Document:

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                                                                   EXHIBIT 10.10

                               GUARANTEE AGREEMENT

                        Commercial Capital Bancorp, Inc.

                          Dated as of November 28, 2001

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                                TABLE OF CONTENTS
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                                    ARTICLE I
                         DEFINITIONS AND INTERPRETATION

Section 1.01    Definitions and Interpretation.......................................   1

                                   ARTICLE II
                 POWERS, DUTIES AND RIGHTS OF GUARANTEE TRUSTEE

Section 2.01    Powers and Duties of the Guarantee Trustee...........................   4
Section 2.02    Certain Rights of Guarantee Trustee..................................   5
Section 2.03    Not Responsible for Recitals or Issuance of Guarantee................   7
Section 2.04    Events of Default; Waiver............................................   7
Section 2.05    Events of Default; Notice............................................   8

                                   ARTICLE III
                                GUARANTEE TRUSTEE

Section 3.01    Guarantee Trustee; Eligibility.......................................   8
Section 3.02    Appointment, Removal and Resignation of Guarantee Trustee............   9

                                   ARTICLE IV
                                   GUARANTEE

Section 4.01    Guarantee............................................................   9
Section 4.02    Waiver of Notice and Demand..........................................  10
Section 4.03    Obligations Not Affected.............................................  10
Section 4.04    Rights of Holders....................................................  11
Section 4.05    Guarantee of Payment.................................................  11
Section 4.06    Subrogation..........................................................  11
Section 4.07    Independent Obligations..............................................  12
Section 4.08    Enforcement..........................................................  12

                                    ARTICLE V
                    LIMITATION OF TRANSACTIONS; SUBORDINATION

Section 5.01    Limitation of Transactions...........................................  12
Section 5.02    Ranking..............................................................  13

                                   ARTICLE VI
                                  TERMINATION

Section 6.01    Termination..........................................................  13
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                                   ARTICLE VII
                                 INDEMNIFICATION

Section 7.01    Exculpation..........................................................13
Section 7.02    Indemnification......................................................14
Section 7.03    Compensation; Reimbursement of Expenses..............................15

                                  ARTICLE VIII
                                 MISCELLANEOUS

Section 8.01    Successors and Assigns...............................................15
Section 8.02    Amendments...........................................................16
Section 8.03    Notices..............................................................16
Section 8.04    Benefit..............................................................17
Section 8.05    Governing Law........................................................17
Section 8.06    Counterparts.........................................................17
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                                       ii

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                               GUARANTEE AGREEMENT

          This GUARANTEE AGREEMENT (the "Guarantee"), dated as of November 28,
2001, is executed and delivered by Commercial Capital Bancorp, Inc., a savings
and loan holding company incorporated in Nevada (the "Guarantor"), and
Wilmington Trust Company, a Delaware banking corporation, as trustee (the
"Guarantee Trustee"), for the benefit of the Holders (as defined herein) from
time to time of the Capital Securities (as defined herein) of CCB Capital Trust
I, a Delaware statutory business trust (the "Issuer").

          WHEREAS, pursuant to an Amended and Restated Declaration of Trust (the
"Declaration"), dated as of November 28, 2001, among the trustees named therein
of the Issuer, Commercial Capital Bancorp, Inc., as sponsor, and the Holders
from time to time of undivided beneficial interests in the assets of the Issuer,
the Issuer is issuing on the date hereof securities, having an aggregate
liquidation amount of up to $15,000,000, designated the Floating Rate MMCapS(SM)
(the "Capital Securities");

          WHEREAS, as incentive for the Holders to purchase the Capital
Securities, the Guarantor desires irrevocably and unconditionally to agree, to
the extent set forth in this Guarantee, to pay to the Holders of Capital
Securities the Guarantee Payments (as defined herein) and to make certain other
payments on the terms and conditions set forth herein; and

          NOW, THEREFORE, in consideration of the purchase by each Holder of the
Capital Securities, which purchase the Guarantor hereby agrees shall benefit the
Guarantor, the Guarantor executes and delivers this Guarantee for the benefit of
the Holders.

                                    ARTICLE I
                         DEFINITIONS AND INTERPRETATION

     Section 1.01   Definitions and Interpretation.

In this Guarantee, unless the context otherwise requires:

               (a)  capitalized terms used in this Guarantee but not defined in
     the preamble above have the respective meanings assigned to them in this
     Section 1.1;

               (b)  a term defined anywhere in this Guarantee has the same
     meaning throughout;

               (c)  all references to "the Guarantee" or "this Guarantee" are to
     this Guarantee as modified, supplemented or amended from time to time;

               (d)  all references in this Guarantee to Articles and Sections
     are to Articles and Sections of this Guarantee, unless otherwise specified;

               (e)  terms defined in the Declaration as at the date of execution
     of this Guarantee have the same meanings when used in this Guarantee,
     unless otherwise defined in this Guarantee or unless the context otherwise
     requires; and

               (f)  a reference to the singular includes the plural and vice
     versa.

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          "Beneficiaries" means any Person to whom the Issuer is or hereafter
becomes indebted or liable.

          "Corporate Trust Office" means the office of the Guarantee Trustee at
which the corporate trust business of the Guarantee Trustee shall, at any
particular time, be principally administered, which office at the date of
execution of this Guarantee Agreement is located at Rodney Square North, 1100
North Market Street, Wilmington, Delaware 19890-0001.

          "Covered Person" means any Holder of Capital Securities.

          "Debentures" means the junior subordinated debentures of Commercial
Capital Bancorp, Inc., designated the Floating Rate Junior Subordinated Debt
Securities due 2031, held by the Institutional Trustee (as defined in the
Declaration) of the Issuer.

          "Event of Default" has the meaning set forth in Section 2.4.

          "Guarantee Payments" means the following payments or distributions,
without duplication, with respect to the Capital Securities, to the extent not
paid or made by the Issuer: (i) any accrued and unpaid Distributions (as defined
in the Declaration) which are required to be paid on such Capital Securities to
the extent the Issuer shall have funds available in the Property Account (as
defined in the Declaration) therefor at such time, (ii) the Redemption Price (as
defined in the Indenture) to the extent the Issuer has funds available in the
Property Account therefor at such time, with respect to any Capital Securities
called for redemption by the Issuer, (iii) the Special Redemption Price (as
defined in the Indenture) to the extent the Issuer has funds available in the
Property Account therefor at such time, with respect to Capital Securities
called for redemption upon the occurrence of a Special Event (as defined in the
Indenture), and (iv) upon a voluntary or involuntary liquidation, dissolution,
winding-up or termination of the Issuer (other than in connection with the
distribution of Debentures to the Holders of the Capital Securities in exchange
therefor as provided in the Declaration), the lesser of (a) the aggregate of the
liquidation amount and all accrued and unpaid Distributions on the Capital
Securities to the date of payment, to the extent the Issuer shall have funds
available in the Property Account therefor at such time, and (b) the amount of
assets of the Issuer remaining available for distribution to Holders in
liquidation of the Issuer after satisfaction of liabilities to creditors of the
Issuer as required by applicable law (in either case, the "Liquidation
Distribution").

          "Guarantee Trustee" means Wilmington Trust Company, until a Successor
Guarantee Trustee has been appointed and has accepted such appointment pursuant
to the terms of this Guarantee and thereafter means each such Successor
Guarantee Trustee.

          "Holder" means any holder, as registered on the books and records of
the Issuer, of any Capital Securities; provided, however, that, in determining
whether the holders of the requisite percentage of Capital Securities have given
any request, notice, consent or waiver hereunder, "Holder" shall not include the
Guarantor or any Affiliate of the Guarantor.

          "Indemnified Person" means the Guarantee Trustee, any Affiliate of the
Guarantee Trustee (including in its individual capacity), or any officers,
directors, shareholders, members, partners, employees, representatives,
nominees, custodians or agents of the Guarantee Trustee.

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          "Indenture" means the Indenture dated as of November 28, 2001, between
the Guarantor and Wilmington Trust Company, not in its individual capacity but
solely as trustee, and any indenture supplemental thereto pursuant to which the
Debentures are to be issued to the Institutional Trustee of the Issuer.

          "Liquidation Distribution" has the meaning set forth in the definition
of "Guarantee Payments" herein.

          "Majority in liquidation amount of the Capital Securities" means
Holder(s) of outstanding Capital Securities, voting together as a class, but
separately from the holders of Common Securities, of more than 50% of the
aggregate liquidation amount (including the stated amount that would be paid on
redemption, liquidation or otherwise, plus accrued and unpaid Distributions to,
but excluding, the date upon which the voting percentages are determined) of all
Capital Securities then outstanding.

          "Obligations" means any costs, expenses or liabilities (but not
including liabilities related to taxes) of the Issuer, other than obligations of
the Issuer to pay to holders of any Trust Securities the amounts due such
holders pursuant to the terms of the Trust Securities.

          "Officer's Certificate" means, with respect to any Person, a
certificate signed by one Authorized Officer of such Person. Any Officer's
Certificate delivered with respect to compliance with a condition or covenant
provided for in this Guarantee shall include:

          (a)  a statement  that each officer  signing the Officer's
     Certificate has read the covenant or condition and the definitions relating
     thereto;

          (b)  a brief  statement of the nature and scope of the  examination
     or investigation undertaken by each officer in rendering the Officer's
     Certificate;

          (c)  a statement  that each such officer has made such  examination
     or investigation as, in such officer's opinion, is necessary to enable such
     officer to express an informed opinion as to whether or not such covenant
     or condition has been complied with; and

          (d)  a statement  as to whether,  in the opinion of each such
     officer, such condition or covenant has been complied with.

          "Person" means a legal person, including any individual, corporation,
estate, partnership, joint venture, association, joint stock company, limited
liability company, trust, unincorporated association, or government or any
agency or political subdivision thereof, or any other entity of whatever nature.

          "Responsible Officer" means, with respect to the Guarantee Trustee,
any officer within the Corporate Trust Office of the Guarantee Trustee with
direct responsibility for the administration of any matters relating to this
Guarantee, including any Vice President, Assistant Vice President, Secretary,
Assistant Secretary or any other officer of the Guarantee Trustee customarily
performing functions similar to those performed by any of the above designated
officers and also, with respect to a particular corporate trust matter, any
other officer to whom

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such matter is referred because of that officer's knowledge of and familiarity
with the particular subject.

          "Successor Guarantee Trustee" means a successor Guarantee Trustee
possessing the qualifications to act as Guarantee Trustee under Section 3.1.

          "Trust Securities" means the Common Securities and the Capital
Securities.

