Document:

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                                                                     EXHIBIT 4.3

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                                                                  EXECUTION COPY

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.
                                   (Depositor)

                                       and

                          KEYBANK NATIONAL ASSOCIATION
                                    (Seller)

                      ------------------------------------

                        MORTGAGE LOAN PURCHASE AGREEMENT

                          Dated as of October 17, 2002

                      ------------------------------------

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                                TABLE OF CONTENTS

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<Caption>
                                                                                                   Page
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<S>             <C>                                                                                  <C>
Section 1.      Transactions on or Prior to the Closing Date..........................................1
Section 2.      Closing Date Actions..................................................................1
Section 3.      Conveyance of Mortgage Loans..........................................................2
Section 4.      Depositor's Conditions to Closing.....................................................6
Section 5.      Seller's Conditions to Closing........................................................7
Section 6.      Representations and Warranties of Seller..............................................8
Section 7.      Obligations of Seller................................................................10
Section 8.      Crossed Mortgage Loans...............................................................13
Section 9.      Rating Agency Fees; Costs and Expenses Associated with a Defeasance..................14
Section 10.     Representations and Warranties of Depositor..........................................14
Section 11.     Survival of Certain Representations, Warranties and Covenants........................15
Section 12.     Transaction Expenses.................................................................15
Section 13.     Recording Costs......................................................................15
Section 14.     Notices..............................................................................15
Section 15.     Examination of Mortgage Files........................................................15
Section 16.     Successors...........................................................................15
Section 17.     Governing Law........................................................................16
Section 18.     Severability.........................................................................16
Section 19.     Further Assurances...................................................................16
Section 20.     Counterparts.........................................................................16
Section 21.     Treatment as Security Agreement......................................................16
Section 22.     Recordation of Agreement.............................................................18

Schedule I          Schedule of Transaction Terms

Schedule II         Mortgage Loan Schedule for KeyBank Loans

Schedule III        Mortgage Loans Constituting Mortgage Groups

Schedule IV         Mortgage Loans with Lost Mortgage Notes

Schedule V          Exceptions with Respect to Seller's Representations and Warranties

Exhibit A           Representations and Warranties of Seller Regarding the Mortgage Loans

Exhibit B           Form of Lost Mortgage Note Affidavit
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                        MORTGAGE LOAN PURCHASE AGREEMENT

          This Mortgage Loan Purchase Agreement (this "AGREEMENT"), dated as of
October 17, 2002, is made by and between KEYBANK NATIONAL ASSOCIATION, a
national banking association ("SELLER"), and CREDIT SUISSE FIRST BOSTON MORTGAGE
SECURITIES CORP., a Delaware corporation ("DEPOSITOR").

                                    RECITALS

          I    Capitalized terms used herein without definition have the
meanings ascribed to them in the Schedule of Transaction Terms attached hereto
as SCHEDULE I, which is incorporated herein by this reference, or, if not
defined therein, in the Pooling and Servicing Agreement.

          II   On the Closing Date, and on the terms set forth herein, Seller
has agreed to sell to Depositor and Depositor has agreed to purchase from Seller
the mortgage loans identified on the schedule (the "MORTGAGE LOAN SCHEDULE")
annexed hereto as SCHEDULE II (each such mortgage loan, a "MORTGAGE LOAN" and,
collectively, the "MORTGAGE LOANS"). Depositor intends to deposit the Mortgage
Loans and other assets into a trust fund (the "TRUST FUND") created pursuant to
the Pooling and Servicing Agreement and to cause the issuance of the
Certificates.

                                    AGREEMENT

          NOW, THEREFORE, on the terms and conditions set forth below and for
good and valuable consideration, the receipt and adequacy of which is hereby
acknowledged, Depositor and Seller agree as follows:

          Section 1.     TRANSACTIONS ON OR PRIOR TO THE CLOSING DATE. On or
prior to the Closing Date, Seller shall have delivered the Mortgage Files with
respect to each Mortgage Loan to Wells Fargo Bank Minnesota, N.A. as trustee
(the "TRUSTEE"), against receipt by Seller of a trust receipt, pursuant to an
arrangement between Seller and the Trustee; PROVIDED, HOWEVER, that ITEM (p) in
the definition of Mortgage File (defined below) shall be delivered to the Master
Servicer for inclusion in the Servicer File (defined below) with a copy
delivered to the Trustee for inclusion in the Mortgage File.

          Section 2.     CLOSING DATE ACTIONS. The sale of the Mortgage Loans
shall take place on the Closing Date, subject to and simultaneously with the
deposit of the Mortgage Loans into the Trust Fund, the issuance of the
Certificates and the sale of (a) the Publicly Offered Certificates by Depositor
to the Underwriters pursuant to the Underwriting Agreement and (b) the Private
Certificates by Depositor to the Initial Purchaser pursuant to the Certificate
Purchase Agreement. The closing (the "CLOSING") shall take place at the offices
of Sidley Austin Brown & Wood LLP, 787 Seventh Avenue, New York, New York 10019,
or such other location as agreed upon between the parties hereto. On the Closing
Date, the following actions shall take place in sequential order on the terms
set forth herein:

          (i)       Seller shall sell to Depositor, and Depositor shall purchase
     from Seller, the Mortgage Loans pursuant to this Agreement for the Mortgage
     Loan Purchase Price (as defined herein) payable in accordance with
     instructions previously provided to Depositor by Seller. The Mortgage Loan
     Purchase Price shall be paid by Depositor to Seller by wire transfer in
     immediately available funds to an account designated by Seller on or prior
     to the Closing Date (or, by such other method as shall be mutually
     acceptable to Depositor and Seller). The

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     "MORTGAGE LOAN PURCHASE PRICE" paid by Depositor shall be equal to
     $213,751,734.25 (which amount includes, without limitation, accrued
     interest).

          (ii)      Pursuant to the terms of the Pooling and Servicing
     Agreement, Depositor shall sell all of its right, title and interest in and
     to the Mortgage Loans to the Trustee for the benefit of the Holders of the
     Certificates.

          (iii)     Depositor shall sell to the Underwriters, and the
     Underwriters shall purchase from Depositor, the Publicly Offered
     Certificates pursuant to the Underwriting Agreement, and Depositor shall
     sell to the Initial Purchaser, and the Initial Purchaser shall purchase
     from Depositor, the Private Certificates pursuant to the Certificate
     Purchase Agreement.

          (iv)      The Underwriters will offer the Publicly Offered
     Certificates for sale to the public pursuant to the Prospectus and the
     Prospectus Supplement and the Initial Purchaser will privately place
     certain classes of the Private Certificates pursuant to the Offering
     Circular.

          Section 3.     CONVEYANCE OF MORTGAGE LOANS. On the Closing Date,
Seller shall sell, convey, assign and transfer, without recourse except as
provided herein, to Depositor, free and clear of any liens, claims or other
encumbrances, all of Seller's right, title and interest in, to and under: (i)
each of the Mortgage Loans identified on the Mortgage Loan Schedule; and (ii)
all property of Seller described in SECTION 21(b) this Agreement, including,
without limitation, (A) all scheduled payments of interest and principal due on
or with respect to the Mortgage Loans after the Cut-off Date and (B) all other
payments of interest, principal or yield maintenance charges received on or with
respect to the Mortgage Loans after the Cut-off Date, other than any such
payments of interest or principal or yield maintenance charges that were due on
or prior to the Cut-off Date. The Mortgage File for each Mortgage Loan shall
consist of the following documents:

          (a)       the original Note (or with respect to those Mortgage Loans
listed in SCHEDULE IV hereto, a "lost note affidavit" substantially in the form
of EXHIBIT B hereto and a true and complete copy of the Note), bearing, or
accompanied by, all prior and intervening endorsements or assignments showing a
complete chain of endorsement or assignment from the Mortgage Loan Originator
either in blank or to the Seller, and further endorsed by the Seller, on its
face or by allonge attached thereto, without recourse, to the order of the
Trustee in the following form: "Pay to the order of Wells Fargo Bank Minnesota,
N.A., as trustee for the registered Holders of Credit Suisse First Boston
Mortgage Securities Corp., Commercial Mortgage Pass-Through Certificates, Series
2002-CKS4, without recourse, representation or warranty, express or implied;"

          (b)       a duplicate original Mortgage or a counterpart thereof or,
if such Mortgage has been returned by the related recording office, (A) an
original, (B) a certified copy or (C) a copy thereof from the applicable
recording office, and originals or counterparts (or originals or copies of
certified copies from the applicable recording office) of any intervening
assignments thereof from the Mortgage Loan Originator to the Seller, in each
case in the form submitted for recording or, if recorded, with evidence of
recording indicated thereon;

          (c)       an original assignment of Mortgage, in recordable form, from
the Seller (or the Mortgage Loan Originator), either in blank or to "Wells Fargo
Bank Minnesota, N.A., as trustee for the registered Holders of Credit Suisse
First Boston Mortgage Securities Corp., Commercial Mortgage Pass-Through
Certificates, Series 2002-CKS4;"

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          (d)       an original, counterpart or copy of any related Assignment
of Leases (if such item is a document separate from the Mortgage), and the
originals, counterparts or copies of any intervening assignments thereof from
the Mortgage Loan Originator of the Loan to the Seller, in each case in the form
submitted for recording or, if recorded, with evidence of recording thereon;

          (e)       an original assignment of any related Assignment of Leases
(if such item is a document separate from the Mortgage), in recordable form,
from the Seller (or the Mortgage Loan Originator), either in blank or to "Wells
Fargo Bank Minnesota, N.A., as trustee for the registered Holders of Credit
Suisse First Boston Mortgage Securities Corp., Commercial Mortgage Pass-Through
Certificates, Series 2002-CKS4;"

          (f)       an original or true and complete copy of any related
Security Agreement (if such item is a document separate from the Mortgage), and
the originals or copies of any intervening assignments thereof from the Mortgage
Loan Originator to the Seller;

          (g)       an original assignment of any related Security Agreement (if
such item is a document separate from the Mortgage), from the Seller (or the
Mortgage Loan Originator), either in blank or to "Wells Fargo Bank Minnesota,
N.A., as trustee for the registered Holders of Credit Suisse First Boston
Mortgage Securities Corp., Commercial Mortgage Pass-Through Certificates, Series
2002-CKS4," which assignment may be included as part of an omnibus assignment
covering other documents relating to the Mortgage Loan (PROVIDED that such
omnibus assignment is effective under applicable law);

          (h)       originals or copies of all (A) assumption agreements, (B)
modifications, (C) written assurance agreements and (D) substitution agreements,
together with any evidence of recording thereon or in the form submitted for
recording, in those instances where the terms or provisions of the Mortgage,
Note or any related security document have been modified or the Mortgage Loan
has been assumed;

          (i)       the original lender's title insurance policy or a copy
thereof (together with all endorsements or riders that were issued with or
subsequent to the issuance of such policy), or if the policy has not yet been
issued, a binding written commitment (which may be a pro forma or specimen title
insurance policy which has been accepted or approved in writing by the related
title insurance company) or interim binder that is marked as binding and
countersigned by the title company, insuring the priority of the Mortgage as a
first lien on the related Mortgaged Property, relating to such Mortgage Loan;

          (j)       the original or a counterpart of any guaranty of the
obligations of the Borrower under the Mortgage Loan;

          (k)       certified or other copies of all UCC Financing Statements
and continuation statements which show the filing or recording thereof or copies
thereof in the form submitted for filing or recording sufficient to perfect (and
maintain the perfection of) the security interest held by the Mortgage Loan
Originator (and each assignee prior to the Trustee) in and to the personality of
the Borrower at the Mortgaged Property, and original UCC Financing Statement
assignments in a form suitable for filing or recording, sufficient to transfer
such security interest to the Trustee;

          (l)       the original or copy of the power of attorney (with evidence
of recording thereon) granted by the Borrower if the Mortgage, Note or other
document or instrument referred to above was not signed by the Borrower;

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          (m)       with respect to any debt of a Borrower permitted under the
related Mortgage Loan, an original or copy of a subordination agreement,
standstill agreement or other intercreditor agreement relating to such other
debt, if any, including any mezzanine loan documents or preferred equity
documents;

          (n)       if any related Lock-Box Agreement or Cash Collateral
Agreement is separate from the Mortgage or Loan Agreement, a copy thereof; with
respect to the Cash Collateral Accounts and Lock-Box Accounts, if any, a copy of
the UCC Financing Statements, if any, submitted for filing with respect to the
Seller's security interest in the Cash Collateral Accounts and Lock-Box Accounts
and all funds contained therein (and UCC Financing Statement assignments in a
form suitable for filing or recording, sufficient to transfer such security
interest to the Trustee on behalf of the Certificateholders);

          (o)       an original or counterpart of the Loan Agreement (if
separate from the Mortgage);

          (p)       the originals of letters of credit, if any, relating to the
Mortgage Loans, and amendments thereto which entitles the Trust to draw thereon;

          (q)       any related environmental insurance policies and any
environmental guaranty or indemnity agreements or copies thereof; and

          (r)       the original ground lease, if any, and any amendments,
modifications or extensions thereto, and any ground lease estoppel, or a copy of
any of the foregoing.

          Notwithstanding the foregoing, in the event that, in connection with
any Mortgage Loan, the Seller cannot deliver, or cause to be delivered, an
original, counterpart or certified copy, as applicable, of any of the documents
and/or instruments required to be delivered pursuant to CLAUSES (b), (d), (h),
(k) (other than assignments of UCC Financing Statements to be recorded or filed
in accordance with the transfer contemplated by this Agreement), (l) and (n)
(other than assignments of UCC Financing Statements to be recorded or filed in
accordance with the transfer contemplated by this Agreement) above with evidence
of recording or filing thereon on the Closing Date, solely because of a delay
caused by the public recording or filing office where such document or
instrument has been delivered for recordation or filing, the Seller: (i) shall
deliver, or cause to be delivered, to the Trustee a duplicate original or true
copy of such document certified by the applicable public recording or filing
office, the applicable title insurance company or the Seller to be a true and
complete duplicate original or copy of the original thereof submitted for
recording or filing and shall deliver, or cause to be delivered, to the Trustee
either the original of such non-delivered document or instrument, or a photocopy
thereof (certified by the appropriate public recording or filing office to be a
true and complete copy of the original thereof submitted for recording or
filing), with evidence of recording or filing thereon, within 120 days of the
Closing Date, which period may be extended up to two times, in each case for an
additional period of 45 days (PROVIDED that the Seller, as certified in writing
to the Trustee prior to each such 45-day extension, is in good faith attempting
to obtain from the appropriate county recorder's office such original or
photocopy). Compliance with this paragraph will satisfy the Seller's delivery
requirements under this SECTION 3 with respect to the subject document(s).

          Notwithstanding the foregoing, in the event that, in connection with
any Mortgage Loan, the Seller cannot deliver, or cause to be delivered, an
original, counterpart or certified copy, as applicable, of any of the documents
and/or instruments required to be delivered pursuant to CLAUSES (b), (d), (h),
(k) (other than assignments of UCC Financing Statements to be recorded or filed
other than in accordance with the transfer contemplated by this Agreement), (l)
and (n) (other than assignments of UCC Financing Statements to be recorded or
filed in accordance with the transfer contemplated by this

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Agreement) above with evidence of recording or filing thereon, for any other
reason, including without limitation, that such non-delivered document has been
lost, the delivery requirements of this Agreement shall be deemed to have been
satisfied and such non-delivered document shall be deemed to have been included
in the related Mortgage File if a photocopy of such non-delivered document (with
evidence of recording or filing thereon and certified by the appropriate
recording or filing office to be a true and complete copy of the original
thereof as filed or recorded) is delivered to the Trustee on or before the
Closing Date.

          Notwithstanding the foregoing, in the event that the Seller cannot
deliver any UCC Financing Statement assignment with the filing information of
the UCC Financing Statement with respect to any Mortgage Loan, solely because
such UCC Financing Statement has not been returned by the public filing office
where such UCC Financing Statement has been delivered for filing, the Seller
shall so notify the Trustee and shall not be in breach of its obligations with
respect to such delivery, PROVIDED that the Seller promptly forwards such UCC
Financing Statement to the Trustee upon its return, together with the related
original UCC Financing Statement assignment in a form appropriate for filing.

          Notwithstanding the foregoing, Seller may, at its sole cost and
expense, engage a third party contractor to prepare or complete in proper form
for filing or recording any and all assignments of Mortgage, assignments of
Assignments of Leases and assignments of UCC Financing Statements to the Trustee
to be delivered pursuant to CLAUSES (c), (e), (k) and (n) above (collectively,
the "ASSIGNMENTS"), to submit the Assignments for filing and recording, as the
case may be, in the applicable public filing and recording offices and to
deliver those assignments to the Trustee or its designee as those assignments
(or certified copies thereof) are received from the applicable filing and
recording offices with evidence of such filing or recording indicated thereon;
PROVIDED, HOWEVER, that in the event the Seller engages a third party contractor
as contemplated in the immediately preceding sentence, the rights, duties and
obligations of the Seller pursuant to this Agreement remain binding on such
Seller.

          Within ten (10) Business Days after the Closing Date, the Seller shall
deliver the Servicer Files with respect to each of the Mortgage Loans to the
Master Servicer under the Pooling and Servicing Agreement on behalf of the
Trustee in trust for the benefit of the Certificateholders. Each such Servicer
File shall contain all documents and records in the Seller's possession relating
to such applicable Mortgage Loans (including reserve and escrow agreements,
financial statements and any other information provided by the respective
Borrower from time to time, but excluding documents prepared by the Seller or
any of its Affiliates solely for internal communication) that are not required
to be a part of a Mortgage File in accordance with the definition thereof,
together with copies of all instruments and documents which are required to be a
part of the related Mortgage File in accordance with the definition thereof.

          For purposes of this SECTION 3, and notwithstanding any contrary
provision hereof or of the definition of "Mortgage File", if there exists with
respect to any group of Crossed Mortgage Loans only one original or certified
copy of any document or instrument described in the definition of "Mortgage
File" which pertains to all of the Crossed Mortgage Loans in such group of
Crossed Mortgage Loans, the inclusion of the original or certified copy of such
document or instrument in the Mortgage File for any of such Crossed Mortgage
Loans and the inclusion of a copy of such original or certified copy in each of
the Mortgage Files for the other Crossed Mortgage Loans in such group of Crossed
Mortgage Loans, shall be deemed the inclusion of such original or certified
copy, as the case may be, in the Mortgage File for each such Crossed Mortgage
Loan.

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          The Seller shall, promptly after the Closing Date, but in all events
within three Business Days after the Closing Date, cause all funds on deposit in
escrow accounts maintained with respect to the Mortgage Loans in the name of the
Seller or any other name, to be transferred to the Master Servicer (or a
Sub-Servicer at the direction of the Master Servicer) for deposit into Servicing
Accounts.

          The Trustee, as assignee or transferee of Depositor, shall be entitled
to all scheduled principal payments due after the Cut-off Date, all other
payments of principal due and collected after the Cut-off Date, and all payments
of interest on the Mortgage Loans, minus that portion of any such payment which
is allocable to the period on or prior to the Cut-off Date. All scheduled
payments of principal due on or before the Cut-off Date and collected after the
Cut-off Date, together with the accompanying interest payments, shall belong to
Seller.

          Upon the sale of the Mortgage Loans from Seller to Depositor pursuant
hereto, the ownership of each Mortgage Note, the Mortgage and the contents of
the related Mortgage File shall be vested in Depositor and the ownership of all
records and documents with respect to the related Mortgage Loan prepared by or
which come into the possession of Seller as seller of the Mortgage Loans
hereunder, exclusive in each case of documents prepared by Seller or any of its
affiliates solely for internal uses, shall immediately vest in Depositor. All
Monthly Payments, Principal Prepayments and other amounts received by Seller and
not otherwise belonging to Seller pursuant to this Agreement shall be sent by
Seller within three (3) Business Days after Seller's receipt thereof to the
Master Servicer via wire transfer for deposit by the Master Servicer into the
Collection Account.

          Seller shall, under generally accepted accounting principles ("GAAP"),
report its transfer of the Mortgage Loans to the Depositor, as provided herein,
as a sale of the Mortgage Loans to the Depositor in exchange for the
consideration specified in SECTION 2 hereof. In connection with the foregoing,
Seller shall cause all of its financial and accounting records to reflect such
transfer as a sale (as opposed to a secured loan). Regardless of its treatment
of the transfer of the Mortgage Loans to the Depositor under GAAP, Seller shall
at all times following the Closing Date cause all of its records and financial
statements and any relevant consolidated financial statements of any direct or
indirect parent to clearly reflect that the Mortgage Loans have been transferred
to the Depositor and are no longer available to satisfy claims of Seller's
creditors.

          After Seller's transfer of the Mortgage Loans to Depositor, as
provided herein, Seller shall not take any action inconsistent with Depositor's
ownership (or the ownership by any of the Depositor's assignees) of the Mortgage
Loans. Except for actions that are the express responsibility of another party
hereunder or under the Pooling and Servicing Agreement, and further except for
actions that Seller is expressly permitted to complete subsequent to the Closing
Date, Seller shall, on or before the Closing Date, take all actions required
under applicable law to effectuate the transfer of the Mortgage Loans by Seller
to Depositor.

          Section 4.     DEPOSITOR'S CONDITIONS TO CLOSING. The obligations of
Depositor to purchase the Mortgage Loans and pay the Mortgage Loan Purchase
Price at the Closing Date under the terms of this Agreement are subject to the
satisfaction of each of the following conditions at or before the Closing:

          (a)       Each of the obligations of the Seller required to be
performed by it on or prior to the Closing Date pursuant to the terms of this
Agreement shall have been duly performed and complied with in all material
respects; all of the representations and warranties of Seller under this
Agreement shall be true and correct in all material respects as of the Closing
Date; and no event shall have occurred with respect to the Seller or any of the
Mortgage Loans and related Mortgage Files which, with notice or

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the passage of time, would constitute a material default under this
Agreement; and Depositor shall have received certificates to the foregoing
effect signed by authorized officers of Seller.

          (b)       Depositor, or if directed by Depositor, the Trustee or the
Depositor's attorneys, shall have received in escrow, all of the following
closing documents, in such forms as are agreed upon and reasonably acceptable to
the Depositor and the Seller, duly executed by all signatories other than
Depositor, as required pursuant to the respective terms thereof:

          (i)       the Mortgage Files, subject to the proviso to the first
     sentence of SECTION 1 of this Agreement, which shall have been delivered to
     and held by the Trustee on behalf of Seller;

          (ii)      the Mortgage Loan Schedule;

          (iii)     the certificate of the Seller confirming its representations
     and warranties set forth in SECTION 6 as of the Closing Date;

          (iv)      an opinion or opinions of Seller's counsel, dated the
     Closing Date, covering various corporate matters and such other matters as
     shall be reasonably required by the Depositor;

          (v)       such other certificates of Seller's officers or others and
     such other documents to evidence fulfillment of the conditions set forth in
     this Agreement as Depositor or its counsel may reasonably request; and

          (vi)      all other information, documents, certificates, or letters
     with respect to the Mortgage Loans or Seller and its Affiliates as are
     reasonably requested by the Depositor in order for the Depositor to perform
     any of it obligations or satisfy any of the conditions on its part to be
     performed or satisfied pursuant to any sale of Mortgage Loans by the
     Depositor as contemplated herein.

          (c)       The Seller shall have performed or complied with all other
terms and conditions of this Agreement which it is required to perform or comply
with at or before the Closing and shall have the ability to perform or comply
with all duties, obligations, provisions and terms which it is required to
perform or comply with after the Closing.

          (d)       The Seller shall have delivered to the Trustee, on or before
the Closing Date, five limited powers of attorney in favor of the Trustee and
Special Servicer empowering the Trustee and, in the event of the failure or
incapacity of the Trustee, the Special Servicer, to record, at the expense of
the Seller, any Mortgage Loan Documents required to be recorded and any
intervening assignments with evidence of recording thereon that are required to
be included in the Mortgage Files. The Seller shall reasonably cooperate with
the Trustee and the Special Servicer in connection with any additional powers of
attorney or revisions thereto that are requested by such parties.

          Section 5.     SELLER'S CONDITIONS TO CLOSING. The obligations of
Seller under this Agreement shall be subject to the satisfaction, on the Closing
Date, of the following conditions:

          (a)       Each of the obligations of Depositor required to be
performed by it on or prior to the Closing Date pursuant to the terms of this
Agreement shall have been duly performed and complied with in all material
respects; and all of the representations and warranties of Depositor under this
Agreement shall be true and correct in all material respects as of the Closing
Date; and no event shall

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have occurred with respect to Depositor which, with notice or the passage of
time, would constitute a material default under this Agreement, and Seller shall
have received certificates to that effect signed by authorized officers of
Depositor.

          (b)       Seller shall have received all of the following closing
documents, in such forms as are agreed upon and reasonably acceptable to Seller
and Depositor, duly executed by all signatories other than Seller, as required
pursuant to the respective terms thereof:

                    (A)  an officer's certificate of Depositor, dated as of the
          Closing Date, with the resolutions of Depositor authorizing the
          transactions set forth therein, together with copies of the charter,
          by-laws and certificate of good standing dated as of a recent date of
          Depositor; and

                    (B)  such other certificates of its officers or others, such
          opinions of Depositor's counsel and such other documents required to
          evidence fulfillment of the conditions set forth in this Agreement as
          Seller or its counsel may reasonably request.

          (c)       The Depositor shall have performed or complied with all
other terms and conditions of this Agreement which it is required to perform or
comply with at or before the Closing and shall have the ability to perform or
comply with all duties, obligations, provisions and terms which it is required
to perform or comply with after Closing.

          Section 6.     REPRESENTATIONS AND WARRANTIES OF SELLER.

          (a)       Seller represents and warrants to Depositor as of the date
hereof, as follows:

          (i)       Seller is duly organized and is validly existing as a
     national banking association in good standing under the laws of the United
     States. Seller has conducted and is conducting its business so as to comply
     in all material respects with all applicable statutes and regulations of
     regulatory bodies or agencies having jurisdiction over it, except where the
     failure so to comply would not have a materially adverse effect on the
     performance by Seller of this Agreement, and there is no charge,
     investigation, action, suit or proceeding before or by any court,
     regulatory authority or governmental agency or body pending or, to the
     knowledge of Seller, threatened, which is reasonably likely to materially
     and adversely affect the performance by Seller of this Agreement or the
     consummation of transactions contemplated by this Agreement.

          (ii)      Seller has the full power, authority and legal right to
     hold, transfer and convey the Mortgage Loans owned by it and to execute and
     deliver this Agreement (and all agreements and documents executed and
     delivered by Seller in connection herewith) and to perform all transactions
     of Seller contemplated by this Agreement (and all agreements and documents
     executed and delivered by Seller in connection herewith). Seller has duly
     authorized the execution, delivery and performance of this Agreement (and
     all agreements and documents executed and delivered by Seller in connection
     herewith), and has duly executed and delivered this Agreement (and all
     agreements and documents executed and delivered by Seller in connection
     herewith). This Agreement (and each agreement and document executed and
     delivered by Seller in connection herewith), assuming due authorization,
     execution and delivery thereof by each other party thereto, constitutes the
     legal, valid and binding obligation of Seller enforceable in accordance
     with its terms, except as such enforcement may be limited by bankruptcy,
     fraudulent transfer, insolvency, reorganization, receivership, moratorium
     or other laws relating to or affecting the rights of creditors generally,
     by general principles of equity

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     (regardless of whether such enforcement is considered in a proceeding in
     equity or at law) and by considerations of public policy.

          (iii)     Neither the execution, delivery and performance of this
     Agreement, nor the fulfillment of or compliance with the terms and
     conditions of this Agreement by Seller, will (A) conflict with or result in
     a breach of any of the terms, conditions or provisions of Seller's
     organizational documents; (B) conflict with, result in a breach of, or
     constitute a default or result in an acceleration under, any agreement or
     instrument to which Seller is now a party or by which it (or any of its
     properties) is bound if compliance therewith is necessary (1) to ensure the
     enforceability of this Agreement or (2) for Seller to perform its duties
     and obligations under this Agreement (or any agreement or document executed
     and delivered by Seller in connection herewith); (C) conflict with or
     result in a breach of any legal restriction if compliance therewith is
     necessary (1) to ensure the enforceability of this Agreement or (2) for
     Seller to perform its duties and obligations under this Agreement (or any
     agreement or document executed and delivered by Seller in connection
     herewith); (D) result in the violation of any law, rule, regulation, order,
     judgment or decree to which Seller or its property is subject if compliance
     therewith is necessary (1) to ensure the enforceability of this Agreement
     or (2) for Seller to perform its duties and obligations under this
     Agreement (or any agreement or document executed and delivered by Seller in
     connection herewith); or (E) result in the creation or imposition of any
     lien, charge or encumbrance that would have a material adverse effect upon
     Seller's ability to perform its duties and obligations under this Agreement
     (or any agreement or document executed and delivered by Seller in
     connection herewith), or materially impair the ability of the Depositor to
     realize on the Mortgage Loans owned by Seller.

          (iv)      Seller is solvent and the sale of Mortgage Loans (1) will
     not cause Seller to become insolvent and (2) is not intended by Seller to
     hinder, delay or defraud any of its present or future creditors. After
     giving effect to its transfer of the Mortgage Loans, as provided herein,
     the value of Seller's assets, either taken at their present fair saleable
     value or at fair valuation, will exceed the amount of Seller's debts and
     obligations, including contingent and unliquidated debts and obligations of
     Seller, and Seller will not be left with unreasonably small assets or
     capital with which to engage in and conduct its business. Seller does not
     intend to, and does not believe that it will, incur debts or obligations
     beyond its ability to pay such debts and obligations as they mature. No
     proceedings looking toward liquidation, dissolution or bankruptcy of the
     Seller are pending or contemplated.

          (v)       No consent, approval, authorization or order of, or
     registration or filing with, or notice to, any court or governmental agency
     or body having jurisdiction or regulatory authority over Seller is required
     for (A) Seller's execution, delivery and performance of this Agreement (or
     any agreement or document executed and delivered by Seller in connection
     herewith), (B) Seller's transfer and assignment of the Mortgage Loans, or
     (C) the consummation by Seller of the transactions contemplated by this
     Agreement (or any agreement or document executed and delivered by Seller in
     connection herewith) or, to the extent so required, such consent, approval,
     authorization, order, registration, filing or notice has been obtained,
     made or given (as applicable), except that Seller may not be duly qualified
     to transact business as a foreign corporation or licensed in one or more
     states if such qualification or licensing is not necessary to ensure the
     enforceability of this Agreement (or any agreement or document executed and
     delivered by Seller in connection herewith).

                                        9
<Page>

          (vi)      In connection with its sale of the Mortgage Loans, Seller is
     receiving new value. The consideration received by Seller upon the sale of
     the Mortgage Loans owned by it constitutes at least fair consideration and
     reasonably equivalent value for the Mortgage Loans.

          (vii)     Seller does not believe, nor does it have any reason or
     cause to believe, that it cannot perform each and every covenant of Seller
     contained in this Agreement (or any agreement or document executed and
     delivered by Seller in connection herewith).

          (viii)    There are no actions, suits proceedings pending or to
     Seller's knowledge threatened in writing against Seller which are
     reasonably likely to draw into question the validity of this Agreement (or
     any agreement or document executed and delivered by Seller in connection
     herewith) or which, either in any one instance or in the aggregate, are
     reasonably likely to materially impair the ability of Seller to perform its
     duties and obligations under this Agreement (or any agreement or document
     executed and delivered by Seller in connection herewith).

          (ix)      Seller's performance of its duties and obligations under
     this Agreement (and each agreement or document executed and delivered by
     Seller in connection herewith) is in the ordinary course of business of
     Seller and Seller's transfer, assignment and conveyance of the Mortgage
     Loans pursuant to this Agreement are not subject to the bulk transfer or
     similar statutory provisions in effect in any applicable jurisdiction. The
     Mortgage Loans do not constitute all or substantially all of Seller's
     assets.

          (x)       Seller has not dealt with any Person that may be entitled,
     by reason of any act or omission of Seller, to any commission or
     compensation in connection with the sale of the Mortgage Loans to the
     Depositor hereunder except for (A) the reimbursement of expenses as
     described herein or otherwise in connection with the transactions described
     in SECTION 2 hereof and (B) the commissions or compensation owed to the
     Underwriters or the Initial Purchaser.

          (xi)      Seller is not in default or breach of any agreement or
     instrument to which Seller is now a party or by which it (or any of its
     properties) is bound which breach or default would materially and adversely
     affect the ability of Seller to perform its obligations under this
     Agreement.

          (xii)     The representations and warranties contained in EXHIBIT A,
     subject to the exceptions to such representations and warranties set forth
     on SCHEDULE V hereto, are true and correct in all material respects as of
     the date hereof with respect to the Mortgage Loans identified on SCHEDULE
     II.

          (b)       The Seller hereby agrees that it shall be deemed to make, as
of the date of substitution, to and for the benefit of the holder of the
Mortgage Loan to be replaced, with respect to any replacement mortgage loan (a
"REPLACEMENT MORTGAGE LOAN") that is substituted for a Mortgage Loan affected by
a Material Defect or a Material Breach, pursuant to SECTION 7 of this Agreement,
each of the representations and warranties set forth in EXHIBIT A (references
therein to "Closing Date" being deemed to be references to the "date of
substitution" and references therein to "Cut-off Date" being deemed to be
references to the "most recent due date for the subject Replacement Mortgage
Loan on or before the date of substitution"). From and after the date of
substitution, each Replacement Mortgage Loan, if any, shall be deemed to
constitute a "Mortgage Loan" hereunder for all purposes.

