to such restoration and rebuilding prior to the Lease Termination
Date, regardless of whether insurance proceeds received as a result of such Casualty are sufficient
for such purpose.

          Section 10.4 Condemnation. If a Condemnation shall occur which is not an Event of Taking, Lessee
shall rebuild and restore the affected Leased Property, will complete the same prior to the Lease
Termination Date, and will cause the condition set forth in Section 3.5 (c) of the Master Agreement
to be fulfilled with respect to such restoration and rebuilding prior to the Lease Termination Date
regardless of whether the Awards received as a result of such Condemnation are sufficient for such
purpose.

          Section 10.5 Verification of Restoration and Rebuilding. In the event of Casualty or Condemnation
that involves, or is reasonably expected to involve, repair or rebuilding costs in excess of
$2,000,000, to verify Lessee’s compliance with the foregoing Section 10.3 or 10.4,
as appropriate, Lessor, the Agent, the Lenders and their respective authorized representatives may,
upon five (5) Business Days’ notice to Lessee, make a reasonable number of inspections of the
affected Leased Property with respect to (i) the extent of the Casualty or Condemnation and (ii)
the restoration and rebuilding of the related Building and the Land. All actual and reasonable
out-of-pocket costs of such inspections incurred by Lessor,

-11-

 

the Agent or any Lender will be paid by
Lessee promptly after written request. No such inspection shall unreasonably interfere with
Lessee’s operations or the operations of any other occupant of such Leased Property. None of the
inspecting parties shall have any duty to make any such inspection or inquiry and none of the
inspecting parties shall incur any liability or obligation by reason of making or not making any
such inspection or inquiry.

          Section 10.6 Application of Payments. All proceeds (except for payments under insurance policies
maintained other than pursuant to Article VIII of this Lease) received at any time by
Lessor, Lessee or the Agent from any insurer, Governmental Authority or other Person with respect
to any Condemnation or Casualty to any Leased Property or any part thereof or with respect to an
Event of Loss or an Event of Taking, plus the amount of any payment that would have been due from an insurer but
for Lessee’s self-insurance or deductibles (“Loss Proceeds”), shall (except to the extent
Section 10.9 applies) be applied as follows:

     (a) In the event Lessee purchases such Leased Property pursuant to Section 10.1
or Section 10.2, such Loss Proceeds shall be applied as set forth in Section
10.1 or Section 10.2, as the case may be;

     (b) In the event of a Casualty at such time when no Event of Default has occurred and
is continuing and Lessee is obligated to repair and rebuild such Leased Property pursuant to
Section 10.3, Lessee may, in good faith and subsequent to the date of such Casualty,
certify to Lessor and to the applicable insurer that no Event of Default has occurred and is
continuing, in which event the applicable insurer shall pay the Loss Proceeds to Lessee;

     (c) In the event of a Condemnation at such time when no Event of Default has occurred
and is continuing and Lessee is obligated to repair and rebuild such Leased Property
pursuant to Section 10.4, Lessee may, in good faith and subsequent to the date of
such Condemnation, certify to Lessor and the Agent that no Event of Default has occurred and
is continuing, in which event the applicable Award shall be paid over to Lessee; and

     (d) As provided in Section 10.8, if such section is applicable.

     During any period of repair or rebuilding pursuant to this Article X, this Lease will
remain in full force and effect and Basic Rent shall continue to accrue and be payable without
abatement or reduction. Lessee shall maintain records setting forth information relating to the
receipt and application of payments in accordance with this Section 10.6. Such records
shall be kept on file by Lessee at its offices and shall be made available to Lessor, the Lenders
and the Agent upon request.

          Section 10.7 Prosecution of Awards.

          (a) Notice and Negotiation. If any Condemnation shall occur, the party receiving the notice of
such Condemnation shall give to the other party and the Agent promptly, but in any event within
thirty (30) days after the occurrence thereof, written notice of such occurrence and the date
thereof, generally describing the nature and extent of such Condemnation. With respect to any
Event of Taking or any Condemnation, Lessee shall control the negotiations with the relevant
Governmental Authority as to any proceeding in respect of

-12-

 

which Awards are required, under
Section 10.6, to be assigned or released to Lessee, unless an Event of Default shall have
occurred and be continuing, in which case (i) the Agent shall control such negotiations; and (ii)
Lessee hereby irrevocably assigns, transfers and sets over to Lessor all rights of Lessee to any
Award on account of any Event of Taking or any Condemnation and, if there will not be separate
Awards to Lessor and Lessee on account of such Event of Taking or Condemnation, irrevocably
authorizes and empowers the Agent during the continuance of an Event of Default, with full power of
substitution, in the name of Lessee or otherwise (but without limiting the obligations of Lessee under this Article
X), to file and prosecute what would otherwise be Lessee’s claim for any such Award and to
collect, receipt for and retain the same. In any event Lessor and the Agent may participate in
such negotiations, and no settlement will be made without the prior consent of the Agent, not to be
unreasonably withheld.

          (b) Lessee’s Award. Notwithstanding the foregoing, Lessee may prosecute, and Lessor shall have
no interest in, any claim with respect to Lessee’s personal property and equipment not financed by
or otherwise property of Lessor, business interruption or similar award and Lessee’s relocation
expenses.

          Section 10.8 Application of Certain Payments Not Relating to an Event of Taking. In case of a
requisition for temporary use of all or a portion of any Leased Property which is not an Event of
Taking, this Lease shall remain in full force and effect with respect to such Leased Property,
without any abatement or reduction of Basic Rent, and the Awards for such Leased Property shall,
unless an Event of Default has occurred and is continuing, be paid to Lessee.

          Section 10.9 Other Dispositions. Notwithstanding the foregoing provisions of this Article
X, so long as an Event of Default shall have occurred and be continuing, any amount that would
otherwise be payable to or for the account of, or that would otherwise be retained by, Lessee
pursuant to this Article X shall be paid to the Agent as security for the obligations of
Lessee under this Lease and, at such time thereafter as no Event of Default shall be continuing,
such amount shall be paid promptly to Lessee to the extent not previously applied by Lessor or the
Agent in accordance with the terms of this Lease or the other Operative Documents.

          Section 10.10 No Rent Abatement. Rent shall not abate hereunder by reason of any Casualty, any
Event of Loss, any Event of Taking or any Condemnation of any Leased Property, and Lessee shall
continue to perform and fulfill all of Lessee’s obligations, covenants and agreements hereunder
notwithstanding such Casualty, Event of Loss, Event of Taking or Condemnation until the Lease
Termination Date.

          Section 10.11 Construction Land Interests. Notwithstanding anything to the contrary set forth in
this Article X, the provisions of the Construction Agency Agreement shall control with
respect to any Casualty, Event of Loss, Condemnation or Event of Taking with respect to a
Construction Land Interest during the Construction Term therefor.

ARTICLE XI

INTEREST CONVEYED TO LESSEE

     Lessee and Lessor intend that this Lease be treated, for accounting purposes, as an operating
lease. For purposes of federal and state income taxes, and commercial and bankruptcy

-13-

 

law, Lessee
and Lessor intend that the transaction represented by this Lease be treated as a financing
transaction; for such purposes, it is the intention of the parties hereto (i) that this Lease be
treated as a mortgage or deed of trust (whichever is applicable in the jurisdictions in which the
Leased Properties are located) and security agreement, encumbering the Leased Properties, and that
Lessee, as grantor, hereby grants to Lessor, as mortgagee or beneficiary and secured party, or any
successor thereto, a first and paramount Lien on each Leased Property in which Lessee has an
interest, except for Permitted Liens of the type described in clause (a) of the definition thereof,
and subject to the interests of any Ground Lessor (if applicable), (ii) that Lessor shall have, as
a result of such determination, all of the rights, powers and remedies of a mortgagee, deed of
trust beneficiary or secured party available under Applicable Law to take possession of and sell
(whether by foreclosure or otherwise) any Leased Property, (iii) that the effective date of such
mortgage, security deed or deed of trust shall be the effective date of this Lease, or the related
Lease Supplement, if later, (iv) that the recording of this Lease or a Lease Supplement shall be
deemed to be the recording of such mortgage, security deed or deed of trust, (v) that the
obligations secured by such mortgage, security deed or deed of trust shall include the Funded
Amounts and all Basic Rent and Supplemental Rent hereunder and all other obligations of and amounts
due from Lessee hereunder and under the Operative Documents and (vi) that Lessee will be treated as
the owner of the Leased Properties for tax purposes.

ARTICLE XII

EVENTS OF DEFAULT

     The following events shall constitute Events of Default (whether any such event shall be
voluntary or involuntary or come about or be effected by operation of law or pursuant to or in
compliance with any judgment, decree or order of any court or any order, rule or regulation of any
administrative or governmental body):

          (a) Lessee shall fail to make any payment of Basic Rent within three (3) Business Days after
the date that such Basic Rent is due;

          (b) Lessee shall fail to make any payment of Rent (other than Basic Rent and other than as set
forth in clause (c)) or any other amount payable hereunder or under any of the other
Operative Documents (other than Basic Rent and other than as set forth in clause (c)), and
such failure shall continue for a period of ten (10) Business Days after written notice thereof
from Lessor or the Agent to Lessee;

          (c) Lessee shall fail to pay the any applicable Leased Property Balance or the Lease Balance,
as the case may be, when due pursuant to Section 10.1, 10.2, 14.1 or
14.2, or Lessee shall fail to pay the Recourse Deficiency Amount when required pursuant to
Article XIV or the Construction Agent shall fail to make any payment when due under the
Construction Agency Agreement;

          (d) Lessee shall fail to maintain insurance as required by Article VIII hereof, and
such failure shall continue until the earlier of (i) fifteen (15) days after written notice thereof
from Lessor and (ii) the day immediately preceding the date on which any applicable insurance
coverage would otherwise finally lapse or terminate;

-14-

 

          (e) any CheckFree Party shall fail to observe or perform any covenant or agreement contained
in Section 5.1(a), (b), (c) (with respect to any CheckFree Party’s existence) or Section 5.2 or 5.3
of the Master Agreement;

          (f) any CheckFree Party shall fail to observe or perform any covenant or agreement contained
in any Operative Document (other than those referred to in clauses (a) through (e)
above), and such failure shall remain unremedied for 30 days after the earlier of (i) any executive
officer of any CheckFree Party becomes aware of such failure, or (ii) notice thereof shall have
been given to Lessee by the Agent or any Funding Party;

          (g) the occurrence of a “Level IV Default” under the ACH Master Agreement #1;

          (h) any CheckFree Party or any Subsidiary (whether as primary obligor or as guarantor or other
surety) shall fail to pay any principal of or premium or interest on any Material Indebtedness that
is outstanding, when and as the same shall become due and payable (whether at scheduled maturity,
required prepayment, acceleration, demand or otherwise), and such failure shall continue after the
applicable grace period, if any, specified in the agreement or instrument evidencing such Material
Indebtedness; or any other event shall occur or condition shall exist under any agreement or
instrument relating to such Material Indebtedness and shall continue after the applicable grace
period, if any, specified in such agreement or instrument, if the effect of such event or condition
is to accelerate, or permit the acceleration of, the maturity of such Material Indebtedness; or any
such Material Indebtedness shall be declared to be due and payable; or required to be prepaid or
redeemed (other than by a regularly scheduled required prepayment or redemption), purchased or
defeased, or any offer to prepay, redeem, purchase or defease such Indebtedness shall be required
to be made, in each case prior to the stated maturity thereof;

          (i) any CheckFree Party or any Material Subsidiary shall (i) commence a voluntary case or
other proceeding or file any petition seeking liquidation, reorganization or other relief under any
federal, state or foreign bankruptcy, insolvency or other similar law now or hereafter in effect
or seeking the appointment of a custodian, trustee, receiver, liquidator or other similar official
of it or any substantial part of its property, (ii) consent to the institution of, or fail to
contest in a timely and appropriate manner, any proceeding or petition described in clause
(i) of this paragraph, (iii) apply for or consent to the appointment of a custodian, trustee,
receiver, liquidator or other similar official for any such CheckFree Party or any such Subsidiary
or for a substantial part of its assets, (iv) file an answer admitting the material allegations of
a petition filed against it in any such proceeding, (v) make a general assignment for the benefit
of creditors, or (vi) take any action for the purpose of effecting any of the foregoing;

          (j) an involuntary proceeding shall be commenced or an involuntary petition shall be filed
seeking (i) liquidation, reorganization or other relief in respect of any CheckFree Party or any
Material Subsidiary or its debts, or any substantial part of its assets, under any
federal, state or foreign bankruptcy, insolvency or other similar law now or hereafter in
effect or (ii) the appointment of a custodian, trustee, receiver, liquidator or other similar
official for any CheckFree Party or any Material Subsidiary or for a substantial part of its
assets, and in any such case, such proceeding or petition shall remain undismissed for a period of
60 days or an order or decree approving or ordering any of the foregoing shall be entered;

-15-

 

          (k) any CheckFree Party or any Material Subsidiary shall become unable to pay, shall admit in
writing its inability to pay, or shall fail to pay, its debts generally as they become due;

          (l) an ERISA Event shall have occurred that, in the opinion of the Required Funding Parties,
when taken together with other ERISA Events that have occurred, could reasonably be expected to
result in liability to the CheckFree Parties and the Subsidiaries in an aggregate amount exceeding
$25,000,000;

          (m) any judgment or order for the payment of money in excess of $25,000,000 in the aggregate
(that remains unpaid or is not fully covered by insurance (subject to customary deductibles) by a
reputable insurance company as to which the relevant insurance company has acknowledged coverage in
writing) shall be rendered against any CheckFree Party or any Subsidiary, and either (i)
enforcement proceedings shall have been commenced by any creditor upon such judgment or order or
(ii) there shall be a period of 30 consecutive days during which a stay of enforcement of such
judgment or order, by reason of a pending appeal or otherwise, shall not be in effect;

          (n) any non-monetary judgment or order shall be rendered against any CheckFree Party or any
Subsidiary that could reasonably be expected to have a Material Adverse Effect, and there shall be
a period of 30 consecutive days during which a stay of enforcement of such judgment or order, by
reason of a pending appeal or otherwise, shall not be in effect;

          (o) a Change in Control shall occur or exist;

          (p) any material provision of any Subsidiary Guaranty Agreement shall for any reason cease to
be valid and binding on, or enforceable against, any Subsidiary Guarantor, or any Subsidiary
Guarantor shall so state in writing, or any Subsidiary Guarantor shall seek to terminate its
Subsidiary Guaranty Agreement, except in connection with any permitted disposition of a Subsidiary
Guarantor;

          (q) if any of the Operative Documents shall be cancelled, terminated, revoked or rescinded by
any CheckFree Party, or any action at law, suit or in equity or other legal proceeding to cancel,
revoke or rescind any of the Operative Documents shall be commenced by or on behalf of any
CheckFree Party, or any court or any other governmental or regulatory authority or agency of
competent jurisdiction shall make a determination that, or issue a judgment, order, decree or
ruling to the effect that, any one or more of the Operative Documents is illegal, invalid or
unenforceable in accordance with the terms thereof in any material respect in connection with any
proceeding instigated by any CheckFree Party, or conducted with respect to any CheckFree Party’s
business or other activities; or

          (r) any representation or warranty by any CheckFree Party in any Operative Document or in any
certificate or document delivered to Lessor, the Agent or any Funding Party
pursuant to any Operative Document shall have been incorrect in any material respect when
made.