                                   ARTICLE II
                 POWERS, DUTIES AND RIGHTS OF GUARANTEE TRUSTEE

     Section 2.01   Powers and Duties of the Guarantee Trustee.

               (a)  This Guarantee shall be held by the Guarantee Trustee for
     the benefit of the Holders of the Capital Securities, and the Guarantee
     Trustee shall not transfer this Guarantee to any Person except a Holder of
     Capital Securities exercising his or her rights pursuant to Section 4.4 (b)
     or to a Successor Guarantee Trustee on acceptance by such Successor
     Guarantee Trustee of its appointment to act as Successor Guarantee Trustee.
     The right, title and interest of the Guarantee Trustee shall automatically
     vest in any Successor Guarantee Trustee, and such vesting and cessation of
     title shall be effective whether or not conveyancing documents have been
     executed and delivered pursuant to the appointment of such Successor
     Guarantee Trustee.

               (b)  If an Event of Default actually known to a Responsible
     Officer of the Guarantee Trustee has occurred and is continuing, the
     Guarantee Trustee shall enforce this Guarantee for the benefit of the
     Holders of the Capital Securities.

               (c)  The Guarantee Trustee, before the occurrence of any Event of
     Default and after curing all Events of Default that may have occurred,
     shall undertake to perform only such duties as are specifically set forth
     in this Guarantee, and no implied covenants shall be read into this
     Guarantee against the Guarantee Trustee. In case an Event of Default has
     occurred (that has not been cured or waived pursuant to Section 2.4) and is
     actually known to a Responsible Officer of the Guarantee Trustee, the
     Guarantee Trustee shall exercise such of the rights and powers vested in it
     by this Guarantee, and use the same degree of care and skill in its
     exercise thereof, as a prudent person would exercise or use under the
     circumstances in the conduct of his or her own affairs.

               (d)  No provision of this Guarantee shall be construed to relieve
     the Guarantee Trustee from liability for its own negligent action, its own
     negligent failure to act, or its own willful misconduct, except that:

                    (i)    prior to the occurrence of any Event of Default and
               after the curing or waiving of all such Events of Default that
               may have occurred:

                           (A) the duties and obligations of the Guarantee
                    Trustee shall be determined solely by the express provisions
                    of this Guarantee, and the Guarantee Trustee shall not be
                    liable except for the performance of such duties and
                    obligations as are specifically set forth in this Guarantee,
                    and

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                    no implied covenants or obligations shall be read into this
                    Guarantee against the Guarantee Trustee; and

                           (B) in the absence of bad faith on the part of the
                    Guarantee Trustee, the Guarantee Trustee may conclusively
                    rely, as to the truth of the statements and the correctness
                    of the opinions expressed therein, upon any certificates or
                    opinions furnished to the Guarantee Trustee and conforming
                    to the requirements of this Guarantee; but in the case of
                    any such certificates or opinions furnished to the Guarantee
                    Trustee, the Guarantee Trustee shall be under a duty to
                    examine the same to determine whether or not on their face
                    they conform to the requirements of this Guarantee;

                    (ii)   the Guarantee Trustee shall not be liable for any
               error of judgment made in good faith by a Responsible Officer of
               the Guarantee Trustee, unless it shall be proved that such
               Responsible Officer of the Guarantee Trustee or the Guarantee
               Trustee was negligent in ascertaining the pertinent facts upon
               which such judgment was made;

                    (iii)  the Guarantee Trustee shall not be liable with
               respect to any action taken or omitted to be taken by it in good
               faith in accordance with the written direction of the Holders of
               not less than a Majority in liquidation amount of the Capital
               Securities relating to the time, method and place of conducting
               any proceeding for any remedy available to the Guarantee Trustee,
               or exercising any trust or power conferred upon the Guarantee
               Trustee under this Guarantee; and

                    (iv)   no provision of this Guarantee shall require the
               Guarantee Trustee to expend or risk its own funds or otherwise
               incur personal financial liability in the performance of any of
               its duties or in the exercise of any of its rights or powers, if
               the Guarantee Trustee shall have reasonable grounds for believing
               that the repayment of such funds is not reasonably assured to it
               under the terms of this Guarantee, or security and indemnity,
               reasonably satisfactory to the Guarantee Trustee, against such
               risk or liability is not reasonably assured to it.

     Section 2.02   Certain Rights of Guarantee Trustee.

               (a)  Subject to the provisions of Section 2.1:

                    (i)    The Guarantee Trustee may conclusively rely, and
               shall be fully protected in acting or refraining from acting
               upon, any resolution, certificate, statement, instrument,
               opinion, report, notice, request, direction, consent, order,
               bond, debenture, note, other evidence of indebtedness or other
               paper or document believed by it to be genuine and to have been
               signed, sent or presented by the proper party or parties.

                    (ii)   Any direction or act of the Guarantor contemplated by
               this Guarantee shall be sufficiently evidenced by an Officer's
               Certificate.

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                    (iii)  Whenever, in the administration of this Guarantee,
               the Guarantee Trustee shall deem it desirable that a matter be
               proved or established before taking, suffering or omitting any
               action hereunder, the Guarantee Trustee (unless other evidence is
               herein specifically prescribed) may, in the absence of bad faith
               on its part, request and conclusively rely upon an Officer's
               Certificate of the Guarantor which, upon receipt of such request,
               shall be promptly delivered by the Guarantor.

                    (iv)   The Guarantee Trustee shall have no duty to see to
               any recording, filing or registration of any instrument or other
               writing (or any rerecording, refiling or registration thereof).

                    (v)    The Guarantee Trustee may consult with counsel of its
               selection, and the advice or opinion of such counsel with respect
               to legal matters shall be full and complete authorization and
               protection in respect of any action taken, suffered or omitted by
               it hereunder in good faith and in accordance with such advice or
               opinion. Such counsel may be counsel to the Guarantor or any of
               its Affiliates and may include any of its employees. The
               Guarantee Trustee shall have the right at any time to seek
               instructions concerning the administration of this Guarantee from
               any court of competent jurisdiction.

                    (vi)   The Guarantee Trustee shall be under no obligation to
               exercise any of the rights or powers vested in it by this
               Guarantee at the request or direction of any Holder, unless such
               Holder shall have provided to the Guarantee Trustee such security
               and indemnity, reasonably satisfactory to the Guarantee Trustee,
               against the costs, expenses (including attorneys' fees and
               expenses and the expenses of the Guarantee Trustee's agents,
               nominees or custodians) and liabilities that might be incurred by
               it in complying with such request or direction, including such
               reasonable advances as may be requested by the Guarantee Trustee;
               provided, however, that nothing contained in this Section
               2.2(a)(vi) shall be taken to relieve the Guarantee Trustee, upon
               the occurrence of an Event of Default, of its obligation to
               exercise the rights and powers vested in it by this Guarantee.

                    (vii)  The Guarantee Trustee shall not be bound to make any
               investigation into the facts or matters stated in any resolution,
               certificate, statement, instrument, opinion, report, notice,
               request, direction, consent, order, bond, debenture, note, other
               evidence of indebtedness or other paper or document, but the
               Guarantee Trustee, in its discretion, may make such further
               inquiry or investigation into such facts or matters as it may see
               fit.

                    (viii) The Guarantee Trustee may execute any of the trusts
               or powers hereunder or perform any duties hereunder either
               directly or by or through agents, nominees, custodians or
               attorneys, and the Guarantee Trustee shall not be responsible for
               any misconduct or negligence on the part of any agent or attorney
               appointed with due care by it hereunder.

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                    (ix)   Any action taken by the Guarantee Trustee or its
               agents hereunder shall bind the Holders of the Capital
               Securities, and the signature of the Guarantee Trustee or its
               agents alone shall be sufficient and effective to perform any
               such action. No third party shall be required to inquire as to
               the authority of the Guarantee Trustee to so act or as to its
               compliance with any of the terms and provisions of this
               Guarantee, both of which shall be conclusively evidenced by the
               Guarantee Trustee's or its agent's taking such action.

                    (x)    Whenever in the administration of this Guarantee the
               Guarantee Trustee shall deem it desirable to receive instructions
               with respect to enforcing any remedy or right or taking any other
               action hereunder, the Guarantee Trustee (A) may request
               instructions from the Holders of a Majority in liquidation amount
               of the Capital Securities, (B) may refrain from enforcing such
               remedy or right or taking such other action until such
               instructions are received and (C) shall be protected in
               conclusively relying on or acting in accordance with such
               instructions.

                    (xi)   The Guarantee Trustee shall not be liable for any
               action taken, suffered, or omitted to be taken by it in good
               faith and reasonably believed by it to be authorized or within
               the discretion or rights or powers conferred upon it by this
               Guarantee.

                    (xii)  No provision of this Guarantee shall be deemed to
               impose any duty or obligation on the Guarantee Trustee to perform
               any act or acts or exercise any right, power, duty or obligation
               conferred or imposed on it, in any jurisdiction in which it shall
               be illegal or in which the Guarantee Trustee shall be unqualified
               or incompetent in accordance with applicable law to perform any
               such act or acts or to exercise any such right, power, duty or
               obligation. No permissive power or authority available to the
               Guarantee Trustee shall be construed to be a duty.

     Section 2.03   Not Responsible for Recitals or Issuance of Guarantee.

               The recitals contained in this Guarantee shall be taken as the
statements of the Guarantor, and the Guarantee Trustee does not assume any
responsibility for their correctness. The Guarantee Trustee makes no
representation as to the validity or sufficiency of this Guarantee.

     Section 2.04   Events of Default; Waiver.

               (a)  An Event of Default under this Guarantee will occur upon the
     failure of the Guarantor to perform any of its payment or other obligations
     hereunder.

               (b)  The Holders of a Majority in liquidation amount of Capital
     Securities may, voting or consenting as a class, on behalf of the Holders
     of all of the Capital Securities, waive any past Event of Default and its
     consequences. Upon such waiver, any such Event of Default shall cease to
     exist, and shall be deemed to have been cured, for every purpose of this
     Guarantee, but no such waiver shall extend to any subsequent or other
     default or Event of Default or impair any right consequent thereon.

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     Section 2.05   Events of Default; Notice.

               (a)  The Guarantee Trustee shall, within 90 days after the
     occurrence of an Event of Default, transmit by mail, first class postage
     prepaid, to the Holders of the Capital Securities, notices of all Events of
     Default actually known to a Responsible Officer of the Guarantee Trustee,
     unless such defaults have been cured before the giving of such notice,
     provided, however, that the Guarantee Trustee shall be protected in
     withholding such notice if and so long as a Responsible Officer of the
     Guarantee Trustee in good faith determines that the withholding of such
     notice is in the interests of the Holders of the Capital Securities.