          Section 7.     OBLIGATIONS OF SELLER. Each of the representations and
warranties contained in or required to be made by Seller pursuant to SECTION 6
of this Agreement shall survive the

                                       10
<Page>

sale of the Mortgage Loans and shall continue in full force and effect,
notwithstanding any restrictive or qualified endorsement on the Notes and
notwithstanding subsequent termination of this Agreement or the Pooling and
Servicing Agreement. The representations and warranties contained in or required
to be made by Seller pursuant to SECTION 6 of this Agreement shall not be
impaired by any review or examination of the Mortgage Files or other documents
evidencing or relating to the Mortgage Loans or any failure on the part of
Depositor to review or examine such documents and shall inure to the benefit of
the initial transferee of the Mortgage Loans from Depositor including, without
limitation, the Trustee for the benefit of the Holders of the Certificates,
notwithstanding (1) any restrictive or qualified endorsement on any Note,
assignment of Mortgage or reassignment of Assignment of Leases or (2) any
termination of this Agreement prior to the Closing but shall not inure to the
benefit of any subsequent transferee thereafter.

          If any Certificateholder, the Master Servicer, the Special Servicer or
the Trustee discovers or receives notice: of a breach of any of the
representations or warranties made by the Seller with respect to the Mortgage
Loans listed on SCHEDULE II hereto, as of the date hereof in SECTION 6(a)(xii)
or as of the Closing Date pursuant to SECTION 4(b)(iii), or with respect to any
Replacement Mortgage Loan, as of the date of substitution pursuant to SECTION
6(b) (in any such case, a "BREACH"); or that (A) any document required to be
included in the Mortgage File related to any Mortgage Loan is not in the
Trustee's possession within the time period required herein or (B) such document
has not been properly executed or is otherwise defective on its face (the
circumstances in the foregoing CLAUSES (A) and (B), in each case, a "Defect"
(including the "DEFECTS" described below) in the related Mortgage File), such
party shall give notice to the Master Servicer, the Special Servicer, the
Trustee and the Rating Agencies. If the Master Servicer or the Special Servicer
determines that such Breach or Defect materially and adversely affects the value
of any Mortgage Loan or the interests of the Certificateholders therein (any
such Breach or Defect, a "MATERIAL BREACH" and a "MATERIAL DEFECT",
respectively), it shall give prompt written notice of such Breach or Defect to
the Depositor, the Trustee, the Master Servicer, the Special Servicer and the
Seller and shall request that the Seller not later than the earlier of 90 days
from the receipt by the Seller of such notice or discovery by the Seller of such
Breach or Defect (subject to the second succeeding paragraph, the "INITIAL
RESOLUTION PERIOD"), (i) cure such Breach or Defect in all material respects;
(ii) repurchase the affected Mortgage Loan at the applicable Purchase Price (as
defined in the Pooling and Servicing Agreement); or (iii) substitute, in
accordance with the Pooling and Servicing Agreement, one or more Qualified
Substitute Mortgage Loans (as defined in the Pooling and Servicing Agreement)
for such affected Mortgage Loan (PROVIDED that in no event shall any
substitution occur later than the second anniversary of the Closing Date) and
pay the Master Servicer for deposit into the Collection Account any Substitution
Shortfall Amount (as defined in the Pooling and Servicing Agreement) in
connection therewith; PROVIDED, HOWEVER, that if (i) such Material Breach or
Material Defect is capable of being cured but not within the Initial Resolution
Period, (ii) such Material Breach or Material Defect does not cause the related
Mortgage Loan not to be a "qualified mortgage" (within the meaning of Section
860G(a)(3) of the Code), (iii) the Seller has commenced and is diligently
proceeding with the cure of such Material Breach or Material Defect within the
Initial Resolution Period and (iv) the Seller has delivered to the Rating
Agencies, the Master Servicer and the Trustee an Officer's Certificate that
describes the reasons that the cure was not effected within the Initial
Resolution Period and the actions that it proposes to take to effect the cure
and that states that it anticipates the cure will be effected within the
additional 90-day period, then the Seller shall have an additional 90 days to
cure such material Defect or material Breach. With respect to any substitution
of one or more Qualified Substitute Mortgage Loans for a Mortgage Loan
hereunder, (A) no such substitution may be made in any calendar month after the
Determination Date for such month; (B) scheduled payments of principal and
interest due with respect to the Qualified Substitute Mortgage Loan(s) after the
related date of substitution shall be part of the Trust Fund; and (C) scheduled
payments of principal and interest due with respect to such

                                       11
<Page>

Qualified Substitute Mortgage Loan(s) on or prior to the related date of
substitution shall not be part of the Trust Fund, and the Seller shall be
entitled to receive such payments promptly following receipt by the Master
Servicer or Special Servicer, as applicable, under the Pooling and Servicing
Agreement.

          Any of the following will cause a document in the Mortgage File to be
deemed to have a "Defect" and to be conclusively presumed to materially and
adversely affect the interests of Certificateholders in and the value of a
Mortgage Loan: (a) the absence from the Mortgage File of the original signed
Note, unless the Mortgage File contains a signed lost note affidavit and
indemnity; (b) the absence from the Mortgage File of the original signed
Mortgage, unless there is included in the Mortgage File a certified copy of the
Mortgage as recorded or as sent for recordation, together with a certificate
stating that the original signed Mortgage was sent for recordation, or a copy of
the Mortgage and the related recording information; (c) the absence from the
Mortgage File of the item called for by CLAUSE (i) of the definition of Mortgage
File in SECTION 3; (d) the absence from the Mortgage File of any intervening
assignments required to create an effective assignment to the Trustee on behalf
of the Trust, unless there is included in the Mortgage File a certified copy of
the intervening assignment and a certificate stating that the original
intervening assignments were sent for recordation; or (e) the absence from the
Servicer File of any required original letter of credit (as required in the
proviso to SECTION 1 hereof), PROVIDED that such Defect may be cured by any
substitute letter of credit or cash reserve on behalf of the related Borrower;
or (f) the absence from the Mortgage File of the original or a copy of any
required ground lease.

          Any Defect or Breach which causes any Mortgage Loan not to be a
"qualified mortgage" (within the meaning of Section 860G(a)(3) of the Code)
shall be deemed to materially and adversely affect the interest of
Certificateholders therein and the Initial Resolution Period for the affected
Mortgage Loan shall be 90 days following the earlier of the discovery of such
Defect or Breach by any party to the Pooling and Servicing Agreement (so long as
Seller received prompt notice thereof pursuant to this SECTION 7) or Seller's
discovery of such Defect or Breach (which period shall not be subject to
extension).

          If the Seller does not, as required by this SECTION 7, correct or cure
a Material Breach or a Material Defect in all material respects within the
applicable Initial Resolution Period (as extended pursuant to this SECTION 7),
or if such Breach or Defect is not capable of being so corrected or cured with
such period, then the Seller shall purchase or substitute for the affected
Mortgage Loan as provided in this SECTION 7. If (i) any Mortgage Loan is
required to be repurchased or substituted for as provided above, (ii) such
Mortgage Loan is a Crossed Mortgage Loan that is a part of a Mortgage Group (as
defined below) and (iii) the applicable Breach or Defect does not constitute a
Breach or Defect, as the case may be, as to any other Crossed Mortgage Loan in
such Mortgage Group (without regard to this paragraph), then the applicable
Breach or Defect, as the case may be, will be deemed to constitute a Breach or
Defect, as the case may be, as to any other Crossed Mortgage Loan in the
Mortgage Group for purposes of the above provisions, and the Seller will be
required to repurchase or substitute for such other Crossed Mortgage Loan(s) in
the related Mortgage Group in accordance with the provisions of this SECTION 7
unless the Crossed Mortgage Loan Repurchase Criteria would be satisfied if
Seller were to repurchase or substitute for only the affected Crossed Mortgage
Loans as to which a Material Breach or Material Defect had occurred without
regard to this paragraph, and in the case of either such repurchase or
substitution, all of the other requirements set forth in the Pooling and
Servicing Agreement applicable to a repurchase or substitution, as the case may
be, would be so satisfied. In the event that the Crossed Mortgage Loan
Repurchase Criteria would be so satisfied, the Mortgage Loan Seller may elect
either to repurchase or substitute for only the affected Crossed Mortgage Loan
as to which the Material Defect or Material Breach exists or to repurchase or
substitute for the aggregated Crossed Mortgage Loans. The

                                       12
<Page>

determination of the Special Servicer as to whether the Crossed Mortgage Loan
Repurchase Criteria have been satisfied shall be conclusive and binding in the
absence of manifest error. In the event that one or more of such other Crossed
Mortgage Loans satisfy the Crossed Loan Repurchase Criteria, the Seller may
elect either to repurchase or substitute for only the affected Crossed Mortgage
Loan as to which the related Breach or Defect exists or to repurchase or
substitute for all of the Crossed Mortgage Loans in the related Mortgage Group.
The Seller shall be responsible for the cost of (and, if so directed by the
Special Servicer, obtaining) any Appraisal required for the Special Servicer to
determine if the Crossed Loan Repurchase Criteria have been satisfied, so long
as the scope and cost of such Appraisal has been approved by the Seller (such
approval not to be unreasonably withheld). For purposes of this paragraph, a
"MORTGAGE GROUP" is any group of Mortgage Loans identified as a Mortgage Group
on SCHEDULE III to this Agreement.

          Notwithstanding the foregoing, if there is a Material Breach or
Material Defect with respect to one or more Mortgaged Properties (but not all of
the Mortgaged Properties) with respect to a Mortgage Loan, the Seller will not
be obligated to repurchase or substitute for the Mortgage Loan if the affected
Mortgaged Property may be released pursuant to the terms of any partial release
provisions in the related Mortgage Loan Documents and the remaining Mortgaged
Property(ies) satisfy the requirements, if any, set forth in the Mortgage Loan
Documents and (i) the Seller provides an opinion of counsel to the effect that
such partial release would not cause an Adverse REMIC Event (as defined in the
Pooling and Servicing Agreement) to occur, (ii) such Seller pays (or causes to
be paid) the applicable release price required under the Mortgage Loan Documents
and, to the extent not reimbursable out of the release price pursuant to the
related Mortgage Loan Documents, any additional amounts necessary to cover all
reasonable out-of-pocket expenses reasonably incurred by the Master Servicer,
the Special Servicer, the Trustee or the Trust Fund in connection therewith,
including any unreimbursed advances and interest thereon made with respect to
the Mortgaged Property that is being released, and (iii) such cure by release of
such Mortgaged Property is effected within the time periods specified for cure
of a Material Breach or Material Defect in this SECTION 7.

          The Purchase Price or Substitution Shortfall Amount for any
repurchased or substituted Mortgage Loan shall be payable to the Depositor or,
subsequent to the assignment of the Mortgage Loans to the Trustee, the Trustee
as its assignee, by wire transfer of immediately available funds to the account
designated by the Depositor or the Trustee, as the case may be, and the
Depositor or the Trustee, as the case may be, upon receipt of such funds (and,
in the case of a substitution, the Mortgage File(s) for the related Qualified
Substitute Mortgage Loans), shall promptly release the related Mortgage File and
Servicer File or cause them to be released, to Seller and shall execute and
deliver such instruments of transfer or assignment as shall be necessary to vest
in the Seller the legal and beneficial ownership of such Mortgage Loan
(including any property acquired in respect thereof or proceeds of any insurance
policy with respect thereto) and the related Mortgage Loan Documents.

          It is understood and agreed that the obligations of the Seller set
forth in this SECTION 7 to cure, substitute for or repurchase a Mortgage Loan
listed on SCHEDULE II hereto constitute the sole remedies available to the
Depositor and its successors and assigns against Seller respecting any Breach or
Defect affecting such Mortgage Loan.

          Section 8.     CROSSED MORTGAGE LOANS. With respect to any Crossed
Mortgage Loan conveyed hereunder, to the extent that the Seller repurchases or
substitutes for an affected Crossed Mortgage Loan in the manner prescribed above
while the Trustee continues to hold any related Crossed Mortgage Loans, the
Seller and the Depositor (on behalf of its successors and assigns) agree to
modify upon such repurchase or substitution, the related Mortgage Loan Documents
in a manner such that such

                                       13
<Page>

affected Crossed Mortgage Loan repurchased or substituted by the Seller, on the
one hand, and any related Crossed Mortgage Loans still held by the Trustee, on
the other, would no longer be cross-defaulted or cross-collateralized with one
another; PROVIDED, that the Seller shall have furnished to the Trustee, at its
expense, with an opinion of counsel that such modification shall not cause an
Adverse REMIC Event; PROVIDED, FURTHER, that if such opinion cannot be
furnished, the Seller and the Depositor hereby agree that such repurchase or
substitution of only the affected Crossed Mortgage Loans, notwithstanding
anything to the contrary herein, shall not be permitted. Any reserve or other
cash collateral or letters of credit securing the affected Crossed Mortgage
Loans shall be allocated between such Mortgage Loans in accordance with the
Mortgage Loan Documents. All other terms of the Mortgage Loans shall remain in
full force and effect, without any modification thereof.

          Section 9.     RATING AGENCY FEES; COSTS AND EXPENSES ASSOCIATED WITH
A DEFEASANCE. The Seller shall pay all Rating Agency fees associated with an
assumption of a Mortgage Loan to the extent such fees have not been paid by the
related Borrower and such Borrower is not required to pay them under the terms
of the related Mortgage Loan Documents in effect on or before the Closing Date.
The Seller shall pay all reasonable costs and expenses associated with a
defeasance of a Mortgage Loan to the extent such costs and expenses have not
been paid by the related Borrower and such Borrower is not required to pay them
under the terms of the related Mortgage Loan Documents in effect on or before
the Closing Date.

          Section 10.    REPRESENTATIONS AND WARRANTIES OF DEPOSITOR. Depositor
hereby represents and warrants to Seller as of the date hereof, as follows:

          (a)       Depositor is duly organized and is validly existing as a
corporation in good standing under the laws of the State of Delaware, with full
corporate power and authority to own its assets and conduct its business as it
is conducted, and is duly qualified as a foreign corporation in good standing in
all jurisdictions in which the ownership or lease of its property or the conduct
of its business requires such qualification (except where the failure to qualify
would not have a materially adverse effect on the consummation of any
transactions contemplated by this Agreement).

          (b)       The execution and delivery by Depositor of this Agreement
and the performance of Depositor's obligations hereunder are within the
corporate power of Depositor and have been duly authorized by Depositor and
neither the execution and delivery by Depositor of this Agreement nor the
compliance by Depositor with the provisions hereof, nor the consummation by
Depositor of the transactions contemplated by this Agreement, will (i) conflict
with or result in a breach of, or constitute a default under, the certificate of
incorporation or by-laws of Depositor or, after giving effect to the consents or
taking of the actions contemplated by CLAUSE (ii) of this PARAGRAPH (b), any of
the provisions of any law, governmental rule, regulation, judgment, decree or
order binding on Depositor or its properties, or any of the provisions of any
material indenture or mortgage or any other material contract or other
instrument to which Depositor is a party or by which it is bound or result in
the creation or imposition of any lien, charge or encumbrance upon any of its
properties pursuant to the terms of any such indenture, mortgage, contract or
other instrument or (ii) require the consent of, notice to or any filing with
any person, entity or governmental body, which has not been obtained or made by
Depositor, except where, in any of the instances contemplated by CLAUSE (i)
above or this CLAUSE (ii), the failure to do so will not have a material and
adverse effect on the consummation of any transactions contemplated by this
Agreement.

          (c)       This Agreement has been duly executed and delivered by
Depositor and this Agreement constitutes a legal, valid and binding instrument,
enforceable against Depositor in

                                       14
<Page>

accordance with its terms, subject, as to the enforcement of remedies, to
applicable bankruptcy, reorganization, insolvency, moratorium and other laws
affecting the rights of creditors generally and to general principles of equity
and the discretion of the court (regardless of whether enforcement of such
remedies is considered in a proceeding in equity or at law) and, as to rights of
indemnification hereunder, subject to limitations of public policy under
applicable securities laws.

          (d)       There is no litigation, charge, investigation, action, suit
or proceeding by or before any court, regulatory authority or governmental
agency or body pending or, to the knowledge of Depositor, threatened against
Depositor the outcome of which could be reasonably expected to materially and
adversely affect the consummation of any transactions contemplated by this
Agreement.

          Section 11.    SURVIVAL OF CERTAIN REPRESENTATIONS, WARRANTIES AND
COVENANTS. The respective representations and warranties set forth in or made
pursuant to this Agreement, and the respective obligations of the parties hereto
under SECTIONS 7 and 9 of this Agreement, will remain in full force and effect,
regardless of any investigation or statement as to the result thereof made by or
on behalf of any party and will survive payment for the various transfers
referred to herein and delivery of the Certificates or termination of this
Agreement.

          Section 12.    TRANSACTION EXPENSES. Whether or not this Agreement is
terminated, both the Purchaser and the Seller agree to pay the transaction
expenses incurred in connection with the transactions herein contemplated as set
forth in the Closing Statement.

          Section 13.    RECORDING COSTS. Seller agrees to reimburse the Trustee
or its designee all recording and filing fees incurred by the Trustee or its
designee in connection with the recording or filing of the Mortgage Loan
Documents listed in SECTION 3 of this Agreement. In the event Seller elects to
engage a third party contractor to prepare, complete, file and record
Assignments with respect to Mortgage Loans as provided in SECTION 3, Seller
shall contract directly with such contractor and shall be responsible for such
contractor's compensation and reimbursement of recording and filing fees and
other reimbursable expenses pursuant to their agreement.

          Section 14.    NOTICES. All communications hereunder will be in
writing and effective only upon receipt, and, (a) if sent to Depositor, will be
mailed, delivered or telecopied and confirmed to it at 11 Madison Avenue, 5th
Floor, New York, New York 10010, Attention: Jeffrey Altabef, Telecopy
No._________, and (b) if sent to the Seller will be mailed, delivered or
telecopied and confirmed to it at 911 Main Street, Suite 1500, Kansas City,
Missouri 64105, Attention: E.J. Burke (with a copy to 127 Public Square,
Cleveland, Ohio 44114, Attention: Robert C. Bowes), Telecopy No._________, or in
the case of either such party, to it at such other address or telecopy number as
such party may hereafter furnish to the other party by like notice.

          Section 15.    EXAMINATION OF MORTGAGE FILES. Upon reasonable notice,
Seller, prior to the Closing Date, will make the Mortgage Files available to
Depositor or its agent for examination during normal business hours at Seller's
offices or such other location as shall otherwise be agreed upon by Depositor
and Seller. The fact that Depositor or its agent has conducted or has failed to
conduct any partial or complete examination of the Mortgage Files shall not
affect the rights of Depositor or the Trustee (for the benefit of the
Certificateholders) to demand cure, repurchase, or other relief as provided
herein.

          Section 16.    SUCCESSORS. This Agreement shall inure to the benefit
of and shall be binding upon Seller and Depositor and their respective
successors, permitted assigns and legal representatives, and nothing expressed
in this Agreement is intended or shall be construed to give any

                                       15
<Page>

other person any legal or equitable right, remedy or claim under or in respect
of this Agreement, or any provisions herein contained, this Agreement and all
conditions and provisions hereof being intended to be and being for the sole and
exclusive benefit of such persons and for the benefit of no other person; it
being understood that (a) the indemnities of Seller contained in that certain
Mortgage Loan Seller Indemnification Agreement dated October 17, 2002 among
Seller, Depositor, Credit Suisse First Boston Corporation (on behalf of itself
and the other Underwriters) and the Initial Purchaser, subject to all
limitations therein contained, shall also be for the benefit of the officers and
directors of Depositor, the Underwriters and the Initial Purchaser and any
person or persons who control Depositor, the Underwriters and the Initial
Purchaser within the meaning of Section 15 of the Securities Act or Section 20
of the 1934 Act, and (b) the rights of Depositor pursuant to this Agreement,
subject to all limitations herein contained, including those set forth in
SECTION 7 of this Agreement, may be assigned to the Trustee, for benefit of the
Certificateholders, as may be required to effect the purposes of the Pooling and
Servicing Agreement and, upon such assignment, the Trustee shall succeed to such
rights of Depositor hereunder, PROVIDED that the Trustee shall have no right to
further assign such rights to any other Person. No owner of a Certificate issued
pursuant to the Pooling and Servicing Agreement shall be deemed a successor
because of such ownership.

          Section 17.    GOVERNING LAW. THIS AGREEMENT SHALL BE GOVERNED AND
CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF NEW YORK APPLICABLE TO
AGREEMENTS TO BE MADE AND PERFORMED ENTIRELY WITHIN SUCH STATE WITHOUT GIVING
EFFECT TO CHOICE OF LAW PRINCIPLES. TO THE FULLEST EXTENT PERMITTED UNDER
APPLICABLE LAW, THE SELLER AND THE DEPOSITOR EACH HEREBY IRREVOCABLY (I) SUBMITS
TO THE JURISDICTION OF ANY NEW YORK STATE AND FEDERAL COURTS SITTING IN NEW YORK
CITY WITH RESPECT TO MATTERS ARISING OUT OF OR RELATING TO THIS AGREEMENT; (II)
AGREES THAT ALL CLAIMS WITH RESPECT TO SUCH ACTION OR PROCEEDING MAY BE HEARD
AND DETERMINED IN SUCH NEW YORK STATE OR FEDERAL COURTS; (III) WAIVES, TO THE
FULLEST POSSIBLE EXTENT, THE DEFENSE OF AN INCONVENIENT FORUM; AND (IV) AGREES
THAT A FINAL JUDGMENT IN ANY SUCH ACTION OR PROCEEDING SHALL BE CONCLUSIVE AND
MAY BE ENFORCED IN OTHER JURISDICTIONS BY SUIT ON THE JUDGMENT OR IN ANY OTHER
MANNER PROVIDED BY LAW.

          Section 18.    SEVERABILITY. If any provision of this Agreement shall
be prohibited or invalid under applicable law, this Agreement shall be
ineffective only to such extent, without invalidating the remainder of this
Agreement.

          Section 19.    FURTHER ASSURANCES. Depositor and Seller agree to
execute and deliver such instruments and take such actions as the other parties
may, from time to time, reasonably request in order to effectuate the purpose
and to carry out the terms of this Agreement.

          Section 20.    COUNTERPARTS. This Agreement may be executed in
counterparts (and by each of the parties hereto on different counterparts), each
of which when so executed and delivered will be an original, and all of which
together will be deemed to constitute but one and the same instrument.

          Section 21.    TREATMENT AS SECURITY AGREEMENT. It is the express
intent of the parties hereto that the conveyance of the Mortgage Loans by Seller
to Depositor as provided in this Agreement be, and be construed as, a sale of
the Mortgage Loans by Seller to Depositor. It is, further, not the intention of
the parties that such conveyance be deemed a pledge of the Mortgage Loans by
Seller to Depositor to secure a debt or other obligation of Seller. However, in
the event that, notwithstanding the

                                       16
<Page>

intent of the parties, the Mortgage Loans are held to be property of Seller or
if for any reason this Agreement is held or deemed to create a security interest
in the Mortgage Loans:

          (a)       this Agreement shall hereby create a security agreement
within the meaning of Articles 8 and 9 of the Uniform Commercial Code in effect
in the applicable state;

          (b)       the conveyance provided for in this Agreement shall hereby
grant from Seller to Depositor a security interest in and to all of Seller's
right, title, and interest, whether now owned or hereafter acquired, in and to:

          (i)       all accounts, contract rights (including any guarantees),
     general intangibles, chattel paper, instruments, documents, money, deposit
     accounts, certificates of deposit, goods, letters of credit, advices of
     credit and investment property consisting of, arising from or relating to
     any of the property described in the Mortgage Loans, including the related
     Notes, Mortgages and title, hazard and other insurance policies, identified
     on the Mortgage Loan Schedule or that constitute Replacement Mortgage
     Loans, and all distributions with respect thereto payable after the Cut-off
     Date;

          (ii)      all accounts, contract rights, general intangibles, chattel
     paper, instruments, documents, money, deposit accounts, certificates of
     deposit, goods, letters of credit, advices of credit and investment
     property arising from or by virtue of the disposition of, or collections
     with respect to, or insurance proceeds payable with respect to, or claims
     against other persons with respect to, all or any part of the collateral
     described in (i) above (including any accrued discount realized on
     liquidation of any investment purchased at a discount), in each case,
     payable after the Cut-off Date; and

          (iii)     all cash and non-cash proceeds of the collateral described
     in CLAUSES (i) and (ii) above payable after the Cut-off Date;

          (c)       the possession by Depositor or its assignee of the Notes and
such other goods, letters of credit, advices of credit, instruments, money,
documents, chattel paper or certificated securities shall be deemed to be
possession by the secured party or possession by a purchaser or a person
designated by him or her, for purposes of perfecting the security interest
pursuant to the Uniform Commercial Code (including, without limitation, Sections
9-306, 9-313 and 9-314 thereof) as in force in the relevant jurisdiction; and

          (d)       notifications to persons holding such property, and
acknowledgments, receipts, confirmations from persons holding such property,
shall be deemed to be notifications to, or acknowledgments, receipts or
confirmations from, securities intermediaries, bailees or agents of, or persons
holding for (as applicable), Depositor or its assignee for the purpose of
perfecting such security interest under applicable law.

          The Seller at the direction of the Depositor or its assignee, shall,
to the extent consistent with this Agreement, take such actions as may be
necessary to ensure that, if this Agreement were deemed to create a security
interest in the Mortgage Loans and the proceeds thereof, such security interest
would be a perfected security interest of first priority under applicable law
and will be maintained as such throughout the term of this Agreement. In
connection herewith, Depositor and its assignee shall have all of the rights and
remedies of a secured party and creditor under the Uniform Commercial Code as in
force in the relevant jurisdiction and may execute and file such UCC Financing
Statements as may be necessary or appropriate to accomplish the foregoing.

                                       17
<Page>

          Section 22.    RECORDATION OF AGREEMENT. To the extent permitted by
applicable law, this Agreement is subject to recordation following the Closing
Date in all appropriate public offices for real property records in all the
counties or other comparable jurisdictions in which any or all of the properties
subject to the Mortgages are situated, and in any other appropriate public
recording office or elsewhere, such recordation to be effected by Seller at
Seller's expense at the direction of Depositor accompanied by an opinion of
counsel to the effect that such recordation materially and beneficially affects
the interests of Depositor.

                                      * * *

                                       18
<Page>

          IN WITNESS WHEREOF, the parties hereto have caused this Mortgage Loan
Purchase Agreement to be duly executed and delivered as the date first above
written.

                                          KEYBANK NATIONAL ASSOCIATION,
                                          as Seller

                                          By: /s/ Edward J. Burke
                                              ---------------------------------
                                          Name:  Edward J. Burke
                                          Title: Authorized Official

                                          CREDIT SUISSE FIRST BOSTON MORTGAGE
                                          SECURITIES CORP.,
                                          as Depositor

                                          By: /s/ Jeffrey A. Altabef
                                              ---------------------------------
                                          Name:  Jeffrey A. Altabef
                                          Title: Vice President

<Page>

                                                                      SCHEDULE I

                          SCHEDULE OF TRANSACTION TERMS

          This Schedule of Transaction Terms is appended to and incorporated
by reference in the Mortgage Loan Purchase Agreement (the "AGREEMENT"), dated
as of October 17, 2002, between KeyBank National Association (the "SELLER")
and Credit Suisse First Boston Mortgage Securities Corp. (the "DEPOSITOR").
Capitalized terms used herein without definition have the meanings given them
in or by reference in the Agreement or, if not defined in the Agreement, in
the Pooling and Servicing Agreement.

          "AFFILIATE" means with respect to any specified Person, any other
Person controlling or controlled by or under common control with such specified
Person.

          "BORROWER" means the borrower under a Mortgage Loan.

          "CERTIFICATE PURCHASE AGREEMENT" means the Certificate Purchase
Agreement, dated October 17, 2002, between Depositor and the Initial Purchaser.

          "CERTIFICATES" means the Credit Suisse First Boston Mortgage
Securities Corp. Commercial Mortgage Pass-Through Certificates, Series
2002-CKS4, issued in multiple classes.

          "CLOSING DATE" means October 29, 2002.

          "CLOSING STATEMENT" means the closing statement dated as of the
Closing Date and signed by, among others, the parties to this Agreement.

          "CODE" means the Internal Revenue Code of 1986, as amended.

          "CROSSED MORTGAGE LOAN" means any Mortgage Loan which is
cross-defaulted and cross-collateralized with any other Mortgage Loan.

          "CUT-OFF DATE" means, individually and collectively, the applicable
Due Dates for the respective Mortgage Loans occurring in October 2002.

          "ENVIRONMENTAL REPORT" means the environmental audit report with
respect to each Mortgaged Property delivered to Seller in connection with the
related Mortgage, if any.

          "EXCEPTION REPORT" means exceptions with respect to the
representations and warranties made by the Seller as to the Mortgage Loans in
SECTION 6(a)(xii) and under the written certificate described in SECTION
4(b)(iii) of the Agreement, which exceptions are set forth in SCHEDULE V
attached hereto and made a part hereof.

          "INITIAL PURCHASER" means Credit Suisse First Boston Corporation.

          "LOAN AGREEMENT" means, with respect to any Mortgage Loan, the loan
agreement, if any, between the related Mortgage Loan Originator and the related
Borrower, pursuant to which such Mortgage Loan was made.

                                       I-1
<Page>

          "MORTGAGE FILE" means, collectively, the documents and instruments
pertaining to a Mortgage Loan required to be included in the related Mortgage
File pursuant to SECTION 3 (subject to the proviso in SECTION 1 of the
Agreement).

          "MORTGAGE LOAN DOCUMENTS" means, collectively, the documents and
instruments pertaining to a Mortgage Loan to be included in either the related
Mortgage File or the related Servicer File.

          "MORTGAGE LOAN ORIGINATOR" means any institution which originated a
Mortgage Loan for a related Borrower.

          "MORTGAGE LOAN PURCHASE PRICE" means the amount described in SECTION 2
of the Agreement.

          "OFFERING CIRCULAR" means the confidential offering circular dated
October 22, 2002, describing certain classes of the Private Certificates.

          "POOLING AND SERVICING AGREEMENT" means the Pooling and Servicing
Agreement creating the Trust Fund and the interests therein, dated as of October
11, 2002, among the Master Servicer, the Special Servicer, the Depositor and the
Trustee, including, without limitation, the exhibits and schedules annexed
thereto.

          "PRIMARY COLLATERAL" means with respect to any Crossed Mortgage Loan,
that portion of the Mortgaged Property designated as directly securing such
Crossed Mortgage Loan and excluding any Mortgaged Property as to which the
related lien may only be foreclosed upon by exercise of the
cross-collateralization provisions of such Crossed Mortgage Loan.

          "PRIVATE CERTIFICATES" means the Certificates that are not Publicly
Offered Certificates.

          "PROSPECTUS" means the Prospectus, dated October 22, 2002.

          "PROSPECTUS SUPPLEMENT" means the Prospectus Supplement, dated October
22, 2002, relating to the Publicly Offered Certificates.

          "PUBLICLY OFFERED CERTIFICATES" means the Class A-1, Class A-2, Class
B, Class C, Class D and Class E Certificates.

          "SERVICER FILE" means, collectively, all documents, records and copies
pertaining to a Mortgage Loan which are required to be included in the related
Servicer File pursuant to SECTION 3 thereof (subject to the proviso in SECTION
1).

          "UNDERWRITERS" means Credit Suisse First Boston Corporation, McDonald
Investments Inc., Lehman Brothers, Inc. and Salomon Smith Barney Inc.

          "UNDERWRITING AGREEMENT" means the Underwriting Agreement, dated
October 22, 2002, between Depositor and the Underwriters.