-16-

 

ARTICLE XIII

ENFORCEMENT

          Section 13.1 Remedies. Subject to the right of Lessee to purchase the Leased
Properties as set forth in Section 13.3, upon the occurrence and during the continuance of
any Event of Default, Lessor may do one or more of the following as Lessor in its sole discretion
shall determine, without limiting any other right or remedy Lessor may have on account of such
Event of Default (including, without limitation, the obligation of Lessee to purchase the Leased
Properties as set forth in Section 14.3):

          (a) Lessor may, by notice to Lessee, rescind or terminate this Lease as of the date specified
in such notice; however, (A) no reletting, reentry or taking of possession of any Leased Property
by Lessor will be construed as an election on Lessor’s part to terminate this Lease unless a
written notice of such intention is given to Lessee, (B) notwithstanding any reletting, reentry or
taking of possession, Lessor may at any time thereafter elect to terminate this Lease for a
continuing Event of Default, and (C) no act or thing done by Lessor or any of its agents,
representatives or employees and no agreement accepting a surrender of any Leased Property shall be
valid unless the same be made in writing and executed by Lessor;

          (b) Lessor may (i) demand that Lessee, and Lessee shall upon the written demand of Lessor,
return the Leased Properties promptly to Lessor in the manner and condition required by, and
otherwise in accordance with all of the provisions of, Articles VI and XIV hereof
as if the Leased Properties were being returned at the end of the Lease Term, and Lessor shall not
be liable for the reimbursement of Lessee for any costs and expenses incurred by Lessee in
connection therewith and (ii) without prejudice to any other remedy which Lessor may have for
possession of the Leased Properties, and to the extent and in the manner permitted by Applicable
Law, enter upon any Leased Property and take immediate possession of (to the exclusion of Lessee)
any Leased Property or any part thereof and expel or remove Lessee and any other person who may be
occupying such Leased Property, by summary proceedings or otherwise, all without liability to
Lessee for or by reason of such entry or taking of possession, whether for the restoration of
damage to property caused by such taking or otherwise and, in addition to Lessor’s other damages,
Lessee shall be responsible for the actual and reasonable costs and expenses of reletting,
including brokers’ fees and the reasonable out-of-pocket costs of any alterations or repairs made
by Lessor;

          (c) Lessor may (i) sell all or any part of any Leased Property at public or private sale, as
Lessor may determine, free and clear of any rights of Lessee and without any duty to account to
Lessee with respect to such action or inaction or any proceeds with respect thereto (except to the
extent required by Applicable Law or clause (ii) below if Lessor shall elect to exercise
its rights thereunder) in which event Lessee’s obligation to pay Basic Rent for such Leased
Property hereunder for periods commencing after the date of such sale shall be terminated or
proportionately reduced, as the case may be; and (ii) if Lessor shall so elect, demand that Lessee
pay to Lessor, and Lessee shall pay to Lessor, on the date of such sale, as liquidated damages for
loss of a bargain and not as a penalty (the parties agreeing that Lessor’s actual damages would be
difficult to predict, but the aforementioned liquidated damages represent a reasonable
approximation of such amount) (in lieu of Basic Rent due for periods commencing on or after the
Payment Date coinciding with such date of sale (or, if the sale date is not a Payment Date, the
Payment Date next preceding the date of such sale)), an amount equal to

-17-

 

(a) the excess, if any, of (1) the sum of (A) all Rent due and unpaid to and including such
Payment Date and (B) the Lease Balance, computed as of such date, over (2) the net proceeds of such
sale (that is, after deducting all out-of-pocket costs and expenses incurred by Lessor, the Agent
or any Lender incident to such conveyance (including, without limitation, all costs, expenses,
fees, premiums and taxes described in Section 14.5(b))); plus (b) interest at the Overdue
Rate on the foregoing amount from such Payment Date until the date of payment;

          (d) Lessor may, at its option, not terminate this Lease, and continue to collect all Basic
Rent, Supplemental Rent, and all other amounts (including, without limitation, the Funded Amount)
due Lessor (together with all costs of collection) and enforce Lessee’s obligations under this
Lease as and when the same become due, or are to be performed, and at the option of Lessor, upon
any abandonment of any Leased Property by Lessee or re-entry of same by Lessor, Lessor may, in its
sole and absolute discretion, elect not to terminate this Lease with respect thereto and may make
such reasonable alterations and necessary repairs in order to relet such Leased Property, and relet
such Leased Property or any part thereof for such term or terms (which may be for a term extending
beyond the term of this Lease) and at such rental or rentals and upon such other terms and
conditions as Lessor in its reasonable discretion may deem advisable; and upon each such reletting
all rentals actually received by Lessor from such reletting shall be applied to Lessee’s
obligations hereunder in such order, proportion and priority as Lessor may elect in Lessor’s sole
and absolute discretion. If such rentals received from such reletting during any Rent Period are
less than the Rent to be paid during that Rent Period by Lessee hereunder, Lessee shall pay any
deficiency, as reasonably calculated by Lessor, to Lessor on the Payment Date for such Rent Period;

          (e) Lessor may, whether or not Lessor shall have exercised or shall thereafter at any time
exercise any of its rights under paragraph (b), (c) or (d) of this
Article XIII, demand, by written notice to Lessee specifying a date (the “Final Rent
Payment Date”) not earlier than 30 days after the date of such notice, that Lessee purchase, on
the Final Rent Payment Date, all of the remaining Leased Properties in accordance with the
provisions of Sections 14.2, 14.4 and 14.5; provided,
however, that (1) such purchase shall occur on the date set forth in such notice,
notwithstanding the provision in Section 14.2 calling for such purchase to occur on the
Lease Termination Date; and (2) Lessor’s obligations under Section 14.5(a) shall be limited
to delivery of a special warranty deed and quit claim bill of sale of such Leased Properties,
without recourse or warranty, but free and clear of Lessor Liens;

          (f) Lessor may exercise any other right or remedy that may be available to it under Applicable
Law, or proceed by appropriate court action (legal or equitable) to enforce the terms hereof or to
recover damages for the breach hereof. Separate suits may be brought to collect any such damages
for any Rent Period(s), and such suits shall not in any manner prejudice Lessor’s right to collect
any such damages for any subsequent Rent Period(s), or Lessor may defer any such suit until after
the expiration of the Lease Term, in which event such suit shall be deemed not to have accrued
until the expiration of the Lease Term; or

          (g) Lessor may retain and apply against Lessor’s damages, to the extent of such damages, all
sums which Lessor would, absent such Event of Default, be required to pay to, or turn over to,
Lessee pursuant to the terms of this Lease.

-18-

 

          Section 13.2 Remedies Cumulative; No Waiver; Consents. To the extent permitted by,
and subject to the mandatory requirements of, Applicable Law, each and every right, power and
remedy herein specifically given to Lessor or otherwise in this Lease shall be cumulative and shall
be in addition to every other right, power and remedy herein specifically given or now or hereafter
existing at law, in equity or by statute, and each and every right, power and remedy whether
specifically herein given or otherwise existing may be exercised from time to time and as often and
in such order as may be deemed expedient by Lessor, and the exercise or the beginning of the
exercise of any power or remedy shall not be construed to be a waiver of the right to exercise at
the same time or thereafter any right, power or remedy. No delay or omission by Lessor in the
exercise of any right, power or remedy or in the pursuit of any remedy shall impair any such right,
power or remedy or be construed to be a waiver of any default on the part of Lessee or to be an
acquiescence therein. Lessor’s consent to any request made by Lessee shall not be deemed to
constitute or preclude the necessity for obtaining Lessor’s consent, in the future, to all similar
requests. No express or implied waiver by Lessor of any Event of Default shall in any way be, or
be construed to be, a waiver of any future or subsequent Potential Event of Default or Event of
Default. To the extent permitted by Applicable Law, Lessee hereby waives any rights now or
hereafter conferred by statute or otherwise that may require Lessor to sell, lease or otherwise use
any Leased Property or part thereof in mitigation of Lessor’s damages upon the occurrence of an
Event of Default or that may otherwise limit or modify any of Lessor’s rights or remedies under
this Article XIII.

          Section 13.3 Purchase Upon an Event of Default. Upon the occurrence of an Event of
Default, until such time as Lessor commences soliciting bids for, or entering into any agreement
for, the sale or re-lease of the Leased Properties (whichever is earlier), Lessee may purchase all,
but not less than all, of the Leased Properties for the Lease Balance, including any amounts due
pursuant to Section 7.5 of the Master Agreement and any costs incurred by the Agent or any Funding
Party in connection with the preparation for the sale or re-lease of the Leased Properties,
provided that, unless an Event of Default has occurred pursuant to paragraph (i) or
(j) of Article XII with respect to Lessee, Lessor shall give Lessee not less than
ten (10) Business Days’ written notice prior to commencing soliciting bids for, or entering into
any agreement for, the sale of re-lease of the Leased Properties. Such purchase shall be made in
accordance with Section 14.5, upon not less than ten (10) Business Days’ written notice
(which shall be irrevocable) to Lessor, which notice shall set forth the date of purchase (which
shall be a date no later than 30 days from the date of such notice).

          Section 13.4 Limitation on Liability. Notwithstanding the provisions of Section
13.1, Lessee’s recourse liability to Lessor as a consequence of the occurrence of a Limited
Event of Default shall be limited to the payment by Lessee of the Recourse Deficiency Amount.

ARTICLE XIV

SALE, RETURN OR PURCHASE OF LEASED PROPERTY; RENEWAL

          Section 14.1 Lessee’s Option to Purchase. Subject to the terms, conditions and
provisions set forth in this Article XIV, Lessee shall have the option (the “Purchase
Option”), to be exercised as set forth below, to purchase from Lessor, Lessor’s interest in any
of the Leased Properties. Such option must be exercised by written notice to Lessor not later
than twelve months prior to the scheduled Lease Termination Date, which notice shall be
irrevocable; such notice shall specify the Leased Property with respect to which such Purchase
Option is being

-19-

 

exercised, the date that such purchase shall take place, which date shall be a date occurring
not less than sixty (60) days after such notice or the Lease Termination Date (whichever is
earlier). If the Purchase Option is exercised pursuant to the foregoing, then, subject to the
provisions set forth in this Article XIV, on the applicable purchase date or the Lease
Termination Date, as the case may be, Lessor shall convey to Lessee, and Lessee shall purchase from
Lessor, Lessor’s interest in the Leased Property or Leased Properties that are the subject of such
Purchase Option pursuant to Section 14.5.

          Section 14.2 Conveyance to Lessee. Unless (a) Lessee shall have properly exercised
the Purchase Option and purchased all of the Leased Properties pursuant to Section 14.1, or
(b) Lessee shall have properly exercised the Remarketing Option and shall have fulfilled all of the
conditions of Section 14.6 hereof, then, subject to the terms, conditions and provisions
set forth in this Article XIV, Lessee shall purchase from Lessor, and Lessor shall convey
to Lessee, on the Lease Termination Date all of Lessor’s interest in all of the Leased Properties.
Lessee may designate, in a notice given to Lessor not less than ten (10) Business Days prior to the
closing of such purchase, or any purchase pursuant to Section 14.1 (time being of the
essence), the transferee to whom the conveyance shall be made (if other than to Lessee), in which
case such conveyance shall (subject to the terms and conditions set forth herein) be made to such
designee; provided, however, that such designation of a transferee shall not cause
Lessee to be released, fully or partially, from any of its obligations under this Lease.

          Section 14.3 Acceleration of Purchase Obligation. Lessee shall be obligated to
purchase Lessor’s interest in the Leased Properties immediately, automatically and without notice
upon the occurrence of any Event of Default specified in clause (i), (j) or
(k) of Article XII, for the purchase price set forth in Section 14.4. Upon
the occurrence and during the continuance of any other Event of Default, Lessee shall be obligated
to purchase Lessor’s interest in the Leased Properties for the purchase price set forth in
Section 14.4 upon notice of such obligation from Lessor.

          Section 14.4 Determination of Purchase Price. Upon the purchase by Lessee of Lessor’s
interest in all of the Leased Properties upon the exercise of the Purchase Option or pursuant to
Section 14.2 or 14.3, the aggregate purchase price for all of the Leased Properties
shall be an amount equal to the Lease Balance as of the closing date for such purchase, including
any amount due pursuant to Section 7.5(f) of the Master Agreement as a result of such purchase.
Upon the purchase by Lessee of Lessor’s interest in a Leased Property upon the exercise of a
Purchase Option with respect to such Leased Property, the purchase price for such Leased Property
shall be an amount equal to the Leased Property Balance for such Leased Property as of the closing
date for such purchase, including any amount due pursuant to Section 7.5(f) of the Master Agreement
as the result of such purchase.

          Section 14.5 Purchase Procedure.

          (a) Conveyance. If Lessee shall purchase Lessor’s interest in a Leased Property pursuant
to any provision of this Lease, (i) Lessee shall accept from Lessor and Lessor shall convey such
Leased Property by a duly executed and acknowledged special warranty deed of such Leased Property,
in recordable form, (ii) upon the date fixed for any purchase of Lessor’s interest in Leased
Property hereunder, Lessee(s) shall pay to the order of the Agent the Lease Balance or Leased
Property Balance, as applicable, including any amount due pursuant to

-20-

 

Section 7.5 of the Master Agreement as a result of such purchase, by wire transfer of immediately
available funds, (iii) Lessor will execute and deliver to Lessee such other documents, including
releases, affidavits, termination agreements and termination statements, as may be legally required
or as may be reasonably requested by Lessee in order to effect such conveyance, free and clear of
Lessor Liens and the Liens of the Operative Documents and (iv) if such Leased Property is subject
to a Ground Lease, Lessor will execute and deliver to Lessee an assignment or termination of such
Ground Lease, as directed by Lessee, in such form as may be reasonably requested by Lessee, and
Lessee shall pay any amounts due with respect thereto under such Ground Lease.

          (b) Approvals. Lessee shall, at Lessee’s sole cost and expense, obtain all required
governmental and regulatory approval and consents and in connection therewith shall make such
filings as required by Applicable Law; in the event that Lessor is required by Applicable Law to
take any action in connection with such purchase and sale, Lessee shall pay prior to transfer all
reasonable out-of-pocket costs incurred by Lessor in connection therewith. Without limiting the
foregoing, all costs incident to such conveyance, including, without limitation, Lessee’s
attorneys’ fees, Lessor’s attorneys’ fees, commissions, Lessee’s and Lessor’s escrow fees,
recording fees, title insurance premiums and all applicable documentary transfer or other transfer
taxes and other taxes required to be paid in order to record the transfer documents that might be
imposed by reason of such conveyance and the delivery of such deed shall be borne entirely by and
paid by Lessee.

          (c) No Apportionment. Upon expiration or termination of this Lease resulting in conveyance
of Lessor’s interest in the title to the Leased Properties to Lessee, there shall be no
apportionment of rents (including, without limitation, water rents and sewer rents), taxes,
insurance, utility charges or other charges payable with respect to the Leased Properties, all of
such rents, taxes, insurance, utility or other charges due and payable with respect to the Leased
Properties prior to termination being payable by Lessee hereunder and all due after such time being
payable by Lessee as the then owner of the Leased Properties.

          Section 14.6 Option to Remarket. Subject to the fulfillment of each of the conditions
set forth in this Section 14.6, Lessee shall have the option to market all of, but not less
than all of, the Leased Properties for Lessor (the “Remarketing Option”).

     Lessee’s effective exercise and consummation of the Remarketing Option shall be subject to the
due and timely fulfillment of each of the following provisions, the failure of any of which, unless
waived in writing by Lessor and the Lenders, shall render the Remarketing Option and Lessee’s
exercise thereof null and void, in which event, Lessee shall be obligated to perform its
obligations under Section 14.2.

          (a) Not later than twelve, nor earlier than fifteen, months prior to the scheduled Lease
Termination Date, Lessee shall give to Lessor and the Agent written notice of Lessee’s exercise of
the Remarketing Option.

          (b) Not later than ten (10) Business Days prior to the Lease Termination Date, Lessee shall
deliver to Lessor and the Agent an environmental assessment of each Leased Property dated not
earlier than forty-five (45) days prior to the Lease Termination Date. Such environmental
assessment shall be prepared by an environmental consultant selected by Lessee

-21-

 

and reasonably satisfactory to the Required Funding Parties, shall be in form, detail and
substance reasonably satisfactory to the Required Funding Parties, and shall otherwise indicate no
degradation in environmental conditions beyond those described in the related Environmental Audit
and shall not include a recommendation for further investigation to make such determination.

          (c) On the date of Lessee’s notice to Lessor and the Agent of Lessee’s exercise of the
Remarketing Option, each of the Construction Conditions shall have been timely satisfied.

          (d) Lessee shall have completed all Alterations, restoration and rebuilding of the Leased
Properties pursuant to Sections 6.1, 6.2, 10.3 and 10.4 (as the
case may be) and shall have fulfilled in all material respects all of the conditions and
requirements in connection therewith pursuant to said Sections, in each case by the date on which
Lessor and the Agent receive Lessee’s notice of Lessee’s exercise of the Remarketing Option (time
being of the essence), regardless of whether the same shall be within Lessee’s control.

          (e) Upon request by the Agent, Lessee shall promptly provide any maintenance records relating
to each Leased Property to Lessor, the Agent and any potential purchaser, and shall otherwise do
all things necessary to deliver possession of such Leased Property to the potential purchaser at
the appropriate closing date. Lessee shall allow Lessor, the Agent and any potential purchaser
reasonable access during normal business hours to any Leased Property for the purpose of inspecting
the same.

          (f) On the Lease Termination Date, Lessee shall surrender the Leased Properties in accordance
with Section 14.8 hereof.

          (g) In connection with any such sale of the Leased Properties, Lessee will provide to the
purchaser such customary “seller’s” indemnities as are commercially reasonable and are requested by
the potential purchaser (taking into account the location and nature of the Leased Properties),
representations and warranties regarding title, absence of Liens (except Lessor Liens) and the
condition of the Leased Properties. Lessee shall fulfill all of the requirements set forth in
clause (b) of Section 14.5, and such requirements are incorporated herein by
reference, provided that all costs and expenses incurred in connection therewith shall be paid from
the proceeds of the sale. As to Lessor, any such sale shall be made on an “as is, with all faults”
basis without representation or warranty by Lessor, other than the absence of Lessor Liens.

          (h) Lessee shall pay to the Agent on the Lease Termination Date (or to such other Person as
Agent shall notify Lessee in writing, or in the case of Supplemental Rent, to the Person entitled
thereto) an amount equal to the Recourse Deficiency Amount, plus all accrued and unpaid Basic Rent
and Supplemental Rent, and all other amounts hereunder which have accrued prior to or as of such
date, in the type of funds specified in Section 3.3 hereof.

If Lessee have exercised the Remarketing Option, the following additional provisions shall apply:
During the period commencing on the date twelve months prior to the scheduled expiration of the
Lease Term, Lessee shall, as nonexclusive agent for Lessor, use commercially reasonable efforts to
sell Lessor’s interest in the Leased Properties and will attempt to obtain the

-22-

 

highest purchase price therefor. Lessee shall not incur any remarketing costs that exceed, or are
expected to exceed, $75,000 without the prior written consent of Lessor. Lessee promptly shall
submit all bids to Lessor and the Agent and Lessor; the Agent will have the right to review the
same; and the Agent and Lessor will have the right to submit any one or more bids. All bids shall
be on an all-cash basis. In no event shall such bidder be Lessee or any Subsidiary or Affiliate of
Lessee. The written offer must specify the Lease Termination Date as the closing date. If, and
only if, with respect to any Leased Property, the Net Selling Price therefor is less than the
difference between the related Leased Property Balance at such time minus the Recourse Deficiency
Amount for such Leased Property, then Lessor or the Agent may, in its sole and absolute discretion,
by notice to Lessee, given within 30 days of receipt of such offer, reject such offer to purchase,
in which event the parties will proceed according to the provisions of Section 14.7 hereof.
If neither Lessor nor the Agent rejects such purchase offer as provided above, the closing of such
purchase of the related Leased Property by such purchaser shall occur on the Lease Termination
Date, contemporaneously with Lessee’s surrender of such Leased Property in accordance with
Section 14.8 hereof, and the Net Selling Price shall be paid directly to the Agent;
provided, however, that if, with respect to any Leased Property, the sum of the Net
Selling Price from the sale of such Leased Property plus the Recourse Deficiency Amount for such
Leased Property paid by Lessee on the Lease Termination Date pursuant to Section 14.6(h),
exceeds the related Leased Property Balance as of such date, then the excess shall be paid to
Lessee on the Lease Termination Date. Lessee shall not have the right, power or authority to bind
Lessor in connection with any proposed sale of any Leased Property.

          Section 14.7 Rejection of Sale. Notwithstanding anything contained herein to the
contrary, if Lessor or the Agent rejects the purchase offer for any Leased Property as provided in
(and subject to the conditions set forth in) Section 14.6, then (a) Lessee shall pay to the
Agent the Recourse Deficiency Amount for such Leased Property on the Lease Termination Date
pursuant to Section 14.6(h), and (b) Lessor shall retain title to such Leased Property.

          Section 14.8 Return of Leased Property. If Lessor retains title to any Leased
Property pursuant to Section 14.7 hereof, then Lessee shall, on the Lease Termination Date,
and at its own expense, return possession of such Leased Property to Lessor for retention by Lessor
or, if Lessee properly exercise the Remarketing Option and fulfills all of the conditions of
Section 14.6 hereof and neither Lessor nor the Agent rejects such purchase offer pursuant
to Section 14.6, then Lessee shall, on such Lease Termination Date, and at its own cost,
transfer possession of the related Leased Property to the independent purchaser thereof, in each
case by surrendering the same into the possession of Lessor or such purchaser, as the case may be,
free and clear of all Liens other than Lessor Liens, in as good condition as it was on the
Completion Date therefor in the case of new Construction, or the Closing Date (as modified by
Alterations permitted by this Lease), ordinary wear and tear excepted, and in compliance in all
material respects with Applicable Law. Lessee shall, on and within a reasonable time before and
after the Lease Termination Date, cooperate with Lessor and the independent purchaser of any Leased
Property in order to facilitate the ownership and operation by such purchaser of such Leased
Property after the Lease Termination Date, which cooperation shall include the following, all of
which Lessee shall do on or before the Lease Termination Date or as soon thereafter as is
reasonably practicable: providing all books and records regarding Lessee’s maintenance of such
Leased Property and all non-proprietary know-how, data and technical information relating thereto,
providing a copy of the Plans and Specifications within the possession of Lessee, granting or
assigning all licenses (to the extent assignable) necessary for the operation and

-23-

 

maintenance of such Leased Property, and cooperating in seeking and obtaining all necessary
Governmental Action. Lessee shall have also paid the cost of all Alterations commenced prior to
the Lease Termination Date. The obligations of Lessee under this Article XIV shall survive
the expiration or termination of this Lease.

          Section 14.9 Renewal. Subject to the conditions set forth herein, Lessee may, by
written notice to Lessor and the Agent given not later than twelve, nor earlier than fifteen,
months, prior to the then scheduled Lease Termination Date, request to renew this Lease for five
years, commencing on the date following such Lease Termination Date; such renewal option may be
exercised no more than twice. No later than the date that is 90 days prior to then scheduled Lease
Termination Date, the Agent will notify Lessee whether or not Lessor and each of the Lenders
consent to such renewal request (which consent may be granted or denied in the Lessor’s and each
Lender’s sole discretion and may be conditioned on such conditions precedent as may be specified by
Lessor or such Lender). If the Agent fails to respond in such time frame, such failure shall be
deemed to be a rejection of such request.

ARTICLE XV

LESSEE’S EQUIPMENT

     After any repossession of any Leased Property (whether or not this Lease has been terminated),
Lessee, at its expense and so long as such removal of such trade fixture, personal property or
equipment shall not result in a violation of Applicable Law, shall, within a reasonable time after
such repossession or within ninety (90) days after Lessee’s receipt of Lessor’s written request
(whichever shall first occur), remove all of Lessee’s trade fixtures, personal property and
equipment from such Leased Property (to the extent that the same can be readily removed from such
Leased Property without causing material damage to such Leased Property); provided,
however, that Lessee shall not remove any such trade fixtures, personal property or
equipment that has been financed by Lessor and/or the Lenders under the Operative Documents or
otherwise constituting Leased Property (or that constitutes a replacement of such property). Any
of Lessee’s trade fixtures, personal property and equipment not so removed by Lessee within such
period shall be considered abandoned by Lessee, and title thereto shall without further act vest in
Lessor, and may be appropriated, sold, destroyed or otherwise disposed of by Lessor without notice
to Lessee and without obligation to account therefor and Lessee will pay Lessor, upon written
demand, all reasonable costs and expenses incurred by Lessor in removing, storing or disposing of
the same and all costs and expenses incurred by Lessor to repair any damage to such Leased Property
caused by such removal. Lessee will immediately repair at its expense all damage to such Leased
Property caused by any such removal (unless such removal is effected by Lessor, in which event
Lessee shall pay all reasonable costs and expenses incurred by Lessor for such repairs). Lessor
shall have no liability in exercising Lessor’s rights under this Article XV, nor shall
Lessor be responsible for any loss of or damage to Lessee’s personal property and equipment.
Notwithstanding anything to the contrary set forth in this Lease, Lessor shall have no interest in,
or Lien on, any of Lessee’s computer and data processing equipment or other personal property
unless the Funding Parties have financed such equipment or other personal property or Lessee does
not remove such equipment or personal property as and when required pursuant to this Article
XV.

-24-

 

ARTICLE XVI

RIGHT TO PERFORM FOR LESSEE

     If Lessee shall fail to perform or comply with any of its agreements contained herein and
either such failure shall continue for a period of 10 or more days after notice to Lessee by Lessor
or the Agent or such failure has resulted in immediate material danger to any Leased Property or
Lessor’s or the Agent’s interest therein, Lessor, upon reasonable notice to Lessee, may perform or
comply with such agreement, and Lessor shall not thereby be deemed to have waived any default
caused by such failure, and the amount of such payment and the amount of the expenses of Lessor
(including actual and reasonable attorneys’ fees and expenses) incurred in connection with such
payment or the performance of or compliance with such agreement, as the case may be, shall be
deemed Supplemental Rent, payable by Lessee to Lessor within thirty (30) days after written demand
therefor.

ARTICLE XVII

MISCELLANEOUS

          Section 17.1 Reports. To the extent required under Applicable Law and to the extent
it is reasonably practical for Lessee to do so, Lessee shall prepare and file in timely fashion,
or, where such filing is required to be made by Lessor or it is otherwise not reasonably practical
for Lessee to make such filing, Lessee shall prepare and deliver to Lessor (with a copy to the
Agent) within a reasonable time prior to the date for filing and Lessor shall file, any material
reports with respect to the condition or operation of such Leased Property that shall be required
to be filed with any Governmental Authority.

          Section 17.2 Binding Effect; Successors and Assigns; Survival. The terms and
provisions of this Lease, and the respective rights and obligations hereunder of Lessor and Lessee,
shall be binding upon their respective successors, legal representatives and assigns (including, in
the case of Lessor, any Person to whom Lessor may transfer any Leased Property or any interest
therein in accordance with the provisions of the Operative Documents), and inure to the benefit of
their respective permitted successors and assigns, and the rights granted hereunder to the Agent
and the Lenders shall inure (subject to such conditions as are contained herein) to the benefit of
their respective permitted successors and assigns. Lessee hereby acknowledges that Lessor has
assigned all of its right, title and interest to, in and under this Lease to the Agent and the
Lenders pursuant to the Loan Agreement and related Operative Documents, and that all of Lessor’s
rights hereunder may be exercised by the Agent.

          Section 17.3 Quiet Enjoyment. Lessor covenants that it will not interfere in Lessee’s
or any of its permitted sublessee’s quiet enjoyment of the Leased Properties in accordance with
this Lease during the Lease Term, so long as no Event of Default has occurred and is continuing.
Such right of quiet enjoyment is independent of, and shall not affect, Lessor’s rights otherwise to
initiate legal action to enforce the obligations of Lessee under this Lease.

          Section 17.4 Documentary Conventions. The Documentary Conventions shall apply to this
Lease.

          Section 17.5 Liability of Lessor Limited. Except as otherwise expressly provided
below in this Section 17.5, it is expressly understood and agreed by and between

-25-

 

Lessee, Lessor and their respective successors and assigns that nothing herein contained shall
be construed as creating any liability of Lessor or any of its Affiliates or any of their
respective officers, directors, employees, shareholders or agents, individually or personally, for
any failure to perform any covenant, either express or implied, contained herein, all such
liability (other than that resulting from Lessor’s gross negligence or willful misconduct, except
to the extent imputed to Lessor by virtue of Lessee’s action or failure to act), if any, being
expressly waived by Lessee and by each and every Person now or hereafter claiming by, through or
under Lessee, and that, so far as Lessor or any of its Affiliates or any of their respective
officers, directors, employees, shareholders or agents, individually or personally, is concerned,
Lessee and any Person claiming by, through or under Lessee shall look solely to the right, title
and interest of Lessor in and to the Leased Properties and any proceeds from Lessor’s sale or
encumbrance thereof (provided, however, that Lessee shall not be entitled to any
double recovery) for the performance of any obligation under this Lease and under the Operative
Documents and the satisfaction of any liability arising therefrom (other than that resulting from
Lessor’s gross negligence or willful misconduct, except to the extent imputed to Lessor by virtue
of Lessee’s action or failure to act).

          Section 17.6 Estoppel Certificates. Each party hereto agrees that at any time and
from time to time during the Lease Term, it will promptly, but in no event later than thirty (30)
days after request by the other party hereto, execute, acknowledge and deliver to such other party
or to any prospective purchaser (if such prospective purchaser has signed a commitment or letter of
intent to purchase any Leased Property or any part thereof or any interest in the Note), assignee
or mortgagee or third party designated by such other party, a certificate stating (a) that this
Lease is unmodified and in force and effect (or if there have been modifications, that this Lease
is in force and effect as modified, and identifying the modification agreements); (b) the date to
which Basic Rent has been paid; (c) whether or not there is any existing default by Lessee in the
payment of Basic Rent or any other sum of money hereunder, and whether or not there is any other
existing default by either party with respect to which a notice of default has been served, and, if
there is any such default, specifying the nature and extent thereof; (d) whether or not, to the
knowledge of the signer, there are any setoffs, defenses or counterclaims against enforcement of
the obligations to be performed hereunder existing in favor of the party executing such certificate
and (e) other items that may be reasonably requested; provided that no such certificate may be
requested unless the requesting party has a good faith reason for such request.

          Section 17.7 No Joint Venture. Any intention to create a joint venture, partnership
or other fiduciary relationship between Lessor and Lessee is hereby expressly disclaimed.

          Section 17.8 No Accord and Satisfaction. The acceptance by Lessor of any sums from
Lessee (whether as Basic Rent or otherwise) in amounts which are less than the amounts due and
payable by Lessee hereunder is not intended, nor shall be construed, to constitute an accord and
satisfaction of any dispute between Lessor and Lessee regarding sums due and payable by Lessee
hereunder, unless Lessor specifically deems it as such in writing.

          Section 17.9 No Merger. In no event shall the leasehold interests, estates or rights
of Lessee hereunder, or of the holder of any interest in the Note secured by a security interest in
this Lease, merge with any interests, estates or rights of Lessor in or to the Leased Properties,
it being understood that such leasehold interests, estates and rights of Lessee hereunder, and of
the holder of any interest in the Note secured by a security interest in this

-26-

 

Lease, shall be deemed to be separate and distinct from Lessor’s interests, estates and rights
in or to the Leased Properties, notwithstanding that any such interests, estates or rights shall at
any time or times be held by or vested in the same person, corporation or other entity.

          Section 17.10 Survival. The obligations of the parties to be performed under this
Lease prior to the Lease Termination Date and the obligations of the parties pursuant to
Articles III, X, XI, XIII, Sections 14.2, 14.3,
14.4, 14.5, 14.8, Articles XV and XVI, and Section
17.5 shall survive the expiration or termination of this Lease. The extension of any
applicable statute of limitations by Lessor, Lessee, the Agent or any Indemnitee shall not affect
such survival.

          Section 17.11 Chattel Paper. To the extent that this Lease constitutes chattel paper
(as such term is defined in the Uniform Commercial Code in any applicable jurisdiction), no
security interest in this Lease may be created through the transfer or possession of any
counterpart other than the sole original counterpart, which shall be identified as the original
counterpart by the receipt of the Agent.

          Section 17.12 Time of Essence. Time is of the essence of this Lease.