               (b)  The Guarantee Trustee shall not be charged with knowledge of
     any Event of Default unless the Guarantee Trustee shall have received
     written notice thereof from the Guarantor or a Holder of the Capital
     Securities, or a Responsible Officer of the Guarantee Trustee charged with
     the administration of this Guarantee shall have actual knowledge thereof.

                                   ARTICLE III
                                GUARANTEE TRUSTEE

     Section 3.01   Guarantee Trustee; Eligibility

               (a)  There shall at all times be a Guarantee Trustee which shall:

                    (i)    not be an Affiliate of the Guarantor; and

                    (ii)   be a corporation organized and doing business under
               the laws of the United States of America or any State or
               Territory thereof or of the District of Columbia, or Person
               authorized under such laws to exercise corporate trust powers,
               having a combined capital and surplus of at least 50 million U.S.
               dollars ($50,000,000), and subject to supervision or examination
               by Federal, State, Territorial or District of Columbia authority.
               If such corporation publishes reports of condition at least
               annually, pursuant to law or to the requirements of the
               supervising or examining authority referred to above, then, for
               the purposes of this Section 3.1(a)(ii), the combined capital
               and surplus of such corporation shall be deemed to be its
               combined capital and surplus as set forth in its most recent
               report of condition so published.

               (b) If at any time the Guarantee Trustee shall cease to be
     eligible to so act under Section 3.1(a), the Guarantee Trustee shall
     immediately resign in the manner and with the effect set out in Section
     3.2(c).

               (c) If the Guarantee Trustee has or shall acquire any
     "conflicting interest" within the meaning of Section 310(b) of the Trust
     Indenture Act, the Guarantee Trustee shall either eliminate such interest
     or resign to the extent and in the manner provided by, and subject to this
     Guarantee.

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     Section 3.02   Appointment, Removal and Resignation of Guarantee Trustee.

               (a)  Subject to Section 3.2(b), the Guarantee Trustee may be
     appointed or removed without cause at any time by the Guarantor except
     during an Event of Default.

               (b)  The Guarantee Trustee shall not be removed in accordance
     with Section 3.2(a) until a Successor Guarantee Trustee has been appointed
     and has accepted such appointment by written instrument executed by such
     Successor Guarantee Trustee and delivered to the Guarantor.

               (c)  The Guarantee Trustee appointed to office shall hold office
     until a Successor Guarantee Trustee shall have been appointed or until its
     removal or resignation. The Guarantee Trustee may resign from office
     (without need for prior or subsequent accounting) by an instrument in
     writing executed by the Guarantee Trustee and delivered to the Guarantor,
     which resignation shall not take effect until a Successor Guarantee Trustee
     has been appointed and has accepted such appointment by an instrument in
     writing executed by such Successor Guarantee Trustee and delivered to the
     Guarantor and the resigning Guarantee Trustee.

               (d)  If no Successor Guarantee Trustee shall have been appointed
     and accepted appointment as provided in this Section 3.2 within 60 days
     after delivery of an instrument of removal or resignation, the Guarantee
     Trustee resigning or being removed may petition any court of competent
     jurisdiction for appointment of a Successor Guarantee Trustee. Such court
     may thereupon, after prescribing such notice, if any, as it may deem
     proper, appoint a Successor Guarantee Trustee.

               (e)  No Guarantee Trustee shall be liable for the acts or
     omissions to act of any Successor Guarantee Trustee.

               (f)  Upon termination of this Guarantee or removal or resignation
     of the Guarantee Trustee pursuant to this Section 3.2, the Guarantor shall
     pay to the Guarantee Trustee all amounts owing to the Guarantee Trustee
     under Sections 7.2 and 7.3 accrued to the date of such termination, removal
     or resignation.

                                   ARTICLE IV
                                    GUARANTEE

     Section 4.01   Guarantee.

               (a)  The Guarantor irrevocably and unconditionally agrees to pay
     in full to the Holders the Guarantee Payments (without duplication of
     amounts theretofore paid by the Issuer), as and when due, regardless of any
     defense (except as defense of payment by the Issuer), right of set-off or
     counterclaim that the Issuer may have or assert. The Guarantor's obligation
     to make a Guarantee Payment may be satisfied by direct payment of the
     required amounts by the Guarantor to the Holders or by causing the Issuer
     to pay such amounts to the Holders.

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<PAGE>

               (b)  The Guarantor hereby also agrees to assume any and all
     Obligations of the Issuer and in the event any such Obligation is not so
     assumed, subject to the terms and conditions hereof, the Guarantor hereby
     irrevocably and unconditionally guarantees to each Beneficiary the full
     payment, when and as due, of any and all obligations to such Beneficiaries.
     This Agreement is intended to be for the Beneficiaries who have received
     notice hereof.

     Section 4.02   Waiver of Notice and Demand.

               The Guarantor hereby waives notice of acceptance of this
Guarantee and of any liability to which it applies or may apply, presentment,
demand for payment, any right to require a proceeding first against the Issuer
or any other Person before proceeding against the Guarantor, protest, notice of
nonpayment, notice of dishonor, notice of redemption and all other notices and
demands.

     Section 4.03   Obligations Not Affected.

               The obligations, covenants, agreements and duties of the
Guarantor under this Guarantee shall in no way be affected or impaired by reason
of the happening from time to time of any of the following:

               (a)  the release or waiver, by operation of law or otherwise, of
     the performance or observance by the Issuer of any express or implied
     agreement, covenant, term or condition relating to the Capital Securities
     to be performed or observed by the Issuer;

               (b)  the extension of time for the payment by the Issuer of all
     or any portion of the Distributions, Redemption Price, Special Redemption
     Price, Liquidation Distribution or any other sums payable under the terms
     of the Capital Securities or the extension of time for the performance of
     any other obligation under, arising out of, or in connection with, the
     Capital Securities (other than an extension of time for payment of
     Distributions, Redemption Price, Special Redemption Price, Liquidation
     Distribution or other sum payable that results from the extension of any
     interest payment period on the Debentures or any extension of the maturity
     date of the Debentures permitted by the Indenture);

               (c)  any failure, omission, delay or lack of diligence on the
     part of the Holders to enforce, assert or exercise any right, privilege,
     power or remedy conferred on the Holders pursuant to the terms of the
     Capital Securities, or any action on the part of the Issuer granting
     indulgence or extension of any kind;

               (d)  the voluntary or involuntary liquidation, dissolution, sale
     of any collateral, receivership, insolvency, bankruptcy, assignment for the
     benefit of creditors, reorganization, arrangement, composition or
     readjustment of debt of, or other similar proceedings affecting, the Issuer
     or any of the assets of the Issuer;

               (e)  any invalidity of, or defect or deficiency in, the Capital
     Securities;

               (f)  the settlement or compromise of any obligation guaranteed
     hereby or hereby incurred; or

                                       10

<PAGE>

               (g)  any other circumstance whatsoever that might otherwise
     constitute a legal or equitable discharge or defense of a guarantor, it
     being the intent of this Section 4.3 that the obligations of the Guarantor
     hereunder shall be absolute and unconditional under any and all
     circumstances.

               There shall be no obligation of the Holders to give notice to, or
obtain consent of, the Guarantor with respect to the happening of any of the
foregoing.

     Section 4.04   Rights of Holders.

               (a)  The Holders of a Majority in liquidation amount of the
     Capital Securities have the right to direct the time, method and place of
     conducting any proceeding for any remedy available to the Guarantee Trustee
     in respect of this Guarantee or to direct the exercise of any trust or
     power conferred upon the Guarantee Trustee under this Guarantee; provided,
     however, that (subject to Sections 2.1 and 2.2) the Guarantee Trustee shall
     have the right to decline to follow any such direction if the Guarantee
     Trustee shall determine that the actions so directed would be unjustly
     prejudicial to the Holders not taking part in such direction or if the
     Guarantee Trustee being advised by counsel determines that the action or
     proceeding so directed may not lawfully be taken or if the Guarantor
     Trustee in good faith by its board of directors or trustees, executive
     committees or a trust committee of directors or trustees and/or Responsible
     Officers shall determine that the action or proceedings so directed would
     involve the Guarantee Trustee in personal liability.

               (b)  Any Holder of Capital Securities may institute a legal
     proceeding directly against the Guarantor to enforce the Guarantee
     Trustee's rights under this Guarantee, without first instituting a legal
     proceeding against the Issuer, the Guarantee Trustee or any other Person.
     The Guarantor waives any right or remedy to require that any such action be
     brought first against the Issuer, the Guarantee Trustee or any other Person
     before so proceeding directly against the Guarantor.

     Section 4.05   Guarantee of Payment.

               This Guarantee creates a guarantee of payment and not of
collection.

     Section 4.06   Subrogation.

               The Guarantor shall be subrogated to all (if any) rights of the
Holders of Capital Securities against the Issuer in respect of any amounts paid
to such Holders by the Guarantor under this Guarantee; provided, however, that
the Guarantor shall not (except to the extent required by applicable provisions
of law) be entitled to enforce or exercise any right that it may acquire by way
of subrogation or any indemnity, reimbursement or other agreement, in all cases
as a result of payment under this Guarantee, if, after giving effect to any such
payment, any amounts are due and unpaid under this Guarantee. If any amount
shall be paid to the Guarantor in violation of the preceding sentence, the
Guarantor agrees to hold such amount in trust for the Holders and to pay over
such amount to the Holders.

                                       11

<PAGE>

     Section 4.07   Independent Obligations.

               The Guarantor acknowledges that its obligations hereunder are
independent of the obligations of the Issuer with respect to the Capital
Securities and that the Guarantor shall be liable as principal and as debtor
hereunder to make Guarantee Payments pursuant to the terms of this Guarantee
notwithstanding the occurrence of any event referred to in subsections (a)
through (g), inclusive, of Section 4.3 hereof.

     Section 4.08   Enforcement.

               A Beneficiary may enforce the obligations of the Guarantor
contained in Section 4.1(b) directly against the Guarantor, and the Guarantor
waives any right or remedy to require that any action be brought against the
Issuer or any other person or entity before proceeding against the Guarantor.

               The Guarantor shall be subrogated to all rights (if any) of any
Beneficiary against the Issuer in respect of any amounts paid to the
Beneficiaries by the Guarantor under this Guarantee; provided, however, that the
Guarantor shall not (except to the extent required by applicable provisions of
law) be entitled to enforce or exercise any rights that it may acquire by way of
subrogation or any indemnity, reimbursement or other agreement, in all cases as
a result of payment under this Guarantee, if, after giving effect to such
payment, any amounts are due and unpaid under this Guarantee.

                                    ARTICLE V
                    LIMITATION OF TRANSACTIONS; SUBORDINATION

     Section 5.01   Limitation of Transactions.

               So long as any Capital Securities remain outstanding, if (a)
there shall have occurred and be continuing an Event of Default or (b) the
Guarantor shall have selected an Extension Period as provided in the Declaration
and such period, or any extension thereof, shall have commenced and be
continuing, then the Guarantor may not (x) declare or pay any dividends or
distributions on, or redeem, purchase, acquire, or make a liquidation payment
with respect to, any of the Guarantor's capital stock or (y) make any payment of
principal of or interest or premium, if any, on or repay, repurchase or redeem
any debt securities of the Guarantor that rank pari passu in all respects with
or junior in interest to the Debentures (other than (i) payments under this
Guarantee, (ii) repurchases, redemptions or other acquisitions of shares of
capital stock of the Guarantor (A) in connection with any employment contract,
benefit plan or other similar arrangement with or for the benefit of one or more
employees, officers, directors, or consultants, (B) in connection with a
dividend reinvestment or stockholder stock purchase plan or (C) in connection
with the issuance of capital stock of the Guarantor (or securities convertible
into or exercisable for such capital stock), as consideration in an acquisition
transaction entered into prior to occurrence of the Event of Default or the
applicable Extension Period, (iii) as a result of any exchange of conversion of
any class or series of the Guarantor's capital stock (or any capital stock of a
subsidiary of the Guarantor) for any class or series of the Guarantor's capital
stock or of any class or series of the Guarantor's indebtedness for any class or
series of the Guarantor's capital stock, (iv) the purchase of fractional
interests in

                                       12

<PAGE>

shares of the Guarantor's capital stock pursuant to the conversion or exchange
provisions of such capital stock or the security being converted or exchanged,
(v) any declaration of a dividend in connection with any stockholder's rights
plan, or the issuance of rights, stock or other property under any stockholder's
rights plan, or the redemption or repurchase of rights pursuant thereto, or (vi)
any dividend in the form of stock, warrants, options or other rights where the
dividend stock or the stock issuable upon exercise of such warrants, options or
other rights is the same stock as that on which the dividend is being paid or
ranks pari passu with or junior to such stock).

     Section 5.02   Ranking.

               This Guarantee will constitute an unsecured obligation of the
Guarantor and will rank subordinate and junior in right of payment to all
present and future Senior Indebtedness (as defined in the Indenture) of the
Guarantor. By their acceptance thereof, each Holder of Capital Securities agrees
to the foregoing provisions of this Guarantee and the other terms set forth
herein.

               The right of the Guarantor to participate in any distribution of
assets of any of its subsidiaries upon any such subsidiary's liquidation or
reorganization or otherwise is subject to the prior claims of creditors of that
subsidiary, except to the extent the Guarantor may itself be recognized as a
creditor of that subsidiary. Accordingly, the Guarantor's obligations under this
Guarantee will be effectively subordinated to all existing and future
liabilities of the Guarantor's subsidiaries, and claimants should look only to
the assets of the Guarantor for payments thereunder. This Guarantee does not
limit the incurrence or issuance of other secured or unsecured debt of the
Guarantor, including Senior Indebtedness of the Guarantor, under any indenture
or agreement that the Guarantor may enter into in the future or otherwise.

                                   ARTICLE VI
                                   TERMINATION

     Section 6.01   Termination.

               This Guarantee shall terminate as to the Capital Securities (i)
upon full payment of the Redemption Price or the Special Redemption Price, as
the case may be, of all Capital Securities then outstanding, (ii) upon the
distribution of all of the Debentures to the Holders of all of the Capital
Securities or (iii) upon full payment of the amounts payable in accordance with
the Declaration upon dissolution of the Issuer. This Guarantee will continue to
be effective or will be reinstated, as the case may be, if at any time any
Holder of Capital Securities must restore payment of any sums paid under the
Capital Securities or under this Guarantee.

                                   ARTICLE VII
                                 INDEMNIFICATION

     Section 7.01   Exculpation.

               (a)  No Indemnified Person shall be liable, responsible or
     accountable in damages or otherwise to the Guarantor or any Covered Person
     for any loss, damage or claim incurred by reason of any act or omission
     performed or omitted by such

                                       13

<PAGE>

     Indemnified Person in good faith in accordance with this Guarantee and in a
     manner that such Indemnified Person reasonably believed to be within the
     scope of the authority conferred on such Indemnified Person by this
     Guarantee or by law, except that an Indemnified Person shall be liable for
     any such loss, damage or claim incurred by reason of such Indemnified
     Person's negligence or willful misconduct with respect to such acts or
     omissions.

               (b)  An Indemnified Person shall be fully protected in relying in
     good faith upon the records of the Issuer or the Guarantor and upon such
     information, opinions, reports or statements presented to the Issuer or the
     Guarantor by any Person as to matters the Indemnified Person reasonably
     believes are within such other Person's professional or expert competence
     and who, if selected by such Indemnified Person, has been selected with
     reasonable care by such Indemnified Person, including information,
     opinions, reports or statements as to the value and amount of the assets,
     liabilities, profits, losses, or any other facts pertinent to the existence
     and amount of assets from which Distributions to Holders of Capital
     Securities might properly be paid.

     Section 7.02   Indemnification.

               (a)  The Guarantor agrees to indemnify each Indemnified Person
     for, and to hold each Indemnified Person harmless against, any and all
     loss, liability, damage, claim or expense incurred without negligence or
     willful misconduct on the part of the Indemnified Person, arising out of or
     in connection with the acceptance or administration of the trust or trusts
     hereunder, including but not limited to the costs and expenses (including
     reasonable legal fees and expenses) of the Indemnified Person defending
     itself against, or investigating, any claim or liability in connection with
     the exercise or performance of any of the Indemnified Person's powers or
     duties hereunder. The obligation to indemnify as set forth in this Section
     7.2 shall survive the resignation or removal of the Guarantee Trustee and
     the termination of this Guarantee.

               (b)  Promptly after receipt by an Indemnified Person under this
     Section 7.2 of notice of the commencement of any action, such Indemnified
     Person will, if a claim in respect thereof is to be made against the
     Guarantor under this Section 7.2, notify the Guarantor in writing of the
     commencement thereof; but the failure so to notify the Guarantor (i) will
     not relieve the Guarantor from liability under paragraph (a) above unless
     and to the extent that the Guarantor did not otherwise learn of such action
     and such failure results in the forfeiture by the Guarantor of substantial
     rights and defenses and (ii) will not, in any event, relieve the Guarantor
     from any obligations to any Indemnified Person other than the
     indemnification obligation provided in paragraph (a) above. The Guarantor
     shall be entitled to appoint counsel of the Guarantor's choice at the
     Guarantor's expense to represent the Indemnified Person in any action for
     which indemnification is sought (in which case the Guarantor shall not
     thereafter be responsible for the fees and expenses of any separate counsel
     retained by the Indemnified Person or Persons except as set forth below);
     provided, however, that such counsel shall be satisfactory to the
     Indemnified Person. Notwithstanding the Guarantor's election to appoint
     counsel to represent the Guarantor in an action, the Indemnified Person
     shall have the right to employ separate counsel (including local counsel),
     and the Guarantor

                                       14

<PAGE>

     shall bear the reasonable fees, costs and expenses of such separate counsel
     if (i) the use of counsel chosen by the Guarantor to represent the
     Indemnified Person would present such counsel with a conflict of interest,
     (ii) the actual or potential defendants in, or targets of, any such action
     include both the Indemnified Person and the Guarantor and the Indemnified
     Person shall have reasonably concluded that there may be legal defenses
     available to it and/or other Indemnified Persons which are different from
     or additional to those available to the Guarantor, (iii) the Guarantor
     shall not have employed counsel satisfactory to the Indemnified Person to
     represent the Indemnified Person within a reasonable time after notice of
     the institution of such action or (iv) the Guarantor shall authorize the
     Indemnified Person to employ separate counsel at the expense of the
     Guarantor. The Guarantor will not, without the prior written consent of the
     Indemnified Persons, settle or compromise or consent to the entry of any
     judgment with respect to any pending or threatened claim, action, suit or
     proceeding in respect of which indemnification or contribution may be
     sought hereunder (whether or not the Indemnified Persons are actual or
     potential parties to such claim or action) unless such settlement,
     compromise or consent includes an unconditional release of each Indemnified
     Person from all liability arising out of such claim, action, suit or
     proceeding.

     Section 7.03   Compensation; Reimbursement of Expenses

               The Guarantor agrees:

               (a)  to pay to the Guarantee Trustee from time to time such
     compensation for all services rendered by it hereunder as the parties shall
     agree to from time to time (which compensation shall not be limited by any
     provision of law in regard to the compensation of a trustee of an express
     trust); and

               (b)  except as otherwise expressly provided herein, to reimburse
     the Guarantee Trustee upon request for all reasonable expenses,
     disbursements and advances incurred or made by it in accordance with any
     provision of this Guarantee (including the reasonable compensation and the
     expenses and disbursements of its agents and counsel), except any such
     expense, disbursement or advance as may be attributable to its negligence
     or willful misconduct.

               The provisions of this Section 7.3 shall survive the resignation
or removal of the Guarantee Trustee and the termination of this Guarantee.

                                  ARTICLE VIII
                                  MISCELLANEOUS

     Section 8.01   Successors and Assigns.

               All guarantees and agreements contained in this Guarantee shall
bind the successors, assigns, receivers, trustees and representatives of the
Guarantor and shall inure to the benefit of the Holders of the Capital
Securities then outstanding. Except in connection with any merger or
consolidation of the Guarantor with or into another entity or any sale, transfer
or lease of the Guarantor's assets to another entity, in each case, to the
extent permitted under the Indenture, the Guarantor may not assign its rights or
delegate its obligations under this Guarantee

                                       15

<PAGE>

without the prior approval of the Holders of not less than a Majority in
liquidation amount of the Capital Securities.

     Section 8.02   Amendments.

               Except with respect to any changes that do not adversely affect
the rights of Holders of the Capital Securities in any material respect (in
which case no consent of Holders will be required), this Guarantee may be
amended only with the prior approval of the Holders of not less than a Majority
in liquidation amount of the Capital Securities. The provisions of the
Declaration with respect to amendments thereof shall apply equally with respect
to amendments of the Guarantee.

     Section 8.03   Notices.

               All notices provided for in this Guarantee shall be in writing,
duly signed by the party giving such notice, and shall be delivered, telecopied
or mailed by first class mail, as follows:

               (a)  If given to the Guarantee Trustee, at the Guarantee
     Trustee's mailing address set forth below (or such other address as the
     Guarantee Trustee may give notice of to the Holders of the Capital
     Securities):

                    Wilmington Trust Company
                    Rodney Square North
                    1100 North Market Street
                    Wilmington, Delaware 19890-0001
                    Attention: Corporate Trust Administration
                    Telecopy:  302-651-8882
                    Telephone: 302-651-1000

               (b)  If given to the Guarantor, at the Guarantor's mailing
     address set forth below (or such other address as the Guarantor may give
     notice of to the Holders of the Capital Securities and to the Guarantee
     Trustee):

                    Commercial Capital Bancorp, Inc.
                    1 Venture, Third Floor
                    Irvine, California 92618
                    Attention: Christopher G. Hagerty
                    Telecopy:  949-585-0174
                    Telephone: 949-585-7500

               (c)  If given to any Holder of the Capital Securities, at the
     address set forth on the books and records of the Issuer.

               All such notices shall be deemed to have been given when received
in person, telecopied with receipt confirmed, or mailed by first class mail,
postage prepaid except that if a notice or other document is refused delivery or
cannot be delivered because of a changed address

                                       16

<PAGE>

of which no notice was given, such notice or other document shall be deemed to
have been delivered on the date of such refusal or inability to deliver.

     Section 8.04   Benefit.

               This Guarantee is solely for the benefit of the Holders of the
Capital Securities and, subject to Section 2.1(a), is not separately
transferable from the Capital Securities.

     Section 8.05   Governing Law.

               THIS GUARANTEE SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE
WITH, THE LAW OF THE STATE OF NEW YORK, WITHOUT REGARD TO CONFLICT OF LAWS
PRINCIPLES THEREOF.

     Section 8.06   Counterparts.

               This Guarantee may contain more than one counterpart of the
signature page and this Guarantee may be executed by the affixing of the
signature of the Guarantor and the Guarantee Trustee to any of such counterpart
signature pages. All of such counterpart signature pages shall be read as though
one, and they shall have the same force and effect as though all of the signers
had signed a single signature page.

                                       17

<PAGE>

     THIS GUARANTEE is executed as of the day and year first above written.

                                  COMMERCIAL CAPITAL BANCORP, INC.,
                                      as Guarantor

                                  By: /s/ Stephen H. Gordon
                                      --------------------------------------
                                      Stephen H. Gordon
                                      Chairman and Chief Executive Officer

                                  WILMINGTON TRUST COMPANY,
                                      as Guarantee Trustee

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

<PAGE>

     THIS GUARANTEE is executed as of the day and year first above written.

                                  COMMERCIAL CAPITAL BANCORP, INC.,
                                      as Guarantor

                                  By:
                                      --------------------------------------
                                      Stephen H. Gordon
                                      Chairman and Chief Executive Officer

                                  WILMINGTON TRUST COMPANY,
                                      as Guarantee Trustee

                                  By: /s/ Denise M. Geran
                                      --------------------------------------
                                      Name:  DENISE M. GERAN
                                      Title: ASSISTANT VICE PRESIDENT<PAGE>

                                                                  Exhibit 10.11

                 _____________________________________________

                               GUARANTEE AGREEMENT

                                 by and between

                        COMMERCIAL CAPITAL BANCORP, INC.

                                       and

                     WELLS FARGO BANK, NATIONAL ASSOCIATION

                           Dated as of March 15, 2002

                  _____________________________________________

<PAGE>

                               GUARANTEE AGREEMENT

         This GUARANTEE AGREEMENT (this "Guarantee"), dated as of March 15,
2002, is executed and delivered by Commercial Capital Bancorp, Inc., a Nevada
corporation (the "Guarantor"), and Wells Fargo Bank, National Association, a
national banking association incorporated and existing under the laws of the
United States of America, as trustee (the "Guarantee Trustee"), for the benefit
of the Holders (as defined herein) from time to time of the Capital Securities
(as defined herein) of CCB Capital Trust III, a Delaware statutory trust (the
"Issuer").

         WHEREAS, pursuant to an Amended and Restated Declaration of Trust (the
"Declaration"), dated as of the date hereof among Wells Fargo Bank, National
Association, not in its individual capacity but solely as institutional trustee,
First Union Trust Company, National Association, not in its individual capacity
but solely as Delaware Trustee, the administrative trustees of the Issuer named
therein, the Guarantor, as sponsor, and the holders from time to time of
undivided beneficial interests in the assets of the Issuer, the Issuer is
issuing on the date hereof those undivided beneficial interests, having an
aggregate liquidation amount of $5,000,000 (the "Capital Securities"); and

         WHEREAS, as incentive for the Holders (as defined herein) to purchase
the Capital Securities, the Guarantor desires irrevocably and unconditionally to
agree, to the extent set forth in this Guarantee, to pay to the Holders of
Capital Securities the Guarantee Payments (as defined herein) and to make
certain other payments on the terms and conditions set forth herein;

         NOW, THEREFORE, in consideration of the purchase by each Holder of the
Capital Securities, which purchase the Guarantor hereby agrees shall benefit the
Guarantor, the Guarantor executes and delivers this Guarantee for the benefit of
the Holders.

                                   ARTICLE I

                         DEFINITIONS AND INTERPRETATION

         Section 1.1   Definitions and Interpretation. In this Guarantee, unless
the context otherwise requires:

         (a)   capitalized terms used in this Guarantee but not defined in the
preamble above have the respective meanings assigned to them in this Section
1.1;

         (b)   a term defined anywhere in this Guarantee has the same meaning
throughout;

         (c)   all references to "the Guarantee" or "this Guarantee" are to this
Guarantee as modified, supplemented or amended from time to time;

         (d)   all references in this Guarantee to "Articles" or "Sections" are
to Articles or Sections of this Guarantee, unless otherwise specified;

         (e)   terms defined in the Declaration as at the date of execution of
this Guarantee have the same meanings when used in this Guarantee, unless
otherwise defined in this Guarantee or unless the context otherwise requires;
and

         (f)   a reference to the singular includes the plural and vice versa.

<PAGE>

         "Affiliate" has the same meaning as given to that term in Rule 405 of
the Securities Act of 1933, as amended, or any successor rule thereunder.

         "Beneficiaries" means any Person to whom the Issuer is or hereafter
becomes indebted or liable.

         "Capital Securities" has the meaning set forth in the recitals to this
Guarantee.

         "Common Securities" means the common securities issued by the Issuer to
the Guarantor pursuant to the Declaration.

         "Corporate Trust Office" means the office of the Guarantee Trustee at
which the corporate trust business of the Guarantee Trustee shall, at any
particular time, be principally administered, which office at the date of
execution of this Guarantee is located at 210 North University Drive, Coral
Springs, FL 33071, Attention: Manager - Corporate Trust Administration.

         "Covered Person" means any Holder of Capital Securities.

         "Debentures" means the debt securities of the Guarantor designated the
Floating Rate Junior Subordinated Deferrable Interest Debentures due 2032 held
by the Institutional Trustee (as defined in the Declaration) of the Issuer.

         "Declaration Event of Default" means an "Event of Default" as defined
in the Declaration.

         "Event of Default" has the meaning set forth in Section 2.4(a).

         "Guarantee Payments" means the following payments or distributions,
without duplication, with respect to the Capital Securities, to the extent not
paid or made by the Issuer: (i) any accrued and unpaid Distributions (as defined
in the Declaration) which are required to be paid on such Capital Securities to
the extent the Issuer shall have funds available therefor, (ii) the Redemption
Price to the extent the Issuer has funds available therefor, with respect to any
Capital Securities called for redemption by the Issuer, (iii) the Special
Redemption Price to the extent the Issuer has funds available therefor, with
respect to Capital Securities redeemed upon the occurrence of a Special Event,
and (iv) upon a voluntary or involuntary liquidation, dissolution, winding-up or
termination of the Issuer (other than in connection with the distribution of
Debentures to the Holders of the Capital Securities in exchange therefor as
provided in the Declaration), the lesser of (a) the aggregate of the liquidation
amount and all accrued and unpaid Distributions on the Capital Securities to the
date of payment, to the extent the Issuer shall have funds available therefor,
and (b) the amount of assets of the Issuer remaining available for distribution
to Holders in liquidation of the Issuer (in either case, the "Liquidation
Distribution").

         "Guarantee Trustee" means Wells Fargo Bank, National Association, until
a Successor Guarantee Trustee has been appointed and has accepted such
appointment pursuant to the terms of this Guarantee and thereafter means each
such Successor Guarantee Trustee.

         "Guarantor" means Commercial Capital Bancorp, Inc. and each of its
successors and assigns.

         "Holder" means any holder, as registered on the books and records of
the Issuer, of any Capital Securities; provided, however, that, in determining
whether the Holders of the requisite percentage of Capital Securities have given
any request, notice, consent or waiver hereunder, "Holder" shall not include the
Guarantor or any Affiliate of the Guarantor.

                                       2

<PAGE>

         "Indemnified Person" means the Guarantee Trustee (including in its
individual capacity), any Affiliate of the Guarantee Trustee, or any officers,
directors, shareholders, members, partners, employees, representatives,
nominees, custodians or agents of the Guarantee Trustee.

         "Indenture" means the Indenture dated as of the date hereof between the
Guarantor and Wells Fargo Bank, National Association, not in its individual
capacity but solely as trustee, and any indenture supplemental thereto pursuant
to which the Debentures are to be issued to the institutional trustee of the
Issuer.

         "Issuer" has the meaning set forth in the opening paragraph to this
Guarantee.

         "Liquidation Distribution" has the meaning set forth in the definition
of "Guarantee Payments" herein.

         "Majority in liquidation amount of the Capital Securities" means
Holder(s) of outstanding Capital Securities, voting together as a class, but
separately from the holders of Common Securities, of more than 50% of the
aggregate liquidation amount (including the stated amount that would be paid on
redemption, liquidation or otherwise, plus accrued and unpaid Distributions to
the date upon which the voting percentages are determined) of all Capital
Securities then outstanding.

         "Obligations" means any costs, expenses or liabilities (but not
including liabilities related to taxes) of the Issuer other than obligations of
the Issuer to pay to holders of any Trust Securities the amounts due such
holders pursuant to the terms of the Trust Securities.

         "Officer's Certificate" means, with respect to any Person, a
certificate signed by one Authorized Officer of such Person. Any Officer's
Certificate delivered with respect to compliance with a condition or covenant
provided for in this Guarantee shall include:

               (a)   a statement that each officer signing the Officer's
         Certificate has read the covenant or condition and the definitions
         relating thereto;

               (b)   a brief statement of the nature and scope of the
         examination or investigation undertaken by each officer in rendering
         the Officer's Certificate;

               (c)   a statement that each such officer has made such
         examination or investigation as, in such opinion, is necessary to
         enable such officer to express an informed opinion as to whether or not
         such covenant or condition has been complied with, and

               (d)   a statement as to whether, in the opinion of each such
         officer, such condition or covenant has been complied with.

         "Person" means a legal person, including any individual, corporation,
estate, partnership, joint venture, association, joint stock company, limited
liability company, trust, unincorporated association, or government or any
agency or political subdivision thereof, or any other entity of whatever nature.

         "Redemption Price" has the meaning set forth in the Indenture.

         "Responsible Officer" means, with respect to the Guarantee Trustee, any
officer within the Corporate Trust Office of the Guarantee Trustee with direct
responsibility for the administration of this Guarantee including any Vice
President, Assistant Vice Presi dent, Secretary, Assistant Secretary or any
other officer of the Guarantee Trustee customarily performing functions similar
to those performed by any

                                       3

<PAGE>

of the above designated officers and also, with respect to a particular
corporate trust matter, any other officer to whom such matter is referred
because of that officer's knowledge of and familiarity with the particular
subject.

         "Special Event" has the meaning set forth in the Indenture.

         "Special Redemption Price" has the meaning set forth in the Indenture.

         "Successor Guarantee Trustee" means a successor Guarantee Trustee
possessing the qualifications to act as Guarantee Trustee under Section 3.1.

         "Trust Securities" means the Common Securities and the Capital
Securities.

                                   ARTICLE II

                          POWERS, DUTIES AND RIGHTS OF
                                GUARANTEE TRUSTEE

         Section 2.1   Powers and Duties of the Guarantee Trustee.

         (a)   This Guarantee shall be held by the Guarantee Trustee for the
benefit of the Holders of the Capital Securities, and the Guarantee Trustee
shall not transfer this Guarantee to any Person except a Holder of Capital
Securities exercising his or her rights pursuant to Section 4.4(b) or to a
Successor Guarantee Trustee on acceptance by such Successor Guarantee Trustee of
its appointment to act as Successor Guarantee Trustee. The right, title and
interest of the Guarantee Trustee shall automatically vest in any Successor
Guarantee Trustee, and such vesting and cessation of title shall be effective
whether or not conveyancing documents have been executed and delivered pursuant
to the appointment of such Successor Guarantee Trustee.

         (b)   If an Event of Default actually known to a Responsible Officer
has occurred and is continuing, the Guarantee Trustee shall enforce this
Guarantee for the benefit of the Holders of the Capital Securities.

         (c)   The Guarantee Trustee, before the occurrence of any Event of
Default and after curing all Events of Default that may have occurred, shall
undertake to perform only such duties as are specifically set forth in this
Guarantee, and no implied covenants shall be read into this Guarantee against
the Guarantee Trustee. In case an Event of Default has occurred (that has not
been waived pursuant to Section 2.4) and is actually known to a Responsible
Officer of the Guarantee Trustee, the Guarantee Trustee shall exercise such of
the rights and powers vested in it by this Guarantee, and use the same degree of
care and skill in its exercise thereof, as a prudent person would exercise or
use under the circumstances in the conduct of his or her own affairs.

         (d)   No provision of this Guarantee shall be construed to relieve the
Guarantee Trustee from liability for its own negligent action, its own negligent
failure to act, or its own willful misconduct, except that:

               (i)   prior to the occurrence of any Event of Default and after
         the curing or waiving of all such Events of Default that may have
         occurred:

                     (A)   the duties and obligations of the Guarantee Trustee
               shall be determined solely by the express provisions of this
               Guarantee, and the Guarantee Trustee shall not be

                                       4

<PAGE>

               liable except for the performance of such duties and obligations
               as are specifically set forth in this Guarantee, and no implied
               covenants or obligations shall be read into this Guarantee
               against the Guarantee Trustee; and

                     (B)   in the absence of bad faith on the part of the
               Guarantee Trustee, the Guarantee Trustee may conclusively rely,
               as to the truth of the statements and the correctness of the
               opinions expressed therein, upon any certificates or opinions
               furnished to the Guarantee Trustee and conforming to the
               requirements of this Guarantee; but in the case of any such
               certificates or opinions that by any provision hereof are
               specifically required to be furnished to the Guarantee Trustee,
               the Guarantee Trustee shall be under a duty to examine the same
               to determine whether or not on their face they conform to the
               requirements of this Guarantee;

               (ii)  the Guarantee Trustee shall not be liable for any error of
         judgment made in good faith by a Responsible Officer of the Guarantee
         Trustee, unless it shall be proved that such Responsible Officer of the
         Guarantee Trustee or the Guarantee Trustee was negligent in
         ascertaining the pertinent facts upon which such judgment was made;

               (iii) the Guarantee Trustee shall not be liable with respect to
         any action taken or omitted to be taken by it in good faith in
         accordance with the written direction of the Holders of not less than a
         Majority in liquidation amount of the Capital Securities relating to
         the time, method and place of conducting any proceeding for any remedy
         available to the Guarantee Trustee, or exercising any trust or power
         conferred upon the Guarantee Trustee under this Guarantee; and

               (iv)  no provision of this Guarantee shall require the Guarantee
         Trustee to expend or risk its own funds or otherwise incur personal
         financial liability in the performance of any of its duties or in the
         exercise of any of its rights or powers.

         Section 2.2   Certain Rights of Guarantee Trustee.

         (a)   Subject to the provisions of Section 2.1:

               (i)   The Guarantee Trustee may conclusively rely, and shall be
         fully protected in acting or refraining from acting upon, any
         resolution, certificate, statement, instrument, opinion, report,
         notice, request, direction, consent, order, bond, debenture, note,
         other evidence of indebtedness or other paper or document believed by
         it to be genuine and to have been signed, sent or presented by the
         proper party or parties.

               (ii)  Any direction or act of the Guarantor contemplated by this
         Guarantee shall be sufficiently evidenced by an Officer's Certificate.

               (iii) Whenever, in the administration of this Guarantee, the
         Guarantee Trustee shall deem it desirable that a matter be proved or
         established before taking, suffering or omitting any action hereunder,
         the Guarantee Trustee (unless other evidence is herein specifically
         prescribed) may, in the absence of bad faith on its part, request and
         conclusively rely upon an Officer's Certificate of the Guarantor which,
         upon receipt of such request, shall be promptly delivered by the
         Guarantor.

               (iv)  The Guarantee Trustee shall have no duty to see to any
         recording, filing or registration of any instrument (or any
         re-recording, refiling or re-registration thereof).

                                       5

<PAGE>

          (v)    The Guarantee Trustee may consult with counsel of its
     selection, and the advice or opinion of such counsel with respect to legal
     matters shall be full and complete authorization and protection in respect
     of any action taken, suffered or omitted by it hereunder in good faith and
     in accordance with such advice or opinion. Such counsel may be counsel to
     the Guarantor or any of its Affiliates and may include any of its
     employees. The Guarantee Trustee shall have the right at any time to seek
     instructions concerning the administration of this Guarantee from any court
     of competent jurisdiction.

          (vi)   The Guarantee Trustee shall be under no obligation to exercise
     any of the rights or powers vested in it by this Guarantee at the request
     or direction of any Holder, unless such Holder shall have provided to the
     Guarantee Trustee such security and indemnity, reasonably satisfactory to
     the Guarantee Trustee, against the costs, expenses (including attorneys'
     fees and expenses and the expenses of the Guarantee Trustee's agents,
     nominees or custodians) and liabilities that might be incurred by it in
     complying with such request or direction, including such reasonable
     advances as may be requested by the Guarantee Trustee; provided, however,
     that nothing contained in this Section 2.2(a)(vi) shall relieve the
     Guarantee Trustee, upon the occurrence of an Event of Default, of its
     obligation to exercise the rights and powers vested in it by this
     Guarantee.

          (vii)  The Guarantee Trustee shall not be bound to make any
     investigation into the facts or matters stated in any resolution,
     certificate, statement, instrument, opinion, report, notice, request,
     direction, consent, order, bond, debenture, note, other evidence of
     indebtedness or other paper or document, but the Guarantee Trustee, in its
     discretion, may make such further inquiry or investigation into such facts
     or matters as it may see fit.

          (viii) The Guarantee Trustee may execute any of the trusts or powers
     hereunder or perform any duties hereunder either directly or by or through
     agents, nominees, custodians or attorneys, and the Guarantee Trustee shall
     not be responsible for any misconduct or negligence on the part of any
     agent or attorney appointed with due care by it hereunder.

          (ix)   Any action taken by the Guarantee Trustee or its agents
     hereunder shall bind the Holders of the Capital Securities, and the
     signature of the Guarantee Trustee or its agents alone shall be sufficient
     and effective to perform any such action. No third party shall be required
     to inquire as to the authority of the Guarantee Trustee to so act or as to
     its compliance with any of the terms and provisions of this Guarantee, both
     of which shall be conclusively evidenced by the Guarantee Trustee's or its
     agent's taking such action.

          (x)    Whenever in the administration of this Guarantee the Guarantee
     Trustee shall deem it desirable to receive instructions with respect to
     enforcing any remedy or right or taking any other action hereunder, the
     Guarantee Trustee (i) may request instructions from the Holders of a
     Majority in liquidation amount of the Capital Securities, (ii) may refrain
     from enforcing such remedy or right or taking such other action until such
     instructions are received, and (iii) shall be protected in conclusively
     relying on or acting in accordance with such instructions.

          (xi)   The Guarantee Trustee shall not be liable for any action taken,
     suffered, or omitted to be taken by it in good faith, without negligence,
     and reasonably believed by it to be authorized or within the discretion or
     rights or powers conferred upon it by this Guarantee.

     (b)  No provision of this Guarantee shall be deemed to impose any duty or
obligation on the Guarantee Trustee to perform any act or acts or exercise any
right, power, duty or obligation conferred or imposed on it, in any jurisdiction
in which it shall be illegal or in which the Guarantee Trustee shall be

                                       6

<PAGE>

unqualified or incompetent in accordance with applicable law to perform any such
act or acts or to exercise any such right, power, duty or obligation. No
permissive power or authority available to the Guarantee Trustee shall be
construed to be a duty.

     Section 2.3   Not Responsible for Recitals or Issuance of Guarantee. The
recitals contained in this Guarantee shall be taken as the statements of the
Guarantor, and the Guarantee Trustee does not assume any responsibility for
their correctness. The Guarantee Trustee makes no representation as to the
validity or sufficiency of this Guarantee.

     Section 2.4   Events of Default; Waiver.

     (a)  An Event of Default under this Guarantee will occur upon the failure
of the Guarantor to perform any of its payment or other obligations hereunder.

     (b)  The Holders of a Majority in liquidation amount of the Capital
Securities may, voting or consenting as a class, on behalf of the Holders of all
of the Capital Securities, waive any past Event of Default and its consequences.
Upon such waiver, any such Event of Default shall cease to exist, and shall be
deemed to have been cured, for every purpose of this Guarantee, but no such
waiver shall extend to any subsequent or other default or Event of Default or
impair any right consequent thereon.

     Section 2.5   Events of Default; Notice.

     (a)  The Guarantee Trustee shall, within 90 days after the occurrence of an
Event of Default, transmit by mail, first class postage prepaid, to the Holders
of the Capital Securities and the Guarantor, notices of all Events of Default
actually known to a Responsible Officer of the Guarantee Trustee, unless such
defaults have been cured before the giving of such notice, provided, however,
that the Guarantee Trustee shall be protected in withholding such notice if and
so long as a Responsible Officer of the Guarantee Trustee in good faith
determines that the withholding of such notice is in the interests of the
Holders of the Capital Securities.

     (b)  The Guarantee Trustee shall not be deemed to have knowledge of any
Event of Default unless the Guarantee Trustee shall have received written notice
from the Guarantor or a Holder of the Capital Securities, or a Responsible
Officer of the Guarantee Trustee charged with the administration of this
Guarantee shall have obtained actual knowledge thereof.

                                  ARTICLE III

                                GUARANTEE TRUSTEE

     Section 3.1   Guarantee Trustee; Eligibility.

     (a)  There shall at all times be a Guarantee Trustee which shall:

          (i)    not be an Affiliate of the Guarantor, and

          (ii)   be a corporation organized and doing business under the laws of
     the United States of America or any State or Territory thereof or of the
     District of Columbia, or Person authorized under such laws to exercise
     corporate trust powers, having a combined capital and surplus of at least
     50 million U.S. dollars ($50,000,000), and subject to supervision or
     examination by Federal, State, Territorial or District of Columbia
     authority. If such corporation publishes reports of condition at least
     annually, pursuant to law or to the requirements of the supervising or
     examining

                                       7

<PAGE>

     authority referred to above, then, for the purposes of this Section
     3.l(a)(ii), the combined capital and surplus of such corporation shall be
     deemed to be its combined capital and surplus as set forth in its most
     recent report of condition so published.

     (b)  If at any time the Guarantee Trustee shall cease to be eligible to so
act under Section 3.1(a), the Guarantee Trustee shall immediately resign in the
manner and with the effect set out in Section 3.2(c).

     (c)  If the Guarantee Trustee has or shall acquire any "conflicting
interest" within the meaning of Section 310(b) of the Trust Indenture Act, the
Guarantee Trustee shall either eliminate such interest or resign to the extent
and in the manner provided by, and subject to this Guarantee.

     Section 3.2   Appointment, Removal and Resignation of Guarantee Trustee.

     (a)  Subject to Section 3.2(b), the Guarantee Trustee may be appointed or
removed without cause at any time by the Guarantor except during an Event of
Default.

     (b)  The Guarantee Trustee shall not be removed in accordance with Section
3.2(a) until a Successor Guarantee Trustee has been appointed and has accepted
such appointment by written instrument executed by such Successor Guarantee
Trustee and delivered to the Guarantor.

     (c)  The Guarantee Trustee appointed to office shall hold office until a
Successor Guarantee Trustee shall have been appointed or until its removal or
resignation. The Guarantee Trustee may resign from office (without need for
prior or subsequent accounting) by an instrument in writing executed by the
Guarantee Trustee and delivered to the Guarantor, which resignation shall not
take effect until a Successor Guarantee Trustee has been appointed and has
accepted such appointment by an instrument in writing executed by such Successor
Guarantee Trustee and delivered to the Guarantor and the resigning Guarantee
Trustee.

     (d)  If no Successor Guarantee Trustee shall have been appointed and
accepted appointment as provided in this Section 3.2 within 45 days after
delivery of an instrument of removal or resignation, the Guarantee Trustee
resigning or being removed may petition any court of competent jurisdiction for
appointment of a Successor Guarantee Trustee. Such court may thereupon, after
prescribing such notice, if any, as it may deem proper, appoint a Successor
Guarantee Trustee.

     (e)  No Guarantee Trustee shall be liable for the acts or omissions to act
of any Successor Guarantee Trustee.

     (f)  Upon termination of this Guarantee or removal or resignation of the
Guarantee Trustee pursuant to this Section 3.2, the Guarantor shall pay to the
Guarantee Trustee all amounts owing to the Guarantee Trustee under Sections 7.2
and 7.3 accrued to the date of such termination, removal or resignation.

                                       8

<PAGE>

                                   ARTICLE IV

                                    GUARANTEE

     Section 4.1   Guarantee.

     (a)  The Guarantor irrevocably and unconditionally agrees to pay in full to
the Holders the Guarantee Payments (without duplication of amounts theretofore
paid by the Issuer), as and when due, regardless of any defense (except the
defense of payment by the Issuer), right of set-off or counterclaim that the
Issuer may have or assert. The Guarantor's obligation to make a Guarantee
Payment may be satisfied by direct payment of the required amounts by the
Guarantor to the Holders or by causing the Issuer to pay such amounts to the
Holders.

     (b)  The Guarantor hereby also agrees to assume any and all Obligations of
the Issuer and in the event any such Obligation is not so assumed, subject to
the conditions hereof, the Guarantor hereby irrevocably and unconditionally
guarantees to each Beneficiary the full payment, when and as due, of any and all
Obligations to such Beneficiaries. This Agreement is intended to be for the
benefit of, and to be enforceable by, all such Beneficiaries, whether or not
such Beneficiaries have received notice hereof.

     Section 4.2   Waiver of Notice and Demand. The Guarantor hereby waives
notice of acceptance of this Guarantee and of any liability to which it applies
or may apply, presentment, demand for payment, any right to require a proceeding
first against the Issuer or any other Person before proceeding against the
Guarantor, protest, notice of nonpayment, notice of dishonor, notice of
redemption and all other notices and demands.

     Section 4.3   Obligations Not Affected. The obligations, covenants,
agreements and duties of the Guarantor under this Guarantee shall in no way be
affected or impaired by reason of the happening from time to time of any of the
following:

     (a)  the release or waiver, by operation of law or otherwise, of the
performance or observance by the Issuer of any express or implied agreement,
covenant, term or condition relating to the Capital Securities to be performed
or observed by the Issuer,

     (b)  the extension of time for the payment by the Issuer of all or any
portion of the Distributions, Redemption Price, Special Redemption Price,
Liquidation Distribution or any other sums payable under the terms of the
Capital Securities or the extension of time for the performance of any other
obligation under, arising out of or in connection with, the Capital Securities
(other than an extension of time for payment of Distributions, Redemption Price,
Special Redemption Price, Liquidation Distribution or other sum payable that
results from the extension of any interest payment period on the Debentures or
any extension of the maturity date of the Debentures permitted by the
Indenture);

     (c)  any failure, omission, delay or lack of diligence on the part of the
Holders to enforce, assert or exercise any right, privilege, power or remedy
conferred on the Holders pursuant to the terms of the Capital Securities, or any
action on the part of the Issuer granting indulgence or extension of any kind;

     (d)  the voluntary or involuntary liquidation, dissolution, sale of any
collateral, receivership, insolvency, bankruptcy, assignment for the benefit of
creditors, reorganization, arrangement, composition or readjustment of debt of,
or other similar proceedings affecting, the Issuer or any of the assets of the
Issuer;

     (e)  any invalidity of, or defect or deficiency in, the Capital Securities;

                                       9

<PAGE>

     (f)  the settlement or compromise of any obligation guaranteed hereby or
hereby incurred; or

     (g)  any other circumstance whatsoever that might otherwise constitute a
legal or equitable discharge or defense of a guarantor, it being the intent of
this Section 4.3 that the obligations of the Guarantor hereunder shall be
absolute and unconditional under any and all circumstances.

     There shall be no obligation of the Holders to give notice to, or obtain
consent of, the Guarantor with respect to the happening of any of the foregoing.

     Section 4.4   Rights of Holders.

     (a)  The Holders of a Majority in liquidation amount of the Capital
Securities have the right to direct the time, method and place of conducting any
proceeding for any remedy available to the Guarantee Trustee in respect of this
Guarantee or to direct the exercise of any trust or power conferred upon the
Guarantee Trustee under this Guarantee; provided, however, that subject to
Section 2.1, the Guarantee Trustee shall have the right to decline to follow any
such direction if the Guarantee Trustee being advised by counsel determines that
the action or proceeding so directed may not lawfully be taken or if the
Guarantee Trustee in good faith by its board of directors or trustees, executive
committees or a trust committee of directors or trustees and/or Responsible
Officers shall determine that action or proceedings so directed would involve
the Guarantee Trustee in personal liability.

     (b)  Any Holder of Capital Securities may institute a legal proceeding
directly against the Guarantor to enforce the Guarantee Trustee's rights under
this Guarantee, without first instituting a legal proceeding against the Issuer,
the Guarantee Trustee or any other Person. The Guarantor waives any right or
remedy to require that any such action be brought first against the Issuer, the
Guarantee Trustee or any other Person before so proceeding directly against the
Guarantor.

     Section 4.5   Guarantee of Payment. This Guarantee creates a guarantee of
payment and not of collection.

     Section 4.6   Subrogation. The Guarantor shall be subrogated to all (if
any) rights of the Holders of Capital Securities against the Issuer in respect
of any amounts paid to such Holders by the Guarantor under this Guarantee;
provided, however, that the Guarantor shall not (except to the extent required
by mandatory provisions of law) be entitled to enforce or exercise any right
that it may acquire by way of subrogation or any indemnity, reimbursement or
other agreement, in all cases as a result of payment under this Guarantee, if,
after giving effect to any such payment, any amounts are due and unpaid under
this Guarantee. If any amount shall be paid to the Guarantor in violation of the
preceding sentence, the Guarantor agrees to hold such amount in trust for the
Holders and to pay over such amount to the Holders,

     Section 4.7   Independent Obligations. The Guarantor acknowledges that its
obligations hereunder are independent of the obligations of the Issuer with
respect to the Capital Securities and that the Guarantor shall be liable as
principal and as debtor hereunder to make Guarantee Payments pursuant to the
terms of this Guarantee notwithstanding the occurrence of any event referred to
in subsections (a) through (g), inclusive, of Section 4.3 hereof.

     Section 4.8   Enforcement by a Beneficiary. A Beneficiary may enforce the
obligations of the Guarantor contained in Section 4.1(b) directly against the
Guarantor and the Guarantor waives any right or remedy to require that any
action be brought against the Issuer or any other person or entity before
proceeding against the Guarantor. The Guarantor shall be subrogated to all
rights (if any) of any Beneficiary against the Issuer in respect of any amounts
paid to the Beneficiaries by the Guarantor under

                                       10

<PAGE>

this Agreement; provided, however, that the Guarantor shall not (except to the
extent required by mandatory provisions of law) be entitled to enforce or
exercise any rights that it may acquire by way of subrogation or any indemnity,
reimbursement or other agreement, in all cases as a result of payment under this
Agreement, if at the time of any such payment, and after giving effect to such
payment, any amounts are due and unpaid under this Agreement.

                                   ARTICLE V

                    LIMITATION OF TRANSACTIONS; SUBORDINATION

     Section 5.1  Limitation of Transactions. So long as any Capital Securities
remain outstanding, if (a) there shall have occurred and be continuing an Event
of Default or a Declaration Event of Default or (b) the Guarantor shall have
selected an Extension Period as provided in the Declaration and such period, or
any extension thereof, shall have commenced and be continuing, then the
Guarantor shall not and shall not permit any Affiliate to (x) declare or pay any
dividends or distributions on, or redeem, purchase, acquire, or make a
liquidation payment with respect to, any of the Guarantor's or such Affiliate's
capital stock (other than payments of dividends or distributions to the
Guarantor) or make any guarantee payments with respect to the foregoing or (y)
make any payment of principal of or interest or premium, if any, on or repay,
repurchase or redeem any debt securities of the Guarantor or any Affiliate that
rank pari passu in all respects with or junior in interest to the Debentures
(other than, with respect to clauses (x) and (y) above, (i) repurchases,
redemptions or other acquisitions of shares of capital stock of the Guarantor in
connection with any employment contract, benefit plan or other similar
arrangement with or for the benefit of one or more employees, officers,
directors or consultants, in connection with a dividend reinvestment or
stockholder stock purchase plan or in connection with the issuance of capital
stock of the Guarantor (or securities convertible into or exercisable for such
capital stock) as consideration in an acquisition transaction entered into prior
to the occurrence of the Event of Default, Declaration Event of Default or
Extension Period, as applicable, (ii) as a result of any exchange or conversion
of any class or series of the Guarantor's capital stock (or any capital stock of
a subsidiary of the Guarantor) for any class or series of the Guarantor's
capital stock or of any class or series of the Guarantor's indebtedness for any
class or series of the Guarantor's capital stock, (iii) the purchase of
fractional interests in shares of the Guarantor's capital stock pursuant to the
conversion or exchange provisions of such capital stock or the security being
converted or exchanged, (iv) any declaration of a dividend in connection with
any stockholders' rights plan, or the issuance of rights, stock or other
property under any stockholders' rights plan, or the redemption or repurchase of
rights pursuant thereto, (v) any dividend in the form of stock, warrants,
options or other rights where the dividend stock or the stock issuable upon
exercise of such warrants, options or other rights is the same stock as that on
which the dividend is being paid or ranks pari passu with or junior to such
stock and any cash payments in lieu of fractional shares issued in connection
therewith, or (vi) payments under this Guarantee).

     Section 5.2  Ranking. This Guarantee will constitute an unsecured
obligation of the Guarantor and will rank subordinate and junior in right of
payment to all present and future Senior Indebtedness (as defined in the
Indenture) of the Guarantor. By their acceptance thereof, each Holder of Capital
Securities agrees to the foregoing provisions of this Guarantee and the other
terms set forth herein.

     The right of the Guarantor to participate in any distribution of assets of
any of its subsidiaries upon any such subsidiary's liquidation or reorganization
or otherwise is subject to the prior claims of creditors of that subsidiary,
except to the extent the Guarantor may itself be recognized as a creditor of
that subsidiary. Accordingly, the Guarantor's obligations under this Guarantee
will be effectively subordinated to all existing and future liabilities of the
Guarantor's subsidiaries, and claimants should look only to the assets of the
Guarantor for payments hereunder. This Guarantee does not limit the

                                       11

<PAGE>

incurrence or issuance of other secured or unsecured debt of the Guarantor,
including Senior Indebtedness of the Guarantor, under any indenture that the
Guarantor may enter into in the future or otherwise.

                                   ARTICLE VI

                                   TERMINATION

     Section 6.1  Termination. This Guarantee shall terminate as to the Capital
Securities (i) upon full payment of the Redemption Price or Special Redemption
Price of all Capital Securities then outstanding, (ii) upon the distribution of
all of the Debentures to the Holders of all of the Capital Securities or (iii)
upon full payment of the amounts payable in accordance with the Declaration upon
dissolution of the Issuer. This Guarantee will continue to be effective or will
be reinstated, as the case may be, if at any time any Holder of Capital
Securities must restore payment of any sums paid under the Capital Securities or
under this Guarantee.

                                   ARTICLE VII

                                 INDEMNIFICATION

     Section 7.1  Exculpation.

     (a)  No Indemnified Person shall be liable, responsible or accountable in
damages or otherwise to the Guarantor or any Covered Person for any loss, damage
or claim incurred by reason of any act or omission performed or omitted by such
Indemnified Person in good faith in accordance with this Guarantee and in a
manner that such Indemnified Person reasonably believed to be within the scope
of the authority conferred on such Indemnified Person by this Guarantee or by
law, except that an Indemnified Person shall be liable for any such loss, damage
or claim incurred by reason of such Indemnified Person's negligence or willful
misconduct with respect to such acts or omissions.

     (b)  An Indemnified Person shall be fully protected in relying in good
faith upon the records of the Issuer or the Guarantor and upon such information,
opinions, reports or statements presented to the Issuer or the Guarantor by any
Person as to matters the Indemnified Person reasonably believes are within such
other Person's professional or expert competence and who, if selected by such
Indemnified Person, has been selected with reasonable care by such Indemnified
Person, including information, opinions, reports or statements as to the value
and amount of the assets, liabilities, profits, losses, or any other facts
pertinent to the existence and amount of assets from which Distributions to
Holders of Capital Securities might properly be paid.

     Section 7.2  Indemnification.

     (a)  The Guarantor agrees to indemnify each Indemnified Person for, and to
hold each Indemnified Person harmless against, any and all loss, liability,
damage, claim or expense incurred without negligence or willful misconduct on
the part of the Indemnified Person, arising out of or in connection with the
acceptance or administration of the trust or trusts hereunder, including, but
not limited to, the costs and expenses (including reasonable legal fees and
expenses) of the Indemnified Person defending itself against, or investigating,
any claim or liability in connection with the exercise or performance of any of
the Indemnified Person's powers or duties hereunder. The obligation to indemnify
as set forth in this Section 7.2 shall survive the resignation or removal of the
Guarantee Trustee and the termination of this Guarantee.

                                       12

<PAGE>

     (b)  Promptly after receipt by an Indemnified Person under this Section 7.2
of notice of the commencement of any action, such Indemnified Person will, if a
claim in respect thereof is to be made against the Guarantor under this Section
7.2, notify the Guarantor in writing of the commencement thereof; but the
failure so to notify the Guarantor (i) will not relieve the Guarantor from
liability under paragraph (a) above unless and to the extent that the Guarantor
did not otherwise learn of such action and such failure results in the
forfeiture by the Guarantor of substantial rights and defenses and (ii) will
not, in any event, relieve the Guarantor from any obligations to any Indemnified
Person other than the indemnification obligation provided in paragraph (a)
above. The Guarantor shall be entitled to appoint counsel of the Guarantor's
choice at the Guarantor's expense to represent the Indemnified Person in any
action for which indemnification is sought (in which case the Guarantor shall
not thereafter be responsible for the fees and expenses of any separate counsel
retained by the Indemnified Person or Persons except as set forth below);
provided, however, that such counsel shall be reasonably satisfactory to the
Indemnified Person. Notwithstanding the Guarantor's election to appoint counsel
to represent the Guarantor in an action, the Indemnified Person shall have the
right to employ separate counsel (including local counsel), and the Guarantor
shall bear the reasonable fees, costs and expenses of such separate counsel if
(i) the use of counsel chosen by the Guarantor to represent the Indemnified
Person would present such counsel with a conflict of interest, (ii) the actual
or potential defendants in, or targets of, any such action include both the
Indemnified Person and the Guarantor and the Indemnified Person shall have
reasonably concluded that there may be legal defenses available to it and/or
other Indemnified Person(s) which are different from or additional to those
available to the Guarantor, (iii) the Guarantor shall not have employed counsel
satisfactory to the Indemnified Person to represent the Indemnified Person
within a reasonable time after notice of the institution of such action or (iv)
the Guarantor shall authorize the Indemnified Person to employ separate counsel
at the expense of the Guarantor. The Guarantor will not, without the prior
written consent of the Indemnified Persons, settle or compromise or consent to
the entry of any judgment with respect to any pending or threatened claim,
action, suit or proceeding in respect of which indemnification or contribution
may be sought hereunder (whether or not the Indemnified Persons are actual or
potential parties to such claim or action) unless such settlement, compromise or
consent includes an unconditional release of each Indemnified Person from all
liability arising out of such claim, action, suit or proceeding.

     Section 7.3  Compensation; Reimbursement of Expenses. The Guarantor agrees:

     (a)  to pay to the Guarantee Trustee from time to time such compensation
for all services rendered by it hereunder as the parties shall agree to from
time to time (which compensation shall not be limited by any provision of law in
regard to the compensation of a trustee of an express trust); and

     (b) except as otherwise expressly provided herein, to reimburse the
Guarantee Trustee upon request for all reasonable expenses, disbursements and
advances incurred or made by it in accordance with any provision of this
Guarantee (including the reasonable compensation and the expenses and
disbursements of its agents and counsel), except any such expense, disbursement
or advance to the extent attributable to its negligence or willful misconduct.

     The provisions of this Section 7.3 shall survive the resignation or removal
of the Guarantee Trustee and the termination of this Guarantee.

                                  ARTICLE VIII

                                  MISCELLANEOUS

     Section 8.1  Successors and Assigns. All guarantees and agreements
contained in this Guarantee shall bind the successors, assigns, receivers,
trustees and representatives of the Guarantor and

                                       13

<PAGE>

shall inure to the benefit of the Holders of the Capital Securