Document:

exv10w55

Exhibit 10.55

LEASE AGREEMENT

BETWEEN

CENTEX OFFICE VISTA RIDGE LEWISVILLE I, L.P.,

AS LANDLORD

AND

CENTEX HOME EQUITY COMPANY, LLC,

AS TENANT

OCTOBER 8, 2001

LEWISVILLE OFFICE I

LEWISVILLE, TEXAS

 

 

TABLE OF CONTENTS

	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	Page	 
	SECTION 1 — DEFINITIONS	 	 	 	 
	 

	 	 	1.1	 	 	Definitions
	 	 	1	 
	SECTION 2 — PREMISES	 	 	 	 
	 

	 	 	2.1	 	 	Lease Grant
	 	 	3	 
	 

	 	 	2.2	 	 	Initial Improvements
	 	 	3	 
	 

	 	 	2.3	 	 	WAIVER OF WARRANTIES; ACCEPTANCE OF CONDITION
	 	 	3	 
	 

	 	 	2.4	 	 	Expansion Right
	 	 	4	 
	SECTION 3 — LEASE TERM	 	 	 	 
	 

	 	 	3.1	 	 	Lease Term
	 	 	4	 
	 

	 	 	3.2	 	 	Confirmation of Commencement Date
	 	 	5	 
	 

	 	 	3.3	 	 	Delay in Commencement Date
	 	 	5	 
	 

	 	 	3.4	 	 	Holding Over
	 	 	5	 
	 

	 	 	3.5	 	 	Renewal Option
	 	 	5	 
	SECTION 4 — RENT	 	 	 	 
	 

	 	 	4.1	 	 	Payment of Rent
	 	 	6	 
	 

	 	 	4.2	 	 	Basic Operating Costs
	 	 	6	 
	 

	 	 	4.3	 	 	Other Amounts Owing to Landlord
	 	 	8	 
	 

	 	 	4.4	 	 	Late Payments; Dishonored Checks
	 	 	9	 
	 

	 	 	4.5	 	 	Net Lease
	 	 	9	 
	SECTION 5 — CREDIT ENHANCEMENT	 	 	 	 
	SECTION 6 — LEGAL AND CONTRACTUAL LIMITATIONS ON USE OF PREMISES	 	 	 	 
	 

	 	 	6.1	 	 	Use
	 	 	9	 
	 

	 	 	6.2	 	 	Compliance with Laws Generally
	 	 	9	 
	 

	 	 	6.3	 	 	Compliance with Accessibility Laws
	 	 	10	 
	 

	 	 	6.4	 	 	Building Rules and Regulations
	 	 	10	 
	 

	 	 	6.5	 	 	Quiet Enjoyment
	 	 	10	 
	SECTION 7 — OPERATIONAL MATTERS	 	 	 	 
	 

	 	 	7.1	 	 	Services to the Premises
	 	 	10	 
	 

	 	 	7.2	 	 	Parking
	 	 	10	 
	 

	 	 	7.3	 	 	Graphics; Signage
	 	 	11	 
	 

	 	 	7.4	 	 	Repairs and Maintenance by Landlord
	 	 	11	 
	 

	 	 	7.5	 	 	Maintenance by Tenant
	 	 	11	 
	 

	 	 	7.6	 	 	Repairs and Replacements by Tenant
	 	 	12	 
	 

	 	 	7.7	 	 	Alterations, Improvements
	 	 	12	 
	 

	 	 	7.8	 	 	Telecommunications
	 	 	13	 
	 

	 	 	7.9	 	 	Change of Building Name
	 	 	13	 
	 

	 	 	7.10	 	 	Entry by Landlord
	 	 	13	 

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TABLE OF CONTENTS
(continued)

	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	Page	 
	SECTION 8 — TRANSFER OF LEASEHOLD RIGHTS	 	 	 	 
	 

	 	 	8.1	 	 	Transfers by Tenant
	 	 	13	 
	 

	 	 	8.2	 	 	Affiliate Transfers
	 	 	14	 
	 

	 	 	8.3	 	 	Transfer Requirements
	 	 	14	 
	 

	 	 	8.4	 	 	Transfers by Landlord
	 	 	14	 
	SECTION 9 — INSURANCE; CASUALTY; ALLOCATION OF LIABILITY	 	 	 	 
	 

	 	 	9.1	 	 	Property Insurance
	 	 	15	 
	 

	 	 	9.2	 	 	Liability Insurance
	 	 	15	 
	 

	 	 	9.3	 	 	Casualty Damage
	 	 	16	 
	 

	 	 	9.4	 	 	INDEMNITY BY TENANT
	 	 	17	 
	 

	 	 	9.5	 	 	INDEMNITY BY LANDLORD
	 	 	17	 
	 

	 	 	9.6	 	 	Waiver of Claims and Subrogation Rights
	 	 	17	 
	 

	 	 	9.7	 	 	Damages from Certain Causes
	 	 	18	 
	SECTION 10 — CONDEMNATION	 	 	 	 
	 

	 	 	10.1	 	 	Condemnation
	 	 	18	 
	 

	 	 	10.2	 	 	Condemnation Award
	 	 	19	 
	SECTION 11 — TITLE ENCUMBRANCES	 	 	 	 
	 

	 	 	11.1	 	 	Subordination to Mortgage
	 	 	19	 
	 

	 	 	11.2	 	 	Mechanic’s Liens
	 	 	19	 
	SECTION 12 — DEFAULT; DISPUTES; REMEDIES	 	 	 	 
	 

	 	 	12.1	 	 	Default by Tenant
	 	 	20	 
	 

	 	 	12.2	 	 	Landlord’s Remedies
	 	 	20	 
	 

	 	 	12.3	 	 	Default by Landlord
	 	 	22	 
	 

	 	 	12.4	 	 	Limitation on Landlord’s Liability
	 	 	22	 
	 

	 	 	12.5	 	 	Attorney’s Fees
	 	 	22	 
	SECTION 13 — MISCELLANEOUS	 	 	 	 
	 

	 	 	13.1	 	 	Notices
	 	 	22	 
	 

	 	 	13.2	 	 	Estoppel Agreements
	 	 	22	 
	 

	 	 	13.3	 	 	No Implied Waiver
	 	 	23	 
	 

	 	 	13.4	 	 	Independent Obligations
	 	 	23	 
	 

	 	 	13.5	 	 	Severability
	 	 	23	 
	 

	 	 	13.6	 	 	Recording
	 	 	23	 
	 

	 	 	13.7	 	 	Governing Law
	 	 	23	 
	 

	 	 	13.8	 	 	Force Majeure
	 	 	23	 
	 

	 	 	13.9	 	 	Time of Performance
	 	 	23	 
	 

	 	 	13.10	 	 	Commissions
	 	 	23	 
	 

	 	 	13.11	 	 	Merger of Estates
	 	 	23	 
	 

	 	 	13.12	 	 	Survival of Indemnities and Covenants
	 	 	23	 
	 

	 	 	13.13	 	 	Headings
	 	 	23	 
	 

	 	 	13.14	 	 	Entire Agreement
	 	 	24	 
	 

	 	 	13.15	 	 	Amendment
	 	 	24	 

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TABLE OF CONTENTS
(continued)

	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	Page	 
	 

	 	 	13.16	 	 	Joint and Several Liability
	 	 	24	 
	 

	 	 	13.17	 	 	Multiple Counterparts
	 	 	24	 
	 

	 	 	13.18	 	 	Effect of Delivery of This Lease
	 	 	24	 

-iii-

 

LEASE AGREEMENT

     THIS LEASE AGREEMENT (“Lease”) is executed effective as of October 8, 2001 (the
“Effective Date”), between CENTEX OFFICE VISTA RIDGE LEWISVILLE I, L.P., a Delaware limited
partnership (“Landlord”), and CENTEX HOME EQUITY COMPANY, LLC, a Delaware limited liability
company (“Tenant”).

SECTION 1 — DEFINITIONS

     1.1 Definitions. As used in this Lease, the following terms have the meanings set
forth below:

          “Base Rent” means the following:

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Base Rent per Square	 	 	 	 	 	 	 
	 	 	Foot of Area in the	 	 	 	 	 	 	 
	 	 	Building	 	 	Base Rent per	 	 	Base Rent Per	 
	Lease Year	 	(per Year)	 	 	Lease Year	 	 	Month	 
	1
	 	$	12.50	 	 	$	503,125.00	 	 	$	41,927.08	 
	2
	 	$	12.75	 	 	$	513,187.50	 	 	$	42,765.63	 
	3
	 	$	13.01	 	 	$	523,451.25	 	 	$	43,620.94	 
	4
	 	$	13.27	 	 	$	533,920.28	 	 	$	44,493.36	 
	5
	 	$	13.53	 	 	$	544,598.68	 	 	$	45,383.22	 
	6
	 	$	13.80	 	 	$	555,490.65	 	 	$	46,290.88	 
	7
	 	$	14.08	 	 	$	566,600.47	 	 	$	47,216.70	 
	8
	 	$	14.36	 	 	$	577,932.48	 	 	$	48,161.04	 
	9
	 	$	14.65	 	 	$	589,491.13	 	 	$	49,124.26	 
	10
	 	$	14.94	 	 	$	601,280.95	 	 	$	50,106.74	 
	11
	 	$	15.24	 	 	$	613,306.57	 	 	$	51,108.88	 
	12
	 	$	15.54	 	 	$	625,572.70	 	 	$	52,131.05	 

     The “Base Rent” amounts set forth above reflect a 2% annual increase during each year of the
Lease Term. If the Lease Term is extended beyond 12 years in accordance with Section 2.4,
then the “Base Rent” payable beyond the 12th year will be increased by 2% annually as
well. The “Base Rent per Square Foot of Area in the Building” is in all cases subject to adjustment
pursuant to the terms of the Improvements Agreement. Landlord and Tenant stipulate that the
Building contains 40,250 square feet of area and that all computations of Base Rent will be based
on such figure.

          “Basic Operating Costs” has the meaning given to such term in Section 4.2.

          “Building” means the office building located upon the Property.

          “Commencement Date” means the earlier of (i) the date that Tenant actually occupies
the Premises for the conduct of its business, or (ii) the date on which the Premises is Ready For
Occupancy.

          “Default Rate” means the lesser of (i) the rate of 18% per year, or (ii) the maximum
rate of interest then permissible for a commercial loan to Tenant in the State.

          “Improvements Agreement” means the Improvements Agreement attached to this Lease as
Exhibit “D”.

 

 

          “Initial Improvements” has the meaning given to such term in the Improvements
Agreement.

          “Landlord-Related Party” means any officer, director, partner, employee, agent or
contractor of Landlord.

          “Lease Term” means the period that begins on the Commencement Date and ends on the
last day of the 144th full calendar month after the Commencement Date, subject to modification in
accordance with Section 2.4 and Section 3.1(b).

          “Lease Year” means a period of 12 consecutive calendar months. If the Commencement
Date does not occur on the first day of a month, the first Lease Year will begin on the first day
of the month following the Commencement Date.

          “Market Area” means the office market of the Vista Ridge Business Park.

          “Notice Address” means:

	 	 	 
	With respect to Landlord:

	 	With a copy to:
	 

	 	 
	 
	 	 
	Centex Office Vista Ridge Lewisville I, L.P.

	 	Centex Office Vista Ridge Lewisville I, L.P.
	c/o Centex Development Company

	 	c/o Centex Development Company
	2728 North Harwood

	 	2728 North Harwood
	Dallas, Texas 75201

	 	Dallas, Texas 75201
	Attn: Project Manager (Dallas)

	 	Attn: General Counsel
	Tel: 214-981-6709

	 	Tel: 214-981-6997
	Fax: 214-981-6888

	 	Fax: 214-981-6180
	 
	 	 
	With respect to Tenant:

	 	With a copy to:
	 

	 	 
	 
	 	 
	Centex Home Equity Company, LLC

	 	Centex Home Equity Company, LLC
	2828 N. Harwood

	 	2828 N. Harwood
	Dallas, Texas 75201

	 	Dallas, Texas 75201
	Attn: Bob Bottorff

	 	Attn: General Counsel
	Tel: 214.758.7697

	 	Tel: 214.758.7045
	Fax: 214.758.7875

	 	Fax: 214.758.7868

          “Parking Areas” means those areas located upon the Property designated by Landlord,
from time to time, to be parking areas.

          “Premises” means the Property and all improvements constructed thereon, including the
Building and the Parking Areas, as shown on the site plan attached to this Lease as Exhibit
“B”.

          “Property” means the land described in Exhibit “A” attached hereto.

          “Punchlist Items” means touch-up, minor finish, mechanical adjustment, or similar work
to be performed as a part of completing the Initial Improvements that does not unreasonably
interfere with the conduct of Tenant’s business at the Premises.

2

 

          “Ready For Occupancy” means the Initial Improvements are Substantially Complete and
all actions required to be taken by Landlord in order to obtain a temporary or final certificate of
occupancy have been performed.

          “Rent” means, collectively, the Base Rent, the Basic Operating Costs, any amounts to
be paid by Tenant pursuant to the Improvements Agreement, and all other sums of money becoming due
and payable to Landlord under this Lease.

          “Rules and Regulations” means the rules and regulations for the Premises set forth on
Exhibit “C” attached hereto, and any reasonable, non-discriminatory rules and regulations
that may be adopted or altered by Landlord in accordance with this
Lease.

          “State” means the State of Texas.

          “Substantially Complete” means that the Initial Improvements have been completed
substantially in accordance with the Plans and Specifications (as defined in the Improvements
Agreement), excluding Punchlist Items.

          “Taxes” means all taxes, assessments and governmental charges, whether federal, state,
county or municipal, and whether they be by taxing districts or authorities presently taxing the
Premises or by others, subsequently created or otherwise and any other taxes, association dues and
assessments attributable to the Premises or its operation. The term “Taxes” does not
include, federal and state income taxes, franchise taxes, inheritance, estate, gift, corporation,
net profits or any similar tax for which Landlord becomes liable and/or which may be imposed upon
or assessed against Landlord. If, at any time during the Lease Term, the present method of taxation
is changed so that in lieu of the whole or any part of any taxes, assessments or governmental
charges levied, assessed or imposed on the Premises, there is levied, assessed or imposed on
Landlord a capital levy or other tax directly on the Rent, or a franchise tax, assessment, levy or
charge measured by or based, in whole or in part, upon the Rent, then all such taxes, assessments,
levies or charges, or • the part thereof so measured or based, will be included with the term
“Taxes”.

          “Tenant-Related Party” means any officer, director, partner, employee, agent or
contractor of Tenant.

SECTION 2 — PREMISES

     2.1 Lease Grant. Landlord leases to Tenant, and Tenant leases from Landlord, the
Premises, subject to all of the terms and conditions of this Lease. Landlord retains the right to
grant easements and similar rights over and upon the Premises so long as Landlord’s exercise of
such right does not adversely affect Tenant’s rights hereunder in any material respect.

     2.2 Initial Improvements. Landlord agrees to construct the Initial Improvements in
accordance with all applicable laws and the terms of the Improvements Agreement.

     2.3 WAIVER OF WARRANTIES; ACCEPTANCE OF CONDITION.

          (a) TENANT ACKNOWLEDGES AND AGREES THAT, EXCEPT AS OTHERWISE EXPRESSLY PROVIDED IN THIS LEASE
(INCLUDING THE IMPROVEMENTS AGREEMENT), NEITHER LANDLORD NOR ANY LANDLORD-RELATED PARTY HAS MADE
ANY REPRESENTATION OR WARRANTY, EITHER EXPRESS OR IMPLIED, AS TO THE HABITABILITY, MERCHANTABILITY,
SUITABILITY,

3

 

QUALITY, CONDITION OR FITNESS FOR ANY PARTICULAR PURPOSE (COLLECTIVELY, THE “DISCLAIMED
WARRANTIES”) WITH REGARD TO THE PREMISES. TENANT HEREBY WAIVES, TO THE EXTENT PERMITTED BY LAW,
THE DISCLAIMED WARRANTIES WITH REGARD TO THE PREMISES.

          (b) Tenant’s taking possession of the Premises will be conclusive evidence that (i) Tenant has
inspected (or has caused to be inspected) the Premises, (ii) Tenant accepts the Premises as being
in good and satisfactory condition and suitable for Tenant’s purposes, and (iii) the Premises fully
complies with Landlord’s covenants and obligations hereunder.

          (c) Notwithstanding the foregoing, Tenant does not waive the right to cause Landlord to (i)
correct any defective work covered by any warranty in the Improvements Agreement, (ii) complete any
Punchlist Items in accordance with the terms of the Improvements Agreement, or (iii) correct any
“latent defects” (i.e., defects not reasonably discoverable during a thorough investigation of the
Premises) in or affecting the Premises. If Tenant does not give Landlord written notice within 9
months following the Commencement Date regarding alleged defects in the performance of the work
under the Improvements Agreement, such failure will constitute a waiver of any further claims of
Tenant regarding such defects. However, nothing contained in this Section 2.3(c) limits the
right of Tenant to enforce the repair and maintenance obligations of Landlord under this Lease.

     2.4 Expansion Right. At any time prior to the date that is 2 years after the
Commencement Date (the “Expansion Deadline”), Tenant may notify Landlord in writing that
Tenant desires to enter into a lease (the “Expansion Lease”) for a second building to be
constructed by Landlord or an affiliate of Landlord (the “Expansion Building”) on up to
6.5 acres of land adjacent to the Property on the north (the “Expansion Premises”).
Accordingly, Landlord agrees not to sell or develop the Expansion Premises until the earlier of
(i) the Expansion Deadline, or (ii) Tenant’s waiver of the expansion right pursuant to Section
3.1(b). Following Landlord’s receipt of Tenant’s written notice of exercise of the expansion
right, Landlord and Tenant agree to reasonably cooperate to design a building suitable to Tenant.
Neither Landlord nor Tenant will be obligated to-enter into the Expansion Lease or any
other binding agreement regarding the Expansion Building. If Landlord and Tenant do reach an
agreement, then Landlord and Tenant agree promptly to enter into the Expansion Lease, which must
be in form and substance substantially the same as this Lease, except (i) the lease term under the
Expansion Lease will be 10 years, (ii) Tenant will have no further expansion right under the
Expansion Lease, and (iii) the base rental figures, construction timing, and other matters
specific to the Expansion Building will be based upon the terms negotiated by Landlord and Tenant
pursuant to this Section 2.4. Furthermore, if the Expansion Lease is signed, Landlord and
Tenant agree that the Lease Term of this Lease will be shortened or lengthened (as the case may
be) to become coterminous with the 10-year lease term of the Expansion Lease. If Tenant timely
notifies Landlord of its desire to enter into the Expansion Lease but Landlord and Tenant have not
entered into the Expansion Lease within 9 months after Landlord’s receipt of such notice, then the
expansion right described in this Section 2.4 will be void and of no further force or
effect and Landlord will be free to sell, utilize, or develop the Expansion Premises for any
purpose. Likewise, if Tenant does not notify Landlord of its desire to enter into the Expansion
Lease by the Expansion Deadline, then the expansion right described in this Section 2.4
will be void and of no further force or effect and Landlord will be free to sell, utilize, or
develop the Expansion Premises for any purpose.