          Section 17.13 Recordation of Lease. Lessee will, at its expense, cause each Lease
Supplement or a memorandum of lease in form and substance reasonably satisfactory to Lessor and
Lessee (if permitted by Applicable Law) to be recorded in the proper office or offices in the
States and the municipalities in which the Land is located.

          Section 17.14 Investment of Security Funds. The parties hereto agree that any amounts
not payable to Lessee pursuant to any provision of Article VIII, X or XIV
or this Section 17.14 shall be held by the Agent as security for the obligations of Lessee
under this Lease and the Master Agreement and of Lessor under the Loan Agreement. At such time as
such amounts are payable to Lessee, such amounts, net of any amounts previously applied to Lessee’s
obligations hereunder or under the Master Agreement (which application is hereby agreed to by
Lessee), shall be paid to Lessee. Any such amounts which are held by the Agent pending payment to
Lessee shall until paid to Lessee, as provided hereunder or until applied against Lessee’s
obligations herein and under the Master Agreement and distributed as provided in the Loan Agreement
or herein (after the Loan Agreement is no longer in effect) in connection with any exercise of
remedies hereunder, be invested by the Agent or Lessor, as the case may be, as directed from time
to time in writing by Lessee (provided, however, if an Event of Default has
occurred and is continuing it will be directed by the Agent) and at the expense and risk of Lessee,
in Permitted Investments. Any gain (including interest received) realized as the result of any
such investment (net of any fees, commissions and other expenses, if any, incurred in connection
with such investment) shall be applied in the same manner as the principal invested. Lessee upon
demand shall pay to the Agent or Lessor, as appropriate, the amount of any loss incurred in
connection with all such investments and the liquidation thereof.

          Section 17.15 Ground Leases. Lessee will, at its expense, timely perform all of the
obligations of Lessor, in its capacity as ground lessee, under each Ground Lease and, if requested
by Lessor shall provide satisfactory evidence to Lessor of such performance.

          Section 17.16 Land and Building. If any Building and the Land on which such Building
is located are subject to separate Lease Supplements, at any time that Lessee exercises

-27-

 

an option to purchase such Building or such Land, or to renew this Lease with respect to such
Building or such Land, or is obligated to purchase such Building or such Land as a result of an
Event of Loss, an Event of Taking or an Event of Default, such purchase or renewal shall be made
simultaneously with respect to all of such Building and such Land.

[Signature page follows]

-28-

 

     
IN WITNESS WHEREOF, the undersigned have each caused this Lease
Agreement to be duly executed and delivered and attested by their
respective officers thereunto duly authorized as of the day and year
first above written.

	 	 	 	 	 	 	 	 	 	 	 	 	 
	Witnessed:	 	 	 	 	 	 	 	CHECKFREE SERVICES CORPORATION,
	 	 	 	 	 	 	 	 	 	 	as Lessee
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	By:
	 	/s/ Leigh Asher 	 	 	 	By:	 	/s/ David E. Mangum 
	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 

	 	 	 	Name:	 	Leigh Asher 	 	 	 	Name:	 	David
E. Mangum 
	 

	 	 	 	Title:
	 	Senior Vice
President, Corporate Marketing 	 	 	 	Title:	 	Executive
Vice President 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	By:
	 	/s/ Laura E. Binion 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	Name:	 	Laura E. Binion 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	SUNTRUST BANK, as Lessor
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	Witnessed:	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	By:

	 	/s/ Lisa A. Howard 	 	 	 	By:	 	/s/ Brian K. Peters
	 

	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Name:
	 	Lisa A.
Howard 	 	 	 	Name:	 	Brian
K. Peters 
	 

	 	 	 	 	 	 	 	 	 	Title:	 	Managing
Director 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	By:
	 	/s/ Mary E. Coke 	 	 	 	 	 	 
	 

	 	 	 	 
	 	 	 	 	 	 	 	 
	 

	 	Name:	 	 	 	Mary
E. Coke 	 	 	 	 	 	 

	 	 	 
	 	 	 
	 	S-1	Master Lease Agreement

 

 

	 	 	 	 	 	 	 
	STATE
OF GEORGIA

	)	 	 
	 

	 	 	 	)ss.:

	COUNTY
OF GWINNETT

	)	 	 

     The foregoing Lease
Agreement was acknowledged before me, the undersigned Notary Public, in
the County of Gwinnett, Georgia, this 12th day of
April, 2006, by David Mangum,
as Executive Vice President, of CHECKFREE SERVICES CORPORATION, a Delaware corporation, on behalf of the
corporation.

	 	 	 
	[Notarial Seal]	 	 
	 
	 	/s/ Sharon A. Hand 
	 
	 	 
	 
	 	Notary Public

My
commission expires:  June 30, 2008

 

 

	 	 	 	 	 	 	 
	STATE
OF GEORGIA

	 	)	 	 
	 

	 	 	 	)ss.:

	COUNTY
OF FULTON

	 	)	 	 

     The foregoing Lease
Agreement was acknowledged before me, the undersigned Notary Public, in
the County of Clayton, Georgia, this 12th day of April, 2006, by
Brian K. Peters, as Managing Director of SUNTRUST BANK, on behalf of such corporation.

	 	 	 
	[Notarial Seal]	 	 
	 
	 	/s/ Lisa A. Caldwell
	 
	 	 
	 
	 	Notary Public

My
commission expires: June 30, 2007

 

 

EXHIBIT A TO LEASE

Recording requested by

and when recorded mail to:

	 	 	 
	 

	 	 
	 
	 	 
	 

	 	 
	 
	 	 
	 

	 	 
	 
	 	 
	 

	 	 

LEASE SUPPLEMENT NO. __ AND MEMORANDUM OF LEASE

     THIS LEASE SUPPLEMENT NO. ___(this “Lease Supplement”) dated as of [            ],
between SUNTRUST BANK, a Georgia banking corporation, as lessor (the “Lessor”), and
CHECKFREE SERVICES CORPORATION, a Delaware corporation, as lessee (the “Lessee”).

     WHEREAS Lessor is the owner of an interest in the Land described on Schedule I hereto
and wishes to lease the Land together with any Building and other improvements thereon or which
thereafter may be constructed thereon pursuant to the Lease to Lessee;

     NOW, THEREFORE, in consideration of the premises and the mutual agreements herein contained
and other good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, the parties hereto agree as follows:

     SECTION 1. Definitions; Interpretation. For purposes of this Lease Supplement,
capitalized terms used herein and not otherwise defined herein shall have the meanings assigned to
them in Appendix A to the Master Agreement, dated as of April 13, 2006 (as amended and supplemented
from time to time, the “Master Agreement”), among CheckFree Corporation, as Guarantor,
Lessee, Lessor, the financial institutions party thereto, as Lenders and SunTrust Equity Funding,
LLC, as Agent; and the rules of interpretation set forth in Appendix A to the Lease shall apply to
this Lease Supplement.

     SECTION 2. The Properties. Attached hereto as Schedule I is the description
of certain Land (the “Subject Property”). Effective upon the execution and delivery of
this Lease Supplement by Lessor and Lessee, such Land, together with any Building and other
improvements thereon or which thereafter may be constructed thereon shall be subject to the terms
and provisions of the Lease and Lessor hereby grants, conveys, transfers and assigns to Lessee
those interests, rights, titles, estates, powers and privileges provided for in the Lease with
respect to the Subject Property.

A-1

 

     SECTION 3. Amendments to Lease with Respect to Subject Property. Effective upon the
execution and delivery of this Lease Supplement by Lessor and Lessee, the following terms and
provisions shall apply to the Lease with respect to the Subject Property:

[Insert Applicable Sections per Local Law

as contemplated by the Master Agreement]

     SECTION 4. Ratification; Incorporation. Except as specifically modified hereby, the
terms and provisions of the Lease are hereby ratified and confirmed and remain in full force and
effect. The terms of the Lease (as amended by this Lease Supplement) are by this reference
incorporated herein and made a part hereof.

     SECTION 5. Original Lease Supplement. The single executed original of this Lease
Supplement marked “THIS COUNTERPART IS THE ORIGINAL EXECUTED COUNTERPART” on the signature page
thereof and containing the receipt of the Agent therefor on or following the signature page thereof
shall be the original executed counterpart of this Lease Supplement (the “Original Executed
Counterpart”). To the extent that this Lease Supplement constitutes chattel paper, as such
term is defined in the Uniform Commercial Code as in effect in any applicable jurisdiction, no
security interest in this Lease Supplement may be created through the transfer or possession of any
counterpart other than the Original Executed Counterpart.

     SECTION 6. Documentary Conventions. The Documentary Conventions shall apply to this
Lease Supplement.

A-2

 

     IN
WITNESS WHEREOF, each of the parties hereto has caused this Lease Supplement to be duly
executed by an officer thereunto duly authorized as of the date and year first above written.

	 	 	 	 	 	 	 	 	 	 	 
	Witnessed:	 	 	 	SUNTRUST BANK, as Lessor
	 
	 	 	 	 	 	 	 	 	 	 
	By:

	 	 	 	 	 	 	 	By:	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 	 	Name:	 	 	 	 	 	Name:
	 

	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	Title:
	 
	 	 	 	 	 	 	 	 	 	 
	By:
	 	 	 	 	 	 	 	 	 	 
	 

	 	 
	 	 	 	 	 	 	 	 
	 

	 	Name:	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	Witnessed:	 	 	 	CHECKFREE SERVICES CORPORATION,
	 	 	 	 	 	 	 	 	as Lessee
	 
	 	 	 	 	 	 	 	 	 	 
	By:

	 	 	 	 	 	 	 	By:	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 

	 	Name:
	 	 	 	 	 	 	 	Name:
	 

	 	 	 	 	 	 	 	 	 	Title:
	 
	 	 	 	 	 	 	 	 	 	 
	By:
	 	 	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 

	 	Name:	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	 	 	 

A-3

 

	 	 	 	 	 	 	 
	STATE OF

	 	 	 	)	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	)ss.:

	COUNTY OF

	 	 	 	)	 	 
	 

	 	 	 	 	 	 

     The foregoing Lease Supplement was acknowledged before me, the undersigned Notary Public, in
the County of                     ,            , this       day of                     ,                     , by
                    , as                      of SUNTRUST BANK, on behalf of such corporation.

	 	 	 
	[Notarial Seal]	 	 
	 
	 	 
	 
	 	Notary Public

My commission expires:                     

 

 

	 	 	 	 	 	 	 
	STATE OF

	 	 	 	)	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	)ss.:

	COUNTY OF

	 	 	 	)	 	 
	 

	 	 	 	 	 	 

     The foregoing Lease Supplement was acknowledged before me, the undersigned Notary Public, in
the County of                     ,            , this       day of                     ,                     , by                     ,
as                     , of CHECKFREE SERVICES CORPORATION, a Delaware corporation, on behalf of the
corporation.

	 	 	 
	[Notarial Seal]	 	 
	 
	 	 
	 
	 	Notary Public

My commission expires:                     

 

 

Receipt of this original counterpart of the foregoing Lease Supplement is hereby acknowledged as of
the date hereof.

	 	 	 	 	 
	 	 	SUNTRUST EQUITY FUNDING, LLC,
	 	 	as the Agent
	 
	 	 	 	 
	 

	 	By:	 	 
	 

	 	 	 	 
	 

	 	Name:	 	 
	 

	 	 	 	 
	 

	 	Title:EX-10.4

 

Exhibit 10.4

CONSTRUCTION AGENCY AGREEMENT

dated as of April 13, 2006

between

SUNTRUST BANK

and

CHECKFREE SERVICES CORPORATION

as Construction Agent

 

 

TABLE
OF CONTENTS

	 	 	 	 	 
	 	 	Page	 
	ARTICLE I DEFINITIONS
	 	 	1	 
	 
	 	 	 	 
	1.1 Defined Terms
	 	 	1	 
	1.2 Other Defined Terms
	 	 	3	 
	 
	 	 	 	 
	ARTICLE II APPOINTMENT OF CONSTRUCTION AGENT
	 	 	3	 
	 
	 	 	 	 
	2.1 Appointment
	 	 	3	 
	2.2 Acceptance; Construction
	 	 	3	 
	2.3 Commencement of Construction
	 	 	3	 
	2.4 Supplements to this Agreement
	 	 	4	 
	2.5 Term
	 	 	4	 
	2.6 Identification of Properties; Construction Documents
	 	 	4	 
	2.7 Scope of Authority
	 	 	5	 
	2.8 Covenants of the Construction Agent
	 	 	6	 
	2.9 Insurance
	 	 	7	 
	 
	 	 	 	 
	ARTICLE III THE BUILDINGS
	 	 	12	 
	 
	 	 	 	 
	3.1 Amendments; Modifications
	 	 	12	 
	3.2 Casualty and Condemnation
	 	 	13	 
	3.3 Indemnity
	 	 	13	 
	3.4 Construction Force Majeure Events
	 	 	14	 
	 
	 	 	 	 
	ARTICLE IV PAYMENT OF FUNDS
	 	 	15	 
	 
	 	 	 	 
	4.1 Funding of Property Acquisition Costs and Property Buildings Costs
	 	 	15	 
	 
	 	 	 	 
	ARTICLE V CONSTRUCTION AGENCY EVENTS OF DEFAULT
	 	 	15	 
	 
	 	 	 	 
	5.1 Construction Agency Events of Default
	 	 	15	 
	5.2 Damages
	 	 	16	 
	5.3 Remedies; Remedies Cumulative
	 	 	16	 
	5.4 Limitation on Construction Agent’s Recourse Liability
	 	 	17	 
	5.5 Construction Agent’s Right to Purchase
	 	 	18	 
	5.6 Construction Return Procedures
	 	 	18	 
	5.7 Option to Remarket
	 	 	19	 
	5.8 Rejection of Sale
	 	 	21	 
	5.9 Return of Leased Property
	 	 	21	 
	 
	 	 	 	 
	ARTICLE VI NO CONSTRUCTION AGENCY FEE
	 	 	22	 
	 
	 	 	 	 
	6.1 Lease as Fulfillment of Lessor’s Obligations
	 	 	22	 
	 
	 	 	 	 
	ARTICLE VII LESSOR’S RIGHTS; CONSTRUCTION AGENT’S RIGHTS
	 	 	22	 
	 
	 	 	 	 
	7.1 Exercise of the Lessor’s Rights
	 	 	22	 
	7.2 Lessor’s Right to Cure Construction Agent’s Defaults
	 	 	23	 
	 
	 	 	 	 
	ARTICLE VIII MISCELLANEOUS
	 	 	23	 
	 
	 	 	 	 
	8.1 Documentary Conventions
	 	 	23	 
	8.2 Successors and Assigns
	 	 	23	 

-i-

 

CONSTRUCTION AGENCY AGREEMENT

     CONSTRUCTION AGENCY AGREEMENT, dated as of April 13, 2006, (as amended, supplemented or
otherwise modified from time to time, this “Agreement”), between SUNTRUST BANK, a Georgia
banking corporation (the “Lessor”), and CHECKFREE SERVICES CORPORATION, a Delaware
corporation (“Services”, and in its capacity as construction agent, the “Construction
Agent”).

PRELIMINARY STATEMENT

     A. CheckFree Corporation, Lessor, Services, the Lenders signatory thereto and SunTrust Equity
Funding, LLC, as agent for such Lenders (in such capacity, the “Agent”) are parties to that
certain Master Agreement, dated as of April 13, 2006 (as amended, supplemented or otherwise
modified from time to time pursuant thereto, the “Master Agreement”).

     B. Subject to the terms and conditions hereof, (i) the Lessor desires to appoint Services as
the Construction Agent to act as its sole and exclusive agent for the identification and
acquisition of the Land pursuant to the Master Agreement and construction of the Buildings in
accordance with the Plans and Specifications and pursuant to the Master Agreement, and (ii) the
Construction Agent desires, for the benefit of the Lessor, to cause the Buildings to be constructed
in accordance with the Plans and Specifications and pursuant to the Master Agreement and this
Agreement, in each case in accordance with the terms herein set forth.

     NOW, THEREFORE, in consideration of the foregoing, and for other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto
covenant and agree as follows:

ARTICLE I

DEFINITIONS

     1.1 Defined Terms. The following terms shall have the following meanings:

     “Construction Budget” is defined in Section 2.4.