                                       I-2
<Page>

                                                                     SCHEDULE II

                             MORTGAGE LOAN SCHEDULE

                                      II-1
<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               KEYBANK COLLATERAL

<Table>
<Caption>

                                                                                                                   Zip
  #    Crossed           Property Name                          Address                      City         State    Code
---------------------------------------------------------------------------------------------------------------------------
<S>              <C>                                  <C>                                 <C>              <C>    <C>
  3              SummitWoods Crossing                 Interstate 470 and Highway 50       Lee's Summit     MO     64063
  11             The Village at Chandler Crossings    3839 Hunsaker Street                East Lansing     MI     48823
  14             Union Landing Shopping Center        I-880 and Alvarado-Niles Road       Union City       CA     94587
  16             Cedar Hill Crossing                  424 Highway 67 North                Cedar Hill       TX     75105
  17             Clearwater Springs Shopping Center   82nd Street and Allisonville Road   Indianapolis     IN     46250
  37             Willowbrook Business Center          8280 Willow Place Drive             Houston          TX     77070
  38             Best Buy - West Paterson, NJ         30 Andrews Drive                    West Paterson    NJ     07424
  40             Allenmore Medical Plaza              2202 South Cedar Street             Tacoma           WA     98405
  41             Greens Crossing Business Center      835-855 Greens Parkway              Houston          TX     77067

  48             Mayfair Apartments                   3331 Broad Street                   Columbus         OH     43213
  50             Basswood Manor Apartments            1020 Fox Avenue                     Lewisville       TX     75067
  61             Best Buy - Sandy, UT                 11353 South State Street            Sandy            UT     84070
  69             Metrocrest Village Apartments        1515 Metrocrest Drive               Carrollton       TX     75006
  72             Spruce Square Apartments             442 South St. Augustine Road        Dallas           TX     75217
  76             Arbor Park Office Center             4918-4990 Clark Road                Pittsfield       MI     48108
  78             Manitou Woods Townhomes              2477 Manitou Drive                  Traverse City    MI     49686
  81             Andover Park Apartments              831 Cleveland Street                Greenville       SC     29601
  89             Walgreens - Wynnton Road             2510 Wynnton Road                   Columbus         GA     31906
  96             Walgreens - Memphis                  5900 Knight Arnold Road             Memphis          TN     38118
 101             Walgreens - Buena Vista Road         4808 Buena Vista Road               Columbus         GA     31906
 110             Meadowood Apartments                 2100 Thicket Place                  Huntsville       AL     35803
 119             Prairie Ridge Apartments             313 Freetown Road                   Grand Prairie    TX     75051
 123             Old Oak Trails Estates               1661 North Old Oak Trail            Sanford          MI     48657

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               KEYBANK COLLATERAL

<Caption>

                                                       Mortgage   Units/Square    Mortgage       Original      Cut-off      Fee/
  #    Crossed           Property Name                Originator      Feet       Loan Seller     Balance       Balance    Leasehold
-----------------------------------------------------------------------------------------------------------------------------------
<S>              <C>                                   <C>          <C>            <C>         <C>           <C>             <C>
  3              SummitWoods Crossing                  KeyBank      409,607        KeyBank     $48,000,000   $48,000,000     Fee
  11             The Village at Chandler Crossings     KeyBank          252        KeyBank     $23,000,000   $23,000,000     Fee
  14             Union Landing Shopping Center         KeyBank      246,682        KeyBank     $19,200,000   $19,183,011     Fee
  16             Cedar Hill Crossing                   KeyBank      187,787        KeyBank     $17,700,000   $17,673,415     Fee
  17             Clearwater Springs Shopping Center    KeyBank      131,992        KeyBank     $16,880,000   $16,880,000     Fee
  37             Willowbrook Business Center           KeyBank      198,790        KeyBank      $8,600,000    $8,592,725     Fee
  38             Best Buy - West Paterson, NJ          KeyBank       45,000        KeyBank      $8,500,000    $8,500,000     Fee
  40             Allenmore Medical Plaza               KeyBank       49,866        KeyBank      $7,725,000    $7,725,000     Fee
  41             Greens Crossing Business Center       KeyBank      199,811        KeyBank      $7,500,000    $7,500,000     Fee

  48             Mayfair Apartments                    KeyBank          440        KeyBank      $6,500,000    $6,488,895     Fee
  50             Basswood Manor Apartments             KeyBank          212        KeyBank      $6,380,000    $6,374,119     Fee
  61             Best Buy - Sandy, UT                  KeyBank       30,000        KeyBank      $4,925,000    $4,921,396     Fee
  69             Metrocrest Village Apartments         KeyBank          143        KeyBank      $4,640,000    $4,633,706     Fee
  72             Spruce Square Apartments              KeyBank          160        KeyBank      $4,300,000    $4,294,168     Fee
  76             Arbor Park Office Center              KeyBank       48,913        KeyBank      $4,100,000    $4,100,000     Fee
  78             Manitou Woods Townhomes               KeyBank           99        KeyBank      $4,050,000    $4,046,513     Fee
  81             Andover Park Apartments               KeyBank          215        KeyBank      $3,950,000    $3,890,423     Fee
  89             Walgreens - Wynnton Road              KeyBank       15,120        KeyBank      $3,575,000    $3,569,971     Fee
  96             Walgreens - Memphis                   KeyBank       14,490        KeyBank      $3,325,000    $3,322,137     Fee
 101             Walgreens - Buena Vista Road          KeyBank       14,490        KeyBank      $3,245,000    $3,240,435     Fee
 110             Meadowood Apartments                  KeyBank          124        KeyBank      $3,120,000    $3,114,791     Fee
 119             Prairie Ridge Apartments              KeyBank          100        KeyBank      $2,400,000    $2,396,745     Fee
 123             Old Oak Trails Estates                KeyBank          146        KeyBank      $2,310,000    $2,304,284     Fee

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               KEYBANK COLLATERAL

<Caption>
                                                         Initial
                                                        Interest   Orig    Rem.       Orig       Rem.                    Net
                                                          Only     Amort.  Amort.    Term to    Term to     Mortgage   Mortgage
  #    Crossed           Property Name                    Term     Term    Term      Maturity   Maturity      Rate       Rate
---------------------------------------------------------------------------------------------------------------------------------
<S>              <C>                                      <C>       <C>     <C>        <C>        <C>        <C>        <C>
  3              SummitWoods Crossing                      12       348     348        120        118        6.810%     6.758%
  11             The Village at Chandler Crossings         12       360     360        120        120        6.000%     5.948%
  14             Union Landing Shopping Center              0       360     359        120        119        6.610%     6.558%
  16             Cedar Hill Crossing                        0       360     358        120        118        6.850%     6.748%
  17             Clearwater Springs Shopping Center         0       360     360        120        120        6.625%     6.573%
  37             Willowbrook Business Center                0       360     359        120        119        6.840%     6.738%
  38             Best Buy - West Paterson, NJ               0       360     360        120        120        6.750%     6.698%
  40             Allenmore Medical Plaza                    0       360     360        120        120        6.550%     6.498%
  41             Greens Crossing Business Center            0       330     330        120        120        6.440%     6.338%

  48             Mayfair Apartments                         0       360     358        120        118        6.300%     6.198%
  50             Basswood Manor Apartments                  0       360     359        120        119        6.400%     6.348%
  61             Best Buy - Sandy, UT                       0       360     359        144        143        7.570%     7.518%
  69             Metrocrest Village Apartments              0       300     299        120        119        6.400%     6.348%
  72             Spruce Square Apartments                   0       300     299        120        119        6.400%     6.348%
  76             Arbor Park Office Center                   0       300     300        120        120        6.625%     6.573%
  78             Manitou Woods Townhomes                    0       360     359        120        119        6.750%     6.698%
  81             Andover Park Apartments                    0       360     334        120        94         8.320%     8.218%
  89             Walgreens - Wynnton Road                   0       360     358        120        118        7.120%     7.068%
  96             Walgreens - Memphis                        0       360     359        120        119        6.750%     6.698%
 101             Walgreens - Buena Vista Road               0       360     358        120        118        7.120%     7.068%
 110             Meadowood Apartments                       0       360     358        120        118        6.400%     6.348%
 119             Prairie Ridge Apartments                   0       300     299        120        119        6.400%     6.348%
 123             Old Oak Trails Estates                     0       300     298        120        118        6.550%     6.498%

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               KEYBANK COLLATERAL

<Caption>

                                                              Calculation                First
                                                      Grace    (30/360 /    Monthly     Payment   Maturity
  #    Crossed           Property Name                 Days   Actual/360)   Payment      Date       Date       ARD     Defeasance
----------------------------------------------------------------------------------------------------------------------------------
<S>              <C>                                    <C>   <C>           <C>         <C>        <C>       <C>          <C>
  3              SummitWoods Crossing                    7    Actual/360    $316,579     9/1/02     8/1/12       N/A      Yes
  11             The Village at Chandler Crossings       5    Actual/360    $137,897    11/1/02    10/1/12       N/A      N/A
  14             Union Landing Shopping Center           5    Actual/360    $122,749    10/1/02     9/1/12       N/A      Yes
  16             Cedar Hill Crossing                     5    Actual/360    $115,981     9/1/02     8/1/12       N/A      Yes
  17             Clearwater Springs Shopping Center      5    Actual/360    $108,084    11/1/02    10/1/12       N/A      Yes
  37             Willowbrook Business Center             5    Actual/360     $56,295    10/1/02     9/1/12       N/A      N/A
  38             Best Buy - West Paterson, NJ            5    Actual/360     $55,131    11/1/02    10/1/32   10/1/12      Yes
  40             Allenmore Medical Plaza                 5    Actual/360     $49,082    11/1/02    10/1/32   10/1/12      Yes
  41             Greens Crossing Business Center         5    Actual/360     $48,551    11/1/02    10/1/12       N/A      N/A

  48             Mayfair Apartments                      5    Actual/360     $40,233     9/1/02     8/1/12       N/A      Yes
  50             Basswood Manor Apartments               5    Actual/360     $39,907    10/1/02     9/1/12       N/A      Yes
  61             Best Buy - Sandy, UT                    5    Actual/360     $34,673    10/1/02     9/1/32    9/1/14      Yes
  69             Metrocrest Village Apartments           5    Actual/360     $31,040    10/1/02     9/1/12       N/A      Yes
  72             Spruce Square Apartments                5    Actual/360     $28,766    10/1/02     9/1/12       N/A      Yes
  76             Arbor Park Office Center                5    Actual/360     $28,005    11/1/02    10/1/12       N/A      Yes
  78             Manitou Woods Townhomes                 5    Actual/360     $26,268    10/1/02     9/1/12       N/A      Yes
  81             Andover Park Apartments                10    Actual/360     $29,870     9/1/00     8/1/10       N/A      N/A
  89             Walgreens - Wynnton Road                5    Actual/360     $24,073     9/1/02     8/1/32    8/1/12      Yes
  96             Walgreens - Memphis                     5    Actual/360     $21,566    10/1/02     9/1/32    9/1/12      Yes
 101             Walgreens - Buena Vista Road            5    Actual/360     $21,851     9/1/02     8/1/32    8/1/12      Yes
 110             Meadowood Apartments                    5    Actual/360     $19,516     9/1/02     8/1/12       N/A      Yes
 119             Prairie Ridge Apartments                5    Actual/360     $16,055    10/1/02     9/1/12       N/A      Yes
 123             Old Oak Trails Estates                  5    Actual/360     $15,670     9/1/02     8/1/12       N/A      Yes

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               KEYBANK COLLATERAL

<Caption>
                                                                              Servicing                              Contractual
                                                                                and                    Engineering    Recurring
                                                           Defeasance         Trustee     Earthquake   Reserve at    Replacement
  #    Crossed           Property Name                      Provision           Fees       Insurance   Origination   Reserve/FF&E
-----------------------------------------------------------------------------------------------------------------------------------
<S>              <C>                                   <C>                     <C>            <C>         <C>           <C>
  3              SummitWoods Crossing                  Lock/26_Def/90_0%/4     0.0518%        N/A             $0              $0
  11             The Village at Chandler Crossings             N/A             0.0518%        N/A             $0              $0
  14             Union Landing Shopping Center         Lock/25_Def/92_0%/3     0.0518%        No              $0              $0
  16             Cedar Hill Crossing                   Lock/26_Def/90_0%/4     0.1018%        N/A             $0         $28,164
  17             Clearwater Springs Shopping Center    Lock/24_Def/93_0%/3     0.0518%        N/A             $0         $19,800
  37             Willowbrook Business Center                   N/A             0.1018%        N/A             $0         $24,849
  38             Best Buy - West Paterson, NJ          Lock/24_Def/92_0%/4     0.0518%        N/A             $0              $0
  40             Allenmore Medical Plaza               Lock/24_Def/93_0%/3     0.0518%        N/A             $0          $9,972
  41             Greens Crossing Business Center               N/A             0.1018%        N/A        $28,125         $25,080

  48             Mayfair Apartments                    Lock/26_Def/93_0%/1     0.1018%        N/A             $0        $132,000
  50             Basswood Manor Apartments             Lock/25_Def/92_0%/3     0.0675%        N/A             $0         $63,600
  61             Best Buy - Sandy, UT                  Lock/25_Def/115_0%/4    0.0518%        N/A             $0              $0
  69             Metrocrest Village Apartments         Lock/25_Def/92_0%/3     0.0518%        N/A             $0              $0
  72             Spruce Square Apartments              Lock/25_Def/92_0%/3     0.0518%        N/A         $5,500              $0
  76             Arbor Park Office Center              Lock/24_Def/93_0%/3     0.0518%        N/A             $0              $0
  78             Manitou Woods Townhomes               Lock/25_Def/92_0%/3     0.0518%        N/A             $0         $24,756
  81             Andover Park Apartments                       N/A             0.1018%        N/A             $0         $53,750
  89             Walgreens - Wynnton Road              Lock/26_Def/90_0%/4     0.0518%        N/A             $0          $2,268
  96             Walgreens - Memphis                   Lock/25_Def/91_0%/4     0.0518%        N/A         $5,000              $0
 101             Walgreens - Buena Vista Road          Lock/26_Def/90_0%/4     0.0518%        N/A             $0          $2,172
 110             Meadowood Apartments                  Lock/26_Def/91_0%/3     0.0518%        N/A             $0         $34,834
 119             Prairie Ridge Apartments              Lock/25_Def/92_0%/3     0.0518%        N/A             $0              $0
 123             Old Oak Trails Estates                Lock/26_Def/90_0%/4     0.0518%        N/A             $0              $0

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               KEYBANK COLLATERAL

<Caption>

                                                       LC & TI      Contractual     Tax &
                                                      Reserve at     Recurring    Insurance   Environmental
  #    Crossed           Property Name                Origination      LC&TI       Escrows      Insurance
-------------------------------------------------------------------------------------------------------------
<S>              <C>                                     <C>            <C>         <C>          <C>
  3              SummitWoods Crossing                         $0           $0       None           No
  11             The Village at Chandler Crossings            $0           $0       Both           No
  14             Union Landing Shopping Center                $0           $0       None           No
  16             Cedar Hill Crossing                     $96,131           $0       Tax            No
  17             Clearwater Springs Shopping Center       $5,500       $5,500       Tax            No
  37             Willowbrook Business Center            $500,000           $0       Both           No
  38             Best Buy - West Paterson, NJ                 $0           $0       None           No
  40             Allenmore Medical Plaza                  $3,333       $3,333       Both           No
  41             Greens Crossing Business Center          $4,667       $4,667       Both           No

  48             Mayfair Apartments                           $0           $0       Tax            No
  50             Basswood Manor Apartments                    $0           $0       Both           No
  61             Best Buy - Sandy, UT                         $0           $0       None           No
  69             Metrocrest Village Apartments                $0           $0       Both           No
  72             Spruce Square Apartments                     $0           $0       Both           No
  76             Arbor Park Office Center                     $0           $0       Tax            No
  78             Manitou Woods Townhomes                      $0           $0       Both           No
  81             Andover Park Apartments                      $0           $0       Tax            No
  89             Walgreens - Wynnton Road                     $0           $0       None           Yes
  96             Walgreens - Memphis                          $0           $0       None           No
 101             Walgreens - Buena Vista Road                 $0           $0       None           No
 110             Meadowood Apartments                         $0           $0       Both           No
 119             Prairie Ridge Apartments                     $0           $0       Both           No
 123             Old Oak Trails Estates                       $0           $0       Both           No

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               KEYBANK COLLATERAL

<Caption>

                                                                                Letter
                                                      Letter of                of Credit
  #    Crossed           Property Name                  Credit                Description
---------------------------------------------------------------------------------------------------------------
<S>              <C>                                    <C>           <C>
  3              SummitWoods Crossing                         $0                   N/A
  11             The Village at Chandler Crossings            $0                   N/A
  14             Union Landing Shopping Center                $0                   N/A
  16             Cedar Hill Crossing                          $0                   N/A
  17             Clearwater Springs Shopping Center           $0                   N/A
  37             Willowbrook Business Center                  $0                   N/A
  38             Best Buy - West Paterson, NJ                 $0                   N/A
  40             Allenmore Medical Plaza                      $0                   N/A
  41             Greens Crossing Business Center        $320,410      Release upon: 1) Opexa Pharmaceuticals,
                                                                      Inc. in occupancy; 2) Opexa paying rent;
                                                                      3) Opexa completes all improvements
                                                                      4) Opexa estoppel certificate
  48             Mayfair Apartments                           $0                   N/A
  50             Basswood Manor Apartments                    $0                   N/A
  61             Best Buy - Sandy, UT                         $0                   N/A
  69             Metrocrest Village Apartments                $0                   N/A
  72             Spruce Square Apartments                     $0                   N/A
  76             Arbor Park Office Center                     $0                   N/A
  78             Manitou Woods Townhomes                      $0                   N/A
  81             Andover Park Apartments                      $0                   N/A
  89             Walgreens - Wynnton Road                     $0                   N/A
  96             Walgreens - Memphis                          $0                   N/A
 101             Walgreens - Buena Vista Road                 $0                   N/A
 110             Meadowood Apartments                         $0                   N/A
 119             Prairie Ridge Apartments                     $0                   N/A
 123             Old Oak Trails Estates                       $0                   N/A
</Table>

<Page>

                                                                    SCHEDULE III

                   MORTGAGE LOANS CONSTITUTING MORTGAGE GROUPS

                                      NONE

                                      III-1
<Page>

                                                                     SCHEDULE IV

                         MORTGAGE LOANS WITH LOST NOTES

                                      NONE

                                      IV-1
<Page>

                                                                      SCHEDULE V

                             EXCEPTIONS TO SELLER'S
                         REPRESENTATIONS AND WARRANTIES

          Reference is made to the Representations and Warranties contained in
EXHIBIT A corresponding to the roman numerals listed below:

                               Representation xiii

With respect to Loan No. 10017601/ Mayfair Apartments, the related borrower is a
general partnership. The record owners of the Mortgaged Property are the related
borrower's general partners rather than the related borrower. The related
Mortgage was executed by the related borrower and also by each of its general
partners in their capacity as record owners of the Mortgaged Property.

With respect to Loan Nos. 10017262/Basswood Manor Apartments,
10017264/Metrocrest Village Apartments, 10017481/Spruce Square Apartments and
10016632/Village at Chandler Crossing, the related Mortgage Loan is the "A/Loan"
of an A/B structured loan transaction and the corresponding B/Loan is not
included in the sale by Seller to the Depositor. The related Mortgage secures
both the Mortgage Loan and the B/Loan.

With respect to Loan No. 10015843/SummitWoods Crossing, the related Mortgaged
Property is subject to a redevelopment plan ("Redevelopment Plan") and Tax
Increment Financing Contract ("TIF") between the City of Lee's Summit Missouri
("City") and the developer of the Mortgaged Property. The developer is a member
of one of the co-borrowers for the Mortgage Loan. The TIF requires that the
City's prior approval be obtained with respect to transfers of the related
Mortgaged Property but, in connection with the closing of the Mortgage Loan, an
Agreement ("Agreement") was executed by the related co-borrowers, developer, the
City, and Seller which provides that (i) the City's approval is not required in
connection with a transfer of the property to Seller, its successors and
assigns, or nominees through foreclosure or a deed in lieu of foreclosure, (ii)
upon a default under the TIF or Redevelopment Plan, Seller, its successors and
assigns, shall be provided notice and opportunity to cure; and (iii) the City's
approval is not required in connection with a transfer of the related Mortgaged
Property to any purchaser ("Purchaser") following a foreclosure provided the
Purchaser satisfies certain criteria, such as the net worth of the principals of
the Purchaser, retail management experience of the principals of the Purchaser,
and agreement by the Purchaser to comply with the obligations and restrictions
under the TIF.

                                Representation xv

With respect to Loan No. 10017166/Best Buy - Paterson, the related borrower has
advised the Seller that the New Jersey Department of Transportation is
attempting to obtain title to a small portion of the related Mortgaged Property
and an easement over a small portion of the Mortgaged Property for a public
roadway improvement. The related Mortgage provides that the lender shall waive
its right to proceeds from any sale in lieu of condemnation related to the
foregoing so long as (i) access to the Mortgaged Property is not materially,
adversely affected; (ii) the current use and operation of the Mortgaged Property
is not materially, adversely affected; (iii) the value of the Mortgaged Property
is not materially, adversely affected; and (iv) the ability of the Mortgaged
Property to generate income sufficient to

                                       V-1
<Page>

service the Mortgage Loan is not materially, adversely affected, all as
determined by the lender in its discretion.

                              Representation xxiii

With respect to Loan No. 10016833/Union Landing, the requirement that business
interruption insurance be obtained was waived because the related borrower has
leased all parcels to tenants and the related borrower has no present ownership
interest in any of the improvements constructed on the related Mortgaged
Property.

With respect to Loan Nos. 10016641/Walgreens - Buena Vista and
10016709/Walgreens - Wynnton and 10017487/Walgreens - Memphis, the tenant of the
property, Walgreen's Co., is permitted to self-insure for property insurance.

With respect to Loan No. 10017487/Walgreens - Memphis, the requirement that
business interruption insurance be obtained was waived because the related
borrower's lease with its tenant, Walgreens Co., does not permit abatement of
rent following a casualty.

With respect to the following Mortgage Loan, the insurer that issued the fire
and extended perils insurance policy did not meet the requirements of the
Pooling and Servicing Agreement regarding an S&P rating, but did meet the
Seller's requirements regarding an AMBest rating:

<Table>
<Caption>
Mortgage loan                       Carrier                            Carrier rating
-------------                       -------                            --------------
<S>                                 <C>                                <C>
10017089/Best Buy Sandy, UT         Industrial Risk                    Commonwealth: AMBest A-
                                    Insurers; Commonwealth             IRI: IRI is an unincorporated
                                                                       joint underwriting association
                                                                       whose member underwriting
                                                                       companies are Employers
                                                                       Reinsurance Corporation (S&P
                                                                       A++), Westport Insurance
                                                                       Corporation (S&P A++) and
                                                                       First Specialty Insurance
                                                                       Corporation (S&P BBB)

10017166/Best Buy, Patterson NJ     Industrial Risk                    Commonwealth: AMBest A-
                                    Insurers; Commonwealth             IRI: IRI is an unincorporated
                                                                       joint underwriting association
                                                                       whose member underwriting
                                                                       companies are Employers
                                                                       Reinsurance Corporation (S&P
                                                                       A++), Westport Insurance
                                                                       Corporation (S&P A++) and
                                                                       First Specialty Insurance
                                                                       Corporation (S&P BBB)

10012812/Manitou Woods              Home-Owners Insurance              AMBest A++
Apartments                          Company
</Table>

                                       V-2
<Page>

<Table>
<S>                                 <C>                                <C>
10016095 Allenmore Medical          USF&G: Commonwealth                USF&G: AMBest A
Plaza                               Insurance Company                  Commonwealth: AMBest A-

10016625 Cedar Hill Crossing        Factory Mutual Insurance           AMBest A
                                    Company

10017069 Old Oak Trails             Employers Mutual                   AMBest A-
                                    Casualty Company
</Table>

                              Representation xxxiii

With respect to Loan Nos. 10017262/Basswood Manor Apartments,
10017264/Metrocrest Village Apartments, 10017481/Spruce Square Apartments and
10016632/Village at Chandler Crossing, the related Mortgage Loan is the "A/Loan"
of an A/B structured loan transaction. Each related Mortgage also secures the
corresponding B/Note (which is not included in the sale by Seller to the
Depositor) and the related Mortgage Loan Documents are cross-defaulted with the
corresponding B/Note.

                              Representation xxxvi

     With respect to Loan Nos. 10017262/Basswood Manor Apartments,
     10017264/Metrocrest Village Apartments, 10017481/Spruce Square Apartments
     and 10016632/Village at Chandler Crossing, the related Mortgage secures
     both the related Mortgage Loan and a corresponding B/Note that is not being
     sold by Seller to the Depositor.

                              Representation xxxvii

The Mortgage Loan Documents for Loan Nos. 10017601/Mayfair Apartments (which had
an original principal balance of $6.5 million) and 10017143/Arbor Park Office
Building (which had an original principal balance of $4.1 million) do not
require the related borrower be a single-purpose entity.

With respect to Loan Nos. 10017262/Basswood Manor Apartments, and
10016632/Village at Chandler Crossing, the related Mortgage secures both the
related Mortgage Loan and a corresponding B/Note that is not being sold by
Seller to the Depositor.

                             Representation xxxviii

Loan Nos. 10017601/Mayfair and 10017143/Arbor Park Office Building do not
prohibit the related borrower from incurring unsecured debt.

With respect to Loan Nos. 10017262/Basswood Manor Apartments,
10017264/Metrocrest Village Apartments, 10017481/Spruce Square Apartments and
10016632/Village at Chandler Crossing, the related Mortgage secures both the
related Mortgage Loan and a corresponding B/Note that is not being sold by
Seller to the Depositor.

                                Representation xl

                                       V-3
<Page>

With respect to Loan No. 10017069/Old Oak Trails, the related Mortgaged Property
is not a separate tax parcel, but the related borrower is required to cause the
related Mortgaged Property to become a separate tax parcel with in 180 days
after the closing of the related Mortgaged Loan (to be extended to 360 days if
the related borrower is diligently pursuing obtaining separate tax lot status).
Seller is escrowing for taxes for all properties in the tax parcel.

                              Representation xlviii

Loan No. 10016095/Allenmore Medical Plaza permits the release of a small portion
of the related Mortgaged Property that includes some of the surface parking lot,
upon satisfaction of specified conditions, including no change in parking ratio.

                                Representation lv

Loan No. 10017601/Mayfair Apartments does not provide that the related borrower
shall be liable to Seller for losses incurred by Seller due to any willful act
of material waste.

Loan No. 10010676/Andover Park Apartments does not provide that the related
borrower shall not be liable to Seller for losses incurred by Seller due to
misapplication or misappropriation of rents.

                               Representation lvi

With respect to Loan Nos. 10016099/Arbor Park Office Building,
10016709/Walgreen's - Wynnton, 10016641/Walgreens - Buena Vista and
10017487/Walgreen's Memphis, the Mortgage Rate increases by the greater of (i)
the initial rate plus 2% or (ii) the treasury rate plus 2%.

                                       V-4
<Page>

                                                                       EXHIBIT A

                    REPRESENTATIONS AND WARRANTIES OF SELLER
                          REGARDING THE MORTGAGE LOANS

          (i)       Immediately prior to the sale, transfer and assignment to
the Depositor, no Note or Mortgage was subject to any assignment (other than
assignments which show a complete chain of assignment to the Seller),
participation or pledge, and the Seller had good and marketable title to, and
was the sole owner of, the related Mortgage Loan;

          (ii)      RESERVED.

          (iii)     The Seller has full right and authority to sell, assign and
transfer such Mortgage Loan and the assignment to the Depositor constitutes a
legal, valid and binding assignment of such Mortgage Loan;

          (iv)      The Seller is transferring such Mortgage Loan free and clear
of any and all liens, pledges, charges or security interests of any nature
encumbering such Mortgage Loan;

          (v)       As of origination, to Seller's knowledge, based on the
related borrower's representations and covenants in the related Mortgage Loan
Documents, the borrower, lessee and/or operator was in possession of all
licenses, permits, and authorizations then required for use of the Mortgaged
Property which were valid and in full force and effect as of the origination
date;

          (vi)      Each related Note, Mortgage, assignment of leases (if any)
and other agreement executed by or for the benefit of the related borrower, any
guarantor or their successors or assigns in connection with such Mortgage Loan
is the legal, valid and binding obligation of the related borrower, enforceable
in accordance with its terms, except as such enforcement may be limited by
bankruptcy, insolvency, reorganization, moratorium or other laws affecting the
enforcement of creditors' rights or by general principles of equity (regardless
of whether such enforceability is considered in a proceeding in equity or at
law); and there is no valid offset, defense, counterclaim, or right of
rescission available to the related borrower with respect to such Note,
Mortgage, assignment of leases and other agreements, except as the enforcement
thereof may be limited by bankruptcy, insolvency, reorganization, moratorium or
other laws affecting the enforcement of creditors' rights or by general
principles of equity (regardless of whether such enforceability is considered in
a proceeding in equity or at law);

          (vii)     Each related assignment of leases creates a valid first
priority collateral assignment of, or a valid first priority lien or security
interest in, certain rights under the related lease or leases, subject only to a
license granted to the related borrower to exercise certain rights and to
perform certain obligations of the lessor under such lease or leases, including
the right to operate the related leased property, except as the enforcement
thereof may be limited by bankruptcy, insolvency, reorganization, moratorium or
other laws affecting the enforcement of creditors' rights or by general
principles of equity (regardless of whether such enforceability is considered in
a proceeding in equity or at law); no person other than the related borrower
owns any interest in any payments due under such lease or leases that is
superior to or of equal priority with the lender's interest therein;

          (viii)    Each related assignment of Mortgage from the Seller to the
Depositor and related assignment of the assignment of leases, if any, or
assignment of any other agreement executed

                                       A-1
<Page>

by or for the benefit of the related borrower, any guarantor or their successors
or assigns in connection with such Mortgage Loan from the Seller to the
Depositor constitutes the legal, valid and binding assignment from the Seller to
the Depositor, except as the enforcement thereof may be limited by bankruptcy,
insolvency, reorganization, liquidation, receivership, moratorium or other laws
relating to or affecting the enforcement of creditors' rights or by general
principles of equity (regardless of whether such enforceability is considered in
a proceeding in equity or at law);

          (ix)      Since origination (A) except as set forth in the related
mortgage file, such Mortgage Loan has not been modified, altered, satisfied,
canceled, subordinated or rescinded and (B) each related Mortgaged Property has
not been released from the lien of the related Mortgage in any manner which
materially interferes with the security intended to be provided by such
Mortgage;

          (x)       Each related Mortgage is a valid and enforceable first lien
on the related Mortgaged Property (subject to Permitted Encumbrances (as defined
below)), except as the enforcement thereof may be limited by bankruptcy,
insolvency, reorganization, moratorium or other laws affecting the enforcement
of creditors' rights or by general principles of equity (regardless of whether
such enforceability is considered in a proceeding in equity or at law); and such
Mortgaged Property is free and clear of any mechanics' and materialmen's liens
which are prior to or equal with the lien of the related Mortgage, except those
which are insured against by a lender's title insurance policy (as described
below). A UCC Financing Statement has been filed and/or recorded (or sent for
filing or recording) in all places necessary to perfect a valid security
interest in the personal property necessary to operate the Mortgaged Property;
any security agreement, chattel mortgage or equivalent document related to and
delivered in connection with the Mortgage Loan establishes and creates a valid
and enforceable lien on property described therein, except as such enforcement
may be limited by bankruptcy, insolvency, reorganization, moratorium or other
laws affecting the enforcement of creditors' rights or by general principles of
equity (regardless of whether such enforceability is considered in a proceeding
in equity or at law);

          (xi)      The Seller has not taken any action that would cause the
representations and warranties made by the related borrower in the related
Mortgage Loan Documents not to be true;

          (xii)     The Seller has no knowledge that the material
representations and warranties made by the related borrower in the related
Mortgage Loan Documents are not true in any material respect;

          (xiii)    The lien of each related Mortgage is a first priority lien
on the fee and/or leasehold interest of the related borrower in the principal
amount of such Mortgage Loan or allocated loan amount of the portions of the
Mortgaged Property covered thereby (as set forth in the related Mortgage) after
all advances of principal and is insured by an ALTA lender's title insurance
policy (or a binding commitment therefor), or its equivalent as adopted in the
applicable jurisdiction, insuring the Seller and its successors and assigns as
to such lien, subject only to (A) the lien of current real property taxes,
ground rents, water charges, sewer rents and assessments not yet delinquent or
accruing interest or penalties, (B) covenants, conditions and restrictions,
rights of way, easements and other matters of public record, none of which,
individually or in the aggregate, materially interferes with the current use of
the Mortgaged Property or the security intended to be provided by such Mortgage
or with the borrower's ability to pay its obligations when they become due or
the value of the Mortgaged Property and (C) the exceptions (general and
specific) and exclusions set forth in such policy, none of which, individually
or in the aggregate, materially interferes with the current general use of the
Mortgaged Property or materially interferes with the security intended to be
provided by such Mortgage or with the

                                       A-2
<Page>

related borrower's ability to pay its obligations when they become due or the
value of the Mortgaged Property (items (A), (B) and (C) collectively, "PERMITTED
ENCUMBRANCES"); the premium for such policy was paid in full; such policy (or if
it is yet to be issued, the coverage to be afforded thereby) is issued by a
title insurance company licensed to issue policies in the state in which the
related Mortgaged Property is located (unless such state is Iowa) and is
assignable (with the related Mortgage Loan) to the Depositor and the Trustee
without the consent of or any notification to the insurer, and is in full force
and effect upon the consummation of the transactions contemplated by this
Agreement; no claims have been made under such policy and the Seller has not
undertaken any action or omitted to take any action, and has no knowledge of any
such act or omission, which would impair or diminish the coverage of such
policy;

          (xiv)     The proceeds of such Mortgage Loan have been fully disbursed
and there is no requirement for future advances thereunder, and no future
advances have been made which are not reflected in the related mortgage file;

          (xv)      Except as set forth in a property inspection report or
engineering report prepared in connection with the origination of the Mortgage
Loan, as of the later of the date of origination of such Mortgage Loan or the
most recent inspection of the related Mortgaged Property by the Seller, as
applicable, and to the knowledge of Seller as of the date hereof, each related
Mortgaged Property is free of any material damage that would affect materially
and adversely the use or value of such Mortgaged Property as security for the
Mortgage Loan (normal wear and tear excepted) or reserves have been established
to cover the costs to remediate such damage and, as of the closing date for each
Mortgage Loan and, to the Seller's knowledge, as of the date hereof, there is no
proceeding pending for the total or partial condemnation of such Mortgaged
Property that would have a material adverse effect on the use or value of the
Mortgaged Property;

          (xvi)     The Seller has inspected or caused to be inspected each
related Mortgaged Property within the past twelve months, or the originator of
the Mortgage Loan inspected or caused to be inspected each related Mortgaged
Property within three months of origination of the Mortgage Loan;

          (xvii)    No Mortgage Loan has a shared appreciation feature, any
other contingent interest feature or a negative amortization feature other than
the ARD Loans which may have negative amortization from and after the
Anticipated Repayment Date;

          (xviii)   Each Mortgage Loan is a whole loan and contains no equity
participation by Seller;

          (xix)     The Mortgage Rate (exclusive of any default interest, late
charges, or prepayment premiums) of such Mortgage Loan complied as of the date
of origination with, or was exempt from, applicable state or federal laws,
regulations and other requirements pertaining to usury. Except to the extent any
noncompliance did not materially and adversely affect the value of the related
Mortgaged Property, the security provided by the Mortgage or the related
borrower's operations at the related Mortgaged Property, any and all other
requirements of any federal, state or local laws, including, without limitation,
truth-in-lending, real estate settlement procedures, equal credit opportunity or
disclosure laws, applicable to such Mortgage Loan have been complied with as of
the date of origination of such Mortgage Loan;

          (xx)      Neither the Seller nor to the Seller's knowledge, any
originator, committed any fraudulent acts during the origination process of any
Mortgage Loan and the origination, servicing and collection of each Mortgage
Loan is in all respects legal, proper and prudent in accordance with

                                       A-3
<Page>

customary commercial mortgage lending standards, and no other person has been
granted or conveyed the right to service the Mortgage Loans or receive any
consideration in connection therewith, except as provided in the Pooling and
Servicing Agreement or any permitted subservicing agreements;

          (xxi)     All taxes and governmental assessments that became due and
owing prior to the date hereof with respect to each related Mortgaged Property
and that are or may become a lien of priority equal to or higher than the lien
of the related Mortgage have been paid or an escrow of funds has been
established and such escrow (including all escrow payments required to be made
prior to the delinquency of such taxes and assessments) is sufficient to cover
the payment of such taxes and assessments;

          (xxii)    All escrow deposits and payments required pursuant to each
Mortgage Loan are in the possession, or under the control, of the Seller or its
agent and there are no deficiencies (subject to any applicable grace or cure
periods) in connection therewith and all such escrows and deposits are being
conveyed by the Seller to the Depositor and identified as such with appropriate
detail;

          (xxiii)   Each related Mortgaged Property is insured by a fire and
extended perils insurance policy, issued by an insurer meeting the requirements
of the Pooling and Servicing Agreement, in an amount not less than the lesser of
the principal amount of the related Mortgage Loan and the replacement cost (with
no deduction for physical depreciation) and not less than the amount necessary
to avoid the operation of any co-insurance provisions with respect to the
related Mortgaged Property; each related Mortgaged Property is also covered by
business interruption or rental loss insurance which covers a period of not less
than 12 months and comprehensive general liability insurance in amounts
generally required by prudent commercial mortgage lenders for similar
properties; all premiums on such insurance policies required to be paid as of
the date hereof have been paid; such insurance policies require prior notice to
the insured of termination or cancellation, and no such notice has been received
by the Seller; such insurance names the lender under the Mortgage Loan and its
successors and assigns as a named or additional insured; each related Mortgage
Loan obligates the related borrower to maintain all such insurance and, at such
borrower's failure to do so, authorizes the lender to maintain such insurance at
the borrower's cost and expense and to seek reimbursement therefor from such
borrower;

          (xxiv)    There is no monetary default, breach, violation or event of
acceleration existing under the related Mortgage Loan. To the Seller's
knowledge, there is no (A) non-monetary default, breach, violation or event of
acceleration existing under the related Mortgage Loan or (B) event (other than
payments due but not yet delinquent) which, with the passage of time or with
notice and the expiration of any grace or cure period, would and does constitute
a default, breach, violation or event of acceleration, which default, breach,
violation or event of acceleration, in the case of either (A) or (B), materially
and adversely affects the use or value of the Mortgage Loan or the related
Mortgaged Property; PROVIDED, HOWEVER, that this representation and warranty
does not address or otherwise cover any default, breach, violation or event of
acceleration that specifically pertains to any matter otherwise covered by any
other representation or warranty made by the Seller in any of PARAGRAPHS (xiii),
(xxi), (xxv), (xxvii), (xxix) and (xxxi) of this Exhibit A;

          (xxv)     No Mortgage Loan has been more than 30 days delinquent in
making required payments since origination and as of the Cut-off Date no
Mortgage Loan is 30 or more days delinquent in making required payments;

                                       A-4
<Page>

          (xxvi)    (A) Each related Mortgage contains provisions so as to
render the rights and remedies of the holder thereof adequate for the practical
realization against the Mortgaged Property of the principal benefits of the
security, including realization by judicial or, if applicable, non-judicial
foreclosure or, subject to applicable state law requirements, appointment of a
receiver, and (B) there is no exemption available to the borrower which would
interfere with such right to foreclose, except, in the case of either (A) or
(B), as the enforcement of the Mortgage may be limited by bankruptcy,
insolvency, reorganization, moratorium, redemption or other laws affecting the
enforcement of creditors' rights or by general principles of equity (regardless
of whether such enforceability is considered in a proceeding in equity or at
law). To the Seller's knowledge, no borrower is a debtor in a state or federal
bankruptcy or insolvency proceeding;

          (xxvii)   At origination, each borrower represented and warranted in
all material respects that to its knowledge, except as set forth in certain
environmental reports and, except as commonly used in the operation and
maintenance of properties of similar kind and nature to the Mortgaged Property,
in accordance with prudent management practices and applicable law, and in a
manner that does not result in any contamination of the Mortgaged Property, it
has not used, caused or permitted to exist and will not use, cause or permit to
exist on the related Mortgaged Property any hazardous materials in any manner
which violates federal, state or local laws, ordinances, regulations, orders,
directives or policies governing the use, storage, treatment, transportation,
manufacture, refinement, handling, production or disposal of hazardous materials
or other environmental laws; the related borrower or an affiliate thereof agreed
to indemnify, defend and hold the mortgagee and its successors and assigns
harmless from and against losses, liabilities, damages, injuries, penalties,
fines, expenses, and claims of any kind whatsoever (including attorneys' fees
and costs) paid, incurred or suffered by, or asserted against, any such party
resulting from a breach of the foregoing representations, warranties or
covenants given by the borrower in connection with such Mortgage Loan. A Phase I
environmental report and with respect to certain Mortgage Loans, a Phase II
environmental report, was conducted by a reputable environmental consulting firm
in connection with such Mortgage Loan, which report did not indicate any
material non-compliance with applicable environmental laws or material existence
of hazardous materials or, if any material non-compliance or material existence
of hazardous materials was indicated in any such report, then at least one of
the following statements is true: (A) funds reasonably estimated to be
sufficient to cover the cost to cure any material non-compliance with applicable
environmental laws or material existence of hazardous materials have been
escrowed by the related borrower and held by the related mortgagee; (B) an
operations or maintenance plan has been required to be obtained by the related
borrower; (C) the environmental condition identified in the related
environmental report was remediated or abated in all material respects prior to
the date hereof; (D) a no further action or closure letter was obtained from the
applicable governmental regulatory authority (or the environmental issue
affecting the related Mortgaged Property was otherwise listed by such
governmental authority as "closed"); (E) such conditions or circumstances
identified in the Phase I environmental report were investigated further and
based upon such additional investigation, an environmental consultant
recommended no further investigation or remediation; (F) a party with financial
resources reasonably estimated to be adequate to cure the condition or
circumstance provided a guaranty or indemnity to the related borrower to cover
the costs of any required investigation, testing, monitoring or remediation; (G)
the expenditure of funds reasonably estimated to be necessary to effect such
remediation is not greater than two percent (2%) of the outstanding principal
balance of the related Mortgage Loan; or (H) a lender's environmental insurance
policy was obtained and is a part of the related mortgage file. Notwithstanding
the preceding sentence, with respect to certain Mortgage Loans with an original
principal balance of less than $3,000,000, no environmental report may have been
obtained, but (in such cases where a Phase I environmental report was not
obtained) a lender's secured creditor impairment environmental insurance policy
was obtained with respect to each such Mortgage

                                       A-5
<Page>

Loan and is a part of the related mortgage file. Each of such environmental
insurance policies is in full force and effect, the premiums for such policies
have been paid in full and the Trustee is named as an insured under each of such
policies. To the best of the Seller's knowledge, in reliance on such
environmental reports and except as set forth in such environmental reports,
each Mortgaged Property is in material compliance with all applicable federal,
state and local environmental laws, and to the best of the Seller's knowledge,
no notice of violation of such laws has been issued by any governmental agency
or authority, except, in all cases, as indicated in such environmental reports
or other documents previously provided to the Rating Agencies; and the Seller
has not taken any action which would cause the Mortgaged Property to not be in
compliance with all federal, state and local environmental laws pertaining to
environmental hazards;

          (xxviii)  (1) Each Mortgage Loan contains provisions for the
acceleration of the payment of the unpaid principal balance of such Mortgage
Loan if, without the consent of the holder of the Mortgage (and the Mortgage
requires the mortgagor to pay all fees and expenses associated with obtaining
such consent), the related Mortgaged Property is directly or indirectly
transferred or sold, and (2) except with respect to transfers of certain
interests in the related Borrower to persons already holding interests in the
Borrower, their family members, affiliated companies and other estate planning
related transfers that satisfy certain criteria specified in the related
Mortgage (which criteria is consistent with the practices of prudent commercial
mortgage lenders), each Mortgage Loan with a Stated Principal Balance of over
$20,000,000 also contains the provisions for the acceleration of the payment of
the unpaid principal balance of such Mortgage Loan if, without the consent of
the holder of the Mortgage, (and the Mortgage requires the mortgagor to pay all
fees and expenses associated with obtaining such consent) a majority interest in
the related Borrower is directly or indirectly transferred or sold;

          (xxix)    All improvements included in the related appraisal are
within the boundaries of the related Mortgaged Property, except for
encroachments onto adjoining parcels for which the Seller has obtained title
insurance against losses arising therefrom or that do not materially and
adversely affect the use or value of such Mortgaged Property. No improvements on
adjoining parcels encroach onto the related Mortgaged Property except for
encroachments that do not materially and adversely affect the value of such
Mortgaged Property, the security provided by the Mortgage or the related
borrower's operations at the Mortgaged Property;

          (xxx)     The information pertaining to the Mortgage Loans which is
set forth in the mortgage loan schedule attached as an exhibit to this Agreement
is complete and accurate in all material respects as of the dates of the
information set forth therein (or, if not set forth therein, as of the Cut-Off
Date);

          (xxxi)    With respect to any Mortgage Loan where all or a material
portion of the estate of the related borrower therein is a leasehold estate, and
the related Mortgage does not also encumber the related lessor's fee interest in
such Mortgaged Property, based upon the terms of the ground lease and any
estoppel received from the ground lessor, the Seller represents and warrants
that:

                (A)  The ground lease or a memorandum regarding such ground
     lease has been duly recorded. The ground lease permits the interest of the
     lessee to be encumbered by the related Mortgage and does not restrict the
     use of the related Mortgaged Property by such lessee, its successors or
     assigns in a manner that would adversely affect the security provided by
     the related Mortgage. To the Seller's best knowledge, there has been no
     material change in the terms

                                       A-6
<Page>

     of the ground lease since its recordation, except by any written
     instruments which are included in the related mortgage file;

                (B)  The lessor under such ground lease has agreed in a writing
     included in the related mortgage file that the ground lease may not be
     amended, modified, canceled or terminated without the prior written consent
     of the lender and that any such action without such consent is not binding
     on the lender, its successors or assigns;

                (C)  The ground lease has an original term (or an original term
     plus one or more optional renewal terms, which, under all circumstances,
     may be exercised, and will be enforceable, by the lender) that extends not
     less than 20 years beyond the stated maturity of the related Mortgage Loan;

                (D)  Based on the title insurance policy (or binding commitment
     therefor) obtained by the Seller, the ground lease is not subject to any
     liens or encumbrances superior to, or of equal priority with, the Mortgage,
     subject to Permitted Encumbrances and liens that encumber the ground
     lessor's fee interest;

                (E)  The ground lease is assignable to the lender under the
     ground lease and its assigns without the consent of the lessor thereunder;

                (F)  As of the Closing Date, the ground lease is in full force
     and effect, and the Seller has no actual knowledge that any default beyond
     applicable notice and grace periods has occurred or that there is any
     existing condition which, but for the passage of time or giving of notice,
     would result in a default under the terms of the ground lease;

                (G)  The ground lease or an ancillary agreement between the
     lessor and the lessee, which is part of the Mortgage File, requires the
     lessor to give notice of any default by the lessee to the lender;

                (H)  A lender is permitted a reasonable opportunity (including,
     where necessary, sufficient time to gain possession of the interest of the
     lessee under the ground lease through legal proceedings, or to take other
     action so long as the lender is proceeding diligently) to cure any default
     under the ground lease which is curable after the receipt of notice of any
     default before the lessor may terminate the ground lease. All rights of the
     lender under the ground lease and the related Mortgage (insofar as it
     relates to the ground lease) may be exercised by or on behalf of the
     lender;

                (I)  The ground lease does not impose any restrictions on
     subletting that would be viewed as commercially unreasonable by an
     institutional investor. The lessor is not permitted to disturb the
     possession, interest or quiet enjoyment of any subtenant of the lessee in
     the relevant portion of the Mortgaged Property subject to the ground lease
     for any reason, or in any manner, which would adversely affect the security
     provided by the related Mortgage;

                (J)  Under the terms of the ground lease and the related
     Mortgage, any related insurance proceeds or condemnation award (other than
     in respect of a total or substantially total loss or taking) will be
     applied either to the repair or restoration of all or part of the related
     Mortgaged Property, with the lender or a trustee appointed by it having the
     right to hold and disburse such proceeds as repair or restoration
     progresses, or to the payment of the outstanding

                                       A-7
<Page>

     principal balance of the Mortgage Loan, together with any accrued interest,
     except that in the case of condemnation awards, the ground lessor may be
     entitled to a portion of such award;

                (K)  Under the terms of the ground lease and the related
     Mortgage, any related insurance proceeds, or condemnation award in respect
     of a total or substantially total loss or taking of the related Mortgaged
     Property will be applied first to the payment of the outstanding principal
     balance of the Mortgage Loan, together with any accrued interest (except as
     provided by applicable law or in cases where a different allocation would
     not be viewed as commercially unreasonable by any institutional investor,
     taking into account the relative duration of the ground lease and the
     related Mortgage and the ratio of the market value of the related Mortgaged
     Property to the outstanding principal balance of such Mortgage Loan). Until
     the principal balance and accrued interest are paid in full, neither the
     lessee nor the lessor under the ground lease will have an option to
     terminate or modify the ground lease without the prior written consent of
     the lender as a result of any casualty or partial condemnation, except to
     provide for an abatement of the rent; and

                (L)  PROVIDED that the lender cures any defaults which are
     susceptible to being cured, the lessor has agreed to enter into a new lease
     upon termination of the ground lease for any reason, including rejection of
     the ground lease in a bankruptcy proceeding;

          (xxxii)   With respect to any Mortgage Loan where all or a material
portion of the estate of the related borrower therein is a leasehold estate, but
the related Mortgage also encumbers the related lessor's fee interest in such
Mortgaged Property: (A) such lien on the related fee interest is evidenced by
the related Mortgage, (B) such Mortgage does not by its terms provide that it
will be subordinated to the lien of any other mortgage or encumbrance upon such
fee interest, (C) upon the occurrence of a default under the terms of such
Mortgage by the related borrower, any right of the related lessor to receive
notice of, and to cure, such default granted to such lessor under any agreement
binding upon the Seller would not be considered commercially unreasonable in any
material respect by prudent commercial mortgage lenders, (D) the related lessor
has agreed in a writing included in the related mortgage file that the related
ground lease may not be amended or modified without the prior written consent of
the lender and that any such action without such consent is not binding on the
lender, its successors or assigns, and (E) the related ground lease is in full
force and effect, and the Seller has no actual knowledge that any default beyond
applicable notice and grace periods has occurred or that there is any existing
condition which, but for the passage of time or giving of notice, would result
in a default under the terms of such ground lease;

          (xxxiii)  With respect to Mortgage Loans that are cross-collateralized
or cross-defaulted, all other loans that are cross-collateralized or
cross-defaulted with such Mortgage Loans are being transferred to the Depositor;

          (xxxiv)   Neither Seller nor any affiliate thereof has any obligation
to make any capital contribution to any borrower under a Mortgage Loan, other
than contributions made on or prior to the date hereof;

          (xxxv)    (A) The Mortgage Loan is directly secured by a Mortgage on a
commercial property or multifamily residential property, and (B) the fair market
value of such real property, as evidenced by an appraisal satisfying the
requirements of FIRREA conducted within 12 months of the origination of the
Mortgage Loan, was at least equal to 80% of the principal amount of the Mortgage
Loan (1) at origination (or if the Mortgage Loan has been modified in a manner
that constituted a deemed exchange under Section 1001 of the Code at a time when
the Mortgage Loan was not in default

                                       A-8
<Page>

or default with respect thereto was not reasonably foreseeable, the date of the
last such modification) or (2) at the date hereof; PROVIDED that the fair market
value of the real property must first be reduced by (X) the amount of any lien
on the real property interest that is senior to the Mortgage Loan and (Y) a
proportionate amount of any lien that is in parity with the Mortgage Loan
(unless such other lien secures a Mortgage Loan that is cross-collateralized
with such Mortgage Loan, in which event the computation described in (1) and (2)
shall be made on an aggregated basis);

          (xxxvi)   There are no subordinate mortgages encumbering the related
Mortgaged Property, nor are there any preferred equity interests held by the
Seller or any mezzanine debt related to such Mortgaged Property, except as set
forth in the Prospectus Supplement, this Exhibit A or in the Exception Report to
this Agreement;

          (xxxvii)  The Mortgage Loan Documents executed in connection with each
Mortgage Loan having an original principal balance in excess of $4,000,000
require that the related borrower be a single-purpose entity (for this purpose,
"SINGLE-PURPOSE ENTITY" shall mean an entity, other than an individual, having
organizational documents which provide substantially to the effect that it is
formed or organized solely for the purpose of owning and operating one or more
Mortgaged Properties, is prohibited from engaging in any business unrelated to
such property and the related Mortgage Loan, does not have any assets other than
those related to its interest in the related Mortgaged Property or its
financing, or any indebtedness other than as permitted under the related
Mortgage Loan);

          (xxxviii) Each Mortgage Loan prohibits the related borrower from
mortgaging or otherwise encumbering the Mortgaged Property without the prior
written consent of the mortgagee or the satisfaction of debt service coverage or
similar criteria specified therein and, except in connection with trade debt and
equipment financings in the ordinary course of borrower's business, from
carrying any additional indebtedness, except, in each case, liens contested in
accordance with the terms of the Mortgage Loans or, with respect to each
Mortgage Loan having an original principal balance of less than $4,000,000, any
unsecured debt;

          (xxxix)   Each borrower covenants in the Mortgage Loan Documents that
it shall remain in material compliance with all material licenses, permits and
other legal requirements necessary and required to conduct its business;

          (xl)      Each Mortgaged Property (A) is located on or adjacent to a
dedicated road, or has access to an irrevocable easement permitting ingress and
egress, (B) is served by public utilities and services generally available in
the surrounding community or otherwise appropriate for the use in which the
Mortgaged Property is currently being utilized, and (C) constitutes one or more
separate tax parcels or is covered by an endorsement with respect to the matters
described in (A), (B) or (C) under the related title insurance policy (or the
binding commitment therefor);

          (xli)     Based solely on a flood zone certification or a survey of
the related Mortgaged Property, if any portion of the improvements on the
Mortgaged Property is located in an area identified by the Federal Emergency
Management Agency or the Secretary of Housing and Urban Development as having
special flood hazards categorized as Zone "A" or Zone "V" and flood insurance is
available, the terms of the Mortgage Loan require the borrower to maintain flood
insurance, or at such borrower's failure to do so, authorizes the Lender to
maintain such insurance at the cost and expense of the borrower;

          (xlii)    To the knowledge of the Seller, with respect to each
Mortgage which is a deed of trust, a trustee, duly qualified under applicable
law to serve as such, currently so serves and is named

                                       A-9
<Page>

in the deed of trust or has been substituted in accordance with applicable law
or may be substituted in accordance with applicable law by the related
mortgagee, and except in connection with a trustee's sale after a default by the
related borrower, no fees are payable to such trustee;

          (xliii)   RESERVED.

          (xliv)    Except as disclosed in the Exception Report to this
Agreement, to the knowledge of the Seller as of the date hereof, there was no
pending action, suit or proceeding, arbitration or governmental investigation
against any borrower or Mortgaged Property, an adverse outcome of which would
materially and adversely affect such borrower's ability to perform under the
related Mortgage Loan;

          (xlv)     No advance of funds has been made by the Seller to the
related borrower [(other than mezzanine debt and the acquisition of preferred
equity interests by the preferred equity interest holder, as disclosed in the
Prospectus Supplement)], and no funds have, to the Seller's knowledge, been
received from any person other than, or on behalf of, the related borrower, for,
or on account of, payments due on the Mortgage Loan;

          (xlvi)    To the extent required under applicable law, as of the
Cut-off Date or as of the date that such entity held the Note, each holder of
the Note was authorized to transact and do business in the jurisdiction in which
each related Mortgaged Property is located, or the failure to be so authorized
did not materially and adversely affect the enforceability of such Mortgage
Loan;

          (xlvii)   All collateral for the Mortgage Loans is being transferred
as part of the Mortgage Loans;

          (xlviii)  Except as disclosed in the Exception Report to this
Agreement or the Prospectus Supplement with respect to the Crossed Mortgage
Loans and Multiple Property Loans, no Mortgage Loan requires the lender to
release any portion of the Mortgaged Property from the lien of the related
Mortgage except upon (A) payment in full or defeasance of the related Mortgage
Loan, (B) the satisfaction of certain legal and underwriting requirements that
would be customary for prudent commercial mortgage lenders, (C) releases of
unimproved out-parcels or (D) releases of portions of the Mortgaged Property
which will not have a material adverse effect on the use or value of the
collateral for the related Mortgage Loan;

          (xlix)    Except as provided in PARAGRAPHS (xxxi)(J) and (K) above,
any insurance proceeds in respect of a casualty loss or taking will be applied
either to (A) the repair or restoration of all or part of the related Mortgaged
Property, with, in the case of all casualty losses or takings in excess of a
specified amount or percentage that a prudent commercial lender would deem
satisfactory and acceptable, the lender (or a trustee appointed by it) having
the right to hold and disburse such proceeds as the repair or restoration
progresses (except in any case where a provision entitling another party to hold
and disburse such proceeds would not be viewed as commercially unreasonable by a
prudent commercial mortgage lender) or (B) to the payment of the outstanding
principal balance of such Mortgage Loan together with any accrued interest
thereon;

          (l)       Each Form UCC-1 financing statement, if any, filed with
respect to personal property constituting a part of the related Mortgaged
Property and each Form UCC-2 or UCC-3 assignment, if any, of such financing
statement to the Seller was, and each Form UCC-3 assignment, if any, of such
financing statement in blank which the Trustee or its designee is authorized to
complete (but for the insertion of the name of the assignee and any related
filing information which is not yet

                                      A-10
<Page>

available to the Seller) is, in suitable form for filing in the filing office in
which such financing statement was filed;

          (li)      To the Seller's knowledge, (A) each commercial lease
covering more than 10% (20% in the case of any Mortgage Loan having an original
principal balance less than $2,500,000) of the net leaseable area of the related
Mortgaged Property is in full force and effect and (B) there exists no default
under any such commercial lease either by the lessee thereunder or by the
related borrower that could give rise to the termination of such lease;

          (lii)     Based upon an opinion of counsel and/or other due diligence
considered reasonable by prudent commercial mortgage lenders, the improvements
located on or forming part of each Mortgaged Property comply with applicable
zoning laws and ordinances, or constitute a legal non-conforming use or
structure or, if any such improvement does not so comply, such non-compliance
does not materially and adversely affect the value of the related Mortgaged
Property. With respect to any Mortgage Loan with a Stated Principal Balance as
of the Closing Date of over $10,000,000, if the related Mortgaged Property does
not so comply, to the extent the Seller is aware of such non-compliance, it has
required the related Borrower to obtain law and ordinance insurance coverage in
amounts customarily required by prudent commercial mortgage lenders;

          (liii)    Each Mortgage Loan constitutes a "qualified mortgage" within
the meaning of Section 860G(a)(3) of the Code (but without regard to the rule in
Treasury Regulation Section 1.860G-2(f)(2) that treats a defective obligation as
a qualified mortgage or any substantially similar successor provision) and all
Prepayment Premiums and Yield Maintenance Charges constitute "customary
prepayment penalties" within the meaning of Treasury Regulation Section
1.860G-1(b)(2);

          (liv)     With respect to any Mortgage Loan that pursuant to the
Mortgage Loan Documents can be defeased, (A) the Mortgage Loan cannot be
defeased within two years after the Closing Date, (B) the borrower can pledge
only "government securities" (within the meaning of Section 2(a)(16) of the
Investment Company Act of 1940, as amended) in an amount sufficient to make all
scheduled payments under the Mortgage Loan when due, (C) the borrower is
required to provide independent certified public accountant's certification that
the collateral is sufficient to make such payments, (D) the loan may be required
to be assumed by a single-purpose entity designated by the holder of the
Mortgage Loan, (E) the borrower is required to provide an opinion of counsel
that the Trustee has a perfected security interest in such collateral prior to
any other claim or interest, (F) the borrower is required to pay all Rating
Agency fees associated with defeasance (if rating confirmation is a specific
condition precedent thereto) and all other reasonable expenses associated with
defeasance, including, but not limited to, accountant's fees and opinions of
counsel, (G) with respect to any Significant Loan (as defined in the Pooling and
Servicing Agreement), the borrower is required to provide an opinion of counsel
that such defeasance will not cause any REMIC created under the Pooling and
Servicing Agreement to fail to qualify as a REMIC for federal or applicable
state tax purposes and (H) with respect to any Significant Loan (as defined in
the Pooling and Servicing Agreement), the borrower must obtain Rating Agency
confirmation from each Rating Agency that the defeasance would not result in
such Rating Agency's withdrawal, downgrade or qualification of the then current
rating of any class of Certificate rated by such Rating Agency;

          (lv)      The Mortgage Loan Documents for each Mortgage Loan provide
that the related borrower thereunder shall be liable to the Seller for any
losses incurred by the Seller due to (A) the misapplication or misappropriation
of rents, insurance proceeds or condemnation awards, (B) any willful act of
material waste, (C) any breach of the environmental covenants contained in the
related

                                      A-11
<Page>

Mortgage Loan Documents, and (D) fraud by the related Borrower; PROVIDED that,
with respect to clause (C) of this sentence, an indemnification against losses
related to such violations or environmental insurance shall satisfy such
requirement;

          (lvi)     If such Mortgage Loan is an ARD Loan, it commenced
amortizing on its initial scheduled Due Date and provides that: (A) its Mortgage
Rate will increase by no more than two percentage points in connection with the
passage of its Anticipated Repayment Date and so long as the Mortgage Loan is an
asset of the Trust Fund; (B) its Anticipated Repayment Date is not less than
seven years following the origination of such Mortgage Loan; (C) no later than
the related Anticipated Repayment Date, if it has not previously done so, the
related borrower is required to enter into a "lockbox agreement" whereby all
revenue from the related Mortgaged Property shall be deposited directly into a
designated account controlled by the Master Servicer; and (D) any cash flow from
the related Mortgaged Property that is applied to amortize such Mortgage Loan
following its Anticipated Repayment Date shall, to the extent such net cash flow
is in excess of the Monthly Payment payable therefrom, be net of budgeted and
discretionary (servicer approved) capital expenditures;

          (lvii)    Except as disclosed in the Prospectus Supplement, no
Mortgage Loan, and no group of Mortgage Loans made to the same borrower and to
borrowers that are affiliates, accounted for more than 5.0% of the aggregate of
the Stated Principal Balances of all of the Mortgage Loans, all the mortgage
loans sold to the Depositor by KeyBank National Association ("KEYBANK") pursuant
to that certain Mortgage Loan Purchase Agreement dated as of October 17, 2002
between the Depositor and KeyBank and all the mortgage loans sold to the
Depositor by Salomon Brothers Realty Corp. ("SBRC") pursuant to that certain
Mortgage Loan Purchase Agreement dated as of October 17, 2002 between the
Depositor and SBRC, as of the Cut-Off Date; and

          (lviii)   The Seller has delivered to the Trustee or a custodian
appointed thereby, with respect to each Mortgage Loan, in accordance with
SECTION 3 of this Agreement, a complete Mortgage File.

                                      A-12
<Page>

                                    EXHIBIT B

                             AFFIDAVIT OF LOST NOTE

STATE OF NEW YORK        )
                         ) ss.:
COUNTY OF NEW YORK       )

          _________________________________, being duly sworn, deposes and says:

          1.   that he is an authorized signatory of KeyBank National
Association ("KeyBank");

          2.   that Column is the owner and holder of a mortgage loan in the
original principal amount of $__________________ secured by a mortgage (the
"MORTGAGE") on the premises known as ___________________________ located in
_________________ ;

          3.   (a) that KeyBank, after having conducted a diligent investigation
of its records and files, has been unable to locate the following original note
and believes that said original note has been lost, misfiled, misplaced or
destroyed due to a clerical error:

          a note in the original sum of $____________ made by
          ____________ , to KeyBank National Association, under date of
          ______________ (the "NOTE");

          4.   that the Note is now owned and held by KeyBank;

          5.   that the Note has not been paid off, satisfied, assigned,
transferred, encumbered, endorsed, pledged, hypothecated, or otherwise disposed
of and that the original Note has been either lost, misfiled, misplaced or
destroyed;

          6.   that no other person, firm, corporation or other entity has any
right, title, interest or claim in the Note except KeyBank; and

<Page>

          7.   upon assignment of the Note by KeyBank to Credit Suisse First
Boston Mortgage Securities Corp. (the "DEPOSITOR") and subsequent assignment
by the Depositor to the trustee for the benefit of the holders of the Credit
Suisse First Boston Mortgage Securities Corp. Commercial Mortgage
Pass-Through Certificates, Series 2002-CKS4 (the "TRUSTEE") (which assignment
may, at the discretion of the Depositor, be made directly by Column to the
Trustee) Column covenants and agrees (a) promptly to deliver to the Trustee
the original Note if it is subsequently found, and (b) to indemnify and hold
harmless the Trustee and its successors and assigns from and against any and
all costs, expenses and monetary losses arising as a result of KeyBank's
failure to deliver said original Note to the Trustee.

                                            KEYBANK NATIONAL ASSOCIATION

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

Sworn to before me
this ________ day of October, 2002<Page>

                                                                    EXHIBIT 4.4

================================================================================
                                                                  EXECUTION COPY

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.
                                   (Depositor)

                                       and

                          SALOMON BROTHERS REALTY CORP.
                                    (Seller)

                        ---------------------------------

                        MORTGAGE LOAN PURCHASE AGREEMENT

                          Dated as of October 17, 2002

                        ---------------------------------

================================================================================

<Page>

                                TABLE OF CONTENTS

<Table>
<Caption>
                                                                                                                    Page
                                                                                                                    ----
<S>            <C>                                                                                                    <C>
Section 1.     Transactions on or Prior to the Closing Date............................................................1
Section 2.     Closing Date Actions....................................................................................1
Section 3.     Conveyance of Mortgage Loans............................................................................2
Section 4.     Depositor's Conditions to Closing.......................................................................6
Section 5.     Seller's Conditions to Closing..........................................................................7
Section 6.     Representations and Warranties of Seller................................................................8
Section 7.     Obligations of Seller..................................................................................10
Section 8.     Crossed Mortgage Loans.................................................................................13
Section 9.     Rating Agency Fees; Costs and Expenses Associated with a Defeasance....................................14
Section 10.    Representations and Warranties of Depositor............................................................14
Section 11.    Survival of Certain Representations, Warranties and Covenants..........................................15
Section 12.    Transaction Expenses...................................................................................15
Section 13.    Recording Costs........................................................................................15
Section 14.    Notices................................................................................................15
Section 15.    Examination of Mortgage Files..........................................................................15
Section 16.    Successors.............................................................................................15
Section 17.    Governing Law..........................................................................................16
Section 18.    Severability...........................................................................................16
Section 19.    Further Assurances.....................................................................................16
Section 20.    Counterparts...........................................................................................16
Section 21.    Treatment as Security Agreement........................................................................16
Section 22.    Recordation of Agreement...............................................................................18

Schedule I        Schedule of Transaction Terms

Schedule II       Mortgage Loan Schedule for Column Loans

Schedule III      Mortgage Loans Constituting Mortgage Groups

Schedule IV       Mortgage Loans with Lost Mortgage Notes

Schedule V        Exceptions with Respect to Seller's Representations and Warranties

Exhibit A         Representations and Warranties of Seller Regarding the Mortgage Loans

Exhibit B         Form of Lost Mortgage Note Affidavit
</Table>

                                        i
<Page>

                        MORTGAGE LOAN PURCHASE AGREEMENT

          This Mortgage Loan Purchase Agreement (this "AGREEMENT"), dated as of
October 17, 2002, is made by and between SALOMON BROTHERS REALTY CORP., a New
York corporation ("SELLER"), and CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES
CORP., a Delaware corporation ("DEPOSITOR").

                                    RECITALS

          I.     Capitalized terms used herein without definition have the
meanings ascribed to them in the Schedule of Transaction Terms attached hereto
as SCHEDULE I, which is incorporated herein by this reference, or, if not
defined therein, in the Pooling and Servicing Agreement.

          II.    On the Closing Date, and on the terms set forth herein, Seller
has agreed to sell to Depositor and Depositor has agreed to purchase from Seller
the mortgage loans identified on the schedule (the "MORTGAGE LOAN SCHEDULE")
annexed hereto as SCHEDULE II (each such mortgage loan, a "MORTGAGE LOAN" and,
collectively, the "MORTGAGE LOANS"). Depositor intends to deposit the Mortgage
Loans and other assets into a trust fund (the "TRUST FUND") created pursuant to
the Pooling and Servicing Agreement and to cause the issuance of the
Certificates.

                                    AGREEMENT

          NOW, THEREFORE, on the terms and conditions set forth below and for
good and valuable consideration, the receipt and adequacy of which is hereby
acknowledged, Depositor and Seller agree as follows:

          Section 1.  TRANSACTIONS ON OR PRIOR TO THE CLOSING DATE. On or prior
to the Closing Date, Seller shall have delivered the Mortgage Files with respect
to each Mortgage Loan to Wells Fargo Bank Minnesota, N.A. as trustee (the
"TRUSTEE"), against receipt by Seller of a trust receipt, pursuant to an
arrangement between Seller and the Trustee; PROVIDED, HOWEVER, that ITEM (p) in
the definition of Mortgage File (defined below) shall be delivered to the Master
Servicer for inclusion in the Servicer File (defined below) with a copy
delivered to the Trustee for inclusion in the Mortgage File.

          Section 2.  CLOSING DATE ACTIONS. The sale of the Mortgage Loans shall
take place on the Closing Date, subject to and simultaneously with the deposit
of the Mortgage Loans into the Trust Fund, the issuance of the Certificates and
the sale of (a) the Publicly Offered Certificates by Depositor to the
Underwriters pursuant to the Underwriting Agreement and (b) the Private
Certificates by Depositor to the Initial Purchaser pursuant to the Certificate
Purchase Agreement. The closing (the "CLOSING") shall take place at the offices
of Sidley Austin Brown & Wood LLP, 787 Seventh Avenue, New York, New York 10019,
or such other location as agreed upon between the parties hereto. On the Closing
Date, the following actions shall take place in sequential order on the terms
set forth herein:

          (i)    Seller shall sell to Depositor, and Depositor shall purchase
     from Seller, the Mortgage Loans pursuant to this Agreement for the Mortgage
     Loan Purchase Price (as defined herein) payable in accordance with
     instructions previously provided to Depositor by Seller. The Mortgage Loan
     Purchase Price shall be paid by Depositor to Seller by wire transfer in
     immediately available funds to an account designated by Seller on or prior
     to the Closing Date (or, by such other method as shall be mutually
     acceptable to Depositor and Seller). The

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     "MORTGAGE LOAN PURCHASE PRICE" paid by Depositor shall be equal to SBRC
     $259,004,635.00 (which amount includes, without limitation, accrued
     interest).

          (ii)   Pursuant to the terms of the Pooling and Servicing Agreement,
     Depositor shall sell all of its right, title and interest in and to the
     Mortgage Loans to the Trustee for the benefit of the Holders of the
     Certificates.

          (iii)  Depositor shall sell to the Underwriters, and the Underwriters
     shall purchase from Depositor, the Publicly Offered Certificates pursuant
     to the Underwriting Agreement, and Depositor shall sell to the Initial
     Purchaser, and the Initial Purchaser shall purchase from Depositor, the
     Private Certificates pursuant to the Certificate Purchase Agreement.

          (iv)   The Underwriters will offer the Publicly Offered Certificates
     for sale to the public pursuant to the Prospectus and the Prospectus
     Supplement and the Initial Purchaser will privately place certain classes
     of the Private Certificates pursuant to the Offering Circular.

          Section 3.  CONVEYANCE OF MORTGAGE LOANS. On the Closing Date, Seller
shall sell, convey, assign and transfer, without recourse except as provided
herein, to Depositor, free and clear of any liens, claims or other encumbrances,
all of Seller's right, title and interest in, to and under: (i) each of the
Mortgage Loans identified on the Mortgage Loan Schedule; and (ii) all property
of Seller described in SECTION 21(b) this Agreement, including, without
limitation, (A) all scheduled payments of interest and principal due on or with
respect to the Mortgage Loans after the Cut-off Date and (B) all other payments
of interest, principal or yield maintenance charges received on or with respect
to the Mortgage Loans after the Cut-off Date, other than any such payments of
interest or principal or yield maintenance charges that were due on or prior to
the Cut-off Date. The Mortgage File for each Mortgage Loan shall consist of the
following documents:

          (a)    the original Note (or with respect to those Mortgage Loans
listed in SCHEDULE IV hereto, a "lost note affidavit" substantially in the form
of EXHIBIT B hereto and a true and complete copy of the Note), bearing, or
accompanied by, all prior and intervening endorsements or assignments showing a
complete chain of endorsement or assignment from the Mortgage Loan Originator
either in blank or to the Seller, and further endorsed by the Seller, on its
face or by allonge attached thereto, without recourse, to the order of the
Trustee in the following form: "Pay to the order of Wells Fargo Bank Minnesota,
N.A., as trustee for the registered Holders of Credit Suisse First Boston
Mortgage Securities Corp., Commercial Mortgage Pass-Through Certificates, Series
2002-CKS4, without recourse, representation or warranty, express or implied;"

          (b)    a duplicate original Mortgage or a counterpart thereof or, if
such Mortgage has been returned by the related recording office, (A) an
original, (B) a certified copy or (C) a copy thereof from the applicable
recording office, and originals or counterparts (or originals or copies of
certified copies from the applicable recording office) of any intervening
assignments thereof from the Mortgage Loan Originator to the Seller, in each
case in the form submitted for recording or, if recorded, with evidence of
recording indicated thereon;

          (c)    an original assignment of Mortgage, in recordable form, from
the Seller (or the Mortgage Loan Originator), either in blank or to "Wells Fargo
Bank Minnesota, N.A., as trustee for the registered Holders of Credit Suisse
First Boston Mortgage Securities Corp., Commercial Mortgage Pass-Through
Certificates, Series 2002-CKS4;"

                                        2
<Page>

          (d)    an original, counterpart or copy of any related Assignment of
Leases (if such item is a document separate from the Mortgage), and the
originals, counterparts or copies of any intervening assignments thereof from
the Mortgage Loan Originator of the Loan to the Seller, in each case in the form
submitted for recording or, if recorded, with evidence of recording thereon;

          (e)    an original assignment of any related Assignment of Leases (if
such item is a document separate from the Mortgage), in recordable form, from
the Seller (or the Mortgage Loan Originator), either in blank or to "Wells Fargo
Bank Minnesota, N.A., as trustee for the registered Holders of Credit Suisse
First Boston Mortgage Securities Corp., Commercial Mortgage Pass-Through
Certificates, Series 2002-CKS4;"

          (f)    an original or true and complete copy of any related Security
Agreement (if such item is a document separate from the Mortgage), and the
originals or copies of any intervening assignments thereof from the Mortgage
Loan Originator to the Seller;

          (g)    an original assignment of any related Security Agreement (if
such item is a document separate from the Mortgage), from the Seller (or the
Mortgage Loan Originator), either in blank or to "Wells Fargo Bank Minnesota,
N.A., as trustee for the registered Holders of Credit Suisse First Boston
Mortgage Securities Corp., Commercial Mortgage Pass-Through Certificates, Series
2002-CKS4," which assignment may be included as part of an omnibus assignment
covering other documents relating to the Mortgage Loan (PROVIDED that such
omnibus assignment is effective under applicable law);

          (h)    originals or copies of all (A) assumption agreements, (B)
modifications, (C) written assurance agreements and (D) substitution agreements,
together with any evidence of recording thereon or in the form submitted for
recording, in those instances where the terms or provisions of the Mortgage,
Note or any related security document have been modified or the Mortgage Loan
has been assumed;

          (i)    the original lender's title insurance policy or a copy thereof
(together with all endorsements or riders that were issued with or subsequent to
the issuance of such policy), or if the policy has not yet been issued, a
binding written commitment (which may be a pro forma or specimen title insurance
policy which has been accepted or approved in writing by the related title
insurance company) or interim binder that is marked as binding and countersigned
by the title company, insuring the priority of the Mortgage as a first lien on
the related Mortgaged Property, relating to such Mortgage Loan;

          (j)    the original or a counterpart of any guaranty of the
obligations of the Borrower under the Mortgage Loan;

          (k)    certified or other copies of all UCC Financing Statements and
continuation statements which show the filing or recording thereof or copies
thereof in the form submitted for filing or recording sufficient to perfect (and
maintain the perfection of) the security interest held by the Mortgage Loan
Originator (and each assignee prior to the Trustee) in and to the personality of
the Borrower at the Mortgaged Property, and original UCC Financing Statement
assignments in a form suitable for filing or recording, sufficient to transfer
such security interest to the Trustee;

          (l)    the original or copy of the power of attorney (with evidence of
recording thereon) granted by the Borrower if the Mortgage, Note or other
document or instrument referred to above was not signed by the Borrower;

                                        3
<Page>

          (m)    with respect to any debt of a Borrower permitted under the
related Mortgage Loan, an original or copy of a subordination agreement,
standstill agreement or other intercreditor agreement relating to such other
debt, if any, including any mezzanine loan documents or preferred equity
documents;

          (n)    if any related Lock-Box Agreement or Cash Collateral Agreement
is separate from the Mortgage or Loan Agreement, a copy thereof; with respect to
the Cash Collateral Accounts and Lock-Box Accounts, if any, a copy of the UCC
Financing Statements, if any, submitted for filing with respect to the Seller's
security interest in the Cash Collateral Accounts and Lock-Box Accounts and all
funds contained therein (and UCC Financing Statement assignments in a form
suitable for filing or recording, sufficient to transfer such security interest
to the Trustee on behalf of the Certificateholders);

          (o)    an original or counterpart of the Loan Agreement (if separate
from the Mortgage);

          (p)    the originals of letters of credit, if any, relating to the
Mortgage Loans, and amendments thereto which entitles the Trust to draw thereon;

          (q)    any related environmental insurance policies and any
environmental guaranty or indemnity agreements or copies thereof; and

          (r)    the original ground lease, if any, and any amendments,
modifications or extensions thereto, and any ground lease estoppel, or a copy of
any of the foregoing.

          Notwithstanding the foregoing, in the event that, in connection with
any Mortgage Loan, the Seller cannot deliver, or cause to be delivered, an
original, counterpart or certified copy, as applicable, of any of the documents
and/or instruments required to be delivered pursuant to CLAUSES (b), (d), (h),
(k) (other than assignments of UCC Financing Statements to be recorded or filed
in accordance with the transfer contemplated by this Agreement), (l) and (n)
(other than assignments of UCC Financing Statements to be recorded or filed in
accordance with the transfer contemplated by this Agreement) above with evidence
of recording or filing thereon on the Closing Date, solely because of a delay
caused by the public recording or filing office where such document or
instrument has been delivered for recordation or filing, the Seller: (i) shall
deliver, or cause to be delivered, to the Trustee a duplicate original or true
copy of such document certified by the applicable public recording or filing
office, the applicable title insurance company or the Seller to be a true and
complete duplicate original or copy of the original thereof submitted for
recording or filing and shall deliver, or cause to be delivered, to the Trustee
either the original of such non-delivered document or instrument, or a photocopy
thereof (certified by the appropriate public recording or filing office to be a
true and complete copy of the original thereof submitted for recording or
filing), with evidence of recording or filing thereon, within 120 days of the
Closing Date, which period may be extended up to two times, in each case for an
additional period of 45 days (PROVIDED that the Seller, as certified in writing
to the Trustee prior to each such 45-day extension, is in good faith attempting
to obtain from the appropriate county recorder's office such original or
photocopy). Compliance with this paragraph will satisfy the Seller's delivery
requirements under this SECTION 3 with respect to the subject document(s).

          Notwithstanding the foregoing, in the event that, in connection with
any Mortgage Loan, the Seller cannot deliver, or cause to be delivered, an
original, counterpart or certified copy, as applicable, of any of the documents
and/or instruments required to be delivered pursuant to CLAUSES (b), (d), (h),
(k) (other than assignments of UCC Financing Statements to be recorded or filed
other than in accordance with the transfer contemplated by this Agreement), (l)
and (n) (other than assignments of UCC Financing Statements to be recorded or
filed in accordance with the transfer contemplated by this

                                        4
<Page>

Agreement) above with evidence of recording or filing thereon, for any other
reason, including without limitation, that such non-delivered document has been
lost, the delivery requirements of this Agreement shall be deemed to have been
satisfied and such non-delivered document shall be deemed to have been included
in the related Mortgage File if a photocopy of such non-delivered document (with
evidence of recording or filing thereon and certified by the appropriate
recording or filing office to be a true and complete copy of the original
thereof as filed or recorded) is delivered to the Trustee on or before the
Closing Date.

          Notwithstanding the foregoing, in the event that the Seller cannot
deliver any UCC Financing Statement assignment with the filing information of
the UCC Financing Statement with respect to any Mortgage Loan, solely because
such UCC Financing Statement has not been returned by the public filing office
where such UCC Financing Statement has been delivered for filing, the Seller
shall so notify the Trustee and shall not be in breach of its obligations with
respect to such delivery, PROVIDED that the Seller promptly forwards such UCC
Financing Statement to the Trustee upon its return, together with the related
original UCC Financing Statement assignment in a form appropriate for filing.

          Notwithstanding the foregoing, Seller may, at its sole cost and
expense, engage a third party contractor to prepare or complete in proper form
for filing or recording any and all assignments of Mortgage, assignments of
Assignments of Leases and assignments of UCC Financing Statements to the Trustee
to be delivered pursuant to CLAUSES (c), (e), (k) and (n) above (collectively,
the "ASSIGNMENTS"), to submit the Assignments for filing and recording, as the
case may be, in the applicable public filing and recording offices and to
deliver those assignments to the Trustee or its designee as those assignments
(or certified copies thereof) are received from the applicable filing and
recording offices with evidence of such filing or recording indicated thereon;
PROVIDED, HOWEVER, that in the event the Seller engages a third party contractor
as contemplated in the immediately preceding sentence, the rights, duties and
obligations of the Seller pursuant to this Agreement remain binding on such
Seller.

          Within ten (10) Business Days after the Closing Date, the Seller shall
deliver the Servicer Files with respect to each of the Mortgage Loans to the
Master Servicer under the Pooling and Servicing Agreement on behalf of the
Trustee in trust for the benefit of the Certificateholders. Each such Servicer
File shall contain all documents and records in the Seller's possession relating
to such applicable Mortgage Loans (including reserve and escrow agreements,
financial statements and any other information provided by the respective
Borrower from time to time, but excluding documents prepared by the Seller or
any of its Affiliates solely for internal communication) that are not required
to be a part of a Mortgage File in accordance with the definition thereof,
together with copies of all instruments and documents which are required to be a
part of the related Mortgage File in accordance with the definition thereof.

          For purposes of this SECTION 3, and notwithstanding any contrary
provision hereof or of the definition of "Mortgage File", if there exists with
respect to any group of Crossed Mortgage Loans only one original or certified
copy of any document or instrument described in the definition of "Mortgage
File" which pertains to all of the Crossed Mortgage Loans in such group of
Crossed Mortgage Loans, the inclusion of the original or certified copy of such
document or instrument in the Mortgage File for any of such Crossed Mortgage
Loans and the inclusion of a copy of such original or certified copy in each of
the Mortgage Files for the other Crossed Mortgage Loans in such group of Crossed
Mortgage Loans, shall be deemed the inclusion of such original or certified
copy, as the case may be, in the Mortgage File for each such Crossed Mortgage
Loan.

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<Page>

          The Seller shall, promptly after the Closing Date, but in all events
within three Business Days after the Closing Date, cause all funds on deposit in
escrow accounts maintained with respect to the Mortgage Loans in the name of the
Seller or any other name, to be transferred to the Master Servicer (or a
Sub-Servicer at the direction of the Master Servicer) for deposit into Servicing
Accounts.

          The Trustee, as assignee or transferee of Depositor, shall be entitled
to all scheduled principal payments due after the Cut-off Date, all other
payments of principal due and collected after the Cut-off Date, and all payments
of interest on the Mortgage Loans, minus that portion of any such payment which
is allocable to the period on or prior to the Cut-off Date. All scheduled
payments of principal due on or before the Cut-off Date and collected after the
Cut-off Date, together with the accompanying interest payments, shall belong to
Seller.

          Upon the sale of the Mortgage Loans from Seller to Depositor pursuant
hereto, the ownership of each Mortgage Note, the Mortgage and the contents of
the related Mortgage File shall be vested in Depositor and the ownership of all
records and documents with respect to the related Mortgage Loan prepared by or
which come into the possession of Seller as seller of the Mortgage Loans
hereunder, exclusive in each case of documents prepared by Seller or any of its
affiliates solely for internal uses, shall immediately vest in Depositor. All
Monthly Payments, Principal Prepayments and other amounts received by Seller and
not otherwise belonging to Seller pursuant to this Agreement shall be sent by
Seller within three (3) Business Days after Seller's receipt thereof to the
Master Servicer via wire transfer for deposit by the Master Servicer into the
Collection Account.

          Seller shall, under generally accepted accounting principles ("GAAP"),
report its transfer of the Mortgage Loans to the Depositor, as provided herein,
as a sale of the Mortgage Loans to the Depositor in exchange for the
consideration specified in SECTION 2 hereof. In connection with the foregoing,
Seller shall cause all of its financial and accounting records to reflect such
transfer as a sale (as opposed to a secured loan). Regardless of its treatment
of the transfer of the Mortgage Loans to the Depositor under GAAP, Seller shall
at all times following the Closing Date cause all of its records and financial
statements and any relevant consolidated financial statements of any direct or
indirect parent to clearly reflect that the Mortgage Loans have been transferred
to the Depositor and are no longer available to satisfy claims of Seller's
creditors.

          After Seller's transfer of the Mortgage Loans to Depositor, as
provided herein, Seller shall not take any action inconsistent with Depositor's
ownership (or the ownership by any of the Depositor's assignees) of the Mortgage
Loans. Except for actions that are the express responsibility of another party
hereunder or under the Pooling and Servicing Agreement, and further except for
actions that Seller is expressly permitted to complete subsequent to the Closing
Date, Seller shall, on or before the Closing Date, take all actions required
under applicable law to effectuate the transfer of the Mortgage Loans by Seller
to Depositor.

          Section 4.  DEPOSITOR'S CONDITIONS TO CLOSING. The obligations of
Depositor to purchase the Mortgage Loans and pay the Mortgage Loan Purchase
Price at the Closing Date under the terms of this Agreement are subject to the
satisfaction of each of the following conditions at or before the Closing:

          (a)    Each of the obligations of the Seller required to be performed
by it on or prior to the Closing Date pursuant to the terms of this Agreement
shall have been duly performed and complied with in all material respects; all
of the representations and warranties of Seller under this Agreement shall be
true and correct in all material respects as of the Closing Date; and no event
shall have occurred with respect to the Seller or any of the Mortgage Loans and
related Mortgage Files which, with notice or

                                        6
<Page>

the passage of time, would constitute a material default under this Agreement;
and Depositor shall have received certificates to the foregoing effect signed by
authorized officers of Seller.

          (b)    Depositor, or if directed by Depositor, the Trustee or the
Depositor's attorneys, shall have received in escrow, all of the following
closing documents, in such forms as are agreed upon and reasonably acceptable to
the Depositor and the Seller, duly executed by all signatories other than
Depositor, as required pursuant to the respective terms thereof:

          (i)    the Mortgage Files, subject to the proviso to the first
     sentence of SECTION 1 of this Agreement, which shall have been delivered to
     and held by the Trustee on behalf of Seller;

          (ii)   the Mortgage Loan Schedule;

          (iii)  the certificate of the Seller confirming its representations
     and warranties set forth in SECTION 6 as of the Closing Date;

          (iv)   an opinion or opinions of Seller's counsel, dated the Closing
     Date, covering various corporate matters and such other matters as shall be
     reasonably required by the Depositor;

          (v)    such other certificates of Seller's officers or others and such
     other documents to evidence fulfillment of the conditions set forth in this
     Agreement as Depositor or its counsel may reasonably request; and

          (vi)   all other information, documents, certificates, or letters with
     respect to the Mortgage Loans or Seller and its Affiliates as are
     reasonably requested by the Depositor in order for the Depositor to perform
     any of it obligations or satisfy any of the conditions on its part to be
     performed or satisfied pursuant to any sale of Mortgage Loans by the
     Depositor as contemplated herein.

          (c)    The Seller shall have performed or complied with all other
terms and conditions of this Agreement which it is required to perform or comply
with at or before the Closing and shall have the ability to perform or comply
with all duties, obligations, provisions and terms which it is required to
perform or comply with after the Closing.

          (d)    The Seller shall have delivered to the Trustee, on or before
the Closing Date, five limited powers of attorney in favor of the Trustee and
Special Servicer empowering the Trustee and, in the event of the failure or
incapacity of the Trustee, the Special Servicer, to record, at the expense of
the Seller, any Mortgage Loan Documents required to be recorded and any
intervening assignments with evidence of recording thereon that are required to
be included in the Mortgage Files. The Seller shall reasonably cooperate with
the Trustee and the Special Servicer in connection with any additional powers of
attorney or revisions thereto that are requested by such parties.

          Section 5.  SELLER'S CONDITIONS TO CLOSING. The obligations of Seller
under this Agreement shall be subject to the satisfaction, on the Closing Date,
of the following conditions:

          (a)    Each of the obligations of Depositor required to be performed
by it on or prior to the Closing Date pursuant to the terms of this Agreement
shall have been duly performed and complied with in all material respects; and
all of the representations and warranties of Depositor under this Agreement
shall be true and correct in all material respects as of the Closing Date; and
no event shall

                                        7
<Page>

have occurred with respect to Depositor which, with notice or the passage of
time, would constitute a material default under this Agreement, and Seller shall
have received certificates to that effect signed by authorized officers of
Depositor.

          (b)    Seller shall have received all of the following closing
documents, in such forms as are agreed upon and reasonably acceptable to Seller
and Depositor, duly executed by all signatories other than Seller, as required
pursuant to the respective terms thereof:

                 (A)  an officer's certificate of Depositor, dated as of the
          Closing Date, with the resolutions of Depositor authorizing the
          transactions set forth therein, together with copies of the charter,
          by-laws and certificate of good standing dated as of a recent date of
          Depositor; and

                 (B)  such other certificates of its officers or others, such
          opinions of Depositor's counsel and such other documents required to
          evidence fulfillment of the conditions set forth in this Agreement as
          Seller or its counsel may reasonably request.

          (c)    The Depositor shall have performed or complied with all other
terms and conditions of this Agreement which it is required to perform or comply
with at or before the Closing and shall have the ability to perform or comply
with all duties, obligations, provisions and terms which it is required to
perform or comply with after Closing.

          Section 6.  REPRESENTATIONS AND WARRANTIES OF SELLER.

          (a)    Seller represents and warrants to Depositor as of the date
     hereof, as follows:

          (i)    Seller is duly organized and is validly existing as a
     corporation in good standing under the laws of the State of New York.
     Seller has conducted and is conducting its business so as to comply in all
     material respects with all applicable statutes and regulations of
     regulatory bodies or agencies having jurisdiction over it, except where the
     failure so to comply would not have a materially adverse effect on the
     performance by Seller of this Agreement, and there is no charge,
     investigation, action, suit or proceeding before or by any court,
     regulatory authority or governmental agency or body pending or, to the
     knowledge of Seller, threatened, which is reasonably likely to materially
     and adversely affect the performance by Seller of this Agreement or the
     consummation of transactions contemplated by this Agreement.

          (ii)   Seller has the full power, authority and legal right to hold,
     transfer and convey the Mortgage Loans owned by it and to execute and
     deliver this Agreement (and all agreements and documents executed and
     delivered by Seller in connection herewith) and to perform all transactions
     of Seller contemplated by this Agreement (and all agreements and documents
     executed and delivered by Seller in connection herewith). Seller has duly
     authorized the execution, delivery and performance of this Agreement (and
     all agreements and documents executed and delivered by Seller in connection
     herewith), and has duly executed and delivered this Agreement (and all
     agreements and documents executed and delivered by Seller in connection
     herewith). This Agreement (and each agreement and document executed and
     delivered by Seller in connection herewith), assuming due authorization,
     execution and delivery thereof by each other party thereto, constitutes the
     legal, valid and binding obligation of Seller enforceable in accordance
     with its terms, except as such enforcement may be limited by bankruptcy,
     fraudulent transfer, insolvency, reorganization, receivership, moratorium
     or other laws relating to or affecting the rights of creditors generally,
     by general principles of equity

                                        8
<Page>

     (regardless of whether such enforcement is considered in a proceeding in
     equity or at law) and by considerations of public policy.

          (iii)  Neither the execution, delivery and performance of this
     Agreement, nor the fulfillment of or compliance with the terms and
     conditions of this Agreement by Seller, will (A) conflict with or result in
     a breach of any of the terms, conditions or provisions of Seller's
     organizational documents; (B) conflict with, result in a breach of, or
     constitute a default or result in an acceleration under, any agreement or
     instrument to which Seller is now a party or by which it (or any of its
     properties) is bound if compliance therewith is necessary (1) to ensure the
     enforceability of this Agreement or (2) for Seller to perform its duties
     and obligations under this Agreement (or any agreement or document executed
     and delivered by Seller in connection herewith); (C) conflict with or
     result in a breach of any legal restriction if compliance therewith is
     necessary (1) to ensure the enforceability of this Agreement or (2) for
     Seller to perform its duties and obligations under this Agreement (or any
     agreement or document executed and delivered by Seller in connection
     herewith); (D) result in the violation of any law, rule, regulation, order,
     judgment or decree to which Seller or its property is subject if compliance
     therewith is necessary (1) to ensure the enforceability of this Agreement
     or (2) for Seller to perform its duties and obligations under this
     Agreement (or any agreement or document executed and delivered by Seller in
     connection herewith); or (E) result in the creation or imposition of any
     lien, charge or encumbrance that would have a material adverse effect upon
     Seller's ability to perform its duties and obligations under this Agreement
     (or any agreement or document executed and delivered by Seller in
     connection herewith), or materially impair the ability of the Depositor to
     realize on the Mortgage Loans owned by Seller.

          (iv)   Seller is solvent and the sale of Mortgage Loans (1) will not
     cause Seller to become insolvent and (2) is not intended by Seller to
     hinder, delay or defraud any of its present or future creditors. After
     giving effect to its transfer of the Mortgage Loans, as provided herein,
     the value of Seller's assets, either taken at their present fair saleable
     value or at fair valuation, will exceed the amount of Seller's debts and
     obligations, including contingent and unliquidated debts and obligations of
     Seller, and Seller will not be left with unreasonably small assets or
     capital with which to engage in and conduct its business. Seller does not
     intend to, and does not believe that it will, incur debts or obligations
     beyond its ability to pay such debts and obligations as they mature. No
     proceedings looking toward liquidation, dissolution or bankruptcy of the
     Seller are pending or contemplated.

          (v)    No consent, approval, authorization or order of, or
     registration or filing with, or notice to, any court or governmental agency
     or body having jurisdiction or regulatory authority over Seller is required
     for (A) Seller's execution, delivery and performance of this Agreement (or
     any agreement or document executed and delivered by Seller in connection
     herewith), (B) Seller's transfer and assignment of the Mortgage Loans, or
     (C) the consummation by Seller of the transactions contemplated by this
     Agreement (or any agreement or document executed and delivered by Seller in
     connection herewith) or, to the extent so required, such consent, approval,
     authorization, order, registration, filing or notice has been obtained,
     made or given (as applicable), except that Seller may not be duly qualified
     to transact business as a foreign corporation or licensed in one or more
     states if such qualification or licensing is not necessary to ensure the
     enforceability of this Agreement (or any agreement or document executed and
     delivered by Seller in connection herewith).

                                        9
<Page>

          (vi)   In connection with its sale of the Mortgage Loans, Seller is
     receiving new value. The consideration received by Seller upon the sale of
     the Mortgage Loans owned by it constitutes at least fair consideration and
     reasonably equivalent value for the Mortgage Loans.

          (vii)  Seller does not believe, nor does it have any reason or cause
     to believe, that it cannot perform each and every covenant of Seller
     contained in this Agreement (or any agreement or document executed and
     delivered by Seller in connection herewith).

          (viii) There are no actions, suits proceedings pending or to Seller's
     knowledge threatened in writing against Seller which are reasonably likely
     to draw into question the validity of this Agreement (or any agreement or
     document executed and delivered by Seller in connection herewith) or which,
     either in any one instance or in the aggregate, are reasonably likely to
     materially impair the ability of Seller to perform its duties and
     obligations under this Agreement (or any agreement or document executed and
     delivered by Seller in connection herewith).

          (ix)   Seller's performance of its duties and obligations under this
     Agreement (and each agreement or document executed and delivered by Seller
     in connection herewith) is in the ordinary course of business of Seller and
     Seller's transfer, assignment and conveyance of the Mortgage Loans pursuant
     to this Agreement are not subject to the bulk transfer or similar statutory
     provisions in effect in any applicable jurisdiction. The Mortgage Loans do
     not constitute all or substantially all of Seller's assets.

          (x)    Seller has not dealt with any Person that may be entitled, by
     reason of any act or omission of Seller, to any commission or compensation
     in connection with the sale of the Mortgage Loans to the Depositor
     hereunder except for (A) the reimbursement of expenses as described herein
     or otherwise in connection with the transactions described in SECTION 2
     hereof and (B) the commissions or compensation owed to the Underwriters or
     the Initial Purchaser.

          (xi)   Seller is not in default or breach of any agreement or
     instrument to which Seller is now a party or by which it (or any of its
     properties) is bound which breach or default would materially and adversely
     affect the ability of Seller to perform its obligations under this
     Agreement.

          (xii)  The representations and warranties contained in EXHIBIT A,
     subject to the exceptions to such representations and warranties set forth
     on SCHEDULE V hereto, are true and correct in all material respects as of
     the date hereof with respect to the Mortgage Loans identified on SCHEDULE
     II.

          (b)    The Seller hereby agrees that it shall be deemed to make, as of
the date of substitution, to and for the benefit of the holder of the Mortgage
Loan to be replaced, with respect to any replacement mortgage loan (a
"REPLACEMENT MORTGAGE LOAN") that is substituted for a Mortgage Loan affected by
a Material Defect or a Material Breach, pursuant to SECTION 7 of this Agreement,
each of the representations and warranties set forth in EXHIBIT A (references
therein to "Closing Date" being deemed to be references to the "date of
substitution" and references therein to "Cut-off Date" being deemed to be
references to the "most recent due date for the subject Replacement Mortgage
Loan on or before the date of substitution"). From and after the date of
substitution, each Replacement Mortgage Loan, if any, shall be deemed to
constitute a "Mortgage Loan" hereunder for all purposes.

          Section 7.  OBLIGATIONS OF SELLER. Each of the representations and
warranties contained in or required to be made by Seller pursuant to SECTION 6
of this Agreement shall survive the

                                       10
<Page>

sale of the Mortgage Loans and shall continue in full force and effect,
notwithstanding any restrictive or qualified endorsement on the Notes and
notwithstanding subsequent termination of this Agreement or the Pooling and
Servicing Agreement. The representations and warranties contained in or required
to be made by Seller pursuant to SECTION 6 of this Agreement shall not be
impaired by any review or examination of the Mortgage Files or other documents
evidencing or relating to the Mortgage Loans or any failure on the part of
Depositor to review or examine such documents and shall inure to the benefit of
the initial transferee of the Mortgage Loans from Depositor including, without
limitation, the Trustee for the benefit of the Holders of the Certificates,
notwithstanding (1) any restrictive or qualified endorsement on any Note,
assignment of Mortgage or reassignment of Assignment of Leases or (2) any
termination of this Agreement prior to the Closing but shall not inure to the
benefit of any subsequent transferee thereafter.

          If any Certificateholder, the Master Servicer, the Special Servicer or
the Trustee discovers or receives notice: of a breach of any of the
representations or warranties made by the Seller with respect to the Mortgage
Loans listed on SCHEDULE II hereto, as of the date hereof in SECTION 6(a)(xii)
or as of the Closing Date pursuant to SECTION 4(b)(iii), or with respect to any
Replacement Mortgage Loan, as of the date of substitution pursuant to SECTION
6(b) (in any such case, a "BREACH"); or that (A) any document required to be
included in the Mortgage File related to any Mortgage Loan is not in the
Trustee's possession within the time period required herein or (B) such document
has not been properly executed or is otherwise defective on its face (the
circumstances in the foregoing CLAUSES (A) and (B), in each case, a "Defect"
(including the "DEFECTS" described below) in the related Mortgage File), such
party shall give notice to the Master Servicer, the Special Servicer, the
Trustee and the Rating Agencies. If the Master Servicer or the Special Servicer
determines that such Breach or Defect materially and adversely affects the value
of any Mortgage Loan or the interests of the Certificateholders therein (any
such Breach or Defect, a "MATERIAL BREACH" and a "MATERIAL DEFECT",
respectively), it shall give prompt written notice of such Breach or Defect to
the Depositor, the Trustee, the Master Servicer, the Special Servicer and the
Seller and shall request that the Seller not later than the earlier of 90 days
from the receipt by the Seller of such notice or discovery by the Seller of such
Breach or Defect (subject to the second succeeding paragraph, the "INITIAL
RESOLUTION PERIOD"), (i) cure such Breach or Defect in all material respects;
(ii) repurchase the affected Mortgage Loan at the applicable Purchase Price (as
defined in the Pooling and Servicing Agreement); or (iii) substitute, in
accordance with the Pooling and Servicing Agreement, one or more Qualified
Substitute Mortgage Loans (as defined in the Pooling and Servicing Agreement)
for such affected Mortgage Loan (PROVIDED that in no event shall any
substitution occur later than the second anniversary of the Closing Date) and
pay the Master Servicer for deposit into the Collection Account any Substitution
Shortfall Amount (as defined in the Pooling and Servicing Agreement) in
connection therewith; PROVIDED, HOWEVER, that if (i) such Material Breach or
Material Defect is capable of being cured but not within the Initial Resolution
Period, (ii) such Material Breach or Material Defect does not cause the related
Mortgage Loan not to be a "qualified mortgage" (within the meaning of Section
860G(a)(3) of the Code), (iii) the Seller has commenced and is diligently
proceeding with the cure of such Material Breach or Material Defect within the
Initial Resolution Period and (iv) the Seller has delivered to the Rating
Agencies, the Master Servicer and the Trustee an Officer's Certificate that
describes the reasons that the cure was not effected within the Initial
Resolution Period and the actions that it proposes to take to effect the cure
and that states that it anticipates the cure will be effected within the
additional 90-day period, then the Seller shall have an additional 90 days to
cure such material Defect or material Breach. With respect to any substitution
of one or more Qualified Substitute Mortgage Loans for a Mortgage Loan
hereunder, (A) no such substitution may be made in any calendar month after the
Determination Date for such month; (B) scheduled payments of principal and
interest due with respect to the Qualified Substitute Mortgage Loan(s) after the
related date of substitution shall be part of the Trust Fund; and (C) scheduled
payments of principal and interest due with respect to such

                                       11
<Page>

Qualified Substitute Mortgage Loan(s) on or prior to the related date of
substitution shall not be part of the Trust Fund, and the Seller shall be
entitled to receive such payments promptly following receipt by the Master
Servicer or Special Servicer, as applicable, under the Pooling and Servicing
Agreement.

          Any of the following will cause a document in the Mortgage File to be
deemed to have a "Defect" and to be conclusively presumed to materially and
adversely affect the interests of Certificateholders in and the value of a
Mortgage Loan: (a) the absence from the Mortgage File of the original signed
Note, unless the Mortgage File contains a signed lost note affidavit and
indemnity; (b) the absence from the Mortgage File of the original signed
Mortgage, unless there is included in the Mortgage File a certified copy of the
Mortgage as recorded or as sent for recordation, together with a certificate
stating that the original signed Mortgage was sent for recordation, or a copy of
the Mortgage and the related recording information; (c) the absence from the
Mortgage File of the item called for by CLAUSE (i) of the definition of Mortgage
File in SECTION 3; (d) the absence from the Mortgage File of any intervening
assignments required to create an effective assignment to the Trustee on behalf
of the Trust, unless there is included in the Mortgage File a certified copy of
the intervening assignment and a certificate stating that the original
intervening assignments were sent for recordation; or (e) the absence from the
Servicer File of any required original letter of credit (as required in the
proviso to SECTION 1 hereof), PROVIDED that such Defect may be cured by any
substitute letter of credit or cash reserve on behalf of the related Borrower;
or (f) the absence from the Mortgage File of the original or a copy of any
required ground lease.

          Any Defect or Breach which causes any Mortgage Loan not to be a
"qualified mortgage" (within the meaning of Section 860G(a)(3) of the Code)
shall be deemed to materially and adversely affect the interest of
Certificateholders therein and the Initial Resolution Period for the affected
Mortgage Loan shall be 90 days following the earlier of the discovery of such
Defect or Breach by any party to the Pooling and Servicing Agreement (so long as
Seller received prompt notice thereof pursuant to this SECTION 7) or Seller's
discovery of such Defect or Breach (which period shall not be subject to
extension).

          If the Seller does not, as required by this SECTION 7, correct or cure
a Material Breach or a Material Defect in all material respects within the
applicable Initial Resolution Period (as extended pursuant to this SECTION 7),
or if such Breach or Defect is not capable of being so corrected or cured with
such period, then the Seller shall purchase or substitute for the affected
Mortgage Loan as provided in this SECTION 7. If (i) any Mortgage Loan is
required to be repurchased or substituted for as provided above, (ii) such
Mortgage Loan is a Crossed Mortgage Loan that is a part of a Mortgage Group (as
defined below) and (iii) the applicable Breach or Defect does not constitute a
Breach or Defect, as the case may be, as to any other Crossed Mortgage Loan in
such Mortgage Group (without regard to this paragraph), then the applicable
Breach or Defect, as the case may be, will be deemed to constitute a Breach or
Defect, as the case may be, as to any other Crossed Mortgage Loan in the
Mortgage Group for purposes of the above provisions, and the Seller will be
required to repurchase or substitute for such other Crossed Mortgage Loan(s) in
the related Mortgage Group in accordance with the provisions of this SECTION 7
unless the Crossed Mortgage Loan Repurchase Criteria would be satisfied if
Seller were to repurchase or substitute for only the affected Crossed Mortgage
Loans as to which a Material Breach or Material Defect had occurred without
regard to this paragraph, and in the case of either such repurchase or
substitution, all of the other requirements set forth in the Pooling and
Servicing Agreement applicable to a repurchase or substitution, as the case may
be, would be so satisfied. In the event that the Crossed Mortgage Loan
Repurchase Criteria would be so satisfied, the Mortgage Loan Seller may elect
either to repurchase or substitute for only the affected Crossed Mortgage Loan
as to which the Material Defect or Material Breach exists or to repurchase or
substitute for the aggregated Crossed Mortgage Loans. The

                                       12
<Page>

determination of the Special Servicer as to whether the Crossed Mortgage Loan
Repurchase Criteria have been satisfied shall be conclusive and binding in the
absence of manifest error. In the event that one or more of such other Crossed
Mortgage Loans satisfy the Crossed Loan Repurchase Criteria, the Seller may
elect either to repurchase or substitute for only the affected Crossed Mortgage
Loan as to which the related Breach or Defect exists or to repurchase or
substitute for all of the Crossed Mortgage Loans in the related Mortgage Group.
The Seller shall be responsible for the cost of (and, if so directed by the
Special Servicer, obtaining) any Appraisal required for the Special Servicer to
determine if the Crossed Loan Repurchase Criteria have been satisfied, so long
as the scope and cost of such Appraisal has been approved by the Seller (such
approval not to be unreasonably withheld). For purposes of this paragraph, a
"MORTGAGE GROUP" is any group of Mortgage Loans identified as a Mortgage Group
on SCHEDULE III to this Agreement.

          Notwithstanding the foregoing, if there is a Material Breach or
Material Defect with respect to one or more Mortgaged Properties (but not all of
the Mortgaged Properties) with respect to a Mortgage Loan, the Seller will not
be obligated to repurchase or substitute for the Mortgage Loan if the affected
Mortgaged Property may be released pursuant to the terms of any partial release
provisions in the related Mortgage Loan Documents and the remaining Mortgaged
Property(ies) satisfy the requirements, if any, set forth in the Mortgage Loan
Documents and (i) the Seller provides an opinion of counsel to the effect that
such partial release would not cause an Adverse REMIC Event (as defined in the
Pooling and Servicing Agreement) to occur, (ii) such Seller pays (or causes to
be paid) the applicable release price required under the Mortgage Loan Documents
and, to the extent not reimbursable out of the release price pursuant to the
related Mortgage Loan Documents, any additional amounts necessary to cover all
reasonable out-of-pocket expenses reasonably incurred by the Master Servicer,
the Special Servicer, the Trustee or the Trust Fund in connection therewith,
including any unreimbursed advances and interest thereon made with respect to
the Mortgaged Property that is being released, and (iii) such cure by release of
such Mortgaged Property is effected within the time periods specified for cure
of a Material Breach or Material Defect in this SECTION 7.

          The Purchase Price or Substitution Shortfall Amount for any
repurchased or substituted Mortgage Loan shall be payable to the Depositor or,
subsequent to the assignment of the Mortgage Loans to the Trustee, the Trustee
as its assignee, by wire transfer of immediately available funds to the account
designated by the Depositor or the Trustee, as the case may be, and the
Depositor or the Trustee, as the case may be, upon receipt of such funds (and,
in the case of a substitution, the Mortgage File(s) for the related Qualified
Substitute Mortgage Loans), shall promptly release the related Mortgage File and
Servicer File or cause them to be released, to Seller and shall execute and
deliver such instruments of transfer or assignment as shall be necessary to vest
in the Seller the legal and beneficial ownership of such Mortgage Loan
(including any property acquired in respect thereof or proceeds of any insurance
policy with respect thereto) and the related Mortgage Loan Documents.

          It is understood and agreed that the obligations of the Seller set
forth in this SECTION 7 to cure, substitute for or repurchase a Mortgage Loan
listed on SCHEDULE II hereto constitute the sole remedies available to the
Depositor and its successors and assigns against Seller respecting any Breach or
Defect affecting such Mortgage Loan.

          Section 8.  CROSSED MORTGAGE LOANS. With respect to any Crossed
Mortgage Loan conveyed hereunder, to the extent that the Seller repurchases or
substitutes for an affected Crossed Mortgage Loan in the manner prescribed above
while the Trustee continues to hold any related Crossed Mortgage Loans, the
Seller and the Depositor (on behalf of its successors and assigns) agree to
modify upon such repurchase or substitution, the related Mortgage Loan Documents
in a manner such that such

                                       13
<Page>

affected Crossed Mortgage Loan repurchased or substituted by the Seller, on the
one hand, and any related Crossed Mortgage Loans still held by the Trustee, on
the other, would no longer be cross-defaulted or cross-collateralized with one
another; PROVIDED, that the Seller shall have furnished to the Trustee, at its
expense, with an opinion of counsel that such modification shall not cause an
Adverse REMIC Event; PROVIDED, FURTHER, that if such opinion cannot be
furnished, the Seller and the Depositor hereby agree that such repurchase or
substitution of only the affected Crossed Mortgage Loans, notwithstanding
anything to the contrary herein, shall not be permitted. Any reserve or other
cash collateral or letters of credit securing the affected Crossed Mortgage
Loans shall be allocated between such Mortgage Loans in accordance with the
Mortgage Loan Documents. All other terms of the Mortgage Loans shall remain in
full force and effect, without any modification thereof.

          Section 9.  RATING AGENCY FEES; COSTS AND EXPENSES ASSOCIATED WITH A
DEFEASANCE. The Seller shall pay all Rating Agency fees associated with an
assumption of a Mortgage Loan to the extent such fees have not been paid by the
related Borrower and such Borrower is not required to pay them under the terms
of the related Mortgage Loan Documents in effect on or before the Closing Date.
The Seller shall pay all reasonable costs and expenses associated with a
defeasance of a Mortgage Loan to the extent such costs and expenses have not
been paid by the related Borrower and such Borrower is not required to pay them
under the terms of the related Mortgage Loan Documents in effect on or before
the Closing Date.

          Section 10. REPRESENTATIONS AND WARRANTIES OF DEPOSITOR. Depositor
hereby represents and warrants to Seller as of the date hereof, as follows:

          (a)    Depositor is duly organized and is validly existing as a
corporation in good standing under the laws of the State of Delaware, with full
corporate power and authority to own its assets and conduct its business as it
is conducted, and is duly qualified as a foreign corporation in good standing in
all jurisdictions in which the ownership or lease of its property or the conduct
of its business requires such qualification (except where the failure to qualify
would not have a materially adverse effect on the consummation of any
transactions contemplated by this Agreement).

          (b)    The execution and delivery by Depositor of this Agreement and
the performance of Depositor's obligations hereunder are within the corporate
power of Depositor and have been duly authorized by Depositor and neither the
execution and delivery by Depositor of this Agreement nor the compliance by
Depositor with the provisions hereof, nor the consummation by Depositor of the
transactions contemplated by this Agreement, will (i) conflict with or result in
a breach of, or constitute a default under, the certificate of incorporation or
by-laws of Depositor or, after giving effect to the consents or taking of the
actions contemplated by CLAUSE (ii) of this PARAGRAPH (b), any of the provisions
of any law, governmental rule, regulation, judgment, decree or order binding on
Depositor or its properties, or any of the provisions of any material indenture
or mortgage or any other material contract or other instrument to which
Depositor is a party or by which it is bound or result in the creation or
imposition of any lien, charge or encumbrance upon any of its properties
pursuant to the terms of any such indenture, mortgage, contract or other
instrument or (ii) require the consent of, notice to or any filing with any
person, entity or governmental body, which has not been obtained or made by
Depositor, except where, in any of the instances contemplated by CLAUSE (i)
above or this CLAUSE (ii), the failure to do so will not have a material and
adverse effect on the consummation of any transactions contemplated by this
Agreement.

          (c)    This Agreement has been duly executed and delivered by
Depositor and this Agreement constitutes a legal, valid and binding instrument,
enforceable against Depositor in

                                       14
<Page>

accordance with its terms, subject, as to the enforcement of remedies, to
applicable bankruptcy, reorganization, insolvency, moratorium and other laws
affecting the rights of creditors generally and to general principles of equity
and the discretion of the court (regardless of whether enforcement of such
remedies is considered in a proceeding in equity or at law) and, as to rights of
indemnification hereunder, subject to limitations of public policy under
applicable securities laws.

          (d)    There is no litigation, charge, investigation, action, suit or
proceeding by or before any court, regulatory authority or governmental agency
or body pending or, to the knowledge of Depositor, threatened against Depositor
the outcome of which could be reasonably expected to materially and adversely
affect the consummation of any transactions contemplated by this Agreement.

          Section 11. SURVIVAL OF CERTAIN REPRESENTATIONS, WARRANTIES AND
COVENANTS. The respective representations and warranties set forth in or made
pursuant to this Agreement, and the respective obligations of the parties hereto
under SECTIONS 7 and 9 of this Agreement, will remain in full force and effect,
regardless of any investigation or statement as to the result thereof made by or
on behalf of any party and will survive payment for the various transfers
referred to herein and delivery of the Certificates or termination of this
Agreement.

          Section 12. TRANSACTION EXPENSES. Whether or not this Agreement is
terminated, both the Purchaser and the Seller agree to pay the transaction
expenses incurred in connection with the transactions herein contemplated as set
forth in the Closing Statement.

          Section 13. RECORDING COSTS. Seller agrees to reimburse the Trustee or
its designee all recording and filing fees incurred by the Trustee or its
designee in connection with the recording or filing of the Mortgage Loan
Documents listed in SECTION 3 of this Agreement. In the event Seller elects to
engage a third party contractor to prepare, complete, file and record
Assignments with respect to Mortgage Loans as provided in SECTION 3, Seller
shall contract directly with such contractor and shall be responsible for such
contractor's compensation and reimbursement of recording and filing fees and
other reimbursable expenses pursuant to their agreement.

          Section 14. NOTICES. All communications hereunder will be in writing
and effective only upon receipt, and, (a) if sent to Depositor, will be mailed,
delivered or telecopied and confirmed to it at 11 Madison Avenue, 5th Floor, New
York, New York 10010, Attention: Jeffrey Altabef, Telecopy No._________, and (b)
if sent to the Seller will be mailed, delivered or telecopied and confirmed to
it at 388 Greenwich Street, New York, New York 10013, Attention: Angela Vleck,
Telecopy No. (212) 816-8307, or in the case of either such party, to it at such
other address or telecopy number as such party may hereafter furnish to the
other party by like notice.

          Section 15. EXAMINATION OF MORTGAGE FILES. Upon reasonable notice,
Seller, prior to the Closing Date, will make the Mortgage Files available to
Depositor or its agent for examination during normal business hours at Seller's
offices or such other location as shall otherwise be agreed upon by Depositor
and Seller. The fact that Depositor or its agent has conducted or has failed to
conduct any partial or complete examination of the Mortgage Files shall not
affect the rights of Depositor or the Trustee (for the benefit of the
Certificateholders) to demand cure, repurchase, or other relief as provided
herein.

          Section 16. SUCCESSORS. This Agreement shall inure to the benefit of
and shall be binding upon Seller and Depositor and their respective successors,
permitted assigns and legal representatives, and nothing expressed in this
Agreement is intended or shall be construed to give any other person any legal
or equitable right, remedy or claim under or in respect of this Agreement, or
any

                                       15
<Page>

provisions herein contained, this Agreement and all conditions and provisions
hereof being intended to be and being for the sole and exclusive benefit of such
persons and for the benefit of no other person; it being understood that (a) the
indemnities of Seller contained in that certain Mortgage Loan Seller
Indemnification Agreement dated October 17, 2002 among Seller, Depositor, Credit
Suisse First Boston Corporation (on behalf of itself and the other Underwriters)
and the Initial Purchaser, subject to all limitations therein contained, shall
also be for the benefit of the officers and directors of Depositor, the
Underwriters and the Initial Purchaser and any person or persons who control
Depositor, the Underwriters and the Initial Purchaser within the meaning of
Section 15 of the Securities Act or Section 20 of the 1934 Act, and (b) the
rights of Depositor pursuant to this Agreement, subject to all limitations
herein contained, including those set forth in SECTION 7 of this Agreement, may
be assigned to the Trustee, for benefit of the Certificateholders, as may be
required to effect the purposes of the Pooling and Servicing Agreement and, upon
such assignment, the Trustee shall succeed to such rights of Depositor
hereunder, PROVIDED that the Trustee shall have no right to further assign such
rights to any other Person. No owner of a Certificate issued pursuant to the
Pooling and Servicing Agreement shall be deemed a successor because of such
ownership.

          Section 17. GOVERNING LAW. THIS AGREEMENT SHALL BE GOVERNED AND
CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF NEW YORK APPLICABLE TO
AGREEMENTS TO BE MADE AND PERFORMED ENTIRELY WITHIN SUCH STATE WITHOUT GIVING
EFFECT TO CHOICE OF LAW PRINCIPLES. TO THE FULLEST EXTENT PERMITTED UNDER
APPLICABLE LAW, THE SELLER AND THE DEPOSITOR EACH HEREBY IRREVOCABLY (I) SUBMITS
TO THE JURISDICTION OF ANY NEW YORK STATE AND FEDERAL COURTS SITTING IN NEW YORK
CITY WITH RESPECT TO MATTERS ARISING OUT OF OR RELATING TO THIS AGREEMENT; (II)
AGREES THAT ALL CLAIMS WITH RESPECT TO SUCH ACTION OR PROCEEDING MAY BE HEARD
AND DETERMINED IN SUCH NEW YORK STATE OR FEDERAL COURTS; (III) WAIVES, TO THE
FULLEST POSSIBLE EXTENT, THE DEFENSE OF AN INCONVENIENT FORUM; AND (IV) AGREES
THAT A FINAL JUDGMENT IN ANY SUCH ACTION OR PROCEEDING SHALL BE CONCLUSIVE AND
MAY BE ENFORCED IN OTHER JURISDICTIONS BY SUIT ON THE JUDGMENT OR IN ANY OTHER
MANNER PROVIDED BY LAW.

          Section 18. SEVERABILITY. If any provision of this Agreement shall be
prohibited or invalid under applicable law, this Agreement shall be ineffective
only to such extent, without invalidating the remainder of this Agreement.

          Section 19. FURTHER ASSURANCES. Depositor and Seller agree to execute
and deliver such instruments and take such actions as the other parties may,
from time to time, reasonably request in order to effectuate the purpose and to
carry out the terms of this Agreement.

          Section 20. COUNTERPARTS. This Agreement may be executed in
counterparts (and by each of the parties hereto on different counterparts), each
of which when so executed and delivered will be an original, and all of which
together will be deemed to constitute but one and the same instrument.

          Section 21. TREATMENT AS SECURITY AGREEMENT. It is the express intent
of the parties hereto that the conveyance of the Mortgage Loans by Seller to
Depositor as provided in this Agreement be, and be construed as, a sale of the
Mortgage Loans by Seller to Depositor. It is, further, not the intention of the
parties that such conveyance be deemed a pledge of the Mortgage Loans by Seller
to Depositor to secure a debt or other obligation of Seller. However, in the
event that, notwithstanding the

                                       16
<Page>

intent of the parties, the Mortgage Loans are held to be property of Seller or
if for any reason this Agreement is held or deemed to create a security interest
in the Mortgage Loans:

          (a)    this Agreement shall hereby create a security agreement within
the meaning of Articles 8 and 9 of the Uniform Commercial Code in effect in the
applicable state;

          (b)    the conveyance provided for in this Agreement shall hereby
grant from Seller to Depositor a security interest in and to all of Seller's
right, title, and interest, whether now owned or hereafter acquired, in and to:

          (i)    all accounts, contract rights (including any guarantees),
     general intangibles, chattel paper, instruments, documents, money, deposit
     accounts, certificates of deposit, goods, letters of credit, advices of
     credit and investment property consisting of, arising from or relating to
     any of the property described in the Mortgage Loans, including the related
     Notes, Mortgages and title, hazard and other insurance policies, identified
     on the Mortgage Loan Schedule or that constitute Replacement Mortgage
     Loans, and all distributions with respect thereto payable after the Cut-off
     Date;

          (ii)   all accounts, contract rights, general intangibles, chattel
     paper, instruments, documents, money, deposit accounts, certificates of
     deposit, goods, letters of credit, advices of credit and investment
     property arising from or by virtue of the disposition of, or collections
     with respect to, or insurance proceeds payable with respect to, or claims
     against other persons with respect to, all or any part of the collateral
     described in (i) above (including any accrued discount realized on
     liquidation of any investment purchased at a discount), in each case,
     payable after the Cut-off Date; and

          (iii)  all cash and non-cash proceeds of the collateral described in
     CLAUSES (i) and (ii) above payable after the Cut-off Date;

          (c)    the possession by Depositor or its assignee of the Notes and
such other goods, letters of credit, advices of credit, instruments, money,
documents, chattel paper or certificated securities shall be deemed to be
possession by the secured party or possession by a purchaser or a person
designated by him or her, for purposes of perfecting the security interest
pursuant to the Uniform Commercial Code (including, without limitation, Sections
9-306, 9-313 and 9-314 thereof) as in force in the relevant jurisdiction; and

          (d)    notifications to persons holding such property, and
acknowledgments, receipts, confirmations from persons holding such property,
shall be deemed to be notifications to, or acknowledgments, receipts or
confirmations from, securities intermediaries, bailees or agents of, or persons
holding for (as applicable), Depositor or its assignee for the purpose of
perfecting such security interest under applicable law.

          The Seller at the direction of the Depositor or its assignee, shall,
to the extent consistent with this Agreement, take such actions as may be
necessary to ensure that, if this Agreement were deemed to create a security
interest in the Mortgage Loans and the proceeds thereof, such security interest
would be a perfected security interest of first priority under applicable law
and will be maintained as such throughout the term of this Agreement. In
connection herewith, Depositor and its assignee shall have all of the rights and
remedies of a secured party and creditor under the Uniform Commercial Code as in
force in the relevant jurisdiction and may execute and file such UCC Financing
Statements as may be necessary or appropriate to accomplish the foregoing.

                                       17
<Page>

          Section 22. RECORDATION OF AGREEMENT. To the extent permitted by
applicable law, this Agreement is subject to recordation following the Closing
Date in all appropriate public offices for real property records in all the
counties or other comparable jurisdictions in which any or all of the properties
subject to the Mortgages are situated, and in any other appropriate public
recording office or elsewhere, such recordation to be effected by Seller at
Seller's expense at the direction of Depositor accompanied by an opinion of
counsel to the effect that such recordation materially and beneficially affects
the interests of Depositor.

                                      * * *

                                       18
<Page>

          IN WITNESS WHEREOF, the parties hereto have caused this Mortgage Loan
Purchase Agreement to be duly executed and delivered as the date first above
written.

                              SALOMON BROTHERS REALTY CORP.,
                              as Seller

                              By: /s/ Angela J. Vleck
                                  ---------------------------------------------
                              Name:   Angela J. Vleck
                              Title:  Authorized Agent

                              CREDIT SUISSE FIRST BOSTON MORTGAGE
                              SECURITIES CORP.,
                              as Depositor

                              By: /s/ Jeffrey A. Altabef
                                  ---------------------------------------------
                              Name:   Jeffrey A. Altabef
                              Title:  Vice President

<Page>

                                                                      SCHEDULE I

                          SCHEDULE OF TRANSACTION TERMS

          This Schedule of Transaction Terms is appended to and incorporated
by reference in the Mortgage Loan Purchase Agreement (the "AGREEMENT"), dated
as of October 17, 2002, between Salomon Brothers Realty Corp. (the "SELLER")
and Credit Suisse First Boston Mortgage Securities Corp. (the "DEPOSITOR").
Capitalized terms used herein without definition have the meanings given them
in or by reference in the Agreement or, if not defined in the Agreement, in
the Pooling and Servicing Agreement.

          "AFFILIATE" means with respect to any specified Person, any other
Person controlling or controlled by or under common control with such specified
Person.

          "BORROWER" means the borrower under a Mortgage Loan.

          "CERTIFICATE PURCHASE AGREEMENT" means the Certificate Purchase
Agreement, dated October 17, 2002, between Depositor and the Initial Purchaser.

          "CERTIFICATES" means the Credit Suisse First Boston Mortgage
Securities Corp. Commercial Mortgage Pass-Through Certificates, Series
2002-CKS4, issued in multiple classes.

          "CLOSING DATE" means October 29, 2002.

          "CLOSING STATEMENT" means the closing statement dated as of the
Closing Date and signed by, among others, the parties to this Agreement.

          "CODE" means the Internal Revenue Code of 1986, as amended.

          "CROSSED MORTGAGE LOAN" means any Mortgage Loan which is
cross-defaulted and cross-collateralized with any other Mortgage Loan.

          "CUT-OFF DATE" means, individually and collectively, the applicable
Due Dates for the respective Mortgage Loans occurring in October 2002.

          "ENVIRONMENTAL REPORT" means the environmental audit report with
respect to each Mortgaged Property delivered to Seller in connection with the
related Mortgage, if any.

          "EXCEPTION REPORT" means exceptions with respect to the
representations and warranties made by the Seller as to the Mortgage Loans in
SECTION 6(a)(xii) and under the written certificate described in SECTION
4(b)(iii) of the Agreement, which exceptions are set forth in SCHEDULE V
attached hereto and made a part hereof.

          "INITIAL PURCHASER" means Credit Suisse First Boston Corporation.

          "LOAN AGREEMENT" means, with respect to any Mortgage Loan, the loan
agreement, if any, between the related Mortgage Loan Originator and the related
Borrower, pursuant to which such Mortgage Loan was made.

                                       I-1
<Page>

          "MORTGAGE FILE" means, collectively, the documents and instruments
pertaining to a Mortgage Loan required to be included in the related Mortgage
File pursuant to SECTION 3 (subject to the proviso in SECTION 1 of the
Agreement).

          "MORTGAGE LOAN DOCUMENTS" means, collectively, the documents and
instruments pertaining to a Mortgage Loan to be included in either the related
Mortgage File or the related Servicer File.

          "MORTGAGE LOAN ORIGINATOR" means any institution which originated a
Mortgage Loan for a related Borrower.

          "MORTGAGE LOAN PURCHASE PRICE" means the amount described in SECTION 2
of the Agreement.

          "OFFERING CIRCULAR" means the confidential offering circular dated
October 22, 2002, describing certain classes of the Private Certificates.

          "POOLING AND SERVICING AGREEMENT" means the Pooling and Servicing
Agreement creating the Trust Fund and the interests therein, dated as of October
11, 2002, among the Master Servicer, the Special Servicer, the Depositor and the
Trustee, including, without limitation, the exhibits and schedules annexed
thereto.

          "PRIMARY COLLATERAL" means with respect to any Crossed Mortgage Loan,
that portion of the Mortgaged Property designated as directly securing such
Crossed Mortgage Loan and excluding any Mortgaged Property as to which the
related lien may only be foreclosed upon by exercise of the
cross-collateralization provisions of such Crossed Mortgage Loan.

          "PRIVATE CERTIFICATES" means the Certificates that are not Publicly
Offered Certificates.

          "PROSPECTUS" means the Prospectus, dated October 22, 2002.

          "PROSPECTUS SUPPLEMENT" means the Prospectus Supplement, dated October
22, 2002, relating to the Publicly Offered Certificates.

          "PUBLICLY OFFERED CERTIFICATES" means the Class A-1, Class A-2, Class
B, Class C, Class D and Class E Certificates.

          "SERVICER FILE" means, collectively, all documents, records and copies
pertaining to a Mortgage Loan which are required to be included in the related
Servicer File pursuant to SECTION 3 thereof (subject to the proviso in SECTION
1).

          "UNDERWRITERS" means Credit Suisse First Boston Corporation, McDonald
Investments Inc., Lehman Brothers, Inc. and Salomon Smith Barney Inc.

          "UNDERWRITING AGREEMENT" means the Underwriting Agreement, dated
October 22, 2002, between Depositor and the Underwriters.

                                       I-2
<Page>

                                                                     SCHEDULE II

                             MORTGAGE LOAN SCHEDULE

                                      II-1
<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                                SBRC COLLATERAL

<Table>
<Caption>

                                                                                                                         Zip
  #   Crossed        Property Name                              Address                           City            State  Code
--------------------------------------------------------------------------------------------------------------------------------
<S>   <C>       <C>                                       <C>                                   <C>                 <C>  <C>
  6             Carriage Hill Apartments                  7000 Coachman Lane                    Richmond            VA   23228
  15            Redwood Business Park - Loan 2            1360 & 1370 Redwood Way,
                                                          1372 & 1425 North McDowell
                                                          Boulevard and 5401 Old
                                                          Redwood Highway                       Petaluma            CA   94954
  23            Cumberland Marketplace                    6560 Carlisle Pike                    Mechanicsburg       PA   17050
  24            200 Connecticut Avenue                    200 Connecticut Avenue                Norwalk             CT   06854
  25            North Pointe Shopping Center
                - Phase III                               1515 North Pointe Drive               Durham              NC   27705
  27            Miami Gardens Apartments                  9540 Kempwood Drive                   Houston             TX   77080
  29            US Storage Centers-South Bay              14680 Aviation Boulevard              Hawthorne           CA   90250
  33            Outlook Apartments                        12188 Cloudy Peak Lane NW             Silverdale          WA   98383
  34            Sunridge Village Apartments               3100 Jane Place NE                    Albuquerque         NM   87111
  35    (A)     Westwind Shopping Center-West             2440-2462 West Mason Street           Green Bay           WI   54303
  36    (A)     Westwind Shopping Center-East             2250-2280 West Mason Street           Green Bay           WI   54303
  44            The Lakes Apartments                      4800 San Mateo Lane, NE               Albuquerque         NM   87109
  46            Gatewood Apartments                       6300 Montgomery Boulevard NE          Albuquerque         NM   87109
  47            Discovery Village                         905, 909, 913 and 917 Dana Drive      Redding             CA   96003
  49            Banyan Court                              2 East Camino Real                    Boca Raton          FL   33432
  52            The Oaks Senior Apartments                2001 Eastwood Drive                   Vacaville           CA   95687
  53            5550 Friendship Boulevard                 5550 Friendship Boulevard             Chevy Chase         MD   20815
  54            Los Altos Towers Apartments               9125 Copper Avenue NE                 Albuquerque         NM   87123
  57            March Tower                               2800 West March Lane                  Stockton            CA   95219
  71            Walgreens - Scottsdale                    11250 East Via Linda                  Scottsdale          AZ   85259
  73            Trowbridge Crossing                       7507 Roswell Road                     Atlanta             GA   30350
  74            Macy's Furniture                          493 Route 38 West                     Maple Shade         NJ   08052
  75            Cypress Creek Village
                 Shopping Center                          1525 Cypress Creek Road               Cedar Park          TX   78613
  80            Grassy Creek Mobile Home Park             1642 Dromedary Drive                  Harrisonburg        VA   22801
  83            Spalding Exchange Office Complex          3937-3965 Holcomb Bridge Road         Norcross            GA   30092
  87            Villa Apartments                          1111-1177 Cardenas Drive SE           Albuquerque         NM   87108
  90            Midland Plaza                             3001 West Loop 250 North              Midland             TX   79705
  92            Thayer Terrace Apartments                 525 Thayer Avenue                     Silver Spring       MD   20910
  97            Riverside Mini Storage                    7044 Arlington Avenue                 Riverside           CA   92503
  98            Club Riverside Apartments                 12747 Riverside Drive                 Valley Village      CA   91607
  99            LP Plaza II                               13575 West Indian School Road         Litchfield Park     AZ   85340
 100            Clairemont Manor Apartments               5325-5385 Clairemont Mesa Boulevard   San Diego           CA   92117
 106            Fontana Plaza                             9045 La Fontana Boulevard             Boca Raton          FL   33434
 107            Sawtelle Apartments                       3516 Sawtelle Boulevard               Los Angeles         CA   90066
 111            Walgreens - Eden Prairie                  Highway 169 & Pioneer Trail           Eden Prairie        MN   55347
 112            Mill Creek Apartments                     303 Smith Street                      Clio                MI   48420
 113            Springs Shopping Center                   200 Johnson Ferry Road                Atlanta             GA   30328
 115            Lincoln Place Apartments                  4401 San Pedro Boulevard NE           Albuquerque         NM   87109
 118            Magnolia Village Shopping Center          10901-10995 Magnolia Avenue           Riverside           CA   92505
 120            Bon Shopping Center                       2224-2330 North Wahsatch Avenue       Colorado Springs    CO   80907

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                                SBRC COLLATERAL

<Caption>

                                                                                                   Mortgage
                                                           Mortgage                  Units/Square    Loan     Original
  #   Crossed        Property Name                        Originator                     Feet       Seller    Balance
-------------------------------------------------------------------------------------------------------------------------
<S>   <C>       <C>                                 <C>                              <C>             <C>    <C>
  6             Carriage Hill Apartments            Salomon Brothers Realty Corp.           660      SBRC   $34,000,000
  15            Redwood Business Park - Loan 2      Salomon Brothers Realty Corp.       169,477      SBRC   $18,965,000
  23            Cumberland Marketplace              Salomon Brothers Realty Corp.        95,025      SBRC   $13,440,000
  24            200 Connecticut Avenue              Salomon Brothers Realty Corp.       119,108      SBRC   $13,300,000
  25            North Pointe Shopping Center
                - Phase III                         Salomon Brothers Realty Corp.       118,274      SBRC   $11,400,000
  27            Miami Gardens Apartments            Salomon Brothers Realty Corp.           422      SBRC   $10,500,000
  29            US Storage Centers-South Bay        Salomon Brothers Realty Corp.        81,491      SBRC   $10,000,000
  33            Outlook Apartments                  Salomon Brothers Realty Corp.           209      SBRC   $ 9,125,000
  34            Sunridge Village Apartments         Salomon Brothers Realty Corp.           320      SBRC   $ 8,880,000
  35    (A)     Westwind Shopping Center-West       Salomon Brothers Realty Corp.       129,557      SBRC   $ 4,900,000
  36    (A)     Westwind Shopping Center-East       Salomon Brothers Realty Corp.        91,813      SBRC   $ 3,765,000
  44            The Lakes Apartments                Salomon Brothers Realty Corp.           299      SBRC   $ 6,960,000
  46            Gatewood Apartments                 Salomon Brothers Realty Corp.           324      SBRC   $ 6,800,000
  47            Discovery Village                   Salomon Brothers Realty Corp.        37,046      SBRC   $ 6,515,000
  49            Banyan Court                        Salomon Brothers Realty Corp.        32,852      SBRC   $ 6,450,000
  52            The Oaks Senior Apartments          Salomon Brothers Realty Corp.            78      SBRC   $ 6,000,000
  53            5550 Friendship Boulevard           Salomon Brothers Realty Corp.       135,694      SBRC   $ 6,000,000
  54            Los Altos Towers Apartments         Salomon Brothers Realty Corp.           186      SBRC   $ 5,920,000
  57            March Tower                         Salomon Brothers Realty Corp.        53,282      SBRC   $ 5,500,000
  71            Walgreens - Scottsdale              Salomon Brothers Realty Corp.        15,120      SBRC   $ 4,400,000
  73            Trowbridge Crossing                 Salomon Brothers Realty Corp.        24,670      SBRC   $ 4,300,000
  74            Macy's Furniture                    Salomon Brothers Realty Corp.        72,625      SBRC   $ 4,260,000
  75            Cypress Creek Village
                 Shopping Center                    Salomon Brothers Realty Corp.        28,533      SBRC   $ 4,142,000
  80            Grassy Creek Mobile Home Park       Salomon Brothers Realty Corp.           223      SBRC   $ 4,000,000
  83            Spalding Exchange Office Complex    Salomon Brothers Realty Corp.        55,008      SBRC   $ 3,844,000
  87            Villa Apartments                    Salomon Brothers Realty Corp.           196      SBRC   $ 3,700,000
  90            Midland Plaza                       Salomon Brothers Realty Corp.        49,916      SBRC   $ 3,500,000
  92            Thayer Terrace Apartments           Salomon Brothers Realty Corp.            74      SBRC   $ 3,450,000
  97            Riverside Mini Storage              Salomon Brothers Realty Corp.       114,768      SBRC   $ 3,300,000
  98            Club Riverside Apartments           Salomon Brothers Realty Corp.            48      SBRC   $ 3,325,000
  99            LP Plaza II                         Salomon Brothers Realty Corp.        25,700      SBRC   $ 3,300,000
 100            Clairemont Manor Apartments         Salomon Brothers Realty Corp.            66      SBRC   $ 3,300,000
 106            Fontana Plaza                       Salomon Brothers Realty Corp.        39,044      SBRC   $ 3,200,000
 107            Sawtelle Apartments                 Salomon Brothers Realty Corp.            57      SBRC   $ 3,200,000
 111            Walgreens - Eden Prairie            Salomon Brothers Realty Corp.        15,120      SBRC   $ 3,100,000
 112            Mill Creek Apartments               Salomon Brothers Realty Corp.           174      SBRC   $ 3,040,000
 113            Springs Shopping Center             Salomon Brothers Realty Corp.        32,600      SBRC   $ 3,000,000
 115            Lincoln Place Apartments            Salomon Brothers Realty Corp.           120      SBRC   $ 2,750,000
 118            Magnolia Village Shopping Center    Salomon Brothers Realty Corp.        38,060      SBRC   $ 2,500,000
 120            Bon Shopping Center                 Salomon Brothers Realty Corp.        48,642      SBRC   $ 2,400,000

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                                SBRC COLLATERAL

<Caption>
                                                                              Initial
                                                                              Interest   Orig    Rem.     Orig       Rem.
                                                     Cut-off        Fee/        Only     Amort.  Amort.  Term to    Term to
  #   Crossed        Property Name                   Balance      Leasehold     Term     Term    Term    Maturity   Maturity
------------------------------------------------------------------------------------------------------------------------------
<S>   <C>       <C>                                 <C>           <C>         <C>        <C>     <C>       <C>       <C>
  6             Carriage Hill Apartments            $34,000,000      Fee         24      318     318       120        119
  15            Redwood Business Park - Loan 2      $18,780,426      Fee          0      360     346       120        106
  23            Cumberland Marketplace              $13,404,042      Fee          0      360     356       120        116
  24            200 Connecticut Avenue              $13,278,393      Fee          0      360     357       120        117
  25            North Pointe Shopping Center
                - Phase III                         $11,362,560      Fee          0      360     355       120        115
  27            Miami Gardens Apartments            $10,470,265      Fee          0      360     356       120        116
  29            US Storage Centers-South Bay         $9,968,875      Fee          0      300     297       120        117
  33            Outlook Apartments                   $9,020,448      Fee          0      360     344       120        104
  34            Sunridge Village Apartments          $8,825,299      Fee          0      360     352       120        112
  35    (A)     Westwind Shopping Center-West        $4,867,962   Leasehold       0      360     351       120        111
  36    (A)     Westwind Shopping Center-East        $3,740,383   Leasehold       0      360     351       120        111
  44            The Lakes Apartments                 $6,917,126      Fee          0      360     352       120        112
  46            Gatewood Apartments                  $6,751,373      Fee          0      360     351       120        111
  47            Discovery Village                    $6,495,079      Fee          0      360     355       120        115
  49            Banyan Court                         $6,433,043      Fee          0      360     356       120        116
  52            The Oaks Senior Apartments           $5,972,176      Fee          0      360     354       120        114
  53            5550 Friendship Boulevard            $5,944,217      Fee          0      240     235        60         55
  54            Los Altos Towers Apartments          $5,883,533      Fee          0      360     352       120        112
  57            March Tower                          $5,485,101      Fee          0      360     356       120        116
  71            Walgreens - Scottsdale               $4,386,474      Fee          0      360     355       120        115
  73            Trowbridge Crossing                  $4,252,935      Fee          0      360     345       120        105
  74            Macy's Furniture                     $4,221,325      Fee          0      300     292       120        112
  75            Cypress Creek Village
                 Shopping Center                     $4,117,418      Fee          0      360     351       120        111
  80            Grassy Creek Mobile Home Park        $3,949,896      Fee          0      360     343       120        103
  83            Spalding Exchange Office Complex     $3,830,189      Fee          0      360     354       120        114
  87            Villa Apartments                     $3,673,541      Fee          0      360     351       120        111
  90            Midland Plaza                        $3,457,698      Fee          0      360     343       120        103
  92            Thayer Terrace Apartments            $3,396,477      Fee          0      360     340       121        101
  97            Riverside Mini Storage               $3,287,139      Fee          0      300     296       120        116
  98            Club Riverside Apartments            $3,285,537      Fee          0      360     344       120        104
  99            LP Plaza II                          $3,279,150      Fee          0      360     351       120        111
 100            Clairemont Manor Apartments          $3,265,737      Fee          0      360     345       120        105
 106            Fontana Plaza                        $3,188,859      Fee          0      360     354       120        114
 107            Sawtelle Apartments                  $3,159,917      Fee          0      360     343       120        103
 111            Walgreens - Eden Prairie             $3,074,141      Fee          0      360     348       120        108
 112            Mill Creek Apartments                $3,018,261      Fee          0      360     351       120        111
 113            Springs Shopping Center              $2,988,330      Fee          0      360     354       120        114
 115            Lincoln Place Apartments             $2,712,697      Fee          0      360     342       120        102
 118            Magnolia Village Shopping Center     $2,483,525      Fee          0      360     350       120        110
 120            Bon Shopping Center                  $2,375,086      Fee          0      360     344       120        104

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                                SBRC COLLATERAL

<Caption>
                                                                                   Interest
                                                                 Net              Calculation               First
                                                    Mortgage   Mortgage   Grace    (30/360 /    Monthly    Payment   Maturity
  #   Crossed        Property Name                    Rate       Rate     Days    Actual/360)   Payment     Date       Date
------------------------------------------------------------------------------------------------------------------------------
<S>   <C>       <C>                                  <C>        <C>       <C>     <C>           <C>        <C>        <C>
  6             Carriage Hill Apartments             6.630%     6.568%       5    Actual/360    $227,195   10/1/02    9/1/12
  15            Redwood Business Park - Loan 2       7.410%     7.338%       5    Actual/360    $131,439    9/1/01    8/1/11
  23            Cumberland Marketplace               7.350%     7.288%       5    Actual/360     $92,598    7/1/02    6/1/12
  24            200 Connecticut Avenue               7.900%     7.838%       5    Actual/360     $96,665    8/1/02    7/1/12
  25            North Pointe Shopping Center
                - Phase III                          7.310%     7.188%       5    Actual/360     $78,233    6/1/02    5/1/12
  27            Miami Gardens Apartments             7.120%     7.058%       5    Actual/360     $70,705    7/1/02    6/1/12
  29            US Storage Centers-South Bay         7.350%     7.288%       5    Actual/360     $72,926    8/1/02    7/1/12
  33            Outlook Apartments                   7.300%     7.238%       5    Actual/360     $62,558    7/1/01    6/1/11
  34            Sunridge Village Apartments          7.110%     7.048%       5    Actual/360     $59,736    3/1/02    2/1/12
  35    (A)     Westwind Shopping Center-West        7.280%     7.218%       5    Actual/360     $33,526    2/1/02    1/1/12
  36    (A)     Westwind Shopping Center-East        7.280%     7.218%       5    Actual/360     $25,761    2/1/02    1/1/12
  44            The Lakes Apartments                 7.110%     7.048%       5    Actual/360     $46,820    3/1/02    2/1/12
  46            Gatewood Apartments                  6.880%     6.818%       5    Actual/360     $44,694    2/1/02    1/1/12
  47            Discovery Village                    7.580%     7.478%       5    Actual/360     $45,911    6/1/02    5/1/12
  49            Banyan Court                         7.420%     7.358%       5    Actual/360     $44,747    7/1/02    6/1/32
  52            The Oaks Senior Apartments           6.780%     6.718%      10    Actual/360     $39,036    5/1/02    4/1/12
  53            5550 Friendship Boulevard            6.860%     6.798%       5    Actual/360     $46,015    6/1/02    5/1/07
  54            Los Altos Towers Apartments          7.110%     7.048%       5    Actual/360     $39,824    3/1/02    2/1/12
  57            March Tower                          7.300%     7.238%       5    Actual/360     $37,706    7/1/02    6/1/12
  71            Walgreens - Scottsdale               7.560%     7.498%       5    Actual/360     $30,946    6/1/02    5/1/12
  73            Trowbridge Crossing                  7.170%     7.058%       5    Actual/360     $29,101    8/1/01    7/1/11
  74            Macy's Furniture                     7.390%     7.328%       5    Actual/360     $31,177    3/1/02    2/1/12
  75            Cypress Creek Village
                 Shopping Center                     7.700%     7.598%       5    Actual/360     $29,531    2/1/02    1/1/12
  80            Grassy Creek Mobile Home Park        7.150%     7.088%       5    Actual/360     $27,016    6/1/01    5/1/11
  83            Spalding Exchange Office Complex     7.810%     7.748%       5    Actual/360     $27,698    5/1/02    4/1/12
  87            Villa Apartments                     6.880%     6.818%       5    Actual/360     $24,319    2/1/02    1/1/12
  90            Midland Plaza                        7.300%     7.198%       5    Actual/360     $23,995    6/1/01    5/1/11
  92            Thayer Terrace Apartments            7.120%     7.058%       5    Actual/360     $23,232    3/1/01    3/1/11
  97            Riverside Mini Storage               7.870%     7.808%       5    Actual/360     $25,186    7/1/02    6/1/12
  98            Club Riverside Apartments            7.150%     7.028%       5    Actual/360     $22,457    7/1/01    6/1/11
  99            LP Plaza II                          7.430%     7.283%       5    Actual/360     $22,916    2/1/02    1/1/12
 100            Clairemont Manor Apartments          7.390%     7.268%       5    Actual/360     $22,826    8/1/01    7/1/11
 106            Fontana Plaza                        7.930%     7.868%       5    Actual/360     $23,325    5/1/02    4/1/12
 107            Sawtelle Apartments                  7.150%     7.028%       5    Actual/360     $21,613    6/1/01    5/1/11
 111            Walgreens - Eden Prairie             7.400%     7.338%       5    Actual/360     $21,464   11/1/01   10/1/11
 112            Mill Creek Apartments                6.880%     6.818%       5    Actual/360     $19,981    2/1/02    1/1/12
 113            Springs Shopping Center              7.500%     7.388%       5    Actual/360     $20,976    5/1/02    4/1/12
 115            Lincoln Place Apartments             7.100%     6.988%       5    Actual/360     $18,481    5/1/01    4/1/11
 118            Magnolia Village Shopping Center     7.620%     7.518%       5    Actual/360     $17,686    1/1/02   12/1/11
 120            Bon Shopping Center                  7.710%     7.648%       5    Actual/360     $17,128    7/1/01    6/1/11

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                                SBRC COLLATERAL

<Caption>
                                                                                                  Servicing
                                                                                                     and
                                                                                Defeasance         Trustee    Earthquake
  #   Crossed        Property Name                     ARD    Defeasance        Provision           Fees      Insurance
--------------------------------------------------------------------------------------------------------------------------
<S>   <C>       <C>                                  <C>        <C>        <C>                     <C>          <C>
  6             Carriage Hill Apartments               N/A       Yes       Lock/25_Def/92_0%/3     0.0618%      N/A
  15            Redwood Business Park - Loan 2         N/A       Yes       Lock/38_Def/80_0%/2     0.0718%      No
  23            Cumberland Marketplace                 N/A       Yes       Lock/28_Def/90_0%/2     0.0618%      N/A
  24            200 Connecticut Avenue                 N/A       Yes       Lock/27_Def/90_0%/3     0.0618%      N/A
  25            North Pointe Shopping Center
                - Phase III                            N/A       Yes       Lock/29_Def/89_0%/2     0.1218%      N/A
  27            Miami Gardens Apartments               N/A       Yes       Lock/28_Def/90_0%/2     0.0618%      N/A
  29            US Storage Centers-South Bay           N/A       Yes       Lock/27_Def/90_0%/3     0.0618%      Yes
  33            Outlook Apartments                     N/A       Yes       Lock/40_Def/77_0%/3     0.0618%      Yes
  34            Sunridge Village Apartments            N/A       Yes       Lock/32_Def/85_0%/3     0.0618%      N/A
  35    (A)     Westwind Shopping Center-West          N/A       Yes       Lock/33_Def/84_0%/3     0.0618%      N/A
  36    (A)     Westwind Shopping Center-East          N/A       Yes       Lock/33_Def/84_0%/3     0.0618%      N/A
  44            The Lakes Apartments                   N/A       Yes       Lock/32_Def/85_0%/3     0.0618%      N/A
  46            Gatewood Apartments                    N/A       Yes       Lock/33_Def/84_0%/3     0.0618%      N/A
  47            Discovery Village                      N/A       Yes       Lock/29_Def/88_0%/3     0.1018%      No
  49            Banyan Court                        6/1/12       Yes       Lock/28_Def/90_0%/2     0.0618%      N/A
  52            The Oaks Senior Apartments             N/A       Yes       Lock/30_Def/87_0%/3     0.0618%      No
  53            5550 Friendship Boulevard              N/A       Yes       Lock/29_Def/29_0%/2     0.0618%      N/A
  54            Los Altos Towers Apartments            N/A       Yes       Lock/32_Def/85_0%/3     0.0618%      N/A
  57            March Tower                            N/A       Yes       Lock/28_Def/89_0%/3     0.0618%      No
  71            Walgreens - Scottsdale                 N/A       Yes       Lock/29_Def/88_0%/3     0.0618%      N/A
  73            Trowbridge Crossing                    N/A       Yes       Lock/39_Def/78_0%/3     0.1118%      N/A
  74            Macy's Furniture                       N/A       Yes       Lock/32_Def/85_0%/3     0.0618%      N/A
  75            Cypress Creek Village
                 Shopping Center                       N/A       Yes       Lock/33_Def/84_0%/3     0.1018%      N/A
  80            Grassy Creek Mobile Home Park          N/A       Yes       Lock/41_Def/76_0%/3     0.0618%      N/A
  83            Spalding Exchange Office Complex       N/A       Yes       Lock/30_Def/87_0%/3     0.0618%      N/A
  87            Villa Apartments                       N/A       Yes       Lock/33_Def/84_0%/3     0.0618%      N/A
  90            Midland Plaza                          N/A       Yes       Lock/41_Def/76_0%/3     0.1018%      N/A
  92            Thayer Terrace Apartments              N/A       Yes       Lock/44_Def/74_0%/3     0.0618%      N/A
  97            Riverside Mini Storage                 N/A       Yes       Lock/28_Def/89_0%/3     0.0618%      No
  98            Club Riverside Apartments              N/A       Yes       Lock/40_Def/77_0%/3     0.1218%      No
  99            LP Plaza II                            N/A       Yes       Lock/33_Def/84_0%/3     0.1468%      N/A
 100            Clairemont Manor Apartments            N/A       Yes       Lock/39_Def/78_0%/3     0.1218%      No
 106            Fontana Plaza                          N/A       Yes       Lock/30_Def/87_0%/3     0.0618%      N/A
 107            Sawtelle Apartments                    N/A       Yes       Lock/41_Def/76_0%/3     0.1218%      Yes
 111            Walgreens - Eden Prairie               N/A       Yes       Lock/36_Def/81_0%/3     0.0618%      N/A
 112            Mill Creek Apartments                  N/A       Yes       Lock/33_Def/84_0%/3     0.0618%      N/A
 113            Springs Shopping Center                N/A       Yes       Lock/30_Def/87_0%/3     0.1118%      No
 115            Lincoln Place Apartments               N/A       Yes       Lock/42_Def/75_0%/3     0.1118%      No
 118            Magnolia Village Shopping Center       N/A       Yes       Lock/34_Def/83_0%/3     0.1018%      No
 120            Bon Shopping Center                    N/A       Yes       Lock/40_Def/77_0%/3     0.0618%      No

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                                SBRC COLLATERAL

<Caption>
                                                                   Contractual
                                                    Engineering     Recurring      LC & TI       Contractual     Tax &
                                                    Reserve at     Replacement    Reserve at      Recurring    Insurance
  #   Crossed        Property Name                  Origination    Reserve/FF&E   Origination       LC&TI       Escrows
-------------------------------------------------------------------------------------------------------------------------
<S>   <C>       <C>                                   <C>            <C>           <C>            <C>           <C>
  6             Carriage Hill Apartments              $118,906       $166,000             $0            $0       Both
  15            Redwood Business Park - Loan 2              $0        $35,586       $500,000        $6,668        Tax
  23            Cumberland Marketplace                      $0        $14,254             $0        $2,610       Both
  24            200 Connecticut Avenue                      $0        $24,504             $0       $15,240        Tax
  25            North Pointe Shopping Center
                - Phase III                                 $0        $17,742             $0        $4,928       Both
  27            Miami Gardens Apartments              $164,875       $105,500             $0            $0       Both
  29            US Storage Centers-South Bay                $0         $8,149             $0            $0       Both
  33            Outlook Apartments                          $0        $52,500             $0            $0       Both
  34            Sunridge Village Apartments           $286,375        $80,000             $0            $0       Both
  35    (A)     Westwind Shopping Center-West          $12,500         $1,766             $0          $358       Both
  36    (A)     Westwind Shopping Center-East           $4,375        $17,444             $0          $853       Both
  44            The Lakes Apartments                  $286,250        $74,750             $0            $0       Both
  46            Gatewood Apartments                   $150,000        $81,000             $0            $0       Both
  47            Discovery Village                           $0         $5,557             $0        $2,547       Both
  49            Banyan Court                                $0        $42,527             $0          $548       Both
  52            The Oaks Senior Apartments                  $0        $15,600             $0            $0       Both
  53            5550 Friendship Boulevard                   $0             $0             $0            $0       Both
  54            Los Altos Towers Apartments            $50,000        $46,500             $0            $0       Both
  57            March Tower                               $561        $10,656             $0        $5,744       Both
  71            Walgreens - Scottsdale                      $0         $2,268             $0            $0       None
  73            Trowbridge Crossing                         $0             $0             $0            $0       Both
  74            Macy's Furniture                        $6,250        $11,620             $0            $0       None
  75            Cypress Creek Village
                 Shopping Center                            $0         $3,850       $100,000        $2,000       Both
  80            Grassy Creek Mobile Home Park               $0        $11,148             $0            $0       Both
  83            Spalding Exchange Office Complex        $2,500        $11,004       $150,000        $5,000       Both
  87            Villa Apartments                      $293,500        $51,084             $0            $0       Both
  90            Midland Plaza                             $625         $7,487             $0        $2,347       Both
  92            Thayer Terrace Apartments             $270,000        $18,740             $0            $0       Both
  97            Riverside Mini Storage                  $2,750             $0             $0            $0       Both
  98            Club Riverside Apartments                   $0             $0             $0            $0        Tax
  99            LP Plaza II                             $6,815         $5,148             $0        $3,355       Both
 100            Clairemont Manor Apartments            $29,701        $16,500             $0            $0       Both
 106            Fontana Plaza                               $0         $7,395             $0        $3,245       Both
 107            Sawtelle Apartments                         $0             $0             $0            $0        Tax
 111            Walgreens - Eden Prairie                    $0             $0             $0            $0       None
 112            Mill Creek Apartments                  $78,375        $43,500             $0            $0       Both
 113            Springs Shopping Center                $81,250         $4,890             $0        $1,667       Both
 115            Lincoln Place Apartments                $4,313        $30,000             $0            $0       Both
 118            Magnolia Village Shopping Center       $66,498         $9,140             $0        $2,379       Both
 120            Bon Shopping Center                     $6,375         $7,296             $0        $3,325       Both

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                                SBRC COLLATERAL

<Caption>

                                                     Environmental   Letter of
  #   Crossed        Property Name                     Insurance       Credit
------------------------------------------------------------------------------
<S>   <C>       <C>                                     <C>            <C>
  6             Carriage Hill Apartments                  No             $0
  15            Redwood Business Park - Loan 2            No             $0
  23            Cumberland Marketplace                    No             $0
  24            200 Connecticut Avenue                    No             $0
  25            North Pointe Shopping Center
                - Phase III                               No             $0
  27            Miami Gardens Apartments                  No             $0
  29            US Storage Centers-South Bay              No             $0
  33            Outlook Apartments                        No             $0
  34            Sunridge Village Apartments               No             $0
  35    (A)     Westwind Shopping Center-West             No             $0
  36    (A)     Westwind Shopping Center-East             No             $0
  44            The Lakes Apartments                      No             $0
  46            Gatewood Apartments                       No             $0
  47            Discovery Village                         No             $0
  49            Banyan Court                              No             $0
  52            The Oaks Senior Apartments                No             $0
  53            5550 Friendship Boulevard                 No             $0
  54            Los Altos Towers Apartments               No             $0
  57            March Tower                               No             $0
  71            Walgreens - Scottsdale                    No             $0
  73            Trowbridge Crossing                       No             $0
  74            Macy's Furniture                          No             $0
  75            Cypress Creek Village
                 Shopping Center                          No             $0
  80            Grassy Creek Mobile Home Park             No             $0
  83            Spalding Exchange Office Complex          No             $0
  87            Villa Apartments                          No             $0
  90            Midland Plaza                             No             $0
  92            Thayer Terrace Apartments                 No             $0
  97            Riverside Mini Storage                    No             $0
  98            Club Riverside Apartments                 No             $0
  99            LP Plaza II                               No             $0
 100            Clairemont Manor Apartments               No             $0
 106            Fontana Plaza                             No             $0
 107            Sawtelle Apartments                       No             $0
 111            Walgreens - Eden Prairie                  No             $0
 112            Mill Creek Apartments                     No             $0
 113            Springs Shopping Center                   Yes            $0
 115            Lincoln Place Apartments                  No             $0
 118            Magnolia Village Shopping Center          No             $0
 120            Bon Shopping Center                       No             $0
</Table>

<Page>

                                                                    SCHEDULE III

                   MORTGAGE LOANS CONSTITUTING MORTGAGE GROUPS

                                      III-1
<Page>

                            MORTGAGE LOAN SCHEDULE

               CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

          COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                              SBRC CROSSED LOANS

<Table>
<Caption>
                                                                                                                             Zip
   #       CROSSED            PROPERTY NAME                        ADDRESS                          CITY          STATE      CODE
------------------------------------------------------------------------------------------------------------------------------------
<S>          <C>      <C>                            <C>                                    <C>                     <C>     <C>
   35        (A)      Westwind Shopping Center-West  2440-2462 West Mason Street            Green Bay               WI      54303
   36        (A)      Westwind Shopping Center-East  2250-2280 West Mason Street            Green Bay               WI      54303

<Caption>

                                                                                                      INITIAL
                                                                                                      INTEREST   ORIG        REM.
                  MORTGAGE                  MORTGAGE      ORIGINAL        CUT-OFF        OWNERSHIP     ONLY      AMORT.      AMORT.
   #             ORIGINATOR               LOAN SELLER     BALANCE         BALANCE        INTEREST      TERM      TERM        TERM
------------------------------------------------------------------------------------------------------------------------------------
<S>      <C>                               <C>            <C>            <C>              <C>            <C>      <C>        <C>
   35    Salomon Brothers Realty Corp.     SBRC           $4,900,000     $4,867,962       Leasehold      0        360        351
   36    Salomon Brothers Realty Corp.     SBRC           $3,765,000     $3,740,383       Leasehold      0        360        351

<Caption>

                                                            INTEREST
           ORIG          REM.                              CALCULATION                       FIRST
          TERM TO      TERM TO     INTEREST    GRACE        (30/360 /         MONTHLY       PAYMENT      MATURITY
  #      MATURITY      MATURITY      RATE      DAYS         ACTUAL/360)       PAYMENT        DATE          DATE          ARD
---------------------------------------------------------------------------------------------------------------------------------
<S>         <C>          <C>        <C>          <C>       <C>                   <C>          <C>           <C>           <C>
  35        120          111        7.280%       5         Actual/360            $33,526      2/1/2002      1/1/2012      N/A
  36        120          111        7.280%       5         Actual/360            $25,761      2/1/2002      1/1/2012      N/A

<Caption>
                                                                          SERVICING
                                                                            AND                 ENGINEERING
                                                          DEFEASANCE      TRUSTEE   EARTHQUAKE  RESERVE AT
   #   CROSSED   PROPERTY NAME           DEFEASANCE       PROVISION        FEES     INSURANCE   ORIGINATION
------------------------------------------------------------------------------------------------------------
<S>    <C>       <C>                        <C>     <C>                  <C>          <C>         <C>
   35  (A)        Westwind Shopping         Yes     Lock/33_Def/84_0%/3  0.0618%      N/A         $12,500
                  Center - West
   36  (A)        Westwind Shopping         Yes     Lock/33_Def/84_0%/3  0.0618%      N/A          $4,375
                  Center - East

<Caption>

         CONTRACTUAL
          RECURRING     LC & TI     CONTRACTUAL       TAX &                                            LETTER
         REPLACEMENT   RESERVE AT    RECURRING      INSURANCE     ENVIRONMENTAL     LETTER OF        OF CREDIT
  #     RESERVE/FF&E  ORIGINATION      LC&TI         ESCROWS        INSURANCE        CREDIT         DESCRIPTION
-----------------------------------------------------------------------------------------------------------------
<S>       <C>             <C>            <C>         <C>               <C>             <C>              <C>
  35       $1,766         $0             $358        Both              No              $0               N/A
  36      $17,444         $0             $853        Both              No              $0               N/A

</Table>

<Page>

                                                                     SCHEDULE IV

                         MORTGAGE LOANS WITH LOST NOTES

                                      NONE

                                      IV-1
<Page>

                                                                      SCHEDULE V

                             EXCEPTIONS TO SELLER'S
                         REPRESENTATIONS AND WARRANTIES

          Reference is made to the Representations and Warranties contained in
EXHIBIT A corresponding to the roman numerals listed below:

                               Representation xvi

<Table>
<Caption>
 Loan
Number                Loan Name                         Description of Exception
<S>             <C>                      <C>
7003893         Cumberland               The  most recent inspection was on January 8, 2001. The
                Marketplace              next servicer inspection is scheduled for May, 2003.

7003232         5550 Friendship Blvd.    The most recent inspection was on August 30, 2001.The
                                         next servicer inspection is scheduled for April, 2003.

7003285         Westwind Shopping        The most recent inspection was on July 30, 2001. The
                Center- West             next servicer inspection is scheduled for December, 2002.

7003433         Macy's Furniture         The most recent inspection was on September 24, 2001.
                                         The next servicer inspection is scheduled for January, 2003.

7003283         Westwind Shopping        The most recent inspection was on July 30, 2001. The
                Center- West             next servicer inspection is scheduled for December, 2002.

7002999         LP Plaza II              The most recent inspection was on June 26, 2001. The
                                         next servicer inspection is scheduled for December, 2002.

7002757         Walgreen- Eden Prairie,  The most recent inspection was on May 24, 2001. A site
                MN                       inspection was ordered in September, 2002.The servicer
                                         expects to receive a site inspection by the end of October,
                                         2002.
</Table>

                                       V-1
<Page>

                              Representation xxiii

<Table>
<Caption>
 Loan
Number                Loan Name                           Description of Exception
<S>             <C>                                   <C>
7003433         Macy's Furniture                      The mortgaged property is not
                                                      covered by business interruption or
                                                      rent loss insurance.  However, the
                                                      mortgaged property is occupied by a
                                                      single tenant, and rent does not abate
                                                      in the event of a casualty.
7002757         Walgreens- Eden Prairie               Walgreens, the single tenant, has
                                                      exercised the option under its lease to
                                                      self-insure. In addition, although the
                                                      mortgaged property is not covered by
                                                      business interruption or rent loss
                                                      insurance, in the event of a casualty,
                                                      rent does not abate during the first
                                                      twelve (12) months following the
                                                      casualty.
7004656         Walgreens- Scottsdale                 Walgreens, the single tenant, has
                                                      exercised the option under its lease to
                                                      self-insure. In addition, although the
                                                      mortgaged property is not covered by
                                                      business interruption or rent loss
                                                      insurance, in the event of a casualty,
                                                      rent does not abate during the first
                                                      twelve (12) months following the
                                                      casualty.
7001349         Grassy Creek Manufactured Housing     The mortgaged property is a mobile
                Community                             home park. The satellite dish,
                                                      computer and rental office are
                                                      covered for physical loss.  However,
                                                      the exposure of concern is loss of
                                                      income from the rental pads, which is
                                                      covered by business interruption
                                                      insurance.
</Table>

                                Representation xl

<Table>
<Caption>
 Loan
 Number               Loan Name                           Description of Exception
<S>             <C>                                   <C>
7003724         Cypress Creek Shopping Center         The mortgaged property does not
                                                      constitute a separate tax parcel.
                                                      However, impounds are being
                                                      collected by the lender on the entire
                                                      tax parcel.
</Table>

                                       V-2
<Page>

                                                                       EXHIBIT A

                    REPRESENTATIONS AND WARRANTIES OF SELLER
                          REGARDING THE MORTGAGE LOANS

          (i)       Immediately prior to the sale, transfer and assignment to
the Depositor, no Note or Mortgage was subject to any assignment (other than
assignments which show a complete chain of assignment to the Seller),
participation or pledge, and the Seller had good and marketable title to, and
was the sole owner of, the related Mortgage Loan;

          (ii)      RESERVED.

          (iii)     The Seller has full right and authority to sell, assign and
transfer such Mortgage Loan and the assignment to the Depositor constitutes a
legal, valid and binding assignment of such Mortgage Loan;

          (iv)      The Seller is transferring such Mortgage Loan free and clear
of any and all liens, pledges, charges or security interests of any nature
encumbering such Mortgage Loan;

          (v)       As of origination, to Seller's knowledge, based on the
related borrower's representations and covenants in the related Mortgage Loan
Documents, the borrower, lessee and/or operator was in possession of all
licenses, permits, and authorizations then required for use of the Mortgaged
Property which were valid and in full force and effect as of the origination
date;

          (vi)      Each related Note, Mortgage, assignment of leases (if any)
and other agreement executed by or for the benefit of the related borrower, any
guarantor or their successors or assigns in connection with such Mortgage Loan
is the legal, valid and binding obligation of the related borrower, enforceable
in accordance with its terms, except as such enforcement may be limited by
bankruptcy, insolvency, reorganization, moratorium or other laws affecting the
enforcement of creditors' rights or by general principles of equity (regardless
of whether such enforceability is considered in a proceeding in equity or at
law); and there is no valid offset, defense, counterclaim, or right of
rescission available to the related borrower with respect to such Note,
Mortgage, assignment of leases and other agreements, except as the enforcement
thereof may be limited by bankruptcy, insolvency, reorganization, moratorium or
other laws affecting the enforcement of creditors' rights or by general
principles of equity (regardless of whether such enforceability is considered in
a proceeding in equity or at law);

          (vii)     Each related assignment of leases creates a valid first
priority collateral assignment of, or a valid first priority lien or security
interest in, certain rights under the related lease or leases, subject only to a
license granted to the related borrower to exercise certain rights and to
perform certain obligations of the lessor under such lease or leases, including
the right to operate the related leased property, except as the enforcement
thereof may be limited by bankruptcy, insolvency, reorganization, moratorium or
other laws affecting the enforcement of creditors' rights or by general
principles of equity (regardless of whether such enforceability is considered in
a proceeding in equity or at law); no person other than the related borrower
owns any interest in any payments due under such lease or leases that is
superior to or of equal priority with the lender's interest therein;

          (viii)    Each related assignment of Mortgage from the Seller to the
Depositor and related assignment of the assignment of leases, if any, or
assignment of any other agreement executed

                                       A-1
<Page>

by or for the benefit of the related borrower, any guarantor or their successors
or assigns in connection with such Mortgage Loan from the Seller to the
Depositor constitutes the legal, valid and binding assignment from the Seller to
the Depositor, except as the enforcement thereof may be limited by bankruptcy,
insolvency, reorganization, liquidation, receivership, moratorium or other laws
relating to or affecting the enforcement of creditors' rights or by general
principles of equity (regardless of whether such enforceability is considered in
a proceeding in equity or at law);

          (ix)      Since origination (A) except as set forth in the related
mortgage file, such Mortgage Loan has not been modified, altered, satisfied,
canceled, subordinated or rescinded and (B) each related Mortgaged Property has
not been released from the lien of the related Mortgage in any manner which
materially interferes with the security intended to be provided by such
Mortgage;

          (x)       Each related Mortgage is a valid and enforceable first lien
on the related Mortgaged Property (subject to Permitted Encumbrances (as defined
below)), except as the enforcement thereof may be limited by bankruptcy,
insolvency, reorganization, moratorium or other laws affecting the enforcement
of creditors' rights or by general principles of equity (regardless of whether
such enforceability is considered in a proceeding in equity or at law); and such
Mortgaged Property is free and clear of any mechanics' and materialmen's liens
which are prior to or equal with the lien of the related Mortgage, except those
which are insured against by a lender's title insurance policy (as described
below). A UCC Financing Statement has been filed and/or recorded (or sent for
filing or recording) in all places necessary to perfect a valid security
interest in the personal property necessary to operate the Mortgaged Property;
any security agreement, chattel mortgage or equivalent document related to and
delivered in connection with the Mortgage Loan establishes and creates a valid
and enforceable lien on property described therein, except as such enforcement
may be limited by bankruptcy, insolvency, reorganization, moratorium or other
laws affecting the enforcement of creditors' rights or by general principles of
equity (regardless of whether such enforceability is considered in a proceeding
in equity or at law);

          (xi)      The Seller has not taken any action that would cause the
representations and warranties made by the related borrower in the related
Mortgage Loan Documents not to be true;

          (xii)     The Seller has no knowledge that the material
representations and warranties made by the related borrower in the related
Mortgage Loan Documents are not true in any material respect;

          (xiii)    The lien of each related Mortgage is a first priority lien
on the fee and/or leasehold interest of the related borrower in the principal
amount of such Mortgage Loan or allocated loan amount of the portions of the
Mortgaged Property covered thereby (as set forth in the related Mortgage) after
all advances of principal and is insured by an ALTA lender's title insurance
policy (or a binding commitment therefor), or its equivalent as adopted in the
applicable jurisdiction, insuring the Seller and its successors and assigns as
to such lien, subject only to (A) the lien of current real property taxes,
ground rents, water charges, sewer rents and assessments not yet delinquent or
accruing interest or penalties, (B) covenants, conditions and restrictions,
rights of way, easements and other matters of public record, none of which,
individually or in the aggregate, materially interferes with the current use of
the Mortgaged Property or the security intended to be provided by such Mortgage
or with the borrower's ability to pay its obligations when they become due or
the value of the Mortgaged Property and (C) the exceptions (general and
specific) and exclusions set forth in such policy, none of which, individually
or in the aggregate, materially interferes with the current general use of the
Mortgaged Property or materially interferes with the security intended to be
provided by such Mortgage or with the

                                       A-2
<Page>

related borrower's ability to pay its obligations when they become due or the
value of the Mortgaged Property (items (A), (B) and (C) collectively, "PERMITTED
ENCUMBRANCES"); the premium for such policy was paid in full; such policy (or if
it is yet to be issued, the coverage to be afforded thereby) is issued by a
title insurance company licensed to issue policies in the state in which the
related Mortgaged Property is located (unless such state is Iowa) and is
assignable (with the related Mortgage Loan) to the Depositor and the Trustee
without the consent of or any notification to the insurer, and is in full force
and effect upon the consummation of the transactions contemplated by this
Agreement; no claims have been made under such policy and the Seller has not
undertaken any action or omitted to take any action, and has no knowledge of any
such act or omission, which would impair or diminish the coverage of such
policy;

          (xiv)     The proceeds of such Mortgage Loan have been fully disbursed
and there is no requirement for future advances thereunder, and no future
advances have been made which are not reflected in the related mortgage file;

          (xv)      Except as set forth in a property inspection report or
engineering report prepared in connection with the origination of the Mortgage
Loan, as of the later of the date of origination of such Mortgage Loan or the
most recent inspection of the related Mortgaged Property by the Seller, as
applicable, and to the knowledge of Seller as of the date hereof, each related
Mortgaged Property is free of any material damage that would affect materially
and adversely the use or value of such Mortgaged Property as security for the
Mortgage Loan (normal wear and tear excepted) or reserves have been established
to cover the costs to remediate such damage and, as of the closing date for each
Mortgage Loan and, to the Seller's knowledge, as of the date hereof, there is no
proceeding pending for the total or partial condemnation of such Mortgaged
Property that would have a material adverse effect on the use or value of the
Mortgaged Property;

          (xvi)     The Seller has inspected or caused to be inspected each
related Mortgaged Property within the past twelve months, or the originator of
the Mortgage Loan inspected or caused to be inspected each related Mortgaged
Property within three months of origination of the Mortgage Loan;

          (xvii)    No Mortgage Loan has a shared appreciation feature, any
other contingent interest feature or a negative amortization feature other than
the ARD Loans which may have negative amortization from and after the
Anticipated Repayment Date;

          (xviii)   Each Mortgage Loan is a whole loan and contains no equity
participation by Seller;

          (xix)     The Mortgage Rate (exclusive of any default interest, late
charges, or prepayment premiums) of such Mortgage Loan complied as of the date
of origination with, or was exempt from, applicable state or federal laws,
regulations and other requirements pertaining to usury. Except to the extent any
noncompliance did not materially and adversely affect the value of the related
Mortgaged Property, the security provided by the Mortgage or the related
borrower's operations at the related Mortgaged Property, any and all other
requirements of any federal, state or local laws, including, without limitation,
truth-in-lending, real estate settlement procedures, equal credit opportunity or
disclosure laws, applicable to such Mortgage Loan have been complied with as of
the date of origination of such Mortgage Loan;

          (xx)      Neither the Seller nor to the Seller's knowledge, any
originator, committed any fraudulent acts during the origination process of any
Mortgage Loan and the origination, servicing and collection of each Mortgage
Loan is in all respects legal, proper and prudent in accordance with

                                       A-3
<Page>

customary commercial mortgage lending standards, and no other person has been
granted or conveyed the right to service the Mortgage Loans or receive any
consideration in connection therewith, except as provided in the Pooling and
Servicing Agreement or any permitted subservicing agreements;

          (xxi)     All taxes and governmental assessments that became due and
owing prior to the date hereof with respect to each related Mortgaged Property
and that are or may become a lien of priority equal to or higher than the lien
of the related Mortgage have been paid or an escrow of funds has been
established and such escrow (including all escrow payments required to be made
prior to the delinquency of such taxes and assessments) is sufficient to cover
the payment of such taxes and assessments;

          (xxii)    All escrow deposits and payments required pursuant to each
Mortgage Loan are in the possession, or under the control, of the Seller or its
agent and there are no deficiencies (subject to any applicable grace or cure
periods) in connection therewith and all such escrows and deposits are being
conveyed by the Seller to the Depositor and identified as such with appropriate
detail;

          (xxiii)   Each related Mortgaged Property is insured by a fire and
extended perils insurance policy, issued by an insurer meeting the requirements
of the Pooling and Servicing Agreement, in an amount not less than the lesser of
the principal amount of the related Mortgage Loan and the replacement cost (with
no deduction for physical depreciation) and not less than the amount necessary
to avoid the operation of any co-insurance provisions with respect to the
related Mortgaged Property; each related Mortgaged Property is also covered by
business interruption or rental loss insurance which covers a period of not less
than 12 months and comprehensive general liability insurance in amounts
generally required by prudent commercial mortgage lenders for similar
properties; all premiums on such insurance policies required to be paid as of
the date hereof have been paid; such insurance policies require prior notice to
the insured of termination or cancellation, and no such notice has been received
by the Seller; such insurance names the lender under the Mortgage Loan and its
successors and assigns as a named or additional insured; each related Mortgage
Loan obligates the related borrower to maintain all such insurance and, at such
borrower's failure to do so, authorizes the lender to maintain such insurance at
the borrower's cost and expense and to seek reimbursement therefor from such
borrower;

          (xxiv)    There is no monetary default, breach, violation or event of
acceleration existing under the related Mortgage Loan. To the Seller's
knowledge, there is no (A) non-monetary default, breach, violation or event of
acceleration existing under the related Mortgage Loan or (B) event (other than
payments due but not yet delinquent) which, with the passage of time or with
notice and the expiration of any grace or cure period, would and does constitute
a default, breach, violation or event of acceleration, which default, breach,
violation or event of acceleration, in the case of either (A) or (B), materially
and adversely affects the use or value of the Mortgage Loan or the related
Mortgaged Property; PROVIDED, HOWEVER, that this representation and warranty
does not address or otherwise cover any default, breach, violation or event of
acceleration that specifically pertains to any matter otherwise covered by any
other representation or warranty made by the Seller in any of PARAGRAPHS (xiii),
(xxi), (xxv), (xxvii), (xxix) and (xxxi) of this Exhibit A;

          (xxv)     No Mortgage Loan has been more than 30 days delinquent in
making required payments since origination and as of the Cut-off Date no
Mortgage Loan is 30 or more days delinquent in making required payments;

                                       A-4
<Page>

          (xxvi)    (A) Each related Mortgage contains provisions so as to
render the rights and remedies of the holder thereof adequate for the practical
realization against the Mortgaged Property of the principal benefits of the
security, including realization by judicial or, if applicable, non-judicial
foreclosure or, subject to applicable state law requirements, appointment of a
receiver, and (B) there is no exemption available to the borrower which would
interfere with such right to foreclose, except, in the case of either (A) or
(B), as the enforcement of the Mortgage may be limited by bankruptcy,
insolvency, reorganization, moratorium, redemption or other laws affecting the
enforcement of creditors' rights or by general principles of equity (regardless
of whether such enforceability is considered in a proceeding in equity or at
law). To the Seller's knowledge, no borrower is a debtor in a state or federal
bankruptcy or insolvency proceeding;

          (xxvii)   At origination, each borrower represented and warranted in
all material respects that to its knowledge, except as set forth in certain
environmental reports and, except as commonly used in the operation and
maintenance of properties of similar kind and nature to the Mortgaged Property,
in accordance with prudent management practices and applicable law, and in a
manner that does not result in any contamination of the Mortgaged Property, it
has not used, caused or permitted to exist and will not use, cause or permit to
exist on the related Mortgaged Property any hazardous materials in any manner
which violates federal, state or local laws, ordinances, regulations, orders,
directives or policies governing the use, storage, treatment, transportation,
manufacture, refinement, handling, production or disposal of hazardous materials
or other environmental laws; the related borrower or an affiliate thereof agreed
to indemnify, defend and hold the mortgagee and its successors and assigns
harmless from and against losses, liabilities, damages, injuries, penalties,
fines, expenses, and claims of any kind whatsoever (including attorneys' fees
and costs) paid, incurred or suffered by, or asserted against, any such party
resulting from a breach of the foregoing representations, warranties or
covenants given by the borrower in connection with such Mortgage Loan. A Phase I
environmental report and with respect to certain Mortgage Loans, a Phase II
environmental report, was conducted by a reputable environmental consulting firm
in connection with such Mortgage Loan, which report did not indicate any
material non-compliance with applicable environmental laws or material existence
of hazardous materials or, if any material non-compliance or material existence
of hazardous materials was indicated in any such report, then at least one of
the following statements is true: (A) funds reasonably estimated to be
sufficient to cover the cost to cure any material non-compliance with applicable
environmental laws or material existence of hazardous materials have been
escrowed by the related borrower and held by the related mortgagee; (B) an
operations or maintenance plan has been required to be obtained by the related
borrower; (C) the environmental condition identified in the related
environmental report was remediated or abated in all material respects prior to
the date hereof; (D) a no further action or closure letter was obtained from the
applicable governmental regulatory authority (or the environmental issue
affecting the related Mortgaged Property was otherwise listed by such
governmental authority as "closed"); (E) such conditions or circumstances
identified in the Phase I environmental report were investigated further and
based upon such additional investigation, an environmental consultant
recommended no further investigation or remediation; (F) a party with financial
resources reasonably estimated to be adequate to cure the condition or
circumstance provided a guaranty or indemnity to the related borrower to cover
the costs of any required investigation, testing, monitoring or remediation; (G)
the expenditure of funds reasonably estimated to be necessary to effect such
remediation is not greater than two percent (2%) of the outstanding principal
balance of the related Mortgage Loan; or (H) a lender's environmental insurance
policy was obtained and is a part of the related mortgage file. Notwithstanding
the preceding sentence, with respect to certain Mortgage Loans with an original
principal balance of less than $3,000,000, no environmental report may have been
obtained, but (in such cases where a Phase I environmental report was not
obtained) a lender's secured creditor impairment environmental insurance policy
was obtained with respect to each such Mortgage

                                       A-5
<Page>

Loan and is a part of the related mortgage file. Each of such environmental
insurance policies is in full force and effect, the premiums for such policies
have been paid in full and the Trustee is named as an insured under each of such
policies. To the best of the Seller's knowledge, in reliance on such
environmental reports and except as set forth in such environmental reports,
each Mortgaged Property is in material compliance with all applicable federal,
state and local environmental laws, and to the best of the Seller's knowledge,
no notice of violation of such laws has been issued by any governmental agency
or authority, except, in all cases, as indicated in such environmental reports
or other documents previously provided to the Rating Agencies; and the Seller
has not taken any action which would cause the Mortgaged Property to not be in
compliance with all federal, state and local environmental laws pertaining to
environmental hazards;

          (xxviii)  (1) Each Mortgage Loan contains provisions for the
acceleration of the payment of the unpaid principal balance of such Mortgage
Loan if, without the consent of the holder of the Mortgage (and the Mortgage
requires the mortgagor to pay all fees and expenses associated with obtaining
such consent), the related Mortgaged Property is directly or indirectly
transferred or sold, and (2) except with respect to transfers of certain
interests in the related Borrower to persons already holding interests in the
Borrower, their family members, affiliated companies and other estate planning
related transfers that satisfy certain criteria specified in the related
Mortgage (which criteria is consistent with the practices of prudent commercial
mortgage lenders), each Mortgage Loan with a Stated Principal Balance of over
$20,000,000 also contains the provisions for the acceleration of the payment of
the unpaid principal balance of such Mortgage Loan if, without the consent of
the holder of the Mortgage, (and the Mortgage requires the mortgagor to pay all
fees and expenses associated with obtaining such consent) a majority interest in
the related Borrower is directly or indirectly transferred or sold;

          (xxix)    All improvements included in the related appraisal are
within the boundaries of the related Mortgaged Property, except for
encroachments onto adjoining parcels for which the Seller has obtained title
insurance against losses arising therefrom or that do not materially and
adversely affect the use or value of such Mortgaged Property. No improvements on
adjoining parcels encroach onto the related Mortgaged Property except for
encroachments that do not materially and adversely affect the value of such
Mortgaged Property, the security provided by the Mortgage or the related
borrower's operations at the Mortgaged Property;

          (xxx)     The information pertaining to the Mortgage Loans which is
set forth in the mortgage loan schedule attached as an exhibit to this Agreement
is complete and accurate in all material respects as of the dates of the
information set forth therein (or, if not set forth therein, as of the Cut-Off
Date);

          (xxxi)    With respect to any Mortgage Loan where all or a material
portion of the estate of the related borrower therein is a leasehold estate, and
the related Mortgage does not also encumber the related lessor's fee interest in
such Mortgaged Property, based upon the terms of the ground lease and any
estoppel received from the ground lessor, the Seller represents and warrants
that:

                (A)   The ground lease or a memorandum regarding such ground
     lease has been duly recorded. The ground lease permits the interest of the
     lessee to be encumbered by the related Mortgage and does not restrict the
     use of the related Mortgaged Property by such lessee, its successors or
     assigns in a manner that would adversely affect the security provided by
     the related Mortgage. To the Seller's best knowledge, there has been no
     material change in the terms

                                       A-6
<Page>

     of the ground lease since its recordation, except by any written
     instruments which are included in the related mortgage file;

                (B)   The lessor under such ground lease has agreed in a writing
     included in the related mortgage file that the ground lease may not be
     amended, modified, canceled or terminated without the prior written consent
     of the lender and that any such action without such consent is not binding
     on the lender, its successors or assigns;

                (C)   The ground lease has an original term (or an original term
     plus one or more optional renewal terms, which, under all circumstances,
     may be exercised, and will be enforceable, by the lender) that extends not
     less than 20 years beyond the stated maturity of the related Mortgage Loan;

                (D)   Based on the title insurance policy (or binding commitment
     therefor) obtained by the Seller, the ground lease is not subject to any
     liens or encumbrances superior to, or of equal priority with, the Mortgage,
     subject to Permitted Encumbrances and liens that encumber the ground
     lessor's fee interest;

                (E)   The ground lease is assignable to the lender under the
     ground lease and its assigns without the consent of the lessor thereunder;

                (F)   As of the Closing Date, the ground lease is in full force
     and effect, and the Seller has no actual knowledge that any default beyond
     applicable notice and grace periods has occurred or that there is any
     existing condition which, but for the passage of time or giving of notice,
     would result in a default under the terms of the ground lease;

                (G)   The ground lease or an ancillary agreement between the
     lessor and the lessee, which is part of the Mortgage File, requires the
     lessor to give notice of any default by the lessee to the lender;

                (H)   A lender is permitted a reasonable opportunity (including,
     where necessary, sufficient time to gain possession of the interest of the
     lessee under the ground lease through legal proceedings, or to take other
     action so long as the lender is proceeding diligently) to cure any default
     under the ground lease which is curable after the receipt of notice of any
     default before the lessor may terminate the ground lease. All rights of the
     lender under the ground lease and the related Mortgage (insofar as it
     relates to the ground lease) may be exercised by or on behalf of the
     lender;

                (I)   The ground lease does not impose any restrictions on
     subletting that would be viewed as commercially unreasonable by an
     institutional investor. The lessor is not permitted to disturb the
     possession, interest or quiet enjoyment of any subtenant of the lessee in
     the relevant portion of the Mortgaged Property subject to the ground lease
     for any reason, or in any manner, which would adversely affect the security
     provided by the related Mortgage;

                (J)   Under the terms of the ground lease and the related
     Mortgage, any related insurance proceeds or condemnation award (other than
     in respect of a total or substantially total loss or taking) will be
     applied either to the repair or restoration of all or part of the related
     Mortgaged Property, with the lender or a trustee appointed by it having the
     right to hold and disburse such proceeds as repair or restoration
     progresses, or to the payment of the outstanding

                                       A-7
<Page>

     principal balance of the Mortgage Loan, together with any accrued interest,
     except that in the case of condemnation awards, the ground lessor may be
     entitled to a portion of such award;

                (K)   Under the terms of the ground lease and the related
     Mortgage, any related insurance proceeds, or condemnation award in respect
     of a total or substantially total loss or taking of the related Mortgaged
     Property will be applied first to the payment of the outstanding principal
     balance of the Mortgage Loan, together with any accrued interest (except as
     provided by applicable law or in cases where a different allocation would
     not be viewed as commercially unreasonable by any institutional investor,
     taking into account the relative duration of the ground lease and the
     related Mortgage and the ratio of the market value of the related Mortgaged
     Property to the outstanding principal balance of such Mortgage Loan). Until
     the principal balance and accrued interest are paid in full, neither the
     lessee nor the lessor under the ground lease will have an option to
     terminate or modify the ground lease without the prior written consent of
     the lender as a result of any casualty or partial condemnation, except to
     provide for an abatement of the rent; and

                (L)   PROVIDED that the lender cures any defaults which are
     susceptible to being cured, the lessor has agreed to enter into a new lease
     upon termination of the ground lease for any reason, including rejection of
     the ground lease in a bankruptcy proceeding;

          (xxxii)   With respect to any Mortgage Loan where all or a material
portion of the estate of the related borrower therein is a leasehold estate, but
the related Mortgage also encumbers the related lessor's fee interest in such
Mortgaged Property: (A) such lien on the related fee interest is evidenced by
the related Mortgage, (B) such Mortgage does not by its terms provide that it
will be subordinated to the lien of any other mortgage or encumbrance upon such
fee interest, (C) upon the occurrence of a default under the terms of such
Mortgage by the related borrower, any right of the related lessor to receive
notice of, and to cure, such default granted to such lessor under any agreement
binding upon the Seller would not be considered commercially unreasonable in any
material respect by prudent commercial mortgage lenders, (D) the related lessor
has agreed in a writing included in the related mortgage file that the related
ground lease may not be amended or modified without the prior written consent of
the lender and that any such action without such consent is not binding on the
lender, its successors or assigns, and (E) the related ground lease is in full
force and effect, and the Seller has no actual knowledge that any default beyond
applicable notice and grace periods has occurred or that there is any existing
condition which, but for the passage of time or giving of notice, would result
in a default under the terms of such ground lease;

          (xxxiii)  With respect to Mortgage Loans that are cross-collateralized
or cross-defaulted, all other loans that are cross-collateralized or
cross-defaulted with such Mortgage Loans are being transferred to the Depositor;

          (xxxiv)   Neither Seller nor any affiliate thereof has any obligation
to make any capital contribution to any borrower under a Mortgage Loan, other
than contributions made on or prior to the date hereof;

          (xxxv)    (A) The Mortgage Loan is directly secured by a Mortgage on a
commercial property or multifamily residential property, and (B) the fair market
value of such real property, as evidenced by an appraisal satisfying the
requirements of FIRREA conducted within 12 months of the origination of the
Mortgage Loan, was at least equal to 80% of the principal amount of the Mortgage
Loan (1) at origination (or if the Mortgage Loan has been modified in a manner
that constituted a deemed exchange under Section 1001 of the Code at a time when
the Mortgage Loan was not in default

                                       A-8
<Page>

or default with respect thereto was not reasonably foreseeable, the date of the
last such modification) or (2) at the date hereof; PROVIDED that the fair market
value of the real property must first be reduced by (X) the amount of any lien
on the real property interest that is senior to the Mortgage Loan and (Y) a
proportionate amount of any lien that is in parity with the Mortgage Loan
(unless such other lien secures a Mortgage Loan that is cross-collateralized
with such Mortgage Loan, in which event the computation described in (1) and (2)
shall be made on an aggregated basis);

          (xxxvi)   There are no subordinate mortgages encumbering the related
Mortgaged Property, nor are there any preferred equity interests held by the
Seller or any mezzanine debt related to such Mortgaged Property, except as set
forth in the Prospectus Supplement, this Exhibit A or in the Exception Report to
this Agreement;

          (xxxvii)  The Mortgage Loan Documents executed in connection with each
Mortgage Loan having an original principal balance in excess of $4,000,000
require that the related borrower be a single-purpose entity (for this purpose,
"SINGLE-PURPOSE ENTITY" shall mean an entity, other than an individual, having
organizational documents which provide substantially to the effect that it is
formed or organized solely for the purpose of owning and operating one or more
Mortgaged Properties, is prohibited from engaging in any business unrelated to
such property and the related Mortgage Loan, does not have any assets other than
those related to its interest in the related Mortgaged Property or its
financing, or any indebtedness other than as permitted under the related
Mortgage Loan);

          (xxxviii) Each Mortgage Loan prohibits the related borrower from
mortgaging or otherwise encumbering the Mortgaged Property without the prior
written consent of the mortgagee or the satisfaction of debt service coverage or
similar criteria specified therein and, except in connection with trade debt and
equipment financings in the ordinary course of borrower's business, from
carrying any additional indebtedness, except, in each case, liens contested in
accordance with the terms of the Mortgage Loans or, with respect to each
Mortgage Loan having an original principal balance of less than $4,000,000, any
unsecured debt;

          (xxxix)   Each borrower covenants in the Mortgage Loan Documents that
it shall remain in material compliance with all material licenses, permits and
other legal requirements necessary and required to conduct its business;

          (xl)      Each Mortgaged Property (A) is located on or adjacent to a
dedicated road, or has access to an irrevocable easement permitting ingress and
egress, (B) is served by public utilities and services generally available in
the surrounding community or otherwise appropriate for the use in which the
Mortgaged Property is currently being utilized, and (C) constitutes one or more
separate tax parcels or is covered by an endorsement with respect to the matters
described in (A), (B) or (C) under the related title insurance policy (or the
binding commitment therefor);

          (xli)     Based solely on a flood zone certification or a survey of
the related Mortgaged Property, if any portion of the improvements on the
Mortgaged Property is located in an area identified by the Federal Emergency
Management Agency or the Secretary of Housing and Urban Development as having
special flood hazards categorized as Zone "A" or Zone "V" and flood insurance is
available, the terms of the Mortgage Loan require the borrower to maintain flood
insurance, or at such borrower's failure to do so, authorizes the Lender to
maintain such insurance at the cost and expense of the borrower;

          (xlii)    To the knowledge of the Seller, with respect to each
Mortgage which is a deed of trust, a trustee, duly qualified under applicable
law to serve as such, currently so serves and is named

                                       A-9
<Page>

in the deed of trust or has been substituted in accordance with applicable law
or may be substituted in accordance with applicable law by the related
mortgagee, and except in connection with a trustee's sale after a default by the
related borrower, no fees are payable to such trustee;

          (xliii)   RESERVED.

          (xliv)    Except as disclosed in the Exception Report to this
Agreement, to the knowledge of the Seller as of the date hereof, there was no
pending action, suit or proceeding, arbitration or governmental investigation
against any borrower or Mortgaged Property, an adverse outcome of which would
materially and adversely affect such borrower's ability to perform under the
related Mortgage Loan;

          (xlv)     No advance of funds has been made by the Seller to the
related borrower [(other than mezzanine debt and the acquisition of preferred
equity interests by the preferred equity interest holder, as disclosed in the
Prospectus Supplement)], and no funds have, to the Seller's knowledge, been
received from any person other than, or on behalf of, the related borrower, for,
or on account of, payments due on the Mortgage Loan;

          (xlvi)    To the extent required under applicable law, as of the
Cut-off Date or as of the date that such entity held the Note, each holder of
the Note was authorized to transact and do business in the jurisdiction in which
each related Mortgaged Property is located, or the failure to be so authorized
did not materially and adversely affect the enforceability of such Mortgage
Loan;

          (xlvii)   All collateral for the Mortgage Loans is being transferred
as part of the Mortgage Loans;

          (xlviii)  Except as disclosed in the Exception Report to this
Agreement or the Prospectus Supplement with respect to the Crossed Mortgage
Loans and Multiple Property Loans, no Mortgage Loan requires the lender to
release any portion of the Mortgaged Property from the lien of the related
Mortgage except upon (A) payment in full or defeasance of the related Mortgage
Loan, (B) the satisfaction of certain legal and underwriting requirements that
would be customary for prudent commercial mortgage lenders, (C) releases of
unimproved out-parcels or (D) releases of portions of the Mortgaged Property
which will not have a material adverse effect on the use or value of the
collateral for the related Mortgage Loan;

          (xlix)    Except as provided in PARAGRAPHS (xxxi)(J) and (K) above,
any insurance proceeds in respect of a casualty loss or taking will be applied
either to (A) the repair or restoration of all or part of the related Mortgaged
Property, with, in the case of all casualty losses or takings in excess of a
specified amount or percentage that a prudent commercial lender would deem
satisfactory and acceptable, the lender (or a trustee appointed by it) having
the right to hold and disburse such proceeds as the repair or restoration
progresses (except in any case where a provision entitling another party to hold
and disburse such proceeds would not be viewed as commercially unreasonable by a
prudent commercial mortgage lender) or (B) to the payment of the outstanding
principal balance of such Mortgage Loan together with any accrued interest
thereon;

          (l)       Each Form UCC-1 financing statement, if any, filed with
respect to personal property constituting a part of the related Mortgaged
Property and each Form UCC-2 or UCC-3 assignment, if any, of such financing
statement to the Seller was, and each Form UCC-3 assignment, if any, of such
financing statement in blank which the Trustee or its designee is authorized to
complete (but for the insertion of the name of the assignee and any related
filing information which is not yet

                                      A-10
<Page>

available to the Seller) is, in suitable form for filing in the filing office in
which such financing statement was filed;

          (li)      To the Seller's knowledge, (A) each commercial lease
covering more than 10% (20% in the case of any Mortgage Loan having an original
principal balance less than $2,500,000) of the net leaseable area of the related
Mortgaged Property is in full force and effect and (B) there exists no default
under any such commercial lease either by the lessee thereunder or by the
related borrower that could give rise to the termination of such lease;

          (lii)     Based upon an opinion of counsel and/or other due diligence
considered reasonable by prudent commercial mortgage lenders, the improvements
located on or forming part of each Mortgaged Property comply with applicable
zoning laws and ordinances, or constitute a legal non-conforming use or
structure or, if any such improvement does not so comply, such non-compliance
does not materially and adversely affect the value of the related Mortgaged
Property. With respect to any Mortgage Loan with a Stated Principal Balance as
of the Closing Date of over $10,000,000, if the related Mortgaged Property does
not so comply, to the extent the Seller is aware of such non-compliance, it has
required the related Borrower to obtain law and ordinance insurance coverage in
amounts customarily required by prudent commercial mortgage lenders;

          (liii)    Each Mortgage Loan constitutes a "qualified mortgage" within
the meaning of Section 860G(a)(3) of the Code (but without regard to the rule in
Treasury Regulation Section 1.860G-2(f)(2) that treats a defective obligation as
a qualified mortgage or any substantially similar successor provision) and all
Prepayment Premiums and Yield Maintenance Charges constitute "customary
prepayment penalties" within the meaning of Treasury Regulation Section
1.860G-1(b)(2);

          (liv)     With respect to any Mortgage Loan that pursuant to the
Mortgage Loan Documents can be defeased, (A) the Mortgage Loan cannot be
defeased within two years after the Closing Date, (B) the borrower can pledge
only "government securities" (within the meaning of Section 2(a)(16) of the
Investment Company Act of 1940, as amended) in an amount sufficient to make all
scheduled payments under the Mortgage Loan when due, (C) the borrower is
required to provide independent certified public accountant's certification that
the collateral is sufficient to make such payments, (D) the loan may be required
to be assumed by a single-purpose entity designated by the holder of the
Mortgage Loan, (E) the borrower is required to provide an opinion of counsel
that the Trustee has a perfected security interest in such collateral prior to
any other claim or interest, (F) the borrower is required to pay all Rating
Agency fees associated with defeasance (if rating confirmation is a specific
condition precedent thereto) and all other reasonable expenses associated with
defeasance, including, but not limited to, accountant's fees and opinions of
counsel, (G) with respect to any Significant Loan (as defined in the Pooling and
Servicing Agreement), the borrower is required to provide an opinion of counsel
that such defeasance will not cause any REMIC created under the Pooling and
Servicing Agreement to fail to qualify as a REMIC for federal or applicable
state tax purposes and (H) with respect to any Significant Loan (as defined in
the Pooling and Servicing Agreement), the borrower must obtain Rating Agency
confirmation from each Rating Agency that the defeasance would not result in
such Rating Agency's withdrawal, downgrade or qualification of the then current
rating of any class of Certificate rated by such Rating Agency;

          (lv)      The Mortgage Loan Documents for each Mortgage Loan provide
that the related borrower thereunder shall be liable to the Seller for any
losses incurred by the Seller due to (A) the misapplication or misappropriation
of rents, insurance proceeds or condemnation awards, (B) any willful act of
material waste, (C) any breach of the environmental covenants contained in the
related

                                      A-11
<Page>

Mortgage Loan Documents, and (D) fraud by the related Borrower; PROVIDED that,
with respect to clause (C) of this sentence, an indemnification against losses
related to such violations or environmental insurance shall satisfy such
requirement;

          (lvi)     If such Mortgage Loan is an ARD Loan, it commenced
amortizing on its initial scheduled Due Date and provides that: (A) its Mortgage
Rate will increase by no more than two percentage points in connection with the
passage of its Anticipated Repayment Date and so long as the Mortgage Loan is an
asset of the Trust Fund; (B) its Anticipated Repayment Date is not less than
seven years following the origination of such Mortgage Loan; (C) no later than
the related Anticipated Repayment Date, if it has not previously done so, the
related borrower is required to enter into a "lockbox agreement" whereby all
revenue from the related Mortgaged Property shall be deposited directly into a
designated account controlled by the Master Servicer; and (D) any cash flow from
the related Mortgaged Property that is applied to amortize such Mortgage Loan
following its Anticipated Repayment Date shall, to the extent such net cash flow
is in excess of the Monthly Payment payable therefrom, be net of budgeted and
discretionary (servicer approved) capital expenditures;

          (lvii)    Except as disclosed in the Prospectus Supplement, no
Mortgage Loan, and no group of Mortgage Loans made to the same borrower and to
borrowers that are affiliates, accounted for more than 5.0% of the aggregate of
the Stated Principal Balances of all of the Mortgage Loans, all the mortgage
loans sold to the Depositor by KeyBank National Association ("KEYBANK") pursuant
to that certain Mortgage Loan Purchase Agreement dated as of October 17, 2002
between the Depositor and KeyBank and all the mortgage loans sold to the
Depositor by Salomon Brothers Realty Corp. ("SBRC") pursuant to that certain
Mortgage Loan Purchase Agreement dated as of October 17, 2002 between the
Depositor and SBRC, as of the Cut-Off Date; and

          (lviii)   The Seller has delivered to the Trustee or a custodian
appointed thereby, with respect to each Mortgage Loan, in accordance with
SECTION 3 of this Agreement, a complete Mortgage File.

                                      A-12
<Page>

                                    EXHIBIT B

                             AFFIDAVIT OF LOST NOTE

STATE OF NEW YORK     )
                      )  ss.:
COUNTY OF NEW YORK    )

          _________________________________, being duly sworn, deposes and says:

          1.    that he is an authorized signatory of Salomon Brothers Realty
Corp. ("SBRC");

          2.    that SBRC is the owner and holder of a mortgage loan in the
original principal amount of $__________________ secured by a mortgage (the
"MORTGAGE") on the premises known as ___________________________ located in
_________________ ;

          3.    (a) that SBRC, after having conducted a diligent
investigation of its records and files, has been unable to locate the following
original note and believes that said original note has been lost, misfiled,
misplaced or destroyed due to a clerical error:

          a note in the original sum of $_____________ made by ____________ , to
          Salomon Brothers Realty Corp. under date of ______________
          (the "NOTE");

          4.    that the Note is now owned and held by SBRC;

          5.    that the Note has not been paid off, satisfied, assigned,
transferred, encumbered, endorsed, pledged, hypothecated, or otherwise disposed
of and that the original Note has been either lost, misfiled, misplaced or
destroyed;

          6.    that no other person, firm, corporation or other entity has any
right, title, interest or claim in the Note except SBRC; and

<Page>

          7.    upon assignment of the Note by SBRC to Credit Suisse First
Boston Mortgage Securities Corp. (the "DEPOSITOR") and subsequent assignment by
the Depositor to the trustee for the benefit of the holders of the Credit Suisse
First Boston Mortgage Securities Corp. Commercial Mortgage Pass-Through
Certificates, Series 2002-CKS4 (the "TRUSTEE") (which assignment may, at the
discretion of the Depositor, be made directly by Column to the Trustee) Column
covenants and agrees (a) promptly to deliver to the Trustee the original Note if
it is subsequently found, and (b) to indemnify and hold harmless the Trustee and
its successors and assigns from and against any and all costs, expenses and
monetary losses arising as a result of SBRC's failure to deliver said original
Note to the Trustee.

                              SALOMON BROTHERS REALTY CORP.

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

Sworn to before me
this ________ day of October, 2002

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00044-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00044-of-00352.parquet"}]]