SECTION 3 — LEASE TERM

     3.1 Lease Term.

          (a) This Lease will continue in force during a period beginning on the Effective Date of this
Lease and ending on the expiration of the Lease Term, unless this Lease is terminated early or

4

 

extended to a later date pursuant to the terms of this Lease. The Lease Term will commence and
Rent will accrue beginning on the Commencement Date.

          (b) At any time prior to the Expansion Deadline, Tenant may give written notice to Landlord
that Tenant is waiving its expansion right under Section 2.4. If such notice is given
timely, the Lease Term will be reduced to 10 years from the date of Landlord’s receipt thereof.
Although the Lease Term may be modified, the Base Rent payable by Tenant will remain consistent
with the “Base Rent” definition in Section 1.1. By way of example, if Tenant notifies
Landlord of its waiver of the Section 2.4 expansion right 6 months after the Commencement
Date, then the Lease Term will be reduced by 18 months (i.e., to 10 years and 6 months from the
Commencement Date), and the Base Rent amount payable during the last 6 months of the Lease Term
will be $15.24 per foot. If, however, Tenant notifies Landlord of its waiver of the Section
2.4 expansion right 15 months after the Commencement Date, then the Lease Term will be reduced
by only 9 months (i.e., to 11 years and 3 months from the Commencement Date), and the Base Rent
amount payable during the last 3 months of the Lease Term will be $15.54 per foot.

     3.2 Confirmation of Commencement Date. On or about the Commencement Date, Landlord
and Tenant will execute a Memorandum Regarding Acceptance of Premises in the form of Exhibit
“F” attached hereto confirming the Commencement Date and the acceptance of the Premises by
Tenant (subject to the completion of any remaining Punchlist Items).

     3.3 Delay in Commencement Date. Subject to the limitations set forth herein, Landlord
agrees to make the Premises Ready For Occupancy on or before the later of (i) the date which is 180
days after the date on which Landlord receives all permits and approvals required for the
construction of the Shell Work (as defined in the Improvements Agreement), or (ii) the date which
is 60 days after the date on which Landlord receives all permits and approvals required for the
construction of the Finish Work (as defined in the Improvements Agreement). If the Commencement
Date is delayed due to a Tenant Delay (as defined in the Improvements Agreement), the obligations
of Tenant under this Lease (including, without limitation, the obligation to pay Rent) will
commence as of the date that the Commencement Date would have occurred but for the Tenant Delay.
If, however, the Commencement Date is delayed due to any reason other than a Tenant Delay (subject
to Section 13.8 hereof), then, as Tenant’s sole remedy for the delay in Tenant’s occupancy
of the Premises, Tenant will be entitled to deduct from future installments of Base Rent an amount
equal to $750.00 for each day of delay (up to a maximum of $45,000.00). The foregoing amounts have
been agreed to by Landlord and Tenant as liquidated damages, the precise amount of such damage not
being susceptible to exact proof.

     3.4 Holding Over. If Tenant continues to occupy the Premises after the expiration of
the Lease Term without the prior written consent of Landlord, such occupancy will be a tenancy at
sufferance under all of the terms, covenants and conditions of this Lease, but the Base Rent will
increase to a daily Base Rent equal to the number determined by multiplying the Base Rent for the
final month of the Lease Term by 150%, and then dividing by 30. Tenant will also pay any and all
costs, expenses or damages sustained by Landlord as a result of such holdover.

     3.5 Renewal Option. Landlord grants to Tenant the right to renew the Lease Term in
accordance with the provisions set out in Exhibit “G” attached hereto and made a part
hereof for all purposes.

5

 

SECTION 4 — RENT

     4.1 Payment of Rent.

     (a) Except as otherwise expressly provided in this Lease, Tenant must pay Rent to Landlord in
advance in monthly installments on the first day of each calendar month during the Lease Term, at
Landlord’s Notice Address or to such other person or at such other address as Landlord may from
time to time designate in writing.

     (b) Landlord may, at its option, bill Tenant for Rent, but no delay or failure by Landlord in
providing such a bill will relieve Tenant from the obligation to pay the Rent on the first day of
each month as provided herein. Rent must be paid without notice, demand, abatement, deduction or
offset, except as otherwise expressly provided in this Lease.

     (c) If the Lease Term commences on a day other than the first day of a calendar month, then
the Base Rent for such partial month will be prorated and paid at the rental rate applicable during
the first full month of the Lease Term. Tenant must pay the Base Rent due for the first full month
of the Lease Term when Tenant delivers to Landlord an executed copy of this Lease.

     4.2 Basic Operating Costs.

          (a) Prior to the commencement of each calendar year during the Lease Term (not including the
calendar year in which the Lease Term commences), Landlord may, at its option, provide Tenant with
a then-current estimate of Basic Operating Costs for the upcoming calendar year. Tenant must pay,
as additional rental, in monthly installments in accordance with Section 4.1, the
reasonably estimated Basic Operating Costs for the calendar year in question. The failure of
Landlord to estimate Basic Operating Costs and bill Tenant on a monthly basis will not relieve
Tenant of its obligation to pay Basic Operating Costs. If any Basic Operating Costs arise for which
Landlord requests reimbursement, Tenant will be responsible for such amount in accordance with
Section 4.3.

          (b) By April 1 of each calendar year during Tenant’s occupancy (including the calendar year
following the year in which the Lease Term is terminated), or as soon thereafter as possible,
Landlord will furnish to Tenant a statement of Basic Operating Costs (the “Statement”).
Landlord and Tenant will determine whether there is any difference between the amount, if any,
collected by Landlord from Tenant for the estimated Basic Operating Costs and the actual amount of
Basic Operating Costs. If there is an underpayment, Tenant must pay the amount of such underpayment
to Landlord within 30 days following delivery of the Statement. If there has been an overpayment by
Tenant, Landlord will, at Tenant’s option, either refund such overpayment to Tenant in cash or
credit such overpayment against Rent next coming due under the Lease. At the end of the Lease Term,
if no Event of Default exists, Landlord will refund any overpayment to Tenant in cash. If the Lease
Term commences or ends at any time other than the first day of a calendar year, Basic Operating
Costs will be prorated for such calendar year according to the number of days of the Lease Term in
such calendar year.

          (c) If there exists any dispute as to the calculation of Basic Operating Costs (a
“Dispute”), the events, errors, acts or omissions giving rise to the Dispute will not
constitute a breach or default by Landlord nor shall Landlord be liable to Tenant, except as
specifically provided below. If there is a Dispute, Tenant must notify Landlord in writing within
60 days after receipt of the Statement, specifying the items in Dispute. Notwithstanding the
existence of a Dispute, Tenant must timely pay the amount in dispute as and when required under
this Lease, but payment will be without prejudice to Tenant’s position. Upon receipt of the
payment, Landlord will give Tenant such supplementary information regarding the items in Dispute as
may be reasonably requested by Tenant in an effort to

6

 

resolve such Dispute. If Landlord and Tenant are unable to resolve the Dispute, the Dispute
will be referred to a mutually satisfactory third party certified public accountant for final
resolution, although Tenant will retain the audit rights contained in Section 4.2(d). The
cost of the certified public accountant will be paid by the party found to be least accurate (in
terms of dollars in dispute). The decision of the certified public accountant will be final and
binding. Final settlement must be made within 30 days after receipt of such accountant’s decision.
If a Dispute is resolved in favor of Tenant, Landlord must pay to Tenant the amount of the
overpayment plus interest thereon from the time of such overpayment at the Default Rate. If Tenant
fails to dispute the calculation of Basic Operating Costs in accordance with the procedures and
within the time periods specified in this Section 4.2(c), or if Tenant fails to request an
audit of Basic Operating Costs in accordance with the procedures and within the time periods
specified in Section 4.2(d), the Statement will be considered final and binding for the
calendar year in question.

          (d) Tenant, at Tenant’s expense, will have the right, no more frequently than once per
calendar year, following 30 days’ prior written notice (such written notice to be given within 60
days following Tenant’s receipt of the Statement) to Landlord, to audit Landlord’s books and
records relating to Basic Operating Costs for the immediately preceding calendar year only.
Tenant’s right to audit Landlord’s books and records is subject to the following conditions:

               (1) Basic Operating Costs for the calendar year in question must have increased by more than
3% over Basic Operating Costs for the immediately preceding calendar year.

               (2) Tenant must conduct the audit in a manner that will not unreasonably interfere with the
conduct of Landlord’s business.

               (3) Tenant must conduct the audit during normal business hours and at the location where
Landlord maintains its books and records in either Dallas, Tarrant, Denton, or Collin County,
Texas.

               (4) Tenant must deliver to Landlord a copy of the final results of such audit within 10 days
after its receipt by Tenant.

               (5) No audit will be permitted if an Event of Default by Tenant (including any failure by
Tenant to pay an amount in Dispute) has occurred and is continuing.

               (6) Tenant must reimburse Landlord for the cost of all copies requested by Tenant’s auditor.

               (7) The audit must be conducted by Tenant or an independent, nationally-recognized accounting
firm or a local accounting firm reasonably acceptable to Landlord that is not being compensated by
Tenant on a contingency fee basis. The auditor and Tenant must agree with Landlord in writing to
keep the results of the audit confidential by executing and delivering to Landlord a
confidentiality agreement in a form acceptable to Landlord, in Landlord’s reasonable discretion.
Such confidentiality agreement must not prevent disclosure (i) in the case of litigation or
alternative dispute resolution proceedings between Landlord and Tenant, or (ii) if Tenant is
otherwise obligated to disclose such information under applicable laws or judicial order.

               (8) No subtenant will have the right to audit Landlord.

               (9) Tenant and its permitted assignees will be permitted only a total of 1 audit per calendar
year.

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               (10) Provided Landlord timely provides access to Landlord’s books and records, Tenant must
conclude the audit within 90 days after Tenant’s receipt of the Statement.

               (11) Any assignee’s audit right will be limited to the period after the effective date of the
assignment.

Unless Landlord in good faith disputes the results of the audit, an appropriate adjustment will be
made between Landlord and Tenant to reflect any overpayment or underpayment of Basic Operating
Costs within 30 days after delivery of such audit to Landlord, in the manner described in
Section 4.2(b). If Landlord in good faith disputes the results of any such audit, the
parties will in good faith attempt to resolve any disputed items. If Landlord and Tenant are able
to resolve such dispute, final settlement will be made within 30 days after resolution of the
dispute. If the parties are unable to resolve any such dispute, either Landlord or Tenant may
trigger the Dispute mechanism described in Section 4.2(c). If the audit conducted by
Tenant correctly discloses that Tenant’s Share of Basic Operating Costs has been overstated by more
than 5%, then within 30 days after receipt of an invoice from Tenant, Landlord must reimburse
Tenant for the reasonable cost of performing such audit together with interest on any overpayment
from the time of such overpayment at the Default Rate.

          (e) “Basic Operating Costs” means all costs and expenses incurred by Landlord in each
calendar year of operating, maintaining, managing, repairing, managing and, except to the extent
otherwise expressly provided herein, owning the Premises. “Basic Operating Costs” may
include, without limitation, the cost of utilities attributable to the Premises, insurance, Taxes,
water service and sewer charges, interior and exterior maintenance, property owners’ association
dues and assessments, property management fees, parking lot maintenance, and any and all sales,
use or other taxes with respect to the foregoing charged by 1 or more applicable authorities.

          (f) “Basic Operating Costs” will not include any expenses or costs for the following

items:

               (1) Depreciation or amortization of the Building or its contents or components;

               (2) Expenses for the preparation of space (including tenant finish out costs) or other similar
type work which Landlord performs for any tenant or prospective tenant of the Building;

               (3) Expenses incurred in leasing or obtaining new tenants or retaining existing tenants, such
as marketing costs and leasing commissions;

               (4) Legal expenses;

               (5) Interest, amortization or other costs associated with any mortgage, loan or refinancing of
the Premises;

               (6) Any ground rent incurred for the Premises; or

               (7) Any expenses paid directly by Tenant or any expenses for which Landlord is reimbursed or
which Landlord recovers (through insurance or otherwise) from a third party.

     4.3 Other Amounts Owing to Landlord. If Landlord incurs any expenses on behalf of
Tenant or is otherwise due reimbursement from Tenant under this Lease, such amounts will be
additional Rent. Tenant must pay the amounts owing within 30 days after its receipt of an invoice
from Landlord.

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     4.4 Late Payments; Dishonored Checks.

          (a) If Landlord does not receive any installment of Rent within 5 days after the date due,
Tenant, to the extent permitted by law, must pay, in addition to the installment of Rent, a late
payment charge equal to 5% of the installment of Rent past due. The late payment charge will
increase to 10% of the installment of Rent past due if Tenant becomes responsible for a late
payment charge more than twice during any consecutive 12-month period. The late payment charge will
revert to 5% after Tenant has paid Rent for 12 consecutive months without incurring a late payment
charge. Because the additional costs and expenses resulting to Landlord from late payments are
difficult to ascertain precisely, this late payment charge constitutes a reasonable and good faith
estimate by the parties of the extent of such additional costs and expenses.

          (b) In addition to the late payment charge contained in Section 4.4(a), all Rent, if
not paid within 30 days after the date due, will, at the option of Landlord, and to the extent
permitted by law, bear interest from the date due until paid at the Default Rate.

          (c) Acceptance of a late payment charge by Landlord does not constitute a waiver of Tenant’s
default with respect to the overdue amount, nor will it be construed as a waiver by Landlord of the
requirement for timely payment nor create a course of dealing permitting such late payments. Any
payment by Tenant or receipt by Landlord of a lesser amount than the monthly installment of Rent
due under this Lease will be deemed to be on account of the earliest Rent due hereunder. No
endorsement or statement on any check or any letter accompanying any check or payment as Rent will
be deemed an accord and satisfaction, and Landlord may accept such check or payment
without prejudice to Landlord’s right to recover the balance of
such Rent or pursue any other remedy provided in this Lease.

     4.5 Net Lease. Except as otherwise provided in Section 7.4(a), this Lease is
intended to be a fully net lease, so that this Lease will yield, net to Landlord, the Rent
specified in this Lease. In that regard, except as otherwise provided in Section 7.4(a) of
this Lease, all Basic Operating Costs, utility charges, maintenance expenses, repair and
replacement expenses, expenses relating to compliance with all applicable laws and all other costs,
fees, charges, expenses, reimbursements and obligations of every kind and nature whatsoever
relating to the Premises which may arise or become due during the Lease Term must be paid and
discharged by Tenant.

SECTION 5 — CREDIT ENHANCEMENT

     The obligations of Tenant under this Lease, financial and otherwise, will be guaranteed by
Centex Financial Services, Inc., a Nevada corporation (“Guarantor”), pursuant to the terms
of that certain Guaranty Agreement (the “Guaranty”) in the form attached hereto as
Exhibit “E”. The Guaranty must be signed by Guarantor concurrently with the execution of
this Lease.

SECTION 6 — LEGAL AND CONTRACTUAL LIMITATIONS ON USE OF PREMISES

     6.1 Use. The Premises must be used solely for general office purposes. The Premises
may not be used for any other purpose.

     6.2 Compliance with Laws Generally.

          (a) Tenant, at Tenant’s sole cost and expense, must comply with all current and future
federal, state, municipal and other laws and ordinances applicable to the use of the Premises
permitted in Section 6.1, the employees, agents, visitors and invitees of Tenant, and the
business

9

 

conducted in the Premises by Tenant, including, without limitation, all environmental laws and
regulations.

          (b) Tenant may not place or permit to remain within the Premises any “hazardous
materials” as such term is now or hereafter defined under applicable environmental laws.
Tenant may store and use, however, cleaning supplies, copier toner or other similar type products
commonly found in commercial office space, so long as such items are properly labeled, stored and
disposed of in accordance with all applicable governmental requirements.

     6.3 Compliance with Accessibility Laws. Tenant, at its sole cost, is responsible for
compliance with the Americans With Disabilities Act and comparable federal, state and local
statutes or regulations relating to accessibility of facilities (the “Accessibility Laws”)
with respect to the Premises. Tenant will not be in default under this Section 6.3 for its
failure to comply with Accessibility laws so long as Tenant is either contesting in good faith,
and by legal means, the enforcement of Accessibility Laws, or is undertaking diligent efforts to
comply with Accessibility Laws.

     6.4 Building Rules and Regulations. Landlord has the right to adopt and modify
reasonable, non-discriminatory Rules and Regulations governing the use and occupancy of the
Premises, but Landlord may not enforce against Tenant any modified Rules and Regulations which
materially and adversely affect Tenant’s rights under this Lease or materially increase Tenant’s
monetary obligations under this Lease. Tenant must comply with the Rules and Regulations and must
cause all of its Tenant-Related Parties, contractors, invitees and visitors to do so as well.
Landlord may change the Rules and Regulations from time to time, as Landlord reasonably deems
necessary. Any changes to the Rules and Regulations will be effective when sent by Landlord to
Tenant in writing. Landlord will have no liability to Tenant or any other person for its failure
to enforce the Rules and Regulations, but Landlord agrees to enforce the Rules and Regulations on
a non-discriminatory basis.

     6.5 Quiet Enjoyment. Tenant, on paying all sums required under this Lease and
performing and observing all of its covenants and agreements, may peaceably and quietly occupy and
use the Premises during the Lease Term. Such occupancy and use is subject to the provisions of
this Lease, all matters of record affecting the Premises and applicable governmental laws, rules,
and regulations. Landlord warrants and forever defends Tenant’s right to such occupancy against
the claims of any and all persons lawfully claiming the same or any part thereof, subject only to
the provisions of this Lease, all matters of record affecting the Premises and all applicable
governmental laws, rules, and regulations.

SECTION 7 — OPERATIONAL MATTERS

     7.1 Services to the Premises. Landlord is not required to furnish any utility
services and Tenant must pay the appropriate utility provider directly for all water, gas, heat,
light, power, telephone, sewer, fire sprinkler, lawn sprinkler charges and other utilities and
similar services used on or from the Premises, together with any taxes, penalties, surcharges, or
the like pertaining thereto and any maintenance charges required in connection with such utilities.
If any services to the Premises are interrupted, Tenant will have no claim for rebate of Rent,
damages (including damages for business interruption) or eviction on account thereof. In no event
will Landlord be liable for any interruption or failure of utility services on the Premises.

     7.2 Parking.

          (a) Landlord is providing the Parking Areas for the non-exclusive and common use of Landlord,
all tenants of the Building, and their respective employees, agents, subtenants, licensees,
visitors, guests and invitees. Use of the Parking Areas is subject to availability, but Landlord
must provide

10

 

at least 300 parking spaces in the Parking Areas. If any parking spaces become unavailable to
Tenant due to casualty damage, flooding, condemnation or repairs, Landlord will use reasonable
efforts to provide Tenant with reasonably satisfactory alternative parking arrangements until the
use of the parking spaces is restored. Tenant will have no right, however, to terminate this Lease
by reason of the loss of any parking spaces.