     “Construction Commencement Date” is defined in Section 2.3.

     “Construction Costs”, with respect to any Leased Property, means all costs incurred in
connection with the design, development and construction of the Buildings (including the
acquisition costs of all fixtures included therein) on the Land related to such Leased Property, as
well the costs of excavating, grading, landscaping and other work undertaken to prepare the Land
for construction of the Buildings, and all other fees, costs and expenses incurred in connection
with the acquisition, development and construction of the Buildings related to such Leased
Property, including all fees due to the Agent, all interest and Yield and other carrying costs
accrued on the Funded Amounts related to such Leased Property during the Construction Term
therefor, planning, engineering, development, architects’, consultants’, brokers’, attorneys’ and
accountants’ fees, appraisal costs, survey costs, insurance costs, transaction costs, demolition
costs, permitting costs, costs for title insurance and other soft costs related to such Buildings.

 

 

     “Construction Default Remarketing Option” is defined in Section 5.4(a).

     “Construction Documents” is defined in Section 2.5.

     “Construction Failure Payment” means the sum of (i) 100% of the Land Acquisition
Costs, plus (ii) 89.95% of an amount equal to the then incurred Construction Costs
(excluding Land Acquisition Costs) that are properly capitalizable in accordance with GAAP.

     “Construction Force Majeure Declaration” is defined in Section 3.4.

     “Construction Force Majeure Event” means:

          (a) an act of God arising after the date hereof, including, without limitation, adverse
weather conditions, natural disasters or fire or other casualty, or

          (b) any change in any applicable Law arising after the date hereof and relating to the use of
the Land or the construction of the Buildings on the Land, the existence or potentiality of which
was not known to and could not have been discovered prior to the date hereof through the exercise
of reasonable due diligence by the Construction Agent, or

          (c) strikes, lockouts, labor troubles, unavailability of materials, services or utilities,
war, civil commotion, riots, insurrections or other causes beyond the Construction Agent’s control

which could not have been avoided or which cannot be prevented through the exercise of commercially
reasonable efforts.

     “Construction Offer Price” is defined in Section 5.4(a).

     “Construction Period Lease Balance” with respect to any Leased Property at any time
means an amount equal to the sum of (i) 100% of the Land Acquisition Costs for such Leased
Property, plus (ii) 100% of all Construction Costs (excluding Land Acquisition Costs) that
are properly capitalizable in accordance with GAAP.

     “Construction Period Termination Date” means the earlier of (i) Scheduled Construction
Period Termination Date and (ii) the Completion Date.

     “Construction Term” is defined in Section 2.3.

     “Force Majeure Losses” means, with respect to any Leased Property and as of any date
of calculation, the loss incurred by the Lessor attributable to a Construction Force Majeure Event
with respect to which a Construction Force Majeure Declaration has been made, measured by the sum
of (i) the lower of (A) the insurance proceeds paid with respect thereto plus the related
deductible amount and (B) the reduction in Fair Market Sales Value of the Leased Property as a
result of the Construction Force Majeure Event as set forth in an Appraisal, plus (ii) other direct
costs incurred by the Lessor or by the Construction Agent that the Lessor has consented to in
accordance with Section 3.4 in connection with such Construction Force Majeure Event to the
extent such costs are not covered by insurance; provided that insurance proceeds shall be
used in

-2-

 

such calculation only to the extent the event giving rise to the loss can be remediated for an
amount equal to the resulting insurance proceeds plus the deductible; provided,
further, that it is expressly understood and agreed that Force Majeure Losses shall not
include the costs of repairing damage occasioned not as a result of the Construction Force Majeure
Event, but as a result of the Construction Agent’s failure to take all reasonable steps to minimize
the damages caused by such Construction Force Majeure Event.

     “Funding Sources” is defined in Section 2.2.

     “Permitted Lease Balance” means, with respect to any Leased Property and calculated as
of any date, (i) the Leased Property Balance with respect to such Leased Property as of the date of
such calculation, minus (ii) Force Majeure Losses with respect to such Leased Property, if
any, plus (iii) the amount of insurance proceeds and Advances applied towards the
remediation of such Force Majeure Losses.

     “Plans and Specifications” shall mean the plans and specifications for the Buildings
as such Plans and Specifications may be amended, modified or supplemented from time to time in
accordance with the terms of this Agreement.

     “Scheduled Construction Period Termination Date” means April 13, 2008.

     1.2 Other Defined Terms. Capitalized terms used but not otherwise defined in this
Agreement shall have the meanings set forth in Appendix A to the Master Agreement.

ARTICLE II

APPOINTMENT OF CONSTRUCTION AGENT

     2.1 Appointment. Pursuant to and subject to the terms and conditions set forth herein
and in the Master Agreement and the other Operative Documents, the Lessor hereby irrevocably
designates and appoints Services as the Construction Agent to act as its exclusive agent for (i)
the identification and acquisition from time to time of Land to be acquired or leased by the Lessor
(subject to the approval of the Lessor and the satisfaction of the conditions precedent set forth
in the Master Agreement) and leased to Services and (ii) the construction of the Buildings in
accordance with the Plans and Specifications on such Land.

     2.2 Acceptance; Construction. Services hereby unconditionally accepts the designation
and appointment as Construction Agent. The Construction Agent will cause the Buildings to be
constructed on the Land substantially in accordance with the Plans and Specifications and, in
accordance with the Operative Documents, to be equipped in all material respects with all
Applicable Law and insurance requirements, but using funds advanced by the Funding Parties (or its
own funds, subject to reimbursement from Advances), insurance proceeds, condemnation awards and any
Additional Amounts advanced by the Funding Parties (collectively, the “Funding Sources”).

     2.3 Commencement of Construction. Subject to Construction Force Majeure Events, the
Construction Agent hereby agrees, unconditionally and for the benefit of the Lessor, to cause
Construction of a Building to commence on each parcel of Land as soon as is reasonably

-3-

 

practicable, in its reasonable judgment, after the Closing Date in respect of such Land. For
purposes hereof, Construction of a Building shall be deemed to commence on the date after the
Closing Date for the related Leased Property (the “Construction Commencement Date”) on
which excavation for the foundation for such Building or any other Construction of such Building
commences. Without limiting the foregoing, no phase of such Construction shall be undertaken until
all permits required for such phase have been issued therefor.

     2.4 Supplements to this Agreement. On the Closing Date of each parcel of Land, the
Lessor and the Construction Agent shall each execute and deliver to the Agent a supplement to this
Agreement in the form of Exhibit A to this Agreement, appropriately completed, pursuant to
which the Lessor and the Construction Agent shall, among other things, each acknowledge and agree
that the Construction of such parcel of Land will be governed by the terms of this Agreement.
Following the execution and delivery of a supplement to this Agreement as provided above, such
supplement and all supplements previously delivered under this Agreement shall constitute a part of
this Agreement. On or prior to the Closing Date of each parcel of Land, the Construction Agent
shall prepare and deliver to the Lessor and the Agent a construction budget (the “Construction
Budget”) for the related Leased Property, setting forth in reasonable detail the budget for the
Construction of the proposed Building on such Land in accordance with the Plans and Specifications
therefor, and all related costs including the capitalized interest and Yield expected to accrue
during the related Construction Term; such Construction Budget shall include a line item for the
amount of self-insurance or deductibles applicable to such Leased Property.

     2.5 Term. This Agreement shall commence on the date hereof and shall terminate with
respect to any given Leased Property upon the first to occur of:

          (a) payment by the Lessee of the Leased Property Balance and termination of the Lease with
respect to such Leased Property in accordance with the Lease;

          (b) the expiration or earlier termination of the Lease;

          (c) termination of this Agreement pursuant to Article V hereof;

          (d) the Completion Date for such Leased Property and the completion of all punch list items as
set forth in Section 2.8(d); and

          (e) the payment by the Construction Agent of the Leased Property Balance or the Construction
Failure Payment with respect to such Leased Property pursuant to this Agreement.

     2.6 Identification of Properties; Construction Documents. The Construction Agent may
execute any of its duties and obligations under this Agreement by or through agents, contractors,
developers, Affiliates, employees or attorneys-in-fact, and the Construction Agent shall enter into
such agreements with architects and contractors as the Construction Agent deems necessary or
desirable for the construction of the Buildings pursuant hereto (the “Construction
Documents”); provided, however, that no such delegation shall limit or reduce
in any way the Construction Agent’s duties and obligations under this Agreement; provided,
further, that contemporaneously with the execution and delivery of a Construction Document,
the

-4-

 

Construction Agent will execute and deliver to the Lessor the Security Agreement and
Assignment, pursuant to which the Construction Agent assigns to the Lessor, among other things, all
of the Construction Agent’s rights under and interests in such Construction Documents. Each
construction contract shall be with a reputable general contractor with experience in constructing
projects that are similar in scope and type to the proposed Building, and shall provide for a
guaranteed maximum project cost, at least 10% retainage and the delivery of a performance bond.

     2.7 Scope of Authority. (a) Subject to the terms, conditions, restrictions and
limitations set forth in the Operative Documents, the Lessor hereby expressly authorizes the
Construction Agent, or any agent or contractor of the Construction Agent, and the Construction
Agent unconditionally agrees, for the benefit of the Lessor, to take all action necessary or
desirable for the performance and satisfaction of all of the Construction Agent’s obligations
hereunder with respect to the Leased Properties acquired or leased by the Lessor, including,
without limitation:

          (ii) the identification and assistance with the acquisition or lease of Land in
accordance with the terms and conditions of the Master Agreement;

          (iii) all design and supervisory functions relating to the construction of the Buildings
and performing all engineering work related to the construction of the Buildings;

          (iv) negotiating and entering into all contracts or arrangements to procure the
equipment and services necessary to construct the Buildings on such terms and conditions as
are customary and reasonable in light of local standards and practices;

          (v) obtaining all necessary permits, licenses, consents, approvals and other
authorizations, including those required under Applicable Law, from all Governmental
Authorities in connection with the construction and the development of the Leased Property
on the Land in accordance with the Plans and Specifications;

          (vi) maintaining all books and records with respect to the construction, operation and
management of the Leased Properties; and

          (vii) performing any other acts necessary or appropriate in connection with the
identification, and acquisition (or leasing) and development of the Land and construction of
the Buildings in accordance with the Plans and Specifications, and all other functions
typically undertaken for the construction and development of similar properties.

          (b) Neither the Construction Agent nor any of its Affiliates or agents shall enter into any
contract which would, directly or indirectly, impose any liability or obligation on the Lessor
unless such contract expressly contains an acknowledgment by the other party or parties thereto
that the obligations of the Lessor are non-recourse, and that the Lessor shall have no personal
liability with respect to such obligations. Any contract entered into by the Construction Agent or
any of its Affiliates or agents not meeting the requirements of the foregoing sentence shall be
ineffective. Subject to the foregoing, the Lessor shall execute such

-5-

 

documents and take such other actions as the Construction Agent shall reasonably request, at
the Construction Agent’s expense, to permit the Construction Agent to perform its duties hereunder.

          (c) Subject to the terms and conditions of this Agreement and the other Operative Documents,
the Lessor hereby grants to the Construction Agent, and the Construction Agent hereby accepts, (i)
possession and control of each Leased Property during the Construction Term therefor and (ii) the
sole management and control over the means, methods, sequences and procedures with respect to the
Construction. The parties agree that the Construction Agent shall be in sole possession and
control of each Leased Property during the Construction Term therefor.

     2.8 Covenants of the Construction Agent. The Construction Agent hereby covenants and
agrees that it will, using the Funding Sources:

          (a) following the Construction Commencement Date for each parcel of Land, cause construction
of a Building on such Land to be prosecuted diligently and without undue interruption substantially
in accordance with the Plans and Specifications for such Land, in accordance with the Construction
Budget for such Leased Property and in compliance in all material respects with all Applicable Law
and insurance requirements;

          (b) notify the Lessor and the Agent in writing not less than five (5) Business Days after the
occurrence of each Construction Force Majeure Event;

          (c) take all reasonable and practical steps to cause the Completion Date for such Leased
Property to occur on or prior to the Scheduled Construction Termination Date for such Leased
Property, and cause all Liens (including, without limitation, Liens or claims for materials
supplied or labor or services performed in connection with the construction of the Buildings),
other than Permitted Liens and Lessor Liens, to be discharged;

          (d) following the Completion Date for each Leased Property, cause all outstanding punch list
items with respect to the Buildings on such Leased Property to be completed within sixty (60) days
after said Completion Date;

          (e) at all times during Construction, take such action as Lessor may reasonably request to
evidence or perfect Lessor’s interest in all personalty financed by the Lessor on or within such
Leased Property;

          (f) not enter into any agreements or arrangements with any Person (other than the Funding
Parties pursuant to the Operative Documents) that would result in any claim against, or liability
of, the Agent or any Funding Party resulting from the fact that any Leased Property is not
completed on or prior to the Scheduled Construction Termination Date therefor; and

          (g) take all reasonable and practical steps to minimize the disruption of the construction
process arising from Construction Force Majeure Events.

-6-

 

     2.9 Insurance.

          (a) Insurance by the Construction Agent: The Construction Agent shall cause to be
procured with proceeds of Advances pursuant to, and subject to the terms and conditions of, the
Operative Documents and maintain in full force and effect during the Construction Term insurance
policies with insurance companies authorized to do business in each jurisdiction in which the
Leased Properties under Construction are located with a Best Insurance Reports rating of “A” or
better and a financial size category of “VIII” or higher, or that are pre-approved by the Lessor,
with limits and coverage provisions as set forth below.

          (i) General Liability Insurance. Liability insurance on an occurrence basis
for the Construction Agent’s and Lessor’s liability arising out of claims for personal
injury (including bodily injury and death) and property damage. Such insurance shall
provide coverage for products-completed operations, contractual and personal injury
liability with a $1,000,000 limit per occurrence for combined bodily injury and property
damage with policy aggregates of $2,000,000 (other than products-completed operations) and
$1,000,000 for products-completed operations. A maximum deductible or self-insured
retention of $25,000 per occurrence shall be allowed with respect to such insurance to the
extent relating to the Leased Properties.

          (ii) Automobile Liability Insurance. Automobile liability insurance for the
Construction Agent’s and Lessor’s liability arising out of claims for bodily injury and
property damage covering all leased, non-owned and hired vehicles used in the performance of
the Construction Agent’s obligations under this Agreement with a $1,000,000 limit per
accident for combined bodily injury and property damage and containing appropriate no-fault
insurance provisions wherever applicable. A maximum deductible or self-insured retention of
$5,000 per occurrence shall be allowed with respect to such insurance to the extent relating
to the Leased Properties.

          (iii) Excess Liability Insurance. Liability insurance in excess of the
insurance coverage required in clauses (i) and (ii) above with a limit of $5,000,000 per
occurrence and in the aggregate.

          (iv) Builder’s Risk Insurance. Property damage insurance on an “all risk”
basis insuring the Construction Agent and Lessor, as their interests may appear, including
coverage against loss or damage from the perils of earth movement (including but not limited
to earthquake, landslide, subsidence and volcanic eruption), flood, strike, riot and civil
commotion, provided that the Construction Agent shall not be obligated to maintain
such insurance or delayed start up insurance with respect to any Leased Property prior to
the time that construction has commenced with respect to such Leased Property so long as no
materials, supplies or equipment are stored on such Leased Property.

     a. Property Covered. The builder’s risk insurance shall
provide coverage for (i) the Buildings, structures, machinery, equipment,
facilities, fixtures, supplies and other property constituting a part of the
Leased Property under Construction, (ii) property of others in the care,

-7-

 

custody or control of the Construction Agent in connection with the
Leased Property, but not contractor’s tools, machinery, plant and equipment
including spare parts and accessories not destined to become a permanent
part of the Leased Property, (iii) all preliminary works, temporary works
and interconnection works and (iv) foundations and other property below the
surface of the ground.

     b. Additional Coverages. The builder’s risk policy shall
insure (i) the cost (including labor) of preventive measures to reduce or
prevent further loss, (ii) inland transit with sublimits sufficient to
insure the largest single shipment to or from the Leased Property site from
anywhere within North America, (iii) attorney’s fees, engineering and other
consulting costs, and permit fees directly incurred in order to repair or
replace damaged insured property in the amount of $2,500, (iv) expediting
expenses (defined as reasonable extra costs incurred after an insured loss
to make temporary repairs and expedite the permanent repair of the damaged
property) with a sublimit in the amount of $25,000, (v) off-site storage to
insure the full replacement value of any property or equipment not stored on
the Leased Property site with a sublimit of $150,000, and (vi) demolition
expenses, removal of undamaged portion, and increased cost of construction
due to operation of laws or codes with a sublimit of twenty-five percent
(25%) of the amount of the physical loss or damage.

     c. Special Clauses. The builder’s risk policy shall include
(i) a 72 hour flood/windstorm/earthquake clause, (ii)unintentional errors
and omissions clause, (iii) a requirement that the insurer pay losses within
60 days after receipt of an acceptable proof of loss, and (iv) an extension
clause allowing the policy period to be extended up to 60 days without
modification to the terms and conditions of the policy and payment of the
premium on a pro-rata basis.

     d. Prohibited Exclusions. The builder’s risk policy shall not
contain any (i) coinsurance provisions, (ii) exclusion for ensuing direct
physical loss or damage resulting from freezing, (iii) exclusion for
physical loss or damage covered under any guarantee or warranty arising out
of an insured peril, or (iv) exclusion for resultant physical loss or damage
caused by ordinary wear and tear, gradual deterioration, faulty workmanship,
design or materials.

     e. Sum Insured. The builder’s risk policy shall (i) be on a
completed value form, (ii) insure 100% of the completed insurable value of
the Building(s), (iii) value losses at replacement cost, without deduction
for physical depreciation or obsolescence including custom duties, taxes and
fees and (iv) insure loss or damage from earth movement and flood with
separate sublimits of $15,000,000.

-8-

 

     f. Deductible. The builder’s risk insurance may have a
deductible not in excess of $25,000.

          (v) Delayed Startup Insurance. Delayed startup coverage insuring the Lessor
and covering the Lessor’s accrued and capitalized interest and Yield for a six month period
as a result of loss or damage insured by the builder’s risk insurance resulting in a delay
in completion of the Building(s) beyond their anticipated date of completion.

Such insurance shall (a) have a deductible of not greater than 10 days per occurrence during the
Construction Term, (b) have an indemnity period not less than six months, (c) cover loss sustained
when access to the Leased Property site is prevented due to an insured peril at premises in the
vicinity of the Leased Property site with a sublimit of $27,500, (d) cover loss sustained due to
the action of a public authority preventing access to the Leased Property site due to imminent or
actual loss or destruction arising from an insured peril at premises in the vicinity of the Leased
Property site with a sublimit of $27,500, and (e) not contain any form of a coinsurance provision
or include a waiver of such provisions.

          (vi) Endorsements. All policies of insurance required to be maintained by the
Construction Agent shall be endorsed as follows.

     a. To name the Lessor as the loss payee with respect to all property
insurance;

     b. To name the Lessor, the Lenders and the Agent as additional insureds
with respect to all liability policies;

     c. To provide a severability of interests and cross liability clause;

     d. That the insurance shall be primary and not excess to or
contributing with any insurance or self-insurance maintained by the Lessor
or the additional insureds.

     e. That in respect of the interests of the Lessor, the Lenders and the
Agent, such policies shall not be invalidated by any fraud, action, inaction
or misrepresentation of the Construction Agent or any other Person, and
shall insure each of the Lessor, the Lenders and the Agent regardless of any
breach of any terms, conditions or warranty contained in any policy by the
Construction Agent or any other Person.

          (vii) Waiver of Subrogation. The Construction Agent hereby waives any and
every claim for recovery from the Lessor, the Lenders and the Agent for any and all loss or
damage covered by any of the insurance policies to be maintained under this Agreement to the
extent that such loss or damage is recovered under any such policy. If the foregoing waiver
will preclude the assignment of any such claim to the extent of such recovery, by
subrogation (or otherwise), to an insurance company (or other person), the Construction
Agent (or other appropriate party) shall give written notice of the terms of

-9-

 

such waiver to each insurance company which has issued, or which may issue in the
future, any such policy of insurance (if such notice is required by the insurance policy)
and shall cause each such insurance policy to be properly endorsed by the issuer thereof to,
or to otherwise contain one or more provisions that, prevent the invalidation of the
insurance coverage provided thereby by reason of such waiver.

             (b) Conditions.

          (i) Adjustment of Losses. Losses, if any, with respect to any Leased Property
under any damage policies required to be carried under this Section 2.9 shall be
adjusted with the insurance companies, including the filing of appropriate proceedings, as
follows: (x) so long as no Construction Agency Event of Default shall have occurred and be
continuing, and provided that the Construction Agent is required, or has agreed, to repair
the damage or if the purchase option has been exercised, such losses will be adjusted by the
Construction Agent, (y) if any Construction Agency Event of Default shall have occurred and
be continuing or a Construction Force Majeure Event declared, or if the Construction Agent
is not required to, and has not agreed to, repair the damage, such losses shall be adjusted
by the Lessor with the consent of the Construction Agent (which consent shall not be
unreasonably withheld or delayed). The party which shall be entitled to adjust losses may
appear in any proceeding or action to negotiate, prosecute, adjust or appeal any claim for
any award, compensation or insurance payment on account of any Casualty at such party’s
reasonable request, and the other party shall participate in any such proceeding, action,
negotiation, prosecution or adjustment. The Construction Agent may incur no expenses with
respect to loss adjustment without the prior consent, not to be unreasonably withheld, of
the Lessor. Adjustment expenses shall be funded through Advances. The parties hereto agree
that this Agreement shall control the rights of the parties hereto in and to any such award,
compensation or insurance payment relating to any Casualty affecting a Construction Land
Interest.

          (ii) Application of Insurance Proceeds. All proceeds of insurance maintained
pursuant to this Section 2.9 on account of any damage or destruction of any Leased
Property (or part thereof) subject to Construction shall be paid to Lessor, provided
that (i) if no Construction Agency Event of Default shall have occurred and (ii) subject to
Section 3.4, the Construction Agent has undertaken to repair the damage and has
demonstrated to the reasonable satisfaction of the Lessor that the application of such
insurance proceeds (including, without limitation, delay in start up coverage), together
with the remaining Commitment and any increase to the Commitments effected pursuant to
Section 3.2, are sufficient to cause the construction to be completed on or prior to
the Scheduled Construction Termination Date, such funds shall be held by Lessor in a
segregated account and disbursed to the Construction Agent to pay costs incurred by the
Construction Agent to effect the repair of the Leased Property. If the Construction cannot
be completed on or prior to the Scheduled Construction Termination Date, the parties agree
to discuss the issue of disbursement of insurance proceeds to the Construction Agent in good
faith and after such discussion the Lessor shall make a determination in the exercise of its
sole discretion. Any proceeds of insurance paid to Lessor pursuant in this Section
2.9, not used to repair the Leased Property and held by Lessor shall be applied to the
account of Construction Agent to reduce the Lease Balance.

-10-

 

          (iii) Additional Insurance. Any additional insurance obtained by the
Construction Agent or the Lessor shall provide that it shall not interfere with or in any
way limit the insurance described in this Section 2.9 or increase the amount of any
premium payable with respect to any insurance described in such Section. The proceeds of
any such additional insurance will be for the account of the party maintaining such
additional insurance.

          (iv) Payment of Premiums. The Construction Agent shall cause to be paid
(including, in the case of insurance required under this Section 2.9, with the
proceeds of Advances), all premiums for the insurance required hereunder. The Construction
Agent shall renew or replace, or cause to be renewed or replaced, each insurance policy
required hereunder prior to the expiration date thereof for the duration of the Construction
Term.

          (v) Policy Cancellation and Change. All policies of insurance required to be
maintained pursuant to this Section 2.9 shall be endorsed so that if at any time
they are cancelled, or their coverage is reduced (by any party including the insured) so as
to affect the interests of the Lessor, such cancellation or reduction shall not be effective
as to the Lessor for 30 days, except for non-payment of premium which shall be for 10 days,
after receipt by the Lessor of written notice from such insurer of such cancellation or
reduction.

          (vi) Miscellaneous Policy Provisions. All property damage and delayed startup
insurance policies, (i) shall not include any annual or term aggregate limits of liability
or clause requiring the payment of additional premium to reinstate the limits after loss
except for insurance covering the perils of flood, earth movement, sabotage and terrorism,
(ii) shall include the Lessor as a named insured as its interest may appear, and (iii) shall
include a clause requiring the insurer to make final payment on any claim within 60 days
after the submission of proof of loss and its acceptance by the insurer.

          (vii) Separation of Interests. All policies shall insure the interests of the
Lessor regardless of any breach or violation by the Construction Agent or any other Person
of warranties, declarations or conditions contained in such policies, any action or inaction
of the Construction Agent or others, or any foreclosure relating to the Leased Property or
any change in ownership of all or any portion of the Leased Property.

          (viii) Acceptable Policy Terms and Conditions. All policies of insurance
required to be maintained pursuant to this Section 2.9 shall contain terms and
conditions reasonably acceptable to the Lessor.

          (c) Evidence of Insurance. On the related Construction Commencement Date and on an
annual basis at least 10 days prior to each policy anniversary, the Construction Agent shall
furnish, or shall cause to be furnished, the Lessor with (1) certificates of insurance or binders,
in a form acceptable to the Lessor, evidencing all of the insurance required by the provisions of
this Section 2.9. Such certificates of insurance/binders shall be executed by each insurer
or by an authorized representative of each insurer. Such certificates of insurance/binders

-11-

 

shall identify underwriters, the type of insurance, the insurance limits and the policy term
and shall specifically list the special provisions enumerated for such insurance required by this
Section 2.9. Upon request, the Construction Agent will promptly furnish the Lessor with
copies of all insurance policies, binders and cover notes or other evidence of such insurance
relating to the insurance required to be maintained hereunder.

          (d) Reports. Concurrently with the furnishing of the certification referred to in
paragraph (c), the Construction Agent shall furnish, or cause to be furnished, the Lessor with a
report of an independent broker, signed by an officer of the broker, stating that in the opinion of
such broker, the insurance then carried or to be renewed is in accordance with the terms of this
Section 2.9. In addition the Construction Agent will advise the Lessor in writing promptly
of any default in the payment of any premium and of any other act or omission on the part of the
Construction Agent which may invalidate or render unenforceable, in whole or in part, any insurance
being maintained by the Construction Agent pursuant to this Section 2.9.

          (e) No Duty of Lessor to Verify or Review. No provision of this Section 2.9
or any provision of this Agreement or the other Operative Documents shall impose on the Lessor any
duty or obligation to verify the existence or adequacy of the insurance coverage maintained by the
Construction Agent, nor shall the Lessor be responsible for any representations or warranties made
by or on behalf of the Construction Agent to any insurance company or underwriter. Any failure on
the part of the Lessor to pursue or obtain the evidence of the insurance required by this Agreement
from the Construction Agent and/or failure of the Lessor to point out any non-compliance of such
evidence of insurance shall not constitute a waiver of any of the insurance requirements in this
Agreement.

Notwithstanding anything herein to the contrary, the Construction Agent shall not be responsible
for the payment of any insurance deductible amounts.

ARTICLE III

THE BUILDINGS

     3.1 Amendments; Modifications. The Construction Agent may, subject to the conditions,
restrictions and limitations set forth herein and in the Operative Documents (but not otherwise),
at any time during the term hereof revise, amend or modify the Plans and Specifications and the
related Construction Documents without the consent of the Lessor; provided,
however, that the Lessor’s prior written consent will be required in the following
instances: (x) such revision, amendment or modification by its terms would result in the
Completion Date of the Buildings occurring after the Scheduled Construction Termination Date, or
(y) such revision, amendment or modification would result in the cost for such Leased Property
exceeding the then remaining Commitments, minus the then remaining costs for completing
each other Leased Property for which the Completion Date has not occurred, or increase the
Construction Budget therefor, or (z) the aggregate effect of such revision, amendment or
modification, when taken together with any previous or contemporaneous revision, amendment or
modification to the Plans and Specifications for such Leased Property, would be to reduce the Fair
Market Sales Value of such Leased Property in a material respect when completed.

-12-

 

     3.2 Casualty and Condemnation. If at any time prior to the Completion Date with
respect to any Building there occurs a Casualty or the Lessor or the Construction Agent receives
notice of a Condemnation, then, in each case the Construction Agent shall promptly and diligently
take all commercially reasonable and practical steps to cause the Construction of the related
Building to be completed substantially in accordance with the Plans and Specifications and with the
terms hereof, and cause the Completion Date to occur on or prior to the Scheduled Construction
Termination Date. The Construction Agent shall use all insurance proceeds or Awards received by it
with respect to such Casualty or Condemnation, as the case may be, to pay the construction costs
incurred in connection with such rebuilding or restoration. The Lessor shall make all insurance
proceeds or Awards received with respect to such Casualty or Condemnation available to the
Construction Agent to reimburse the Construction Agent for, or to pay, all construction costs
incurred in connection with such rebuilding or restoration. To the extent that such insurance
proceeds are insufficient to pay such construction costs, such construction costs shall be paid
with the proceeds of Advances made pursuant to the Master Agreement. In the event that the
insurance proceeds or Awards, plus the remaining Commitments are insufficient to cover the costs of
such rebuilding, then the Funding Parties may, in their sole discretion, increase their Commitments
(on a pro rata basis) in an aggregate amount equal to such deficiency, (any Advances made pursuant
to such increase, called the “Additional Amounts”). In the event that Lessor does not make
such insurance proceeds or Advances available, or the Commitments are not increased as set forth in
the previous sentence, then notwithstanding any other provision of this Agreement, the Construction
Agent may elect to return the affected Leased Property (including all insurance proceeds and
condemnation awards with respect thereto) to the Lessor in accordance with Section 5.6 by
delivering written notice of such election to the Agent within thirty (30) days of the related
Casualty or Condemnation, in which event the Construction Agent shall not have any obligation to
pay the Construction Failure Payment with respect to such Leased Property.

     3.3 Indemnity. During the Construction Term for each Leased Property, the
Construction Agent agrees to assume liability for, and to indemnify, protect, defend, save and hold
harmless the Lessor on an After-Tax Basis, from and against, any and all Claims that may be imposed
on, incurred by or asserted or threatened to be asserted, against the Lessor, whether or not the
Lessor shall also be indemnified as to any such Claim by any other Person, in any way relating to
or arising out of (i) any event, condition or circumstance within the Construction Agent’s
control,(ii) fraud, misapplication of funds, illegal acts or willful misconduct on the part of the
Construction Agent, or (iii) any event described in paragraph (i), (j) or (k) of Article XII of the
Lease with respect to the Construction Agent. As used in clause (i) of the foregoing
sentence, the term “within the Construction Agent’s control” shall mean caused by or arising from
any failure by any Obligor to comply with any of its obligations under the Operative Documents
(including its insurance obligations), any representation or warranty by any Obligor in any of the
Operative Documents being inaccurate, any negligence or willful misconduct of any Obligor, or any
claim by any third party against the Lessor based upon the action or inaction of or by any Obligor;
provided, however, that if such Claim is related to an inability or the failure to complete the
construction of a Leased Property on or prior to Scheduled Construction Termination Date therefor
and such Claim does not arise out of or result from events or circumstances described in the
foregoing clause (ii) or (iii), the Construction Agent’s liability shall be limited
to an amount equal to the Construction Failure Payment. Any Claims that are incurred by any
Indemnified Party for which the Construction Agent is not obligated to

-13-

 

indemnify pursuant to this Section 3.3 or the Master Agreement shall, if requested by the
Agent by written notice to Lessor be capitalized, and result in an increase to the Funded Amounts
related to the relevant Leased Property. The foregoing indemnities are in addition to, and not in
limitation of, the indemnities with respect to environmental claims set forth in Section 7.2 of the
Master Agreement. The provisions of Section 7.3 of the Master Agreement shall apply to any amounts
that the Construction Agent is requested to pay pursuant to this Section 3.3.

     3.4 Construction Force Majeure Events. If a Construction Force Majeure Event that
results in, or could reasonably be expected to result in, a Force Majeure Loss (including any
losses that result from a Construction Force Majeure Event that prevents, or could reasonably be
expected to prevent, the Construction Agent from completing Construction prior to the Scheduled
Construction Termination Date) occurs, the Construction Agent shall promptly provide the Lessor
with written notice thereof within ten (10) Business Days of the Construction Agent’s knowledge of
the occurrence thereof (the “Construction Force Majeure Declaration”). Upon receipt of the
Construction Force Majeure Declaration, Lessor and the Construction Agent shall consult with each
other as to what steps, if any, are to be taken to remediate such Construction Force Majeure Event,
including consulting as to the appropriateness of an extension of the Scheduled Construction
Termination Date. The Construction Agent shall take all reasonable and practical steps to minimize
the disruption of the construction process and all steps reasonably necessary to prevent further
damage arising from such Construction Force Majeure Event. The Construction Agent shall be
entitled to reimbursement from Lessor for any costs directly related to minimizing the disruption
and to preventing further damage of such Construction Force Majeure Event through the proceeds of
Fundings pursuant to, and subject to the terms and conditions of, the Master Agreement. The
Construction Agent shall, within thirty (30) days of the delivery of the Construction Force Majeure
Declaration, submit to the Lessor a budget detailing the costs that would be incurred in
remediating such Construction Force Majeure Event and a schedule for effecting the same. The
Construction Agent will commence such remediation only upon receipt of written authorization from
the Lessor to do so, which authorization (or denial thereof) shall be given by written notice to
Construction Agent not later than fifteen (15) Business Days after Lessor’s receipt of the budget
referred to in the preceding sentence. The Lessor in its sole discretion may elect to continue
Construction and make Advances for such remediation or terminate this Agreement with respect to the
affected Leased Property. If the Lessor elects to terminate this Agreement with respect to the
affected Leased Property, subject to Construction Agent’s right to purchase such Leased Property in
accordance with Section 5.5 hereof, the Construction Agent shall within thirty (30) days of
receipt of written notice of termination return the affected Leased Property to the Lessor in
accordance with the procedures set forth in Section 5.6 and pay to the Lessor the
Construction Failure Payment (subject to the last sentence of Section 3.2), in which event,
Section 5.6 shall be applicable, or, if the Construction Agent exercises the Construction
Default Remarketing Option, Section 5.7 shall be applicable.

     In the event the Lessor elects to continue Construction after receipt of a Construction Force
Majeure Declaration, the Lessor shall make available to the Construction Agent, so long as no
Construction Agency Event of Default shall have occurred and be continuing, all insurance proceeds
payable to the Lessor with respect to such event to the extent necessary to remediate such event.

-14-

 

ARTICLE IV

PAYMENT OF FUNDS

     4.1 Funding of Property Acquisition Costs and Property Buildings Costs. (a) In
connection with the acquisition or lease of any Land and during the course of the construction of
the Buildings on any Land, the Construction Agent may request that the Lessor advance funds for the
payment of Construction Costs, and the Lessor will comply with such request to the extent provided
for under, and subject to the conditions, restrictions and limitations contained in, the Master
Agreement and the other Operative Documents.

          (b) The proceeds of any funds made available to the Lessor to pay Construction Costs shall be
made available to the Construction Agent in accordance with the Funding Request relating thereto
and the terms of the Master Agreement. The Construction Agent will use such proceeds only to pay
the acquisition, transaction and closing costs or improvement costs for Leased Properties set forth
in the Funding Request relating to such funds.

ARTICLE V

CONSTRUCTION AGENCY EVENTS OF DEFAULT

     5.1 Construction Agency Events of Default. If any one or more of the following events
(each a “Construction Agency Event of Default”) shall occur and be continuing:

          (a) the Construction Agent fails to apply any funds paid by, or on behalf of, the Lessor to
the Construction Agent for Construction Costs to the payment of Construction Costs or improvements
costs for such Leased Property;

          (b) subject to Construction Force Majeure Events, the Construction Commencement Date with
respect to any Leased Property shall fail to occur for any reason on or prior to the date that is
two years after the Closing Date with respect to such Leased Property;

          (c) the Completion Date with respect to any Leased Property shall fail to occur for any reason
on or prior to the earlier of the Funding Termination Date and the Scheduled Construction
Termination Date for such Leased Property;

          (d) any Event of Default (other than an Event of Default pursuant to paragraph (g) or (h) of
Article XII of the Lease or pursuant to paragraph (o) of Article XII of the Lease if the related
Change in Control occurs solely on the basis of clause (b) or (c) of the definition thereof and
CheckFree does not consent to such action) shall have occurred and be continuing; or

          (e) the Construction Agent shall fail to observe or perform in any material respect any term,
covenant or condition of this Agreement (except those specified in clauses (a) through
(d) above), and such failure shall remain uncured for a period of thirty (30) days after
notice thereof to the Construction Agent;

-15-

 

then, in any such event, the Lessor may, in addition to the other rights and remedies provided for
in this Article (but subject to the last sentence of Section 3.2), immediately terminate
this Agreement as to any Leased Property or Properties or all of the Leased Properties, separately,
successively or concurrently (all in Lessor’s sole discretion) by giving the Construction Agent
written notice of such termination, and upon the giving of such notice, this Agreement shall
terminate as to such Leased Property or Properties or all of the Leased Properties (as the case may
be) and all rights of the Construction Agent and, subject to the terms of the Operative Documents,
all obligations of the Lessor under this Agreement with respect to such Leased Property or
Properties or all of the Leased Properties (as the case may be) shall cease. The Construction
Agent shall pay upon demand all reasonable costs and expenses (including, without limitation,
attorneys’ fees and disbursements) actually incurred by or on behalf of the Lessor in connection
with enforcing this Agreement against the Construction Agent.

     5.2 Damages. The termination of this Agreement pursuant to Section 5.1 shall
in no event relieve the Construction Agent of its liability and obligations hereunder, all of which
shall survive any such termination, subject to the limitations set forth in Section 5.4 and
in the other Operative Documents.

     5.3 Remedies; Remedies Cumulative. (a) If a Construction Agency Event of Default
shall have occurred and be continuing under Section 5.1(b), 5.1(c), 5.1(d)
(other than an Event of Default under paragraph (i), (j) or (k) of Article XII of the Lease) or
5.1(e) (other than as a result of Construction Agent’s fraudulent or illegal acts,
misapplication of funds or willful misconduct), then, in each case, the Lessor shall have all
rights and remedies available under the Operative Documents or available at law, equity or
otherwise (subject to the limitations on the Construction Agent’s payment obligations with respect
to the Funded Amounts set forth in this Section 5.3). Lessor shall have the right to
terminate this Agreement by giving Construction Agent written notice of such termination, and upon
the giving of such notice, all rights and all obligations of the Construction Agent under this
Agreement shall cease, except for such rights and obligations as by their terms are to continue
beyond such termination, including Section 5.6(f) hereof and Lessor shall have the right to
require Construction Agent to pay immediately upon receipt of notice from Lessor the Construction
Failure Payment for all of the Construction Land Interests; provided that the Construction Agent
has the option to purchase the Leased Property in accordance with Section 5.5 hereof and the
Construction Agent shall have the option to cause the Leased Property to be remarketed in
accordance with Section 5.7 hereof.

     In the event Construction Agent does not purchase the Leased Property pursuant to the terms
hereof or the Construction Agent does not cause the Leased Property to be remarketed in accordance
with Section 5.7 hereof, the Lessee shall return the Leased Property to Lessor within ten
(10) Business Days in accordance with Section 5.6 hereof and, subject to the last sentence
of Section 3.2, Lessor shall have the right to sell the Leased Property to an unaffiliated
third party and to require Construction Agent to pay to Lessor, immediately upon receipt of the
termination notice, cash in an amount equal to the Construction Failure Payment for all of the
Construction Land Interests. The proceeds derived from any such sale shall be distributed as set
forth in Section 6.6 of the Master Agreement.

          (b) If a Construction Agency Event of Default shall have occurred and be continuing under
Sections 5.1(a), 5.1(d) (as the result of an Event of Default under paragraph (i),

-16-

 

(j) or (k) of Article XII of the Lease) or 5.1(e) (as a result of the Construction Agent’s
fraudulent or illegal acts, misapplication of funds or willful misconduct), Lessor shall have the
right to terminate this Agreement by giving Construction Agent written notice of such termination,
and upon the giving of such notice, all rights and all obligations of the Construction Agent under
this Agreement shall cease, except for such rights and obligations as by their terms are to
continue beyond such termination, including Section 5.6(f) hereof and Lessor shall have the
right to require Construction Agent to pay immediately upon receipt of notice from Lessor the sum
of (i) the Permitted Lease Balance then outstanding and (ii) an amount equal to all insurance
proceeds paid to Construction Agent following the occurrence of any Construction Force Majeure
Event which were not applied by the Construction Agent or are not required to reimburse the
Construction Agent for Construction Costs incurred in connection with such Construction Force
Majeure Event, to uses permitted by this Agreement (and which are not otherwise included in
clause (i) of this sentence). In addition, but subject to the Construction Agent’s
purchase right under Section 5.5 and the Construction Agent’s right to remarket pursuant to
Section 5.7, the Lessor may satisfy the foregoing obligation by a sale of the Leased
Property and the proceeds derived from any such sale shall be distributed as set forth in Section
6.6 of the Master Agreement. The Lessor shall have all the rights and remedies afforded Lessor by
Applicable Law and the Operative Documents. Upon payment to Lessor of the Lease Balance and any
other amounts owing hereunder, Lessor shall convey the Leased Property to Construction Agent as
though Construction Agent had exercised the purchase option under Section 5.5 hereof. If
the Construction Agent does not purchase the Property or exercise the Construction Default
Remarketing Option pursuant to Section 5.7, it shall return the Leased Property to the
Lessor within ten (10) Business Days of the declaration of the Construction Agency Event of Default
in accordance with Section 5.6 hereof.

          (c) No failure to exercise and no delay in exercising, on the part of the Lessor any right,
remedy, power or privilege under this Agreement or under the other Operative Documents shall
operate as a waiver thereof; nor shall any single or partial exercise of any right, remedy, power
or privilege under this Agreement preclude any other or further exercise thereof or the exercise of
any other right, remedy, power or privilege. The rights, remedies, powers and privileges provided
in this Agreement and in the other Operative Documents are cumulative and not exclusive of any
rights, remedies, powers and privileges provided by law.

     5.4 Limitation on Construction Agent’s Recourse Liability. Subject to the last
sentence of this Section 5.4 and the last sentence of Section 3.2, notwithstanding
anything contained herein or in any other Operative Document to the contrary, upon the occurrence
and during the continuance of a Construction Agency Event of Default with respect to any Leased
Property described in Section 5.1(b), 5.1(c), 5.1(d) (other than an Event
of Default under paragraph (i), (j) or (k) of Article XII of the Lease) or 5.1(e), the
aggregate maximum recourse liability of the Construction Agent with respect to such default to the
Lessor or any Person claiming by, through or under the Lessor under the Operative Documents, shall
be limited to the Construction Failure Payment for such Leased Property. The Construction Agent
nonetheless acknowledges and agrees that (i) the Lessor shall be entitled to recover from the
applicable Leased Property (including through any reletting and/or sale of such Leased Property or
any portion thereof) the entire outstanding Permitted Lease Balance of such Leased Property (and,
to the extent sales proceeds exceed the Permitted Lease Balance, amounts in excess of the Permitted
Lease Balance as provided in Section 5.3(a) and (b) and Section 5.7(g)),
all accrued

-17-

 

and unpaid interest, accrued Yield and other amounts then due and owing to the Lessor under
the Operative Documents and all other costs and expenses of the Lessor incurred in connection with
such Leased Property (including without limitation, any costs incurred in connection with the
construction of the Building(s) and other improvements and/or any reletting or sale of such Leased
Property or any portion thereof) from and after the date of such return and (ii) the foregoing
recourse limitations are exclusive of any amounts due and owing under Article III hereof.
If a Construction Agency Event of Default occurs due to the fraud, misapplication of funds, illegal
acts or willful misconduct on the part of the Construction Agent or any event described in
paragraph (i), (j) or (k) of Article XII of the Lease, the Construction Agent shall be obligated to
pay the Permitted Lease Balance as set forth herein.

     5.5 Construction Agent’s Right to Purchase. If a Construction Agency Event of Default
hereunder relates only to a specific Leased Property or specific Leased Properties but not all
Leased Properties, the Construction Agent shall have the right, at its option, to cure such
Construction Agency Event of Default by purchasing (a “Construction Purchase”) such
affected Leased Property or Properties for the Leased Property Balance(s) therefor from the Lessor
within five (5) Business Days of the delivery of the notice of termination referred to in
Section 5.3 (a) or (b) in accordance with the terms and subject to the conditions,
restrictions and limitations of Section 14.5 of the Lease, in which case no Construction Agency
Event of Default shall be deemed to have occurred hereunder for the purposes of the other Operative
Documents.

     5.6 Construction Return Procedures. In the case of any return of any Leased Property
to the Lessor pursuant to Section 3.4 or Article V hereof (other than returns
pursuant to Section 5.7 hereof)(a “Construction Return”), the Construction Agent
shall, at its cost and expense, do each of the following on or prior to the return date specified
by the Lessor in a written notice to the Construction Agent given at least ten (10) Business Days
prior thereto:

          (a) the Construction Agent shall, on or prior to the return date, execute and deliver to the
Lessor (or to the Lessor’s designee) an assignment of such Construction Agent’s entire interest in
such Leased Property (which shall include an assignment of all such Construction Agent’s right,
title and interest in and to all awards, compensation and insurance proceeds payable in connection
with any Casualty, Condemnation or Construction Force Majeure Event affecting such Leased Property
and an assignment of leases of such Leased Property), in recordable form and otherwise in
conformity with local custom and free and clear of any Liens other than Lessor Liens.

          (b) the Construction Agent shall, on the construction return date, pay over to the Agent (as
assignee of the Lessor) any awards, compensation and insurance previously received by the
Construction Agent in connection with such Leased Property which have not been applied in
connection with the Construction, repair or maintenance of the Leased Property except such amounts
as may be necessary to reimburse the Construction Agent for expenditures incurred in connection
with such Construction, repair or maintenance during the Construction Term which have not been
reimbursed;

          (c) the Construction Agent shall execute and deliver to the Lessor a statement of termination
of this Agreement and each of the other Operative Documents with respect to the

-18-

 

affected Leased Property to be executed by the Funding Parties and delivered to the
Construction Agent;

          (d) the Construction Agent shall, on or prior to the return date, vacate the Leased Property
and transfer possession of such Leased Property to the Lessor or any Person designated by the
Lessor, in each case by surrendering the same into the possession of the Lessor or such Person, as
the case may be, free and clear of all Liens (other than Lessor Liens, Permitted Liens described in
clause (f) or (g) of the definition thereof and the liens of the Operative Documents) in compliance
with all Applicable Law (including Environmental Laws);

          (e) on or prior to the return date, the Construction Agent shall deliver to the Lessor or any
Person designated by the Lessor copies of all Construction Documents, permits, licenses, books and
records regarding the maintenance of such Leased Property and the Construction Agent’s interest in
such Leased Property, and a current copy of the Plans and Specifications; and

          (f) the Construction Agent shall take all actions reasonably requested by the Lessor to fully
assign to the Lessor all of its rights and claims in, to and under, all of the Construction
Documents, and all permits and other governmental authorizations related to such Leased Property or
the Construction.

     5.7 Option to Remarket. Notwithstanding any provisions of this Agreement and the
Operative Documents to the contrary and subject to the fulfillment of each of the conditions set
forth in this Section 5.7, the Construction Agent shall have the option to remarket the
Leased Property with respect to which the Lessor has declared that a Construction Agency Event of
Default has occurred or with respect to which the Construction Agent shall be required to pay the
Construction Failure Payment pursuant to Section 3.4 (the “Construction Default
Remarketing Option”). The Construction Agent’s effective exercise and consummation of the
Construction Default Remarketing Option shall be subject to the due and timely fulfillment of each
of the following provisions, the failure of any of which, unless waived in writing by the Lessor
and the Lenders, shall render the Construction Default Remarketing Option and the Construction
Agent’s exercise thereof null and void, in which event, the Construction Agent shall not have any
rights under this Section 5.7.

          (a) Not later than five Business Days after Lessor’s service of the notice of termination
referred to in Section 5.3(a) or (b) or the Lessor’s denial of authorization to
remediate any Construction Force Majeure Event under Section 3.4, the Construction Agent shall give
to the Lessor and the Agent written notice of the Construction Agent’s exercise of the Construction
Default Remarketing Option. The date of such notice shall be the “CDRO Notice Date”;

          (b) Not later than thirty (30) days after Lessor’s service of the notice of termination
referred to in Section 5.3(a) or (b) or the Lessor’s denial of authorization to
remediate any Construction Force Majeure Event under Section 3.4, the Construction Agent
shall deliver to the Lessor and the Agent an environmental assessment of such Leased Property dated
not earlier than forty-five (45) days prior to the date of delivery thereof. Such environmental
assessment shall be prepared by an environmental consultant selected by the Required Funding

-19-

 

Parties, shall be in form, detail and substance reasonably satisfactory to the Required
Funding Parties, and shall otherwise indicate the environmental condition of such Leased Property
to be the same as described in the related Environmental Audit.

          (c) The Construction Agent shall promptly provide any maintenance records relating to such
Leased Property to the Lessor, the Agent and any potential purchaser upon request, and shall
otherwise do all things necessary to deliver possession of such Leased Property to the potential
purchaser. The Construction Agent shall allow the Lessor, the Agent and any potential purchaser
access to any Leased Property for the purpose of inspecting the same.

          (d) On the ninetieth (90th) day (such date, or such later date as the Lessor may specify in
writing, being the “CDRO Closing Date”) after Lessor’s service of the notice of termination
referred to in Section 5.3(a) or (b) or the Lessor’s denial of authorization to
remediate any Construction Force Majeure Event under Section 3.4, the Construction Agent
shall surrender such Leased Property in accordance with Section 5.9 hereof.

          (e) In connection with any such sale of the Leased Property, the Construction Agent shall
provide to the purchaser all customary “seller’s” indemnities (taking into account the location and
nature of the Leased Property), representations and warranties regarding title, absence of Liens
(except Lessor Liens and Permitted Liens described in clause (f) or (g) of the definition thereof)
and the condition of the Leased Property, including, without limitation, an environmental
indemnity. The Construction Agent shall fulfill all of the requirements set forth in clause (b) of
Section 14.5 of the Lease (mutatis mutandis, as if Construction Agent were the Lessee, purchasing
the Leased Property in accordance with the provisions of Section 14.1 of the Lease), and such
requirements are incorporated herein by reference. As to the Lessor, any such sale shall be made on
an “as is, with all faults” basis without representation or warranty by the Lessor, other than the
absence of Lessor Liens.

          (f) In connection with any such sale of such Leased Property, the Construction Agent shall pay
from the proceeds of remarketing, all prorations, credits, costs and expenses of the sale of the
Leased Property, whether incurred by the Lessor, any Lender, the Agent or the Construction Agent,
including without limitation, the cost of all title insurance, survey, environmental report,
appraisal, transfer taxes, the Lessor’s and the Agent’s attorneys’ fees, the Construction Agent’s
attorneys’ fees, commissions, escrow fees, recording fees, and all applicable documentary and other
transfer taxes, provided that the Construction Agent shall not incur any such expenses in
excess of $75,000 without the Lessor’s prior written consent, which consent shall not be
unreasonably withheld.

          (g) Subject to the last sentence of Section 3.2, the Construction Agent shall pay to
the Agent immediately following the delivery of the termination notice pursuant to Section
5.3(a) or (b) or the Lessor’s denial of authorization to remediate any Construction
Force Majeure Event under Section 3.4, (or to such other Person as Agent shall notify
Construction Agent in writing, or in the case of Supplemental Rent, to the Person entitled thereto)
an amount equal to (i) in the case of the exercise of remedies under Section 5.3(a) or a
payment due under Section 3.4, the Construction Failure Payment, or (ii) in the case of the
exercise of remedies under Section 5.3(b), the Permitted Lease Balance, in the type of
funds specified in Section 3.3 of the Lease. If the Construction Agent has exercised the
Construction Default Remarketing

-20-

 

Option, the following additional provisions shall apply: During the period commencing on the
CDRO Notice Date, the Construction Agent shall, as nonexclusive agent for the Lessor, use
commercially reasonable efforts to sell the Lessor’s interest in the Leased Property and will
attempt to obtain the highest purchase price therefor. All such costs of such marketing of the
Leased Property shall be paid from the proceeds of remarketing, provided that the
Construction Agent shall not incur any such expenses in excess of $75,000 without the Lessor’s
prior written consent, which consent shall not be unreasonably withheld. The Construction Agent
promptly shall submit all bids to the Lessor and the Agent and the Lessor and the Agent will have
the right to review the same and the right to submit any one or more bids. All bids shall be on an
all-cash basis. In no event shall such bidder be the Construction Agent or any Subsidiary or
Affiliate of the Construction Agent. The written offer must specify the CDRO Closing Date as the
closing date. If, and only if, the selling price (net of closing costs and prorations, as
reasonably estimated by the Agent)(the “Construction Offer Price”) is less than the Lease
Balance at such time, then the Lessor or the Agent may, in its sole and absolute discretion, by
notice to the Construction Agent, reject such offer to purchase, in which event the parties will
proceed according to the provisions of Section 5.8 hereof. If neither the Lessor nor the
Agent rejects such purchase offer as provided above, the closing of such purchase of the Leased
Property by such purchaser shall occur on the CDRO Closing Date, contemporaneously with the
Construction Agent’s surrender of the Leased Property in accordance with Section 5.9
hereof, and the gross proceeds of the sale (after deduction, however, for any marketing, closing or
other costs, prorations or commissions) shall be paid directly to the Agent (or the Lessor if the
Funded Amounts have been fully paid). The Agent shall distribute the proceeds derived from any
such sale pursuant to Section 6.6 of the Master Agreement. The Construction Agent shall not have
the right, power or authority to bind the Lessor in connection with any proposed sale of the Leased
Property.

     5.8 Rejection of Sale. Notwithstanding anything contained herein to the contrary, if
the Lessor or the Agent rejects the purchase offer for any Leased Property as provided in
Section 5.7, then the Agent shall have an appraisal done of the Leased Property by an
independent third party appraiser selected by the Agent, which appraiser shall determine the Fair
Market Sales Value of the Leased Property in the condition in which such Leased Property exists at
such time (the “Construction Appraised Value”). If (A) the Construction Appraised Value
shall be less than the Construction Offer Price or (B) if the Construction Appraised Value shall be
equal to or greater than the Construction Offer Price, and the Lessor in its sole discretion so
elects, the Leased Property shall be sold pursuant to Section 5.7(g), and the proceeds of
such sale shall be distributed, in accordance with Section 5.7. If the Construction
Appraised Value shall be equal to or greater than the Construction Offer Price and the Lessor shall
not have elected to sell the Leased Property pursuant to Section 5.7(g), (a) the Lessor
shall refund to the Construction Agent the amount by which (i) the amount paid pursuant to
clause(i) of the first sentence of Section 5.7(g) exceeds (ii) the amount by which (A) the
Permitted Lease Balance exceeds (B) the Construction Appraised Value, and (b) the Lessor shall
retain title to the Leased Property and shall retain all proceeds with respect to the Leased
Property, free and clear of all claims of the Lessee and the Construction Agent.

     5.9 Return of Leased Property. If the Lessor retains title to any Leased Property
pursuant to Section 5.8 hereof, then the Construction Agent shall, on the CDRO Closing Date
for such Leased Property (or such later date on which the Lessor shall elect not to sell the Leased
Property pursuant to Section 5.7), and at its own expense, return possession of such Leased

-21-

 

Property to the Lessor for retention by the Lessor and shall do all things required under
Section 5.6 or, if the Construction Agent properly exercises the Construction Default
Remarketing Option and fulfills all of the conditions of Section 5.7 hereof and neither the
Lessor nor the Agent rejects such purchase offer pursuant to Section 5.7, then the
Construction Agent shall, on such CDRO Closing Date, and at its own cost, transfer possession of
the Leased Property to the independent purchaser thereof, in each case by surrendering the same
into the possession of the Lessor or such purchaser, as the case may be, free and clear of all
Liens other than Lessor Liens and Permitted Liens described in clause (f) or (g) of the definition
thereof, in as good condition as it was on the CDRO Notice Date, and in compliance in all material
respects with Applicable Law and deliver to the independent purchaser thereof the documents
described in clauses (i) through (iii) of Section 5.6(a). In the case of a
sale under Section 5.7, the Construction Agent shall, on and within a reasonable time
before and after the CDRO Closing Date, cooperate with the Lessor and the independent purchaser of
such Leased Property in order to facilitate the ownership and operation by such purchaser of such
Leased Property after the CDRO Closing Date, which cooperation shall include the following, all of
which the Construction Agent shall do on or before the CDRO Closing Date or as soon thereafter as
is reasonably practicable: providing all books and records, including copies of all Construction
Documents, regarding the construction, maintenance and ownership of such Leased Property and all
non-proprietary know-how, data and technical information relating thereto, providing a copy of the
Plans and Specifications, granting or assigning all permits and licenses (to the extent assignable)
necessary for the construction, operation and maintenance of such Leased Property, and cooperating
in seeking and obtaining all necessary Governmental Action and taking all action necessary to fully
assign and transfer all of its rights, claims and causes of action under all of the Construction
Documents (including, without limitation, obtaining all necessary consents to such assignments).
The obligations of the Construction Agent under this Section 5.9 shall survive the
expiration or termination of this Agreement.

ARTICLE VI

NO CONSTRUCTION AGENCY FEE

     6.1 Lease as Fulfillment of Lessor’s Obligations. All obligations, duties and
requirements imposed upon or allocated to the Construction Agent shall be performed by the
Construction Agent at the Construction’s Agent’s sole cost and expense, and the Construction Agent
will not be entitled to, and the Lessor shall not have any obligation to pay, any agency fee or
other fee or compensation, and the Construction Agent shall not be entitled to, and the Lessor
shall not have any obligation to make or pay, any reimbursement therefor, it being understood that
this Agreement is being entered into as consideration for and as an inducement to the Lessor
entering into the Lease and the other Operative Documents.

ARTICLE VII

LESSOR’S RIGHTS; CONSTRUCTION AGENT’S RIGHTS

     7.1 Exercise of the Lessor’s Rights. The Construction Agent hereby acknowledges and
agrees that the rights and powers of the Lessor under this Agreement have been assigned to, and may
be exercised by, the Agent.

-22-

 

     7.2 Lessor’s Right to Cure Construction Agent’s Defaults. The Lessor, without waiving
or releasing any obligation or Construction Agency Event of Default, may, upon prior written notice
to the Construction Agent (but shall be under no obligation to), remedy any Construction Agency
Event of Default for the account of and at the sole cost and expense of the Construction Agent.
All reasonable out of pocket costs and expenses so incurred (including actual and reasonable fees
and expenses of counsel), together with interest thereon at the Overdue Rate from the date on which
such sums or expenses are paid by the Lessor, shall be paid by the Construction Agent to the Lessor
on demand.

ARTICLE VIII

MISCELLANEOUS

     8.1 Documentary Conventions. The Documentary Conventions shall apply to this
Agreement.

     8.2 Successors and Assigns. This Agreement shall be binding upon and inure to the
benefit of the Lessor, the Construction Agent and their respective legal representatives,
successors and permitted assigns. The Construction Agent shall not assign its rights or
obligations hereunder without the prior written consent of the Lessor and the Agent.

-23-

 

     IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be duly executed and
delivered by their proper and duly authorized officers as of the day and year first above written.

	 	 	 	 	 	 	 
	 	 	CHECKFREE SERVICES CORPORATION
	 
	 	 	 	 	 	 
	 

	 	By	 	/s/ David E. Mangum 	 	 
	 

	 	 	 	 	 	 
	 

	 	Name:	 	David E. Mangum 	 	 
	 

	 	 	 	 	 	 
	 

	 	Title:	 	Executive Vice President 	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	 	 	 

					
	 	 	 	 	 
	 
	 	S-1
	 	Construction Agency Agreement

 

	 	 	 	 	 	 	 
	 	 	SUNTRUST BANK
	 
	 	 	 	 	 	 
	 

	 	By	 	/s/ Brian K. Peters 	 	 
	 

	 	 	 	 	 	 
	 

	 	Name:	 	Brian K. Peters 	 	 
	 

	 	 	 	 	 	 
	 

	 	Title:	 	Managing Director 	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	 	 	 

					
	 	 	 	 	 
	 
	 	S-2
	 	Construction Agency Agreement

 

EXHIBIT A

Supplement to Construction Agency Agreement

     SUPPLEMENT to Construction Agency Agreement, dated as of                     , 200_, between
SUNTRUST BANK, a Georgia banking corporation (the “Lessor”), and CHECKFREE SERVICES CORPORATION, a
Delaware corporation (in its capacity as construction agent, the “Construction Agent”).
Capitalized terms used but not otherwise defined herein shall have the meanings given them in the
Construction Agency Agreement.

     The Lessor and the Construction Agent are parties to that certain Construction Agency
Agreement, dated as of April 13, 2006 (as amended, supplemented or otherwise modified, the
“Construction Agency Agreement”), pursuant to which (i) the Lessor has appointed the
Construction Agent as its sole and exclusive agent in connection with the identification and
acquisition of Land and construction of the Buildings in accordance with the Plans and
Specifications, and (ii) the Construction Agent has agreed, for the benefit of the Lessor, to cause
the construction of the Buildings to be completed in accordance with the Plans and Specifications.

     Subject to the terms and conditions of the Construction Agency Agreement, the Lessor and the
Construction Agent desire that the terms of the Construction Agency Agreement apply to the Land
described in Schedule 1 and wish to execute this Supplement to provide therefor.

     NOW, THEREFORE, in consideration of the foregoing, and for other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto
covenant and agree as follows:

     1. The Construction Agent agrees to act as Construction Agent and to perform its obligations
under the Construction Agency Agreement in connection with the completion of construction of the
Building on the Land described in Schedule 1 in accordance with the Plans and
Specifications for such Land. The Construction Agent hereby represents and warrants to Lessor that
the Construction Agent has heretofore delivered to Lessor a true, correct and complete copy of the
Plans and Specifications for the Building on the Land described in Schedule 1 or, if not available
on the date hereof, will deliver such Plans and Specifications as soon as available.

     2. Each of the Lessor and the Construction Agent acknowledges and agrees that the development
of the Land described in Schedule 1 and the construction of the Buildings thereon shall be
governed by the terms of the Construction Agency Agreement.

     3. The anticipated construction budget relating to the construction and development of the
Building on the Land described in Schedule 1 is $                    . The acquisition cost of the
Land described in Schedule 1 is $                    .

     4. This Supplement shall, upon its execution and delivery, constitute a part of the
Construction Agency Agreement.

A-1

 

     IN WITNESS WHEREOF, the parties hereto have caused this Supplement to be duly executed and
delivered by their proper and duly authorized officers as of the day and year first above written.

	 	 	 	 	 	 	 
	 	 	CHECKFREE SERVICES CORPORATION
	 
	 	 	 	 	 	 
	 

	 	By	 	 	 	 
	 

	 	 	 	 	 	 
	 

	 	Name:	 	 	 	 
	 

	 	 	 	 	 	 
	 

	 	Title:	 	 	 	 
	 

	 	 	 	 	 	 
	 
	 	 	 	 	 	 
	 	 	SUNTRUST BANK
	 
	 	 	 	 	 	 
	 

	 	By	 	 	 	 
	 

	 	 	 	 	 	 
	 

	 	Name:	 	 	 	 
	 

	 	 	 	 	 	 
	 

	 	Title:	 	 	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	 	 	 

A-2

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00102-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00102-of-00352.parquet"}]]