          (b) Tenant, the Tenant-Related Parties, and Tenant’s contractors, licensees and invitees must
comply with the Rules and Regulations regarding the Parking Areas. Landlord is entitled and
authorized to place a wheel lock or other device restricting mobility of any vehicle violating the
Rules and Regulations and to have the vehicle towed away, at the sole risk and expense of the
vehicle owner. Landlord may, but is not obligated to, use such access devices as Landlord deems
necessary to ensure that only authorized persons will use the Parking Areas.

     7.3 Graphics; Signage.

          (a) Tenant is required to obtain Landlord’s prior written approval for any signage to be
located at the Premises (other than interior signage that is not visible from the exterior of the
Building). All such signage is subject to any applicable governmental laws, ordinances,
regulations, Landlord’s standard sign criteria, subdivision codes, covenants and restrictions.
Tenant, at its sole cost and expense, must remove all sign age upon the termination of this Lease
and repair any damage caused by such removal, all to the reasonable satisfaction of Landlord.

          (b) In addition to the interior signage described above,. Landlord will allow Tenant to place
a panel on any monument sign for the Building. Landlord makes no representation or warranty as to
the availability of such signage and Tenant acknowledges that in all cases the signage will be
subject to approval by Landlord (not to be unreasonably withheld) and the applicable governmental
authorities prior to installation.

     7.4 Repairs and Maintenance by Landlord.

          (a) Landlord must maintain and keep in good repair, reasonable wear and tear excepted, the
following at its sole cost and expense: the roof structure, the structural soundness of the
exterior walls of the Building (not including windows, glass or plate glass, doors, special store
fronts or office entries), exterior painting of the Building, and the foundation of the Building.
All requests for repairs must be submitted to Landlord or its manager in writing, except in the
case of an emergency. The cost of repairs and maintenance by Landlord pursuant to this Section
7.4(a) will be borne solely by Landlord and will not be included in Basic Operating Costs. If
Tenant’s use of the Premises is materially impaired as a result of Landlord’s failure to perform
any maintenance or repairs required by this Section 7.4(a), then Tenant will be entitled to
an equitable abatement of Base Rent during the period that Tenant’s use is so impaired.

          (b) Landlord also must maintain and keep in good repair, reasonable wear and tear excepted,
those portions of the Premises not described in Section 7.4(a). However, the cost of
repairs and maintenance by Landlord pursuant to this Section 7.4(b) will be included in
Basic Operating Costs. With Tenant’s prior approval (not to be unreasonably withheld), Landlord may
engage a property manager to handle such responsibilities, in which case Tenant agrees to
coordinate all requests with the property manager.

     7.5 Maintenance by Tenant. Tenant must cooperate with Landlord to maintain the
Premises in a clean, orderly and sanitary condition. Tenant must not commit or allow any waste to
be committed on any portion of the Premises. Tenant must provide regular janitorial service for the
Premises if not

11

 

included in the services provided by Landlord or its manager. At the expiration or early
termination of this Lease, Tenant will deliver up the Premises to Landlord in as good condition as
at the Commencement Date, ordinary wear and tear and damage by fire or casualty loss excepted.

     7.6 Repairs and Replacements by Tenant. Tenant will be responsible for the cost of
repairing or replacing all items that are not the responsibility of Landlord under Section
7.4(a), including any damage to the Premises, or any part thereof, caused by Tenant, any
Tenant-Related Party or any subtenant, guest, licensee or invitee of Tenant.

     7.7 Alterations, Improvements.

          (a) Except as provided below, Tenant may make no alteration, change, improvement, replacement
or addition to the Premises (collectively, “Alterations”) without the prior written consent
of Landlord. Landlord may condition its consent on the requirement that Tenant remove any
Alterations upon or prior to the expiration or termination of this Lease. Notwithstanding the
foregoing, however, Landlord’s consent is not required for interior Alterations that cost less than
$10,000 and that do not materially and adversely affect, in any way, the mechanical, electrical,
plumbing, HVAC, structural or fire and life safety components of the Building (“Non-Structural
Alterations”). Tenant agrees to notify Landlord prior to performing Non-Structural Alterations.
Landlord may, at its option, require Tenant to submit plans and specifications to Landlord for
approval prior to commencing any Alterations that are not Non-Structural Alterations. Landlord
agrees to use reasonable efforts to review such plans and specifications and either approve or
disapprove of the same within 10 days after receipt from Tenant. If Landlord has not approved of
such plans and specifications within such 10-day period, then Tenant may send a second notice to
Landlord requesting approval. If Landlord does not respond with approval or objections within the 5
days thereafter, then the plans and specifications will be deemed approved.

          (b) All Alterations must be done in a good and workmanlike manner and in compliance with all
applicable laws and ordinances. All Alterations (other than Non-Structural Alterations) must be
performed by a contractor reasonably acceptable to Landlord. Any contractors used by Tenant must
carry a comprehensive liability (including builder’s risk) insurance policy in such amounts as
Landlord may reasonably require and must provide proof of such insurance to Landlord prior to the
commencement of any Alterations. Upon completion of any Alterations, Tenant must provide Landlord
with a copy of its building permit, final inspection tag and, if plans and specifications were
required by Landlord, final “as built” plans and specifications, together with evidence of the
lien-free completion of such Alterations. All Alterations now or hereafter placed or constructed on
the Premises at the request of Tenant will be at Tenant’s cost. If Landlord performs Alterations on
Tenant’s behalf, Tenant must pay the cost of such Alterations (plus a construction management fee
equal to 5% of hard costs).

          (c) Upon the expiration or early termination of this Lease, Tenant may remove its trade
fixtures, office supplies and movable office furniture and equipment not attached to the Building
provided (i) such removal is made prior to the expiration or within 5 days after the termination of
the Lease Term; (ii) Tenant is not then in default in the timely performance of any obligation or
covenant under this Lease; and (iii) Tenant promptly repairs all damage caused by such removal. All
other property at the Premises, any Alterations to the Premises, and any other articles attached or
affixed to the floor, wall, or ceiling of the Premises will, immediately upon installation, be
deemed the property of Landlord and will be surrendered with the Premises at the termination or
expiration of this Lease, without payment or compensation therefor. If, however, Landlord so
requests in writing, Tenant must, at Tenant’s sole cost and expense, prior to the expiration or
within 5 days after the termination of the Lease Term, remove any and all trade fixtures, office
supplies and office furniture and equipment placed or installed by Tenant in the Premises, and any
Alterations (other than the Initial Improvements) installed by Tenant or installed by

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Landlord at Tenant’s request if Landlord notified Tenant at the time it approved the plans and
specifications that Landlord would require the removal of such Alterations upon the expiration or
termination of this Lease. Tenant must repair any damage caused by such removal.

     7.8 Telecommunications.

          (a) If Tenant desires to utilize the services of a telephone or telecommunications provider
whose equipment is not servicing the Building as of the Effective Date (the “Telecommunications
Provider”), Tenant must notify Landlord. The Telecommunications Provider must obtain the
written consent of Landlord, which consent will not be unreasonably withheld, conditioned, or
delayed, before installing its lines or equipment or otherwise providing service within the
Building.

          (b) Landlord’s consent under this section will not be deemed any kind of warranty or
representation by Landlord as to the suitability, competence, or financial strength of the
Telecommunications Provider. All telephone and telecommunications services desired by Tenant will
be ordered and utilized at the sole risk and expense of Tenant. Tenant agrees that if service by
the Telecommunications Provider is interrupted, curtailed, or discontinued for any reason other
than the negligence or misconduct of Landlord or a Landlord-Related Party, Landlord will have no
obligation or liability with respect thereto and that Tenant will have the sole obligation to
obtain substitute service at its expense.

     7.9 Change of Building Name. Landlord reserves the right at any time to change the
name of the Building. Landlord will use reasonable efforts to give Tenant 30 days’ advance written
notice of such change.

     7.10 Entry by Landlord. Tenant agrees that Landlord and its employees, agents,
contractors or representatives may enter into and upon any part of the Premises at all reasonable
hours upon reasonable prior notice (and in the case of emergencies at all times and without notice)
to inspect the same, or to show the Premises to prospective purchasers, mortgagees, or insurers or,
within the last 12 months of the Lease Term only, to prospective tenants, or to clean or make
repairs, alterations or additions thereto. Tenant will not be entitled to any abatement or
reduction of Rent by reason of any such entry. Landlord will use reasonable efforts to minimize any
disruption to the conduct of Tenant’s business by reason of any such entry.

SECTION 8 — TRANSFER OF LEASEHOLD RIGHTS

     8.1 Transfers by Tenant.

          (a) Tenant may not assign this Lease or sublease the Premises or any part thereof or mortgage,
pledge or hypothecate its leasehold interest or grant any concession or license within the Premises
(any such assignment, sublease, mortgage, pledge, hypothecation, or grant of a concession or
license by Tenant is referred to in this Section 8 as a “Transfer”) without the
prior written consent of Landlord, which consent will not be unreasonably withheld, conditioned, or
delayed. Any attempt to effect a Transfer without the consent of Landlord will be void and of no
effect.

          (b) To make a Transfer, Tenant must request in writing Landlord’s consent at least 30 days in
advance of the date on which Tenant desires to make a Transfer and pay Landlord a $250.00 fee for
reviewing the request plus the amount of any fee charged by Landlord’s lender in connection with
the review of any proposed Transfer (the “Review Fee”). The request must include the name
of the proposed assignee or sublessee, current financial information on the proposed assignee or
sublessee, the terms of the proposed Transfer, and, if the Transfer is a sublease or assignment of
only a portion of the

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Premises, information regarding access or construction issues that must be addressed to
facilitate the Transfer. The request also must state that Landlord’s failure to respond within the
designated period will result in a deemed approval of the Transfer. Landlord will, within 15 days
following receipt of such request, notify Tenant in writing that Landlord elects (i) to permit
Tenant to assign or sublet such space in accordance with the terms provided to Landlord, or (ii) to
refuse consent to Tenant’s requested Transfer and to continue this Lease in full force and effect
as to the entire Premises. If Landlord fails to notify Tenant in writing of such election within
the 15-day period, Landlord will be deemed to have elected option (1) above.

          (c) The consent by Landlord to a particular Transfer will not be deemed a consent to any other
subsequent Transfer. If this Lease, the Premises or the Tenant’s leasehold interest, or any portion
of the foregoing, is transferred, or if the Premises are occupied in whole or in part by anyone
other than Tenant without the prior consent of Landlord as provided herein, Landlord may collect
rent from the transferee or other occupant and apply the net amount collected to the Rent payable
hereunder. Such collection or application of rent by Landlord, however, will not be deemed a waiver
of the provisions hereof or a release of Tenant from the further performance by Tenant of its
covenants, duties and obligations hereunder.

     8.2 Affiliate Transfers. As used herein, the term “Transfer” includes any
consolidation, reorganization, merger, sale of assets, sale of a controlling interest in stock,
transfer by operation of law, or similar transaction. However, Tenant has the right, subject to
Section 8.3, without Landlord’s consent, to assign this Lease or sublet all or any portion
of the Premises to any person or entity who controls, is controlled by, or is under common control
with the original Tenant named in this Lease (an “Affiliate Transfer”). The term
“control” means, with respect to a corporation, the right -to exercise, directly
or indirectly, more than 50% of the voting rights attributable to the shares of the controlled
corporation, and, with respect to a person or entity that is not a corporation, the possession,
directly or indirectly, of the power to direct or cause the direction of the management or policies
of the controlled person or entity. Tenant must provide Landlord with written notice of any
Affiliate Transfer within 10 days after the effective date of such the Affiliate Transfer.

     8.3 Transfer Requirements. The following requirements apply to all Transfers
(including Affiliate Transfers):

          (a) Tenant must, in the case of an assignment, cause the assignee to expressly assume and
agree to perform, all of the covenants, duties and obligations of Tenant under this Lease arising
after the effective date of the assignment. The assignee will be jointly and severally liable under
the Lease along with Tenant.

          (b) The use of the Premises by the assignee or transferee must be consistent with the terms of
this Lease. All of the terms and provisions of this Lease will continue to apply after a Transfer.

          (c) Tenant will remain directly and primarily liable for the performance of all the covenants,
duties and obligations of Tenant under this Lease (including, without limitation, the obligation to
pay Rent). Landlord will be permitted to enforce the provisions of this Lease against the
undersigned Tenant or any transferee, or both, without demand upon or proceeding in any way against
any other persons.

     8.4 Transfers by Landlord. Landlord will have the right to transfer and assign, in
whole or in part, all of its rights and obligations hereunder and in the Premises. Upon the
assumption by the transferee of the obligations of Landlord hereunder, Landlord will be released
from any further obligations accruing

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after the date of transfer, and Tenant will look solely to such successor-in-interest of
Landlord for the performance of such obligations.

SECTION 9 — INSURANCE; CASUALTY; ALLOCATION OF LIABILITY

     9.1 Property Insurance.

          (a) Landlord must maintain an insurance policy or policies of “risks of direct physical loss”
in a “special form” basis (or comparable coverage by whatever name denominated), if reasonably
available, on the portion of the Premises that is the property of Landlord (including Alterations
by Tenant that have become the property of Landlord), in an amount equal to not less than 90% of
the replacement cost. Such insurance will be maintained at the expense of Landlord (as a part of
the Basic Operating Costs), and payments for losses thereunder will be made solely to Landlord or
to the mortgagees of Landlord as their interests may appear. If insurance premiums for the Premises
increase due to: (i) any subsequent improvements made by Tenant to the Premises or made by Landlord
at Tenant’s request, or (ii) as a result of Tenant’s use of the Premises, Landlord may elect to
require Tenant to pay directly for the increased premiums rather than including such increased
premiums in Basic Operating Costs. From time to time following Tenant’s written request (but not
more than once annually), Landlord must provide to Tenant a current certificate of insurance
evidencing Landlord’s compliance with this Section 9.1.

          (b) Tenant must maintain an insurance policy or policies of “risks of direct physical loss” in
a “special form” basis (or comparable coverage by whatever name denominated), if reasonably
available, on all of its personal property, including removable trade fixtures, office supplies and
movable office furniture and equipment, located on the Premises, in an amount equal to full
replacement cost and endorsed to provide that Tenant’s insurance is primary in the event of any
overlapping coverage with the insurance carried by Landlord. Such insurance will be maintained at
the expense of Tenant and payment for losses thereunder will be made solely to Tenant or to the
mortgagees of Tenant (if permitted hereunder) as their interests may appear. Tenant must, prior to
occupancy of the Premises and at Landlord’s request from time to time (but not more than once
annually), provide to Landlord a current certificate of insurance evidencing Tenant’s compliance
with this Section 9.1. Tenant must obtain the agreement of Tenant’s insurers to notify
Landlord at least 30 days prior to any cancellation or expiration of a property insurance policy.

     9.2 Liability Insurance.

          (a) Landlord must maintain a policy or policies of commercial general liability insurance
covering the Premises on ISO Form CG 0001 or its equivalent, insuring against claims for personal
or bodily injury or death or property damage (including contractual indemnity and liability
coverage without contractual exclusion) occurring upon, in or about the Premises, with premiums
thereon paid on or before the due date. The policy or policies must be issued and binding upon an
insurance company licensed to do business in the State of Texas having an A.M. Best rating of
“A-VIII” or better. Such insurance must provide coverage of not less than $2,000,000 per occurrence
for bodily injury and property damage, $2,000,000 per occurrence for personal and advertising
injury, $2,000,000 for general aggregate liability, and such other coverage as Landlord may deem
appropriate. Such insurance must be maintained at the expense of Landlord (as a part of the Basic
Operating Costs), and payments for losses thereunder will be made solely to Landlord or any
additional insured, as appropriate. From time to time following Tenant’s written request (but not
more than once annually), Landlord must provide to Tenant a certificate of insurance evidencing
Landlord’s compliance with this Section 9.2.

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          (b) Tenant must maintain a policy or policies of commercial general liability insurance
covering the Premises and Tenant’s use thereof on ISO Form CO 0001 or its equivalent, insuring
against claims for personal or bodily injury or death or property damage (including contractual
indemnity and liability coverage without contractual exclusion) occurring upon, in or about the
Premises, with the premiums thereon fully paid on or before the due date. The policy or policies
must be issued by and binding upon an insurance company licensed to do business in the State having
an A.M. Best Rating of “A-VIII” or better. Such insurance must provide minimum protection of not
less than $2,000,000 per occurrence of bodily injury and property damage, $2,000,000 per occurrence
for personal and advertising injury, $2,000,000 for general aggregate liability. Tenant’s insurance
must contain an endorsement that Tenant’s insurance is primary for claims arising out of an
incident or event occurring within the Premises. Tenant’s insurance must contain a provision naming
Landlord (and any mortgagee designated by Landlord) as an additional insured. Tenant must, prior to
occupancy of the Premises and at Landlord’s request from time to time, provide Landlord with a
current certificate of insurance evidencing Tenant’s compliance with this Section 9.2.
Tenant must obtain the agreement of Tenant’s insurers to notify Landlord at least 30 days prior to
any cancellation or expiration of a liability insurance policy.

          (c) Tenant must also maintain worker’s compensation insurance coverage in accordance with
applicable law.

          (d) The minimum coverage requirements set forth in this Section 9.2 will automatically
increase by 15% at the beginning of every fifth Lease Year during the Lease Term.

     9.3 Casualty Damage.

          (a) If the Premises is damaged by fire or other casualty, Tenant must give prompt written
notice to Landlord.

          (b) Landlord may terminate the Lease due to a casualty if:

               (1) The Building is so damaged by fire or other casualty that substantial alteration or
reconstruction of the Building will, in the judgment of an independent architect selected by
Landlord, be required;

               (2) Any mortgagee under a first mortgage or first deed of trust covering the Building requires
that the insurance proceeds payable as a result of the casualty be used to reduce or retire the
mortgage debt;

               (3) The casualty is not insured under the insurance policy or policies of “risks of direct
physical loss” required to be carried by Landlord pursuant to the terms of Section 9.1; or

               (4) Landlord reasonably determines that insurance proceeds will be insufficient to restore the
Building.

          (c) If Landlord does not terminate this Lease, Landlord will, as soon as practicable, but no
more than 90 days after the date of the casualty, commence to repair and restore the Building and
will proceed with reasonable diligence to restore the Building to substantially its condition prior
to the occurrence of the casualty. However, Landlord will not be required to rebuild, repair, or
replace any part of Tenant’s removable furniture, fixtures and equipment or any Alterations to the
Premises made by Tenant following the Commencement Date which were not approved by Landlord in
writing. Furthermore, Landlord will not be required to spend for the restoration work an amount in
excess of the insurance proceeds actually received by Landlord as a result of the casualty, plus
any deductible amounts

16

 

thereunder (but Landlord may choose, at its option, to provide the extra funds necessary to
complete the restoration).

          (d) If Landlord does not either commence the repairs to the Building within the time required
herein or complete the repairs to the Building within 270 days after the date of the casualty,
Tenant may terminate the Lease by written notice to Landlord given no later than 30 days following
the date on which Landlord was to commence or complete such repairs, as the case may be.

          (e) Landlord will not be liable for any inconvenience or annoyance to Tenant or injury to the
business of Tenant resulting in any way from the casualty or its repair. However, Landlord will
allow Tenant an equitable abatement of Rent during the time and to the extent the Premises are
unfit for occupancy. But if the Premises is damaged by a casualty resulting from the intentional
acts of Tenant or any Tenant-Related Party, subtenant, or licensee of Tenant, Rent will not be
abated during the repair of such damage.

     9.4 INDEMNITY BY TENANT. TENANT HEREBY INDEMNIFIES, DEFENDS AND HOLDS HARMLESS
LANDLORD AND LANDLORD-RELATED PARTIES FROM AND AGAINST ANY AND ALL LIABILITIES, OBLIGATIONS,
DAMAGES, CLAIMS, SUITS, LOSSES, CAUSES OF ACTION, LIENS, JUDGMENTS AND EXPENSES (INCLUDING COURT
COSTS, ATTORNEY’S FEES AND REASONABLE COSTS OF INVESTIGATION) OF ANY KIND, NATURE OR DESCRIPTION
RESULTING FROM ANY INJURIES TO OR DEATH OF ANY PERSON OR ANY DAMAGE TO PROPERTY WHICH ARISES, OR IS
CLAIMED TO ARISE FROM THE FOLLOWING (COLLECTIVELY, THE “TENANT-RELATED CLAIMS”): (1) AN
INCIDENT OR EVENT WHICH OCCURRED WITHIN OR ON THE PREMISES; OR (2) THE BREACH OF THIS LEASE BY
TENANT. SUCH INDEMNIFICATION WILL BE IN EFFECT EVEN IF THE TENANT-RELATED CLAIM IS THE RESULT OF OR
CAUSED BY THE NEGLIGENT ACTS OR OMISSIONS OF LANDLORD OR ANY LANDLORD-RELATED PARTY. The indemnity
obligations of Tenant under this Section 9.4 will not apply to a Tenant-Related Claim
arising out of the gross negligence or intentional misconduct of Landlord or any Landlord-Related
Party.

     9.5 INDEMNITY BY LANDLORD. LANDLORD HEREBY INDEMNIFIES, DEFENDS AND HOLDS HARMLESS
TENANT AND TENANT-RELATED PARTIES FROM AND AGAINST ANY AND ALL LIABILITIES, OBLIGATIONS, DAMAGES,
CLAIMS, SUITS, LOSSES, CAUSES OF ACTION, LIENS, JUDGMENTS AND EXPENSES (INCLUDING COURT COSTS,
ATTORNEYS’ FEES AND REASONABLE COSTS OF INVESTIGATION) OF ANY KIND, NATURE OR DESCRIPTION RESULTING
FROM ANY INJURIES TO OR DEATH OF ANY PERSON OR ANY DAMAGE TO PROPERTY WHICH ARISES, OR IS CLAIMED
TO ARISE FROM THE FOLLOWING (COLLECTIVELY, THE “LANDLORD-RELATED CLAMS”): (1) THE BREACH
OF THE LEASE BY LANDLORD; (2) THE CONSTRUCTION OF THE BUILDING OR INITIAL IMPROVEMENTS BY LANDLORD;
OR (3) THE GROSS NEGLIGENCE OR WILLFUL MISCONDUCT OF LANDLORD OR ANY LANDLORD-RELATED PARTY. SUCH
INDEMNIFICATION WILL BE IN EFFECT EVEN IF THE LANDLORD-RELATED CLAIM IS THE RESULT OF OR CAUSED BY
THE NEGLIGENT ACTS OR OMISSIONS OF TENANT OR ANY TENANT-RELATED PARTY. The indemnity obligations of
Landlord under this Section 9.5 will not apply to a Landlord-Related Claim arising out of
the gross negligence or intentional misconduct of Tenant or any Tenant-Related Party. Furthermore,
all claims against Landlord are limited by Section 12.4.

     9.6 Waiver of Claims and Subrogation Rights. So long as it is permissible to do so as
under the laws and regulations governing the writing of insurance within the State, all insurance
carried by

17

 

either Landlord or Tenant will provide for a waiver of rights of subrogation against Landlord
and Tenant on the part of the insurance carrier. Unless the waivers contemplated by this sentence
are not obtainable for the reasons described in this Section 9.6, Landlord waives any and
all rights of recovery, claims, actions or causes of action against Tenant and the Tenant-Related
Parties, and Tenant waives any and all rights of recovery, claims, actions or causes or action
against Landlord and the Landlord-Related Parties, for any loss or damage to property or any
injuries to or death of any person which is covered or would have been covered under the insurance
policies required under this Lease. The foregoing release will not apply to losses or damages in
excess of actual or required policy limits (whichever is greater) nor to any deductible (up to a
maximum of $10,000) applicable under any policy obtained by the waiving party. The failure of
either party (the “Defaulting Party”) to take out or maintain any insurance policy required
under this Lease will be a defense to any claim asserted by the Defaulting Party against the other
party hereto by reason of any loss sustained by the Defaulting Party that would have been covered
by any such required policy. The waivers set forth in the immediately preceding sentence will be in
addition to, and not in substitution for, any other waivers, indemnities, or exclusions of
liabilities set forth in this Lease.

     9.7 Damages from Certain Causes. Notwithstanding anything contained in this Lease to
the contrary, and subject to the terms of Section 9.6, neither Landlord nor any
Landlord-Related Party will be liable for damages to Tenant or any party claiming through Tenant
for any injury to or death of any person or damage to property or for interruption or damage to
business resulting from (and Tenant, for itself and the Tenant-Related Parties, specifically waives
and releases any claims it may have with respect to) any of the following:

          (a) any act, omission or negligence of any other tenant within the Building, or any of their
respective employees, agents, contractors, tenants, assignees, licensees, invitees or customers;

          (b) vandalism, theft, burglary and other criminal acts (other than those committed by
Landlord’s employees) in or about the Premises;

          (c) any defect in or failure of equipment, pipes, wiring, heating or air conditioning
equipment, stairs, elevators, or sidewalks, the bursting of any pipes or the leaking, escaping or
flowing of gas, water, steam, electricity, or oil, broken glass, or the backing up of any drains,
except to the extent caused by the negligence or willful misconduct of Landlord or any
Landlord-Related Party; or

          (d) injury done or occasioned by wind, snow, rain or ice, fire, act of God, public enemy,
injunction, riot, strike, insurrection, war, court order, requisition, order of any governmental
body or authority.

Under no circumstances will Landlord be liable for damages related to business interruption or loss
of profits absent the gross negligence or willful misconduct of Landlord. The provisions of this
Section 9.7 will not limit the obligations of Landlord under this Lease or the rights of
Tenant to seek enforcement of the terms of this Lease, so long as such enforcement by Tenant does
not involve a claim for damages.

SECTION 10 — CONDEMNATION

     10.1 Condemnation. If the whole or substantially the whole of the Building, or the
whole or such portion of the Building or the Parking Areas as will render the remainder unfit for
Tenant’s use, is taken for any public or quasi-public use, by right of eminent domain or otherwise,
or sold in lieu of condemnation, then either Landlord or Tenant may terminate this Lease within 30
days after the terminating party receives notice of such taking. The effective date of the
termination will be the date when an enforceable order of condemnation is enforced or the effective
date of a sale in lieu of condemnation. If this Lease is not terminated upon any such taking or
sale, the Base Rent payable

18

 

hereunder will be reduced by an amount representing that portion of Base Rent applicable to
the portion of the Building subject to such taking or sale. Landlord will to the extent Landlord
deems feasible, restore the Building to substantially its former condition, However, Landlord will
not be required to rebuild, repair, or replace any Alterations to the Premises made by Tenant
following the Commencement Date which were not approved by Landlord in writing. Furthermore,
Landlord will not be required to spend for such work an amount in excess of the amount received by
Landlord as compensation for such taking.

     10.2 Condemnation Award. All amounts awarded upon a taking of any part or all of the
Premises will belong to Landlord, and Tenant will not be entitled to and expressly waives all
claims to any such compensation. Tenant may, however, make a separate claim upon the condemning
authority for expenses related to relocation and for the unamortized cost of leasehold improvements
paid for by Tenant.

SECTION 11 — TITLE ENCUMBRANCES

     11.1 Subordination to Mortgage.

          (a) This Lease will be subordinate to any mortgage, deed of trust or other lien now existing
upon the Premises, and to any renewals, modifications, consolidations, refinancings, and extensions
thereof. Upon Tenant’s receipt of a subordination, attornment, and nondisturbance agreement in form
reasonably acceptable to Tenant, this Lease will be subordinate to any mortgage, deed of trust or
other lien hereafter placed on the Premises, and to any renewals, modifications, consolidations,
refinancings, and extensions thereof. Tenant agrees that any such mortgagee or deed of trust
beneficiary will have the right at any time to subordinate such mortgage, deed of trust or other
lien to this Lease on such terms and subject to such conditions as such mortgagee or deed of trust
beneficiary may deem appropriate, in its discretion, provided such terms and conditions do not
materially or adversely affect the rights or increase the monetary obligations of Tenant under this
Lease. If any proceedings are brought for the foreclosure of, or in the event of the exercise of
the power of sale under, any such mortgage, deed of trust or other lien, Tenant agrees, without
further action hereunder, to attorn to the purchaser upon such foreclosure (or any deed in lieu of
foreclosure) and recognize such purchaser as the Landlord under this Lease. Landlord is hereby
irrevocably vested with full power and authority to subordinate this Lease to any mortgage, deed of
trust or other lien now existing or hereafter placed upon the Premises. Tenant agrees to execute
such instruments subordinating this Lease or attorning to the holder of any such liens as Landlord
or its lender may reasonably request.

          (b) Upon Tenant’s written request, Landlord will use reasonable efforts to obtain from
Landlord’s lender a subordination, non-disturbance and attornment agreement on such lender’s form
and otherwise reasonably satisfactory to Landlord, Tenant and such lender. Tenant must pay all
fees, costs and expenses incurred by Landlord in connection therewith (but no more than $1,500 per
request).

     11.2 Mechanic’s Liens. Tenant may not permit any mechanic’s liens, materialmen’s
liens or other liens to be placed upon the Premises for any work performed by or at the request of
Tenant, or any assignee, sublessee or licensee of Tenant, unless such work was performed by
Landlord. If any such lien is attached to the Premises and not discharged by payment, bonding or
otherwise within 30 days after receipt of written notice from Landlord, then, in addition to any
other right or remedy of Landlord, Landlord may, but is not be obligated to, discharge the same.
Any amount paid by Landlord for the aforesaid purpose will be paid by Tenant to Landlord on demand
as additional Rent and will bear interest at the Default Rate from the date paid by Landlord until
reimbursed by Tenant.

19

 

SECTION 12 — DEFAULT; DISPUTES; REMEDIES

     12.1 Default by Tenant. The following events will be deemed to be events of default
by Tenant under this Lease (each an “Event of Default”):

          (a) Tenant fails to timely pay any Rent and such failure continues for a period of 10 days
after written notice of such default has been delivered to Tenant (but if Landlord has given Tenant
2 such notices during any 12-month period, Landlord will not be required to give further notice;
thereafter, the failure by Tenant to make any payment of Rent when due hereunder will be an Event
of Default without notice or grace period); provided that if Tenant timely pays Rent during any
consecutive 12-month period thereafter, the notice and opportunity to cure provision will be
reinstated at the end of such 12-month period;

          (b) Tenant fails to comply with any terms, provisions or covenants of this Lease (other than a
failure related to the non-payment of Rent), all of which terms, provisions and covenants will be
deemed material, and such failure continues for a period of 30 days after written notice of such
failure is delivered to Tenant, or if such failure cannot reasonably be cured within a 30-day
period, Tenant fails to commence to cure such failure within such 30-day period and/or thereafter
fails to prosecute the cure diligently and continuously or fails to complete the cure within 60
days after the date of Landlord’s notice of default;

          (c) Tenant takes any action to, or notifies Landlord that Tenant or any Guarantor intends to,
file a petition under any section or chapter of the United States Bankruptcy Code, as amended from
time to time, or under any similar law or statute of the United States or any state thereof; or a
petition is filed against Tenant under any such statute and is not dismissed within 120 days
thereafter;

          (d) A receiver or trustee is appointed for Tenant’s leasehold interest in the Premises or for
all or a substantial part of the assets of Tenant or any Guarantor; or

          (e) Tenant refuses to take initial occupancy of the entire Premises.

     12.2 Landlord’s Remedies.

          (a) Upon the occurrence of any Event of Default, Landlord may, at its option and without
further notice to Tenant and without judicial process, in addition to all other remedies given
hereunder or by law or equity, do any 1 or more of the following: (i) terminate this Lease, in
which event Tenant will immediately surrender possession of the Premises to Landlord; (ii) enter
upon and take possession of the Premises and expel or remove Tenant therefrom, with or without
having terminated this Lease; (iii) change or re-key all locks to entrances to the Premises, and
Landlord will have no obligation to give Tenant a new key to the Premises until such Event of
Default is cured; and (iv) remove from the Premises any furniture, fixtures, equipment or other
personal property of Tenant, without liability for trespass or conversion, and store such items at
the sole cost of Tenant and without liability to Tenant. Any of such furniture, fixtures, equipment
or personal property not claimed within 30 days from the date of removal will be deemed abandoned.

          (b) Exercise by Landlord of any 1 or more remedies hereunder will not constitute forfeiture or
an acceptance of surrender of the Premises by Tenant. Such surrender can be effected only by the
written agreement of Landlord and Tenant.

          (c) If Landlord terminates this Lease by reason of an Event of Default, Tenant must pay to
Landlord the sum of (i) the cost of recovering the Premises (including attorney’s fees and costs),

20

 

(ii) the unpaid Rent and all other indebtedness accrued hereunder to the date of such
termination, (iii) the amounts stated in Section 12.2(e), (iv) the total Rent which
Landlord would have received under this Lease for the remainder of the Lease Term minus the Fair
Market Rental Value (hereinafter defined) of the Premises for the same period, both discounted to
present value at the Prime Rate (hereinafter defined) in effect upon the date of determination, and
(v) any other damages or relief which Landlord may be entitled to at law or in equity. For the
purposes of this section, “Fair Market Rental Value” will be the rental rate that would be
received from a comparable tenant for a comparable lease for premises and other properties of
equivalent quality, size, condition and location as the Premises, taking into account any free rent
or other concessions that are generally prevailing in the marketplace at the time of Tenant’s
default, market conditions and the period of time the Premises may reasonably be expected to remain
vacant before Landlord is able to re-let the Premises to a suitable new tenant. For purposes of
this section, “Prime Rate” will mean the per annum rate of interest announced or published
from time to time by Bank of America, N.A., Dallas, Texas (or its successors or assigns) as its
prime commercial lending rate.

          (d) If Landlord repossesses the Premises without terminating this Lease, then Tenant must pay
to Landlord the sum of (i) the cost of recovering the Premises (including attorney’s fees and
costs), (ii) the unpaid Rent and other indebtedness accrued to the date of such repossession, and
(iii) the total Rent that Landlord would have received under this Lease for the remainder of the
Lease Term minus any net sums thereafter received by Landlord through reletting the Premises during
said period after deducting expenses incurred by Landlord in connection with such reletting for
advertising costs, brokerage commissions, architectural fees, tenant improvement costs and
allowances and any other allowances or concessions provided by Landlord (amortized pro rata over
the term of such new lease). Re-entry by Landlord will not affect the obligations of Tenant for the
unexpired Lease Term. Tenant will not be entitled to any excess of rent obtained by reletting over
the Rent required to be paid by Tenant hereunder. Actions to collect amounts due by Tenant may be
brought 1 or more times, without the necessity of Landlord’s waiting until the expiration of the
Lease Term. In addition, Landlord may, at any time following repossession of the Premises without
termination of the Lease, elect to terminate the Lease and pursue the remedies available to
Landlord pursuant to Section 12.2(c) above in lieu of the remedies available to Landlord
pursuant to this Section 12.2(d).

          (e) If Landlord has terminated this Lease pursuant to Section 12.2(c), Tenant must
also pay to Landlord the unamortized portion (assuming level amortization at 12% interest over the
Lease Term), calculated as of the date of termination, of all leasing commissions, tenant
improvement costs and allowances, architectural costs and allowances, any other allowances provided
by Landlord and all other out-of-pocket costs of Landlord related to this Lease.

          (f) Upon termination of this Lease or repossession of the Premises due to the occurrence of an
Event of Default, Landlord will use reasonable efforts to attempt to relet the Premises. Tenant
acknowledges that Landlord may satisfy such obligation by listing the Premises with a reputable
local brokerage company and that Landlord will have no obligation to expand or divide the Premises
or lease the Premises if other space owned by Landlord in the Market Area is available for lease as
well.

          (g) If Tenant fails to make any payment, perform any obligation, or cure any default hereunder
within 10 days after receipt of written notice thereof or such longer period of time that is
expressly provided in this Lease), Landlord, without obligation to do so and without thereby
waiving such failure or default, may make such payment, perform such obligation, and/or remedy such
other default for the account of Tenant (and enter the Premises for such purpose). Tenant must pay
all costs, expenses and disbursements (including attorneys’ fees) incurred by Landlord in taking
such remedial action, plus, at the option of Landlord, interest thereon at the Default Rate.

21

 

     12.3 Default by Landlord. Landlord will be in default under this Lease if Landlord
fails to perform any of its obligations hereunder and such failure continues for a period of 30
days after Tenant delivers written notice of such failure to Landlord. Tenant must also deliver
written notice at such failure to the holder(s) of any indebtedness or other obligations secured by
any mortgage or deed of trust affecting the Premises, of which Tenant has received notice. If such
failure cannot reasonably be cured within the 30-day period, Landlord will not be in default
hereunder as long as Landlord or such holder(s) commences the remedying of such failure within the
30-day period and diligently prosecutes the same to completion. Landlord will not be liable to
Tenant for consequential, special or punitive damages by reason of a failure to perform (or a
default) by Landlord under this Lease.

     12.4 Limitation on Landlord’s Liability. Tenant will be entitled to look solely to
Landlord’s equity in the Premises for the recovery of any judgment against Landlord, and Landlord
will not be personally liable for any deficiency with respect to the recovery of such judgment.
This recourse limitation will not limit any right that Tenant might otherwise have to obtain
specific performance of Landlord’s obligations under this Lease.

     12.5 Attorney’s Fees. If Landlord or Tenant employs an attorney to assert or defend
any action arising out of the breach of any term, covenant or provision of this Lease, or to bring
legal action for the unlawful detainer of the Premises, the prevailing party will be entitled to
recover from the non-prevailing party reasonable attorney’s fees and costs of suit incurred in
connection therewith. For purposes of this Section 12.5, a party will be considered to be
the “prevailing party” if (a) such party initiated the litigation and substantially obtained the
relief which it sought (whether by judgment, voluntary agreement or action of the other party,
trial, or alternative dispute resolution process), (b) such party did not initiate the litigation
and either (i) received a judgment in its favor, or (ii) did not receive judgment in its favor, but
the party receiving the judgment did not substantially obtain the relief which it sought, or (iii)
the other party to the litigation withdrew its claim or action without having substantially
received the relief which it was seeking.

SECTION 13 — MISCELLANEOUS

     13.1 Notices. Any notice under this Lease must be in writing and must be sent to the
appropriate Notice Address by (a) personal delivery, (b) a recognized overnight courier, (e) United
States mail, postage prepaid, certified mail, return receipt requested, or (d) facsimile with
either electronic or telephonic verification of receipt, so long as the original of the facsimile
notice is deposited in the United States mail within 3 days after the fax notice is sent. Notice by
personal delivery or overnight courier will be effective upon receipt, notice by mail will be
effective upon deposit in the United States mail in the manner above described and notice by
facsimile will be effective upon electronic or telephonic verification of receipt. Any party may
change its Notice Address by delivering appropriate written notice to the other party. The change
in Notice Address will be effective 10 days after the date of the notice.

     13.2 Estoppel Agreements. Landlord and Tenant will, from time to time, within 10 days
after written request by the other party, execute and deliver to such persons as the requesting
party will designate, an estoppel agreement in recordable form certifying that this Lease is
unmodified and in full force and effect (or if there have been modifications, that this Lease is in
full force and effect as so modified), stating the dates to which Rent and other charges payable
under this Lease have been paid, stating that the requesting party is not in default hereunder (or
if the party executing such estoppel alleges a default, stating the nature of such alleged default)
and further stating such other matters as the requesting party will reasonably require.

22

 

     13.3 No Implied Waiver. The failure of either party to insist at any time upon the
strict performance of any covenant or agreement in this Lease or to exercise any right, power or
remedy contained in this Lease will not be construed as a waiver or a relinquishment thereof for
the future.

     13.4 Independent Obligations. The obligation of Tenant to pay Rent hereunder and the
obligation of Tenant to perform Tenant’s other covenants and duties hereunder constitute
independent, unconditional obligations to be performed at all times provided for hereunder and,
except to the extent expressly provided in this Lease, are independent of the Landlord’s
performance of Landlord’s duties and obligations hereunder.

     13.5 Severability. If any term or provision of this Lease, or the application thereof
to any person or circumstance will, to any extent, be invalid or unenforceable, the remainder of
this Lease, or the application of such term or provision to persons or circumstances other than
those as to which it is held invalid or unenforceable, will not be affected thereby, and each term
and provision of this Lease will be valid and enforced to the fullest extent permitted by law.

     13.6 Recording. Tenant agrees not to record this Lease or any memorandum of this
Lease.

     13.7 Governing Law. This Lease will be governed by the laws of the State. This Lease
is performable in, and the exclusive venue for any action brought with respect hereto, will be in
Dallas County in the State.

     13.8 Force Majeure. Whenever a period of time is herein prescribed for the taking of
any action by Landlord or Tenant, the party responsible for taking such action will not be liable
or responsible for any delays due to strikes, riots, acts of God, shortages of labor or materials,
war, governmental laws, regulations or restrictions, or any other cause whatsoever (other than
financial inability) beyond the control of the party responsible for taking such action. The period
of time for taking action will be extended by the number of days of delay. However, the provisions
of this Section 13.8 will never be construed as allowing an extension of time with respect
to Tenant’s obligation to pay Rent when and as due under this Lease.

     13.9 Time of Performance. Except as otherwise expressly provided herein, time is of
the essence under this Lease.

     13.10 Commissions. Landlord and Tenant represent to one another that no broker is
involved in the procurement, negotiation or execution of this Lease. Landlord and Tenant hereby
agree to defend, indemnify and hold each other harmless against any loss, claim, expense or
liability with respect to any commissions or brokerage fees claimed on account of the execution
and/or renewal of this Lease or the expansion of the Premises due to any action of the indemnifying
party.

     13.11 Merger of Estates. The voluntary or involuntary surrender of this Lease by
Tenant, or a mutual cancellation thereof, will not constitute a merger of the Landlord’s fee estate
in the Property and the leasehold interest created hereby. In that event, Landlord will have the
option, in Landlord’s sole discretion, to either terminate or assume all or any existing subleases
or subtenancies.

     13.12 Survival of Indemnities and Covenants. All indemnities of Landlord or Tenant
and all covenants of Landlord or Tenant not fully performed on the date of the expiration or
termination of this Lease will survive such expiration or termination.

     13.13 Headings. Descriptive headings are for convenience only and will not control or
affect the meaning or construction of any provision of this Lease.

23

 

     13.14 Entire Agreement. This Lease, including the exhibits listed in this section,
embodies the entire agreement between the parties hereto with relation to the leasing of the
Premises. There are no covenants, agreements, representations, warranties or restrictions between
the parties hereto, other than those specifically set forth in this Lease. The following exhibits
are attached hereto and incorporated herein and made a part of this Lease for all purposes:

	 	 	 	 	 	 	 
	Exhibit “A”
 

	 	—
	 	Property Description
	 	 
	Exhibit “B”
 

	 	—
	 	Site Plan
	 	 
	Exhibit “C”

 

	 	—
	 	Rules and Regulations
	 	 
	Exhibit “D”
 

	 	—
	 	Improvements Agreement
	 	 
	Exhibit “E”

 

	 	—
	 	Guaranty Agreement
	 	 
	Exhibit “F”
 

	 	—
	 	Acceptance of Premises Memorandum
	 	 
	Exhibit “G”
 

	 	—
	 	Renewal Option
	 	 

     13.15 Amendment. To be effective, any amendment or modification of this Lease must be
in writing and signed by Landlord and Tenant.

     13.16 Joint and Several Liability. If Tenant consists of more than 1 person or
entity, the obligations of such parties under this Lease will be joint and several.

     13.17 Multiple Counterparts. This Lease may be executed in multiple counterparts,
each of which will constitute an original instrument, but all of which will constitute one and the
same agreement.

     13.18 Effect of Delivery of This Lease. Landlord has delivered a copy of this Lease
to Tenant for Tenant’s review only, and the delivery hereof does not constitute an offer to Tenant
or an option to be exercised by Tenant. This Lease will not be effective until a copy of this Lease
executed by both Landlord and Tenant is delivered by Landlord to Tenant.

[Signature page follows.]

24

 

     IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the effective date.

	 	 	 	 	 	 	 	 	 

	WITNESS:

	 	LANDLORD:	 	 
	 

	 	 

	 	 	 	 	 	 
		 	CENTEX OFFICE VISTA RIDGE LEWISVILLE I,
	 	L.P., a Delaware limited partnership
	 
	 	 	 	 	 	 	 
	 

	 	By:
	 	 	 	Centex Office General Partner, LLC,
	 	 
	 

	 	 	 	 	 	a Delaware limited liability	 	 
	 

	 	 	 	 	 	company, its general partner	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	By:
	 	/s/ Daniel B. Anderson	 	 
	 

	 	 	 	 	 	 	 	 
	 

	 	 	 	Name:
	 	Daniel B. Anderson
 

	 	 
	 

	 	 	 	Title:
	 	Vice President	 	 
	 

	 	 	 	 	 	 	 	 

	 	 	 	 	 	 	 
	WITNESS:

	 	TENANT:	 	 	 	 
	 

	 	 	 	 	 	 
	 
	 	 	 	 	 	 
		 	CENTEX HOME EQUITY COMPANY, LLC,
	 	a Delaware limited liability company
	 
	 	 	 	 	 
	 

	 	By:	 	/s/ Jay Bray	 	 
	 

	 	 	 	 	 	 
	 

	 	Name:	 	Jay Bray	 	 
	 

	 	Title:	 	EVP/CFO	 	 
	 

	 	 	 	 	 	 

25

 

EXHIBIT “A”

METES AND BOUNDS DESCRIPTION

4.9698 ACRE TRACT

BEING a 4.9698 acre tract of land situated in the City of Lewisville, Texas, and situated in the
G.C. Woolsey Survey, Abstract No. 1402, Dallas and Denton Counties, Texas, and being part of Lot
3R-1, Block E, Vista Ridge an addition-to the City of Lewisville, Texas, as recorded by plat in
Cabinet P, page 194, Denton Country Records, and being more particularly described as follows:

BEGINNING at the southeast corner of said Lot 3R-1, Block E, same being the southwest corner of Lot
4R-2, Block E, Vista Ridge as shown on the plat recorded in Cabinet N, Page 308, Denton County
Records, said corner lying on the northerly line of State Highway 121;

THENCE South 52 degrees 38 minutes 45 seconds West, along said northerly line, distance of 475.00
feet to a point for corner, the southwest corner of said Lot 3R-1;

THENCE North 37 degrees 21 minutes 15 seconds West, departing said northerly line and along the
westerly line of said Lot 3R-1, a distance of 175.04 feet to the point of curvature of a circular
curve to the right having a radius of 1,030.00 feet and whose chord bears North 35 degrees 01
minutes 31 seconds West, a distance of 83.71 feet;

THENCE in a northerly direction, along said circular curve and continuing along said westerly line,
through a central angle of 4 degrees 39 minutes 28 seconds an arc distance of 83.73 feet
to a point of tangency;

THENCE North 32 degrees 41 minutes 47 seconds West, continuing along said westerly line, a distance
of 121.72 feet to a point for corner;

THENCE North 52 degrees 38 minutes 45 seconds East, departing said westerly line, a distance of
665.71 feet to a point for corner on the common line between said Lots 3R-1 and 4R-2;

THENCE South 07 degrees 24 minutes 19 seconds East, along said common line, a distance of 257.82
feet to a point for corner;

THENCE South 11 degrees 40 minutes 43 seconds East, continuing along said common line, a distance
of 173.76 feet to THE POINT OF BEGINNING ANL) CONTAINING 216,484 square feet or 4.9698 acres of 1
and more or less.

A-1

 

EXHIBIT “B”

SITE PLAN

B-1

 

EXHIBIT “C”

RULES AND REGULATIONS

     Any capitalized terms not defined in this Exhibit “C” have the meaning set forth in
the Lease to which this Exhibit “C” is attached.

     1. Sidewalks, doorways, vestibules, halls, stairways, and similar areas may not be obstructed,
nor will refuse, furniture, boxes or other items be placed therein by Tenant or Tenant-Related
Parties. Such areas are to be used solely for ingress and egress to and from the Premises, or for
going from one part of the Building to another part of the Building. Tenant will be responsible, at
its sole cost, for the removal of any large boxes or crates not used in the ordinary course of
business. Nothing may be swept or thrown into the corridors, halls, elevator shafts or stairways.

     2. Canvassing, soliciting, distributing handbills, advertising and peddling in the Building
are prohibited.

     3. Plumbing fixtures and appliances may be used only for the purpose for which such were
constructed or installed, and no unsuitable material may be placed therein. Tenant will bear the
cost of repair of any stoppage or damage to any such fixtures or appliances from misuse on the part
of Tenant or Tenant-Related Parties, guests and customers.

     4. Tenant may not do, or permit to be done, anything in or about the Building, or bring or
keep anything therein, that will in any way increase the rate of fire or other insurance on the
Building, or on property kept therein, or otherwise increase the possibility of fire or other
casualty. No cooking (other than cooking through the use of a microwave oven), including grills or
barbecues, will be permitted within the Premises or on any patio adjoining the Premises.

     5. Landlord has the power to prescribe the weight and position of heavy equipment or objects
that may overstress any portion of the floor of the Building. Tenant will bear the cost of repair
of damage done to the Building by the improper placing of such heavy items. Tenant must notify the
Building manager when safes or other heavy equipment are to be taken in or out of the Building. The
moving of such equipment may be done only after written permission is obtained from Landlord and
must be performed under such conditions as Landlord may reasonably require.

     6. Corridor doors, when not in use, must be kept closed.

     7. All deliveries must be made via the service entrance and service elevator, during normal
business hours. Any delivery after normal business hours must be coordinated with the Building
manager. When conditions are such that Tenant must dispose of crates, boxes, and other such items,
Tenant will dispose of such items prior to or after normal business hours.

     8. Tenant may not cause any improper noises in the Building, or allow any unpleasant odors to
emanate from the Building, or otherwise interfere, injure or annoy in any way other tenants, or
persons having business with such tenants.

     9. No animals or birds, other than those assisting the disabled, may be brought into or kept
in or about the Building.

     10. No machinery of any kind, other than ordinary office machines such as copiers, fax
machines, personal computers and related mainframe equipment, electric typewriters and word
processing

EXHIBIT “C”, Rules and Regulations — Page C-1

 

 

equipment, may be operated on the Premises without the prior written consent of Landlord,
which consent will not be unreasonably withheld or delayed.

     11. Tenant may not use or keep in the Building any flammable or explosive fluid or substance
(including Christmas trees and ornaments), or any illuminating materials, without the prior written
approval of the Building manager.

     12. No bicycles, motorcycles or similar vehicles are allowed in the Building.

     13. No nails, hooks, or screws (other than those necessary for hanging artwork, diplomas,
posterboards and other such items on interior walls) may be driven into or inserted in any part of
the Building (including doors), except as approved by Landlord.

     14. Landlord may evacuate the Building in the event of an emergency or catastrophe. Tenant
will cause its officers, agents and employees to participate in any fire safety or emergency
evacuation drills scheduled by Landlord.

     15. No food or beverages may be prepared, cooked or distributed from the Building without the
prior written approval of Landlord, which approval will not be unreasonably withheld or delayed.
However, Tenant will be permitted to (a) have food catered to the Premises, and (b) install
refrigerators, microwave ovens, coffee machines and vending machines for the use of its own
employees and guests.

     16. No additional or replacement locks may be placed upon any exterior doors without the prior
written approval of Landlord, which approval will not be unreasonably withheld or delayed. All keys
necessary to enter the Building will be furnished by Landlord. Upon termination of the Lease,
Tenant must return all keys to Landlord and provide to Landlord the combination of all locks on
doors or vaults. No duplicates of keys may be made by Tenant.

     17. Tenant may not locate furnishings or cabinets adjacent to mechanical or electrical access
panels or over air conditioning outlets in a manner that will prevent Landlord’s personnel or
contractors from servicing such units as routine or emergency service may require. Tenant will pay
the cost of moving such furnishings for Landlord’s access. Tenant will instruct all of its
employees to refrain from any attempts to adjust thermostats. The lighting and air conditioning
equipment of the Building will be exclusively controlled by Landlord’s personnel.

     18. No portion of the Building may be used for the purpose of lodging rooms.

     19. No supplemental heating, air ventilation or air conditioning equipment, including space
heaters and fans, may be installed or used by Tenant without the prior written consent of Landlord.

     20. No smoking may be permitted within the Building other than those smoking areas designated
by the Landlord.

     21. No unattended children are allowed within the Building.

     22. Tenant and its employees, agents, subtenants, licensees and visitors will follow the
following rules and regulations for the Parking Areas:

          (a) Cars must be parked entirely within the stall lines painted on the ground or on the floor.

EXHIBIT “C”, Rules and Regulations — Page C-2

 

 

          (b) All directional signs and arrows must be observed.

          (c) The speed limit is 5 miles per hour.

          (d) Parking is prohibited in areas not striped for parking, aisles, areas where “no parking”
signs are posted, in cross-hatched areas and in such other areas as may be designated by Landlord
or Landlord’s agent(s) (including areas designated as “Visitor Parking”).

          (e) Every vehicle owner is required to park and lock his own car.

          (f) Spaces which are designated for small, intermediate or full-sized cars will be so used.
No intermediate or full-size cars may be parked in parking spaces limited to compact cars.

          (g) No vehicle may be stored in the Parking Areas. Any vehicle remaining in the Parking Areas
without interruption for 5 business days is deemed to have been stored in the Parking Areas.

          (h) Landlord is entitled and is hereby authorized to place a wheel lock or other device
restricting mobility upon such vehicle or have any such vehicle towed away, at the sole risk and
expense of the vehicle owner.

     23. In the event of any inconsistency between these Rules and Regulations and the terms of the
Lease, the terms of the Lease will control.

EXHIBIT “C”, Rules and Regulations — Page C-3

 

 

EXHIBIT “D”

IMPROVEMENTS AGREEMENT

     This Improvements Agreement (herein so called) describes and specifies the rights and
obligations of Landlord and Tenant under the Lease to which this Exhibit “D” is attached,
with respect to the design, construction and payment for the completion of the Initial Improvements
at the Premises.

     1. Definitions. Any capitalized terms not defined in this Improvements Agreement will
have the meaning set forth in the Lease. Additionally, as used in this Improvements Agreement, the
following terms (when delineated with initial capital letters) will have the respective meaning
indicated for each, as follows:

          (a) “Construction Allowance” means $25.00 per square foot, multiplied by the number of
square feet of area in the Building. The Construction Allowance is subject to increase as provided
in Section 5(b) of this Improvements Agreement.

          (b) “Cost of Finish Work” means the hard and soft costs of performing the Finish Work,
plus a development management fee equal to 5% of such costs (up to a maximum fee amount of
$50,000).

          (c) “Excess Amount” means the amount by which the Cost of Finish Work exceeds the
Construction Allowance.

          (d) “Finish Work” means the finish improvements to be constructed by Landlord in
accordance with Tenant’s Plans.

          (e) “Initial Improvements” means the Shell Work and the Finish Work.

          (f) “Landlord’s Plans” means the detailed construction documents for the Shell Work
described on Schedule 1 attached to this Improvements Agreement.

          (g) “Plans and Specifications” means, collectively, the Landlord’s Plans and the
Tenant’s Plans.

          (h) “Shell Work” means the base building improvements to be constructed by Landlord in
accordance with Landlord’s Plans.

          (i) “Tenant’s Plans” has the meaning specified in Section 3 of this
Improvements Agreement.

     2. Shell Work. Landlord has prepared and Tenant has approved the Landlord’s Plans.
Landlord has made application for the various permits and approvals required to construct the Shell
Work prior the Effective Date. After the Effective Date, Landlord must diligently pursue receipt of
such permits and approvals. Promptly after such receipt, Landlord will perform the Shell Work.
Landlord must perform the Shell Work in accordance with the Landlord’s Plans and all applicable
laws.

     3. Finish Work. No later than October 31, 2001, Tenant must prepare and deliver
construction documents to Landlord for approval. Landlord must approve or disapprove such
construction documents within 10 days after receipt thereof, If Landlord does not approve such
construction documents, Landlord will specifically identify its objections and Tenant will revise
such construction

EXHIBIT “D”, Improvements Agreement — Page D-1

 

 

documents to address Landlord’s objections and re-submit the same to Landlord for approval
within 10 days thereafter, The foregoing process will be implemented repeatedly until Landlord has
approved Tenant’s construction documents. Upon approval by Landlord, such construction documents
will constitute the “Tenant’s Plans” hereunder. Tenant acknowledges that Landlord’s
approval of the Tenant’s Plans does not imply that the Tenant’s Plans comply with, and Landlord has
no responsibility for compliance of Tenant’s Plans with, applicable federal, state and local
statutes, codes, ordinances and other regulations. Promptly after the finalization and approval of
Tenant’s Plans and Landlord’s receipt of all required permits and approvals, Landlord must commence
construction of the Finish Work and thereafter diligently pursue completion of the Finish Work.

     4. Completion and Acceptance of Initial Improvements.

          (a) When Landlord believes the Initial Improvements are Substantially Complete, Landlord must
notify Tenant of such fact. Within 2 business days thereafter, Landlord and Tenant will conduct a
walk-through of the Premises (the “Inspection”) and specify in writing the Punchlist Items
which remain to be performed by Landlord, if any. Landlord agrees to expeditiously complete any
Punchlist Items. Except for (i) the Punchlist Items so identified, (ii) the obligation of Landlord
to correct defective work pursuant to Section 4(b) of this Improvements Agreement, and
(iii) the obligation to correct latent defects pursuant to Section 2.3(d) of the Lease, all
obligations of Landlord in regard to the Initial Improvements will be deemed to have been satisfied
upon completion of the Inspection. Following the Inspection and Tenant’s acceptance of the Initial
Improvements (other than Punchlist Items, if any), the Initial Improvements will be Substantially
Complete.

          (b) If, at the Inspection, Tenant notifies Landlord that the Initial Improvements are not
Substantially Complete, Landlord will perform or correct such items at its own expense, Following
Landlord’s correction or performance of such items, Landlord must notify Tenant of such fact and
the parties will conduct another Inspection. The foregoing process will be repeated until the
Initial Improvements are Substantially Complete.

          (c) If any delays occur in the completion of the Initial Improvements as the result of (i)
Tenant’s failure to timely provide to Landlord the Tenant’s Plans or any other information required
by Landlord in connection with the obtainment of required permits or the construction of the
Initial Improvements, or (ii) any other act, omission, delay or default of Tenant or any
Tenant-Related Party, including any violation of the provisions of the Lease or any delay in giving
authorizations or approvals pursuant to this Improvements Agreement, then any such delay will be
considered a Tenant Delay and will be subject to the terms of Section 3.3 of the Lease.

     5. Construction Allowance.

          (a) Landlord will credit the Construction Allowance against the Cost of the Finish Work,
Tenant must pay the Excess Amount (or any portion thereof billed by Landlord) within 10 days after
receipt of an invoice for such costs. The Construction Allowance will not be used for any purpose
other than for payment of the cost of the Finish Work. No portion of the Construction Allowance
will be applied against Rent.

          (b) Tenant will have the right to increase the Construction Allowance by up to $5.00 per
square foot of area in the Building by notifying Landlord in writing of such election at least 30
days prior to the Commencement Date. If Tenant elects to increase the Construction Allowance as
provided herein, the annual “Base Rent per Square Foot of Area in the Building” payable under the
Lease will increase by an amount required to fully amortize the increased Construction Allowance
amount (calculated on a per square foot basis) on a straight-line basis over the Lease Term plus an
additional

EXHIBIT “D”, Improvements Agreement — Page D-2

 

 

10%. In such event, Landlord and Tenant will execute an amendment to the Lease setting forth
the new Base Rent amounts prior to the Commencement Date. By way of example, if Tenant elects to
increase the Construction Allowance by $1.00 per square foot of area (to $26.00 total), then the
annual Base Rent payable (on a per square foot basis) during the first Lease Year will increase by
$0.11 (or $1.00 divided by 10 plus an additional 10% of such amount) to $12.61. The annual Base
Rent payable would be $12.86 in the second Lease Year, $13.12 in the third Lease Year, and so on.

     6. Notices. All notices required or contemplated hereunder will be given to the
parties in the manner specified for giving notices under the Lease.

EXHIBIT “D”, Improvements Agreement — Page D-3

 

 

SCHEDULE I

TO

EXHIBIT “D” — IMPROVEMENTS AGREEMENT

SCHEDULE OF LANDLORD’S PLANS

	 	 	 	 	 	 	 	 	 
	ARCHITECTURAL	 	 	 	 	 	 
	Sheet Number	 	Name of Plan	 	Prepared By	 	Dated prepared
	 
	A1.1

	 	Site Plan
	 	BOKA Powell
	 	 	07.16.01	 
	A1.2

	 	Side Walk Plan and Details
	 	BOKA Powell
	 	 	07.16.01	 
	A1.3

	 	Site Lighting Plan
	 	BOKA Powell
	 	 	07.16.01	 
	 
	 	 	 	 	 	 	 	 
	A2.1

	 	Ground Floor Plan
	 	BOKA Powell
	 	 	07.16.01	 
	A2.2

	 	Roof Plan
	 	BOKA Powell
	 	 	07.16.01	 
	 
	 	 	 	 	 	 	 	 
	A3.1

	 	Door/Window Schedule/Details
	 	BOKA Powell
	 	 	07.16.01	 
	 
	 	 	 	 	 	 	 	 
	A4.1

	 	Elevations
	 	BOKA Powell
	 	 	07.16.01	 
	A4.2

	 	Enlarged Elevations
	 	BOKA Powell
	 	 	07.16.01	 
	 
	 	 	 	 	 	 	 	 
	A5.1

	 	Wall Sections
	 	BOKA Powell
	 	 	07.16.01	 
	A5.2

	 	Wall Sections
	 	BOKA Powell
	 	 	07.16.01	 
	A5.3

	 	Wall Sections
	 	BOKA Powell
	 	 	07.16.01	 
	 
	 	 	 	 	 	 	 	 
	A6.1

	 	Misc. Details
	 	BOICA Powell
	 	 	07.16.01	 
	A6.2

	 	Misc. Details
	 	BOKA Powell
	 	 	07.16.01	 
	A6.3

	 	Misc. Details
	 	B OKA Powell
	 	 	07.16.01	 

	 	 	 	 	 	 	 	 	 
	STRUCTURAL	 	 	 	 	 	 
	Sheet Number	 	Name of Plan	 	Prepared By	 	Dated prepared
	 
	S1.0

	 	Foundation Plan
	 	Hunt & Joiner, Inc.
	 	 	06.21.01	 
	S2.0

	 	Roof Framing Plan
	 	Hunt & Joiner, Inc.
	 	 	06.21.01	 
	S3.0

	 	Foundation Sections
	 	Hunt & Joiner, Inc.
	 	 	06.21.01	 
	S4.0

	 	Roof Framing Section
	 	Hunt & Joiner, Inc.
	 	 	06.21.01	 
	S5.0

	 	Typical Panel Details
	 	Hunt & Joiner, Inc.
	 	 	06.21.01	 
	S6.0

	 	Panel Elevations
	 	Hunt & Joiner, Inc.
	 	 	06.21.01	 
	S7.0

	 	Typical Details & General Notes
	 	Hunt & Joiner, Inc.
	 	 	06.21.01	 

SCHEDULE 1, Schedule of Landlord’s Plans — Page 1

 

 

	 	 	 	 	 	 	 	 	 
	LANDSCAPE ARCHITECT	 	 	 	 	 	 	 	 
	Sheet Number	 	Name of Plan	 	Prepared By	Dated prepared
	 
	L1.01

	 	Landscape Plan
	 	SMR
	 	 	07.16.01	 
	L1.02

	 	Irrigation Plan
	 	SMR
	 	 	07.16.01	 
	L1.03

	 	Landscape Specs and Details
	 	SMR
	 	 	07.16.01	 
	L1.04

	 	Irrigation Specs and Details
	 	SMR
	 	 	07.16.01	 

SCHEDULE 1, Schedule of Landlord’s Plans — Page 2

 

 

EXHIBIT “E”

GUARANTY AGREEMENT

     In consideration of the making of that certain Lease Agreement (as same may be amended from
time to time, the “Lease”) dated October 1, 2001, between Centex Office Vista Ridge
Lewisville I, L.P., a Delaware limited partnership (“Landlord”), and Centex Home Equity
Company, LLC, a Delaware limited liability company (“Tenant”) covering the building within
the Vista Ridge Business Park located in Lewisville, Texas, and for the purpose of inducing
Landlord to enter into and make the Lease, the undersigned hereby unconditionally guarantees the
full and prompt payment of Rent (as defined in the Lease) and all other sums required to be paid by
Tenant under the Lease (including, without limitation, all Rent payable with respect to the initial
Premises and all expansion space) (individually, a “Guaranteed Payment”, and collectively,
the “Guaranteed Payments”) and the full and faithful performance of all terms, conditions,
covenants, obligations and agreements contained in the Lease on the Tenant’s part to be performed
(individually, a “Guaranteed Obligation”, and collectively, the “Guaranteed
Obligations”). The undersigned further promises to pay all of Landlord’s costs and expenses
(including reasonable attorneys’ fees) incurred in endeavoring to collect the Guaranteed Payments
or to enforce the Guaranteed Obligations or incurred in enforcing this Guaranty Agreement
(“Guaranty”), as well as all damages which Landlord may suffer in consequence of any
default or breach under the Lease or this Guaranty.

     1. Landlord may at any time and from time to time, without notice to or consent by the
undersigned, take any or all of the following actions without affecting or impairing the liability
and obligations of the undersigned on this Guaranty:

          (a) grant an extension or extensions of time for payment of any Guaranteed Payment or time for
performance of any Guaranteed Obligation;

          (b) grant an indulgence or indulgences in the payment of any Guaranteed Payment or in the
performance of any Guaranteed Obligation;

          (c) modify or amend the Lease or any term thereof or any obligation of Tenant arising
thereunder;

          (d) consent to any assignment or assignments, sublease or subleases and successive assignments
or subleases by Tenant or by Tenant’s successors or assigns;

          (e) consent to an extension or extensions of the term of the Lease;

          (f) accept other guarantees or guarantors; and/or

          (g) release any person primarily or secondarily liable hereunder or under the Lease or under
any other guaranty of the Lease.

     The liability of the undersigned under this Guaranty will not be affected or impaired by any
failure or delay by Landlord in enforcing any Guaranteed Payment or Guaranteed Obligation or this
Guaranty or any security therefor or in exercising any right or power in respect thereto, or by any
compromise, waiver, settlement, change, subordination, modification or disposition of any
Guaranteed Payment or Guaranteed Obligation or of any security therefor. In order to hold the
undersigned liable hereunder, there will be no obligation on the part of Landlord, at anytime, to
resort to Tenant or to any other guaranty or to any security or other rights and remedies for
payment or performance, and Landlord

EXHIBIT “E”, Guaranty Agreement — Page E-1

 

 

will have the right to enforce this Guaranty irrespective of whether or not other proceedings
or actions are pending or being taken seeking resort to or realization upon or from any of the
foregoing.

     2. The undersigned waives all diligence in collection or in protection of any security,
presentment, protest, demand, notice of dishonor or default, notice of acceleration or intent to
accelerate, notice of acceptance of this Guaranty, notice of any extensions granted or other action
taken in reliance hereon and all demands and notices of any kind in connection with this Guaranty
or any Guaranteed Payment or Guaranteed Obligation.

     3. The undersigned hereby acknowledges full and complete notice and knowledge of all the
terms, conditions, covenants, obligations and agreements of the Lease.

     4. The payment by the undersigned of any amount pursuant to this Guaranty will not in any way
entitle the undersigned to any right, title or interest (whether by subrogation or otherwise) of
Tenant under the Lease or to any security being held for any Guaranteed Payment or Guaranteed
Obligation.

     5. This Guaranty will be continuing, absolute and unconditional and will remain in full force
and effect until all Guaranteed Payments are made, all Guaranteed Obligations are performed and all
obligations of the undersigned under this Guaranty are fulfilled.

     6. This Guaranty will also bind the heirs, personal representatives, successors and assigns of
the undersigned and will inure to the benefit of Landlord and Landlord’s successors and assigns.

     7. This Guaranty will be governed by and construed according to the laws of the State of Texas
and will be performed in the county identified in the first paragraph of this Guaranty. The situs
for the resolution (including any judicial proceedings) of any disputes arising under or relating
to this Guaranty will be the county referenced in the first paragraph of this Guaranty.

     8. If this Guaranty is executed by more than one person, all singular nouns and verbs herein
relating to the undersigned will include the plural number, the obligations of the several
guarantors will be joint and several and Landlord may enforce this Guaranty against any one or more
guarantors without joinder of any other guarantor (hereunder or otherwise).

     9. Landlord and the undersigned intend and believe that each provision of this Guaranty
comports with all applicable law. However, if any provision of this Guaranty is found by a court to
be invalid for any reason, the remainder of this Guaranty will continue in full force and effect
and the invalid provision will be construed as if it were not contained herein.

     10. Guarantor will, from time to time, but no more than 3 times in any calendar year, within
20 days after written request by Landlord, execute and deliver to such persons as Landlord will
designate, an estoppel agreement certifying that this Lease is unmodified and in full force and
effect (or if there have been modifications, that this Lease is in full force and effect as so
modified), stating the dates to which Rent and other charges payable under this Lease have been
paid, stating that, to Guarantor’s actual knowledge, the Landlord is not in default hereunder (or
if Guarantor alleges a default, stating the nature of such alleged default) and further stating
such other matters as Landlord will reasonably require.

[Signature page follows]

EXHIBIT “E”, Guaranty Agreement — Page E-2

 

 

     IN WITNESS WHEREOF, the undersigned has executed and delivered this Guaranty this 8th day of
October, 2001.

	 	 	 	 	 	 	 	 	 

	WITNESS:	 	 	 	GUARANTOR:	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	 
	 	CENTEX FINANCIAL SERVICES, INC.,

a Nevada corporation	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	By:	 	 	 	 
	 

	 	 	 	Name:
	 	 

	 	 
	 

	 	 	 	Title:
	 	 

	 	 
	 

	 	 	 	 	 	 

	 	 

	 	 	 
	ADDRESS	 	 
	 
	 

	 	 
	 

	 	 
	 

	 	 

EXHIBIT “E”, Guaranty Agreement — Page E-3

 

 

EXHIBIT “F”

ACCEPTANCE OF PREMISES MEMORANDUM

     This ACCEPTANCE OF PREMISES MEMORANDUM (“Memorandum”) is entered into on
___________, 200                     ,between ___________,
a ___________(“Landlord”), and
___________, a ___________ (“Tenant”).

RECITALS

     A. Landlord and Tenant entered into that certain Lease Agreement dated ,200
(the “Lease”). All terms used but not defined herein have the meanings set forth in
the Lease.

     B. Landlord and Tenant wish to confirm certain matters relating to the Lease and the work
performed by Landlord at the Premises.

AGREEMENT

     1. Commencement Date. Landlord and Tenant certify that the Commencement Date under
the Lease is__________, 200_.

     2. Acceptance of Premises. Except for the items listed on the Punch List
dated___________, 200 (a copy of which is attached to this Memorandum), Landlord has
completed all work required to be completed by Landlord under the Lease.

     3. No Amendment. This Memorandum does not amend the Lease and the Lease has not
otherwise been amended.

     4. Reliance. Tenant agrees that this Memorandum may be relied upon by Landlord and
its partners, lenders, prospective purchasers, and their respective successors and assigns.

[Signature page follows]

EXHIBIT “F”, Acceptance of Premises Memorandum — Page F-1

 

 

EXECUTED as of the date set forth above.

	 	 	 	 	 	 	 

	 	 	LANDLORD:	 	 
	 
	 	 	 	 	,	 
	 	 	 ,	 	 
	 

	 	a	 	 	 	 
	 	 	 	 	 
	 
	 	 	 	 	 	 
	 

	 	By:	 	 	 	 
	 

	 	 	 	 

	 	 
	 

	 	Name:	 	 	 	 
	 

	 	 	 	 

	 	 
	 

	 	Title:	 	 	 	 
	 

	 	 	 	 

	 	 
	 
	 	 	 	 	 	 
	 	 	TENANT:	 	 
	 
	 	 	 	 	,	 
	 	 	 ,	 	 
	 

	 	a	 	 	 	 
	 	 	 	 	 
	 
	 	 	 	 	 	 
	 

	 	By:	 	 	 	 
	 

	 	 	 	 

	 	 
	 

	 	Name:	 	 	 	 
	 

	 	 	 	 

	 	 
	 

	 	Title:	 	 	 	 
	 

	 	 	 	 

	 	 

EXHIBIT “F”, Acceptance of Premises Memorandum — Page F-2

 

 

EXHIBIT “G”

RENEWAL OPTION

     1. Provided no Event of Default exists and Tenant is occupying the Premises at the time of
such election, Tenant may renew this Lease for 1 additional period of 5 years (the “Renewal
Term”), by delivering written notice (“Renewal Notice”) of the exercise thereof to
Landlord no earlier than 9 months or later than 6 months before the expiration of the Lease Term.
On or before the commencement date of the Renewal Term, Landlord and Tenant shall execute an
amendment to this Lease extending the Lease Term on the same terms provided in this Lease, except
as follows:

          (a) The Base Rent payable for each month during the Renewal Term shall be
the prevailing rental rate at which space is then being offered in the Building, at the
commencement of the Renewal Term, for space of equivalent quality, size, utility and location, with
the length of the Renewal Term and the credit standing of Tenant to be taken into account (the
“Market Rental Rate”). The Base Rent will increase annually during the Renewal Term by 2%
beginning on the first day of each Lease Year during the Renewal Term beginning with the second
Lease Year of the Renewal Term;

          (b) Tenant shall have no further renewal option unless expressly granted by Landlord in
writing; and

          (c) Landlord shall lease to Tenant the Premises in their then-current condition, and Landlord
shall not provide to Tenant any allowances (e.g., moving allowance, construction allowance, and the
like) or other tenant inducements. Notwithstanding the foregoing, in determining the Market Rental
Rate applicable to the Renewal Term, such rate shall be adjusted to reflect that Tenant will be
accepting the Premises in their then-current condition, and that Landlord shall not be providing to
Tenant any allowances or other tenant inducements.

     2. Within 15 days after receipt of Tenant’s Renewal Notice (and any required supporting
information), Landlord will notify Tenant in writing of Landlord’s estimate of the Market Rental
Rate. Landlord and Tenant will in good faith attempt to determine the Market Rental Rate to be used
to calculate the Base Rent. In the event that the parties cannot agree on the Market Rental Rate
within 30 days after Landlord’s initial communication to Tenant, Landlord will select an M.A.I.
appraiser, who will determine the Market Rental Rate to be used to calculate the Base Rent and
communicate his or her determination to the parties within 15 days after his or her appointment,
which determination will be binding upon the parties. Each party will pay half of the cost of the
appraisal. Within 15 days thereafter, Tenant will notify Landlord that Tenant either (a)
accepts-the Market Rental Rate established by the appraiser in which event the parties will
promptly enter into an amendment to the Lease incorporating such terms, or (b) reject Landlord’s
renewal terms, in which event the Lease will end at the expiration of the initial Lease Term and
Landlord will have no further obligations or liability hereunder. The failure of Tenant to respond
within such 15-day period will be deemed rejection of Landlord’s terms.

          The failure of Tenant to exercise the Renewal Option within the time period set forth herein
will constitute a waiver and termination of such Renewal Option. This Renewal Option is personal to
Tenant and is not assignable to any third parties, including, but not limited to, any assignee or
sublessee of Tenant.

1exv10w56

Exhibit 10.56

FIRST AMENDMENT TO LEASE AGREEMENT

     This FIRST AMENDMENT TO LEASE AGREEMENT (the “Amendment”) is entered into effective
as of August 28, 2002, by and between CENTEX OFFICE VISTA RIDGE LEWISVILLE I, L.P., a Delaware limited
partnership (“Landlord”), and CENTEX HOME EQUITY COMPANY, LLC, a Delaware limited liability
company (“Tenant”).

RECITALS:

     A. Landlord and Tenant entered into that certain Lease Agreement dated effective as of October
8, 2001 (the “Lease”), for the lease of certain real property and improvements thereon
located at 397 State Highway 121 Bypass, Lewisville, Texas (the “Premises”).

     B. Landlord and Tenant hereby mutually agree to amend the Lease as provided herein.

AGREEMENT:

     NOW, THEREFORE, for and in consideration of the mutual covenants contained herein and for
other good and valuable consideration, the receipt and legal sufficiency of which are hereby
acknowledged and confessed, the parties hereby agree as follows:

     1. The above recitals are incorporated herein by reference. All capitalized terms not
otherwise defined herein shall have the same meaning as ascribed to them in the Lease.

     2. The definition of “Lease Term” set forth in Section 1.1 of the Lease is hereby deleted in
its entirety and replaced with the following:

“Lease Term” means the period that begins on the Commencement Date and ends
on April 30, 2014.

     3. Section 2.4 of the Lease is hereby deleted in its entirety.

     4. Section 3.1 of the Lease is hereby deleted in its entirety and replaced with the following:

Lease Term, This Lease will continue in force during a period beginning on
the Effective Date of this Lease and ending on the expiration of the Lease Term,
unless this Lease is terminated early or extended to a later date pursuant to the
terms of this Lease. The Lease Term will commence and Rent will accrue beginning on
the Commencement Date.

     5. Tenant hereby (i) consents to Landlord’s execution of the Access Easement Agreement
attached hereto as Exhibit “A” and the Signage Easement Agreement attached hereto as
Exhibit “B” (collectively, the “Easements”), and (ii) subordinates its interests
under the Lease to the Easements.

     6. The terms, covenants, conditions and provisions contained in this Amendment shall be
binding upon and inure to the benefit of Landlord and Tenant,- their respective heirs,
representatives, successors and permitted assigns.

FIRST AMENDMENT TO LEASE AGREEMENT — Page 1

 

 

     IN WITNESS. WHEREOF, the parties hereto have caused this Amendment to be executed
and effective as of the date first above written.

	 	 	 	 	 
	 	LANDLORD:

CENTEX OFFICE VISTA RIDGE LEWISVILLE I, L.P., 

a Delaware limited partnership

 	 
	 	By:  	Centex Office General Partner, LLC,
a Delaware limited liability company,
its sole general partner
 	 

	 	 	 	 	 
	 	 	 
	 	By:  	/s/  Daniel
B. Anderson
	 
	 	 	Name:  	Daniel
B. Anderson	 
	 	 	Title:  	Vice
President	 

	 	 	 	 	 
	 	TENANT:

CENTEX HOME EQUITY COMPANY, LLC, a Delaware limited
liability company

 	 
	 	By:  	/s/ Jay Bray
 	 
	 	 	Name:  	Jay Bray 	 
	 	 	Title:  	EVP, CFO 	 
	 

FIRST AMENDMENT TO LEASE AGREEMENT — Page 2

 

 

EXHIBIT “A”

Access Easement Agreement

EXHIBIT “A” — Cover Page

 

 

AFTER RECORDING RETURN TO:

Centex Development Company, L.P.

2728 N. Harwood

Dallas, Texas 75201

Attn: Jay M. Thompson

ACCESS EASEMENT AGREEMENT

     THIS ACCESS EASEMENT AGREEMENT (this “Agreement”) is made and entered into as of
_______________, 2002, by and between CENTEX OFFICE VISTA RIDGE LEWISVILLE I, LP., a Delaware
limited partnership (“Grantor”), and CENTEX LAND HOLDINGS, L.P., a Delaware limited
partnership (“Grantee”),

RECITALS

     A. Grantor is the owner in fee of certain real property located in Dallas and Denton Counties,
Texas (the “Grantor Property”), being more particularly described as follows:

Lot 3R-2, Block E of Final Plat of Centex Office Campus North, filed
in Cabinet U, Page 45, Plat Records, Denton County, Texas, and
Volume 2001204, Page 00016, Plat Records, Dallas County, Texas.

     B. Grantee is the owner in fee of certain real property located in Denton County, Texas (the
“Grantee Property”), being more particularly described as follows:

Lot 3R-1A, Block E of Final Plat of Centex Office Campus North,
filed in Cabinet U, Page 45, Plat Records, Denton County, Texas, and
Volume 2001204, Page 00016, Plat Records, Dallas County, Texas.

     C. Grantor and Grantee desire to enter into this Agreement for the purpose of providing a
means of ingress and egress to the Grantee Property.

AGREEMENT

     NOW, THEREFORE, for and in consideration of the sum of Ten and No/100 Dollars ($10.00) in hand
paid by Grantee to Grantor, and for the sealing and delivery of these presents, the mutual
covenants and agreements set forth herein, and other good and valuable consideration, the receipt
and sufficiency whereof are hereby acknowledged, the parties hereto intending to be legally bound,
do hereby covenant and agree as follows:

ARTICLE 1 — EASEMENT

     1.1 Declaration and Grant of Access Easement. Grantor hereby grants and conveys unto
Grantee, for the benefit of the Grantee Property, a non-exclusive, perpetual easement (the
“Access Easement”) over, across, and upon a portion of the Grantor Property being more
particularly described on Exhibit “A” attached hereto and incorporated herein by reference
(the “Access Easement Area”). The Access Easement is for the limited purpose of permitting
pedestrian and vehicular ingress and egress to and from the Grantee Property over a driveway (the
“Common Driveway”) situated upon the Grantor Property. Grantee and its respective
employees, agents, tenants, licensees, and invitees will have the right to use the Common Driveway,
However, Grantee will not have the right to use any portion of the Access

1

 

Easement Area or the Common Driveway for construction activities or the movement of
construction vehicles relating to any construction activities conducted on the Grantee Property.

     1.2 Removal of Parking Spaces. Upon at least 5 business days written notice to
Grantor, Grantee will have the right, at Grantee’s sole cost and expense, to enter upon the Grantor
Property and remove the curbs and up to 15 parking spaces, if necessary, in the Access Easement
Area to connect the Common Driveway to the access drives on the Grantee Property; provided (a)
Grantee shall complete such work promptly and shall not unreasonably interfere with the use of the
Grantor Property by Grantor or its tenants; (b) Grantee shall construct, replace and provide, at
Grantee’s sole cost and expense, 1 — parking space on the Grantor Property for each parking space
removed by Grantee so long as the construction of such space(s) is permitted under applicable
governmental requirements and is feasible without incurring unusually high construction costs
(e.g., the cost to build a retaining wall or structured. parking); (c) Grantee shall
restore and repair, at Grantee’s sole cost and expense, the Grantor Property affected by such work
to a comparable condition after completion of Grantee’s work herein (including, without limitation,
landscaping thereon); (d) Grantee shall indemnify, defend and hold harmless Grantor from and
against all costs, expenses, liens and claims (including, without limitation, reasonable attorney’s
fees) relating to the work of Grantee referenced in this Section 1.2; and (e) the work
performed by Grantee under this Section 1.2 must not cause the Grantor Property to contain
less than 300 parking spaces.

     1.3 Maintenance. Grantor agrees to undertake and perform any and all maintenance and
repair work within the Access Easement Area that may from time to time be reasonably necessary with
regard to the Common Driveway in order to maintain the Common Driveway in good condition and
repair. If Grantor fails to perform the maintenance obligations created pursuant to this
Section 1.3 for a period of 30 days after notice from Grantee of such failure, then Grantee
will have the right (but not the obligation) to perform such maintenance.

     1.4 Maintenance Costs. The cost of the maintenance and repair work described in
Section 1.3 hereof (the “Costs”) will be shared by Grantor and Grantee based on the
number of parking spaces on the Grantor Property and the Grantee Property (expressed as a fraction
of the total number of parking spaces on both properties). For example, if the Grantor Property has
300 parking spaces and the Grantee Property has 200 parking spaces (a total of 500 parking spaces),
then Grantor will pay 3/5ths or 60% of the Costs and Grantee will pay 2/5ths
or 40% of the Costs. If either Grantor or Grantee performs any maintenance or repairs within the
Access Easement Area pursuant to Section 1.3, then following such maintenance or repair the
performing party may deliver to the non-performing party itemized invoices of the Costs incurred
and the non-performing party must reimburse the performing party for its share of such Costs within
30 days after the receipt of such invoices. In all cases where reimbursement is required by either
Grantor or Grantee, interest shall accrue on the portion of the Costs payable by such party at the
rate of 12%-per annum beginning -30 days from the date- such party
receives-the -itemized invoices. If either Grantor or Grantee performs
maintenance or repair work within the Access Easement Area and fails to deliver invoices to the
other party within 12 months after the date of such performance, then the non-performing party will
not be obligated to reimburse the performing party for any portion of the Costs incurred. As used
herein, the term “Costs” includes only the actual and reasonable costs of performing maintenance
and repairs within the Access Easement Area and does not include any other costs associated with
the ownership of the Access Easement Area (including, without limitation, property taxes, insurance
premiums, or other similar expenses).

     1.5 Assumption of Risk; Indemnification; Insurance.

          (a) Grantee assumes the risk of loss arising out of its use of the Access Easement Area and
releases and discharges Grantor, its successors and assigns, and their respective directors,

2

 

officers, shareholders, partners, members, agents, servants, employees and contractors
(collectively, with Grantor, the “Grantor Group”) from any and all claims, losses,
liabilities, damages and demands by Grantee for damage to either person or property, including
bodily injury and death, or loss of business or income, arising out of use by Grantee, its tenants,
agents and contractors and their respective employees, invitees and guests (collectively, with
Grantee, the “Grantee Parties”) of the Access Easement Area or the physical condition of
the Access Easement Area. However, nothing herein shall be construed to release the Grantor Group
or any of them from any liability for their own negligence or willful misconduct.

          (b) Grantee shall indemnify, protect, defend and hold harmless the Grantor Group and each of
them from and against any and all actions, causes of action, claims, demands, liabilities, losses,
damages, costs and expenses, including but not limited to reasonable attorney’s fees, court costs
and litigation expenses (collectively, “Claims”), caused by the use of the Access Easement
Area by any of the Grantee Parties, including any Claims based upon any accidents occurring on or
about the Access Easement Area involving any of the Grantee Parties. However, the Grantor Group
shall not be indemnified to the extent that any Claims arise out of the negligence or willful
misconduct of the Grantor Group or any of them.

          (c) Grantee shall maintain in effect at all times, or if the Grantee Property is occupied by a
tenant, will cause its tenant to maintain in effect, commercial general liability insurance and
commercial automobile liability insurance (each written on a primary and non-contributory basis) in
commercially reasonable amounts; provided, each liability policy shall contain a minimum combined
single limit of at least $2,000,000.00 per occurrence. Grantee agrees to name Grantor’s mortgagee
and any tenant of the Grantor Property as an additional insured on any liability insurance policies
carried by Grantee pursuant to this Section 1.5(c). Grantee agrees that the insurance
policies required to be maintained hereunder by Grantee shall be issued by financially responsible
insurance companies which are qualified to do business in the State of Texas and Grantee shall,
upon request of Grantor, cause to be furnished to Grantor a certificate providing such information
as reasonably requested evidencing the existence and limits of its insurance coverage, which
certificate shall be delivered within 15 days following such request. In the event Grantee fails to
comply with the provisions of this Section 1.5(c) and such failure continues for a period of 15
days following written notice to Grantee, Grantor may cause such additional insurance policies to
be issued as required hereby, in which event all cost and expenses incurred by such Grantor shall
be reimbursed by Grantee within 30 days following the written request for such reimbursement.

     1.6 Speed Control Mechanisms. Grantor reserves the right to install, at its sole cost
and expense, speed bumps or other reasonable speed control mechanisms within the Access Easement
Area.

ARTICLE 2 — EFFECT OF INSTRUMENT

     2.1 Mortgage Subordination. Any mortgage, security deed, or deed of trust affecting
any portion of the property affected hereby (collectively, a “Mortgage”) shall at all times
be subject and subordinate to the terms of this Agreement and any party foreclosing any such
Mortgage, or acquiring title by deed in lieu of foreclosure or trustee’s sale, shall acquire title
subject to all of the terms and provisions of this Agreement. However, no breach of the covenants,
conditions or restrictions contained in this Agreement shall affect, impair, defeat or render
invalid the lien or charge of any Mortgage, and neither any mortgagee, beneficiary nor other person
acquiring title to any part of the property affected hereby by foreclosure, deed in lieu of
foreclosure or otherwise shall have any liability for obligations under this Agreement arising
prior to its acquisition of title. Neither a mortgagee nor beneficiary of a Mortgage nor any person
acquiring title to any part of the property affected hereby by foreclosure of such Mortgage or deed
in lieu of foreclosure shall be bound by any amendment of this Agreement made without the consent
of such mortgagee or beneficiary, as the case may be.

3

 

     2.2 Binding Effect. Any transferee of any property or portion of any property affected
hereby shall automatically be deemed, by acceptance of the title to such property, to have assumed
all rights and obligations of this Agreement relating thereto to the extent of its interest in its
respective property occurring after the date of such acceptance and to have agreed with the then
owners of all other properties affected hereby to execute any and all instruments and to do any and
all things reasonably required to carry out the intention of this Agreement, and the transferor
shall upon the completion of such transfer be relieved of all further liability under this
Agreement except liability with respect to matters that may have arisen during its period of
ownership of the property so conveyed that remain unsatisfied. Nothing set forth herein shall
impose, or be deemed to impose, any obligations (including, without limitation, any construction
obligations) as to any party or property burdened hereby, unless such obligations are expressly set
forth herein.

     2.3 Non-Dedication. Nothing contained in this Agreement shall be deemed to be a gift
or dedication of any property affected hereby, or any portion thereof, to the general public or for
any public use or purpose whatsoever, it being the intention of the Agreement and its
successors-in-title that nothing in this Agreement, expressed or implied, shall confer upon any
person, other than the parties hereto and their successors-in-title, any rights or remedies under
or by reason of this Agreement.

     2.4 Running with the Land. The easements, covenants, and obligations created herein
are intended to run with title to the Grantor Property and Grantee Property and such rights,
easements, covenants, and obligations shall inure to the benefit of and burden the successors in
interest to Grantor and Grantee, including, without limitation, all future owners and ground
lessees of the Grantor Property and the Grantee Property.

ARTICLE 3 — NOTICES

     3.1 Notices. Each notice (“Notice”) shall be in writing and shall be, at the
option of the party giving the Notice, deemed to have been properly given or served if (i)
personally delivered, (ii) by overnight delivery service (including FedEx), or (iii) transmitted by
postage prepaid, certified mail, return receipt requested, and addressed as hereinafter provided.
Any Notice shall be deemed to have been given on (x) the date of receipt if delivered personally or
(y) the day it shall have been posted if transmitted by mail. Delivery by a commercial courier or
express mail service shall be deemed personal delivery effective when provided to such service for
delivery. The time period for any response to a Notice or action in connection therewith shall not
commence to run, however, until actual receipt or rejection or inability to deliver such Notice. By
giving to the other parties at least 10 days’ Notice thereof, any party shall have the right from
time to time during the term of this Agreement to change the address(es) thereof and to specify as
the address(es) thereof any other address(es) within the United States of America. Notices shall be
addressed as set forth herein below.

	 	 	 

	To Grantor:

	 	Centex Office Vista Ridge Lewisville I, L.P.
	 

	 	2728 North Harwood Street
	 

	 	Dallas, Texas 75201
	 

	 	Attn: Project Manager
	 
	 	 
	To Grantee:

	 	Centex Land Holdings, L.P. 

2728 North Harwood Street
	 

	 	Dallas, Texas 75201
	 

	 	Attn: Project Manager

4

 

ARTICLE 4 — MISCELLANEOUS

     4.1 Severability. If any provision of this Agreement, or the application thereof to
any person or circumstance, shall be to any extent held invalid, inoperative or unenforceable, the
remainder of this Agreement, or the application of such provision to any other persons or
circumstances, shall not be affected thereby; it shall not be deemed that any such invalid
provision affects the consideration for this• Agreement; and each provision of this
Agreement shall be valid and enforceable to the fullest extent permitted by law.

     4.2 Governing Law. This Agreement shall be construed in accordance with the laws of
the State of Texas.

     4.3 Headings. The Article headings in this Agreement are-for convenience only, shall
in no way define or limit the scope or content of this Agreement, and shall not be considered in
any construction or interpretation of this Agreement or any part hereof.

     4.4 No Partnership. Nothing in this Agreement shall be construed to make any of the
parties hereto partners or joint venturers or render any of said parties liable for the debts or
obligations of any other party.

     4.5 Exhibits. This Agreement shall be deemed to include all exhibits attached hereto,
which exhibits are incorporated herein by reference, and shall be binding upon and inure to the
benefit of the parties hereto and their successors-in-title.

     4.6 Amendments. The provisions of this Agreement may be abrogated, modified, rescinded
or amended in whole or in part only by a written instrument duly executed, delivered, and recorded
that is entered into by the parties hereto, or their respective successors, assigns, or
successors-in-title.

     4.7 Estoppel. Any party hereto may, at any time and from time to time, in connection
with the sale or transfer of its respective property or in connection with the financing or
refinancing of its respective property by a bona fide mortgage or sale and leaseback made in good
faith and for value, deliver a written notice to the other party or its successors-in-title
requesting such party to execute a certificate certifying that such party making such request is
not in default in the performance of its obligations under this Agreement, or, if in default,
describing therein the nature and amount of any default. The party receiving such request shall
execute and return such certificate within 30 days following its receipt thereof. Such certificate
may be relied upon by all transferees, mortgagees, and security deed holders.

     4.8 Counterparts. This Agreement .may be executed hi multiple counterparts,
each of which shall be deemed an original and all of which shall constitute one agreement and the
signatures of any party to any counterpart shall be deemed to be a signature to, and may be
appended to, any other counterpart.

     4.9 Attorney’s Fees. In the event of any litigation between the parties arising out of
this Agreement or the Access Easement Area, the prevailing party shall be entitled to recover its
reasonable attorney’s fees, court costs and litigation expenses.

5

 

     IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as of the day
and year first above written.

	 	 	 	 	 
	 	GRANTOR:

CENTEX OFFICE VISTA RIDGE LEWISVILLE I, L.P., 

a Delaware limited partnership

 	 
	 	By:  	Centex Office General Partner, LLC,
a Delaware limited liability company,
its sole general partner
 	 

	 	 	 	 	 
	 	By:  	
 	 
	 	 	Name:  	 	 
	 	 	Title:  	 	 
	 

	 	 	 

	STATE OF TEXAS

	 	§
	 

	 	§
	COUNTY OF DALLAS

	 	§

     On _______________, 2002, before me, the undersigned, personally appeared
___________________________, personally known to me (or proved to me on the basis of satisfactory
evidence) to be the person whose name is subscribed to the within instrument, and acknowledged to
me that he/she executed the same in his/her authorized capacity, and that by his/her signature on
the instrument the person, or the entity upon behalf of which the person acted, executed the
instrument.

	 	 	 	 	 	 	 	 	 

	My commission expires:
	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	Notary Public — State of Texas	 	 
	 

	 	 	 	Printed Name:	 	 	 	 
	 

	 	 
	 	 	 	 

	 	 

[Continued on following-page]

6

 

	 	 	 	 	 
	 	GRANTEE:

CENTEX LAND HOLDINGS, L.P.,

a Delaware limited Partnership

 	 
	 	By:  	Centex Land Holdings GenPar,
LLC,
a Delaware limited liability company,
its sole general partner
 	 

	 	 	 	 	 
	 	 	 
	 	By:  	
 	 
	 	 	Name:  	 	 
	 	 	Title:  	 	 
	 

	 	 	 

	STATE OF TEXAS

	 	§
	 

	 	§
	COUNTY OF DALLAS

	 	§

     On _______________, 2002, before me, the undersigned, personally appeared
___________________________, personally known to me (or proved to me on the basis of satisfactory
evidence) to be the person whose name is subscribed to the within instrument, and acknowledged to
me that he/she executed the same in his/her authorized capacity, and that by his/her signature on
the instrument the person, or the entity upon behalf of which the person acted, executed the
instrument.

	 	 	 	 	 	 	 	 	 

	My commission expires:
	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	Notary Public — State of Texas	 	 
	 

	 	 	 	Printed Name:	 	 	 	 
	 

	 	 
	 	 	 	 

	 	 

7

 

EXHIBIT “A”

ACCESS EASEMENT AREA

EXHIBIT “A” — Cover Page

 

 

 

EXHIBIT “B”

Signage Easement Agreement

EXHIBIT “B” — Cover Page

 

 

AFTER RECORDING RETURN TO:

Centex Development Company, L.P.

2728 N. Harwood

Dallas, Texas 75201

Attn: Jay M. Thompson

SIGNAGE AND ENTRY EASEMENT AGREEMENT

     THIS SIGNAGE AND ENTRY EASEMENT AGREEMENT (this “Agreement”) is made and entered into
as of _______________, 2002, by and between CENTEX OFFICE VISTA RIDGE LEWISVILLE I, L.P., a
Delaware limited partnership (“Grantor”), and CENTEX LAND HOLDINGS, L.P., a Delaware
limited partnership (“Grantee”).

RECITALS

     A. Grantor is the owner in fee of certain real property located in Dallas and Denton Counties,
Texas (the “Grantor Property”), being more particularly described as follows:

Lot 3R-2, Block E of Final Plat of Centex Office Campus North, filed
in Cabinet U, Page 45, Plat Records, Denton County, Texas, and
Volume 2001204, Page 00016, Plat Records, Dallas County, Texas.

     B. Grantee is the owner in fee of certain real property located in Denton County, Texas (the
“Grantee Property”), being more particularly. described as follows:

Lot 3R-1A, Block E of Final Plat of Centex Office Campus North,
filed in Cabinet U, Page 45, Plat Records, Denton County, Texas, and
Volume 2001204, Page 00016, Plat Records, Dallas County, Texas.

     C. Grantor and Grantee desire to enter into this Agreement for the purpose of allowing Grantee
to erect and maintain a sign on the Grantor Property for the benefit of the Grantee Property.

AGREEMENT

     NOW, THEREFORE, for and in Consideration of the sum of Ten and No/100 Dollars ($10.00) in hand
paid by Grantee to Grantor, and for the sealing and delivery of these presents, the mutual
covenants and agreements set forth herein, and other good and valuable consideration, the receipt
and sufficiency whereof are hereby acknowledged, the parties hereto intending to be legally bound,
do hereby covenant and agree-as-follows:

ARTICLE 1 — EASEMENT

     1.1 Declaration and Grant of Signage and Entry Easement. Grantor hereby grants and
conveys unto Grantee, for the benefit of the Grantee Property, a non-exclusive, perpetual easement
(the “Easement”) over, across, and upon a portion of the Grantor Property being more
particularly described on Exhibit “A” attached hereto and incorporated herein by reference
(the “Easement Area”). The Easement is for the limited purpose of enabling Grantee to (i)
construct, inspect, maintain, repair, remove, and reconstruct a sign (the “Sign”) that
identifies the buildings on the Grantee Property (or their occupants), and (ii) enter upon the
Grantor Property (after at least two (2) business days notice to Grantor) to access the Easement
Area for such purposes. Grantor must not permit the construction or placement of

1

 

any improvements or items upon the Grantor Property that adversely affect the visibility of
the Sign from the highway adjacent to the Grantor Property.

     1.2 Approval of Signage. Prior to constructing the Sign, Grantee must deliver to
Grantor for its approval plans and specifications detailing the size and color scheme of the Sign
and the type of construction materials to be used. The dimensions of the sign must not exceed 10
feet in width, 6 feet in height, or 3 feet in depth. Grantor must not unreasonably withhold or
condition its approval, and acting in good faith, Grantor must approve or disapprove such plans and
specifications within 10 business days after receipt thereof. The failure of Grantor to disapprove
the plans and specifications within such 10 business day period will constitute approval by
Grantor. If Grantor, acting in good faith, disapproves such plans and specifications, Grantor
specifically must identify its objections and Grantee must revise such plans and specifications to
address Grantor’s objections and re-submit the same to Grantor for approval within 10 days
thereafter. The foregoing process will be implemented repeatedly until, acting in good faith,
Grantor and Grantee have agreed to plans and specifications for the Sign. Following the approval
(or deemed approval) by Grantor, Grantee may construct the Sign within the Easement Area, at
Grantee’s sole cost and expense, in accordance with all applicable laws. Grantee shall promptly pay
all costs related to construction of the Sign, and Grantee shall indemnify, defend and hold
harmless Grantor from and against any and all costs, liens, claims or expenses relating to the
Sign.

     1.3 Maintenance.

     (a) Grantor agrees to undertake and perform any and all maintenance and repair work within the
Easement Area (excluding maintenance and repair of the Sign itself) that may from time to time be
reasonably necessary to maintain the Easement Area in good condition and repair (such as, without
limitation, mowing the lawn and maintaining any irrigation equipment and landscaping). If Grantor
fails to perform such. maintenance or repair work for a period of 30 days after notice from Grantee
of such failure, then Grantee will have the right (but not the obligation) to perform such work.

     (b) Grantee agrees to undertake and perform any and all maintenance and repair work pertaining
to the Sign that may from time to time be reasonably necessary to maintain the Sign in good
condition and repair, in a clean and sightly condition and in accordance with all applicable laws.
If Grantee fails to perform such maintenance or repair work for a period of 30 days after notice
from Grantor of such failure, then Grantor will have the right (but not the obligation) to perform
such work. However, Grantor will not have the right to remove or tear down the Sign.

     (c) Other than (i) maintenance and repairs intended to return the Sign to substantially its
original condition, and (ii) changes to the graphics of the individual sign panels within the Sign,
the Grantee shall not change any aspect of the appearance of the Sign without the prior written
consent of the Grantor, which consent shall not be unreasonably withheld.

     1.4 Maintenance Costs. The cost of the maintenance and repair work described in
Section 1.3(a) will be borne solely by Grantor and the cost of the maintenance and repair
work described in Section 1.3(b) will be borne solely by Grantee. If either Grantor or
Grantee performs any maintenance or repairs within the Easement Area following notice of
non-performance to the other party pursuant to Section 1.3, then following such maintenance
or repair the performing party may deliver to the non-performing party itemized invoices of the
Costs (as hereinafter defined) incurred and the nonperforming party must reimburse the performing
party for its share of such Costs within 30 days after the receipt of such invoices. In all cases
where reimbursement is required by either Grantor or Grantee, interest shall accrue on the portion
of the Costs payable by such party at the rate of 12% per annum beginning 30 days from the date
such party receives the itemized invoices. If either Grantor or Grantee performs maintenance or
repair work within the Easement Area and fails to deliver invoices to the other party

2

 

within 12 months after the date of such performance, then the non-performing party will not be
obligated to reimburse the performing party for any portion of the Costs incurred. As used herein,
the term “Costs” includes only the actual and reasonable costs of performing maintenance
and repairs within the Easement Area and does not include any other costs associated with the
ownership of the Easement Area (including, without limitation, property taxes, insurance premiums,
or other similar expenses).

     1.5 Assumption of Risk; Indemnification; Insurance.

     (a) Grantee assumes the risk of loss arising out of its use of the Easement Area and releases
and discharges Grantor, its successors and assigns, and their respective directors, officers,
shareholders, partners, members, agents, servants, employees and contractors (collectively, with
Grantor, the “Grantor Group”) from any and all claims, losses, liabilities, damages and
demands by Grantee for damage to either person or property, including bodily injury and death, or
loss of business or income, arising out of use by Grantee, its tenants, agents and contractors and
their respective employees, invitees and guests (collectively, with Grantee, the “Grantee
Parties”) of the Easement Area or the physical condition of the Easement Area. However, nothing
herein shall be construed to release the Grantor Group or any of them from any liability for their
own negligence or willful misconduct.

     (b) Grantee shall indemnify, protect, defend and hold harmless the Grantor Group and each of
them from and against any and all actions, causes of action, claims, demands, liabilities, liens,
losses, damages, costs and expenses, including but not limited to reasonable attorney’s fees, court
costs and litigation expenses (collectively, “Claims”), caused by the use of the Easement
Area by any of the Grantee Parties, including any Claims based upon any accidents occurring on or
about the Easement Area involving any of the Grantee Parties. However, the Grantor Group shall not
be indemnified to the extent that any Claims arise out of the negligence or willful misconduct of
the Grantor Group or any of them.

     (c) Grantee shall maintain in effect at all times, or if the Grantee Property is occupied by a
tenant, will cause its tenant to maintain in effect, commercial general liability insurance and
commercial automobile liability insurance (each written on a primary and non-contributory basis) in
commercially reasonable amounts; provided, each liability policy shall contain a minimum combined
single limit of at least $2,000,000.00 per occurrence. Grantee agrees to name Grantor, Grantor’s
mortgagee and any tenant of the Grantor Property as an additional insured on any liability
insurance policies carried by Grantee pursuant to this Section 1.5(c). Grantee agrees that
the insurance policies required to be maintained hereunder by Grantee shall be issued by
financially responsible insurance companies which are qualified to do business in the State of
Texas and Grantee shall, upon request of Grantor, cause to be furnished to Grantor a certificate
providing such information as reasonably requested evidencing the existence and limits of its
insurance coverage, which certificate shall be delivered within 15 days following such request. In
the event Grantee fails to comply with the provisions of this Section 1.5(c) and such
failure continues for a period of 15 days following written notice to Grantee, Grantor may cause
such additional insurance policies to be issued as required hereby, in which event all cost and
expenses incurred by such Grantor shall be reimbursed by Grantee within 30 days following the
Written request for such reimbursement.

ARTICLE 2 — EFFECT OF INSTRUMENT

     2.1 Mortgage Subordination. Any mortgage, security deed, or deed of trust affecting
any portion of the property affected hereby (collectively, a “Mortgage”) shall at all times
be subject and subordinate to the terms of this Agreement and any party foreclosing any such
Mortgage, or acquiring title by deed in lieu of foreclosure or trustee’s sale, shall acquire title
subject to all of the terms and provisions Of this Agreement. However, no breach of the covenants,
conditions or restrictions contained in this Agreement shall affect, impair, defeat or render
invalid the lien or charge of any Mortgage, and

3

 

neither any mortgagee, beneficiary nor other person acquiring title to any part of the
property affected hereby by foreclosure, deed in lieu of foreclosure or otherwise shall have any
liability for obligations under this Agreement arising prior to its acquisition of title. Neither a
mortgagee nor beneficiary of a Mortgage nor any person acquiring title to any part of the property
affected hereby by foreclosure of such Mortgage or deed in lieu of foreclosure shall be bound by
any amendment of this Agreement made without the consent of such mortgagee or beneficiary, as the
case may be.

     2.2 Binding Effect. Any transferee of any property or portion of any property affected
hereby shall automatically be deemed, by acceptance of the title to such property, to have assumed
all rights and obligations of this Agreement relating thereto to the extent of its interest in its
respective property occurring after the date of such acceptance and to have agreed with the then
owners of all other properties affected hereby to execute any and all instruments and to do any and
all things reasonably required to carry out the intention of this Agreement, and the transferor
shall upon the completion of such transfer be relieved of all further liability under this
Agreement except liability with respect to matters that may have arisen during its period of
ownership of the property so conveyed that remain unsatisfied. Nothing set forth herein shall
impose, or be deemed to impose, any obligations (including, without limitation, any construction
obligations) as to any party or property burdened hereby, unless such obligations are expressly set
forth herein.

     2.3 Non-Dedication. Nothing contained in this Agreement shall be deemed to be a gift
or dedication of any property affected hereby, or any portion thereof, to the general public or for
any public use or purpose whatsoever, it being the intention of the Agreement and its
successors-in-title that nothing in this Agreement, expressed or implied, shall confer upon any
person, other than the parties hereto and their successors-in-title, any rights or remedies under
or by reason of this Agreement.

     2.4 Running with the Land. The easements, covenants, and obligations created herein
are intended to run with title to the Grantor Property and Grantee Property and such rights,
easements, covenants, and obligations shall inure to the benefit of and burden the successors in
interest to Grantor and Grantee, including, without limitation, all future owners and ground
lessees of the Grantor Property and the Grantee Property.

ARTICLE 3 — NOTICES

     3.1 Notices. Each notice (“Notice”) shall be in writing and shall be, at the
option of the party giving the Notice, deemed to have been properly given or served if (i)
personally delivered, (ii) by overnight delivery service (including FedEx), or (iii) transmitted by
postage prepaid, certified mail, return receipt requested, and addressed as hereinafter provided.
Any Notice shall be deemed to have been given on (x) the date of receipt if delivered personally or
(y) the day it shall have been posted if transmitted by mail. Delivery by a commercial courier or
express mail service shall be deemed personal delivery effective when provided to such service for
delivery. The time period for any response to a Notice or action in connection therewith shall not
commence to run, however, until actual receipt or rejection or inability to deliver such Notice. By
giving to the other parties at least 10 days’ Notice thereof, any party shall have the right from
time to time during the term of this Agreement to change the address(es) thereof and to specify as
the address(es) thereof any other address(es) within the United States of America. Notices shall be
addressed as set forth herein below.

	 	 	 

	To Grantor:

	 	Centex Office Vista Ridge Lewisville I, L.P.
	 

	 	2728 North Harwood Street
	 

	 	Dallas, Texas 75201
	 

	 	Attn: Project Manager

4

 

	 	 	 

	To Grantee:

	 	Centex Land Holdings, L.P.
	 

	 	2728 North Harwood Street
	 

	 	Dallas, Texas 75201
	 

	 	Attn: Project Manager

ARTICLE 4 — MISCELLANEOUS

     4.1 Severability. If any provision of this Agreement, or the application thereof to
any person or circumstance, shall be to any extent held invalid, inoperative or unenforceable, the
remainder of this Agreement, or the application of such provision to any other persons or
circumstances, shall not be affected thereby; it shall not be deemed that any such invalid
provision affects the consideration for this Agreement; and each provision of this Agreement shall
be valid and enforceable to the fullest extent permitted by law.

     4.2 Governing Law. This Agreement shall be construed in accordance with the laws of
the State of Texas.

     4.3 Headings. The Article headings in this Agreement are for convenience only, shall
in no way define or limit the scope or content of this Agreement, and shall not be considered in
any construction or interpretation of this Agreement or any part hereof.

     4.4 No Partnership. Nothing in this Agreement shall be construed to make any of the
parties hereto partners or joint venturers or render any of said parties liable for the debts or
obligations of any other party.

     4.5 Exhibits. This Agreement shall be deemed to include all exhibits attached hereto,
which exhibits are incorporated herein by reference, and shall be binding upon and inure to the
benefit of the parties hereto and their successors-in-title.

     4.6 Amendments. The provisions of this Agreement may be abrogated, modified, rescinded
or amended in whole or in part only by a written instrument duly executed, delivered, and recorded
that is entered into by the parties hereto, or their respective successors, assigns, or
successors-in-title.

     4.7 Estoppel. Any party hereto may, at any time and from time to time, in connection
with the sale or transfer of its respective property or in connection with the financing or
refinancing of its respective property by a bona fide mortgage or sale and leaseback made in good
faith and for value, deliver a written notice to the other party or its successors-in-title
requesting such party to execute a certificate certifying that such party making such request is
not in default in the performance of its obligations under this Agreement, or, if in default,
describing therein the nature and amount of any default. The party receiving such request shall
execute and return such certificate within 30 days following its receipt thereof. Such certificate
may be relied upon by all transferees, mortgagees, and security deed holders.

     4.8 Counterparts. This Agreement may be executed in multiple counterparts, each of
which shall be deemed an original and all of which shall constitute one agreement and the
signatures of any party to any counterpart shall be deemed to be a signature to, and may be
appended to, any other counterpart.

     4.9 Attorney’s Fees. In the event of any litigation between the parties arising out of
this Agreement or the Easement Area, the prevailing party shall be entitled to recover its
reasonable attorney’s fees, court costs and litigation expenses.

5

 

     IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as of the day
and year first above written.

	 	 	 	 	 
	 	GRANTOR:

CENTEX OFFICE VISTA RIDGE LEWISVILLE I, L.P., 

a Delaware limited partnership

	 
	 	By:  	Centex Office General Partner, LLC,
a Delaware limited liability company,
its sole general partner
 	 

	 	 	 	 	 
	 	 	 
	 	By:  	
 	 
	 	 	Name:  	 	 
	 	 	Title:  	 	 
	 

	 	 	 

	STATE OF TEXAS

	 	§
	 

	 	§
	COUNTY OF DALLAS

	 	§

     On _______________, 2002, before me, the undersigned, personally appeared
___________________________, personally known to me (or proved to me on the basis of satisfactory
evidence) to be the person whose name is subscribed to the within instrument, and acknowledged to
me that he/she executed the same in his/her authorized capacity, and that by his/her signature on
the instrument the person, or the entity upon behalf of which the person acted, executed the
instrument.

	 	 	 	 	 
	 	 	 
	 	
 	 
	 	Notary Public — State of Texas 	 

[Continued on following-page]

6

 

	 	 	 	 	 
	 	GRANTEE:

CENTEX LAND HOLDINGS, L.P.,

a Delaware limited partnership

 	 
	 	By:  	Centex Land Holdings GenPar, LLC,
a Delaware limited liability company,
its sole general partner
 	 

	 	 	 	 	 
	 	 	 
	 	By:  	
 	 
	 	 	Name:  	 	 
	 	 	Title:  	 	 
	 

	 	 	 

	STATE OF TEXAS

	 	§
	 

	 	§
	COUNTY OF DALLAS

	 	§

     On _______________, 2002, before me, the undersigned, personally appeared
___________________________, personally known to me (or proved to me on the basis of satisfactory
evidence) to be the person whose name is subscribed to the within instrument, and acknowledged to
me that he/she executed the same in his/her authorized capacity, and that by his/her signature on
the instrument the person, or the entity upon behalf of which the person acted, executed the
instrument.

	 	 	 	 	 
	 	 	 
	 	
 	 
	 	Notary Public — State of Texas 	 
	 	 	 

7

 

EXHIBIT “A”

ACCESS EASEMENT AREA

EXHIBIT “A” — Cover Page

 

 

1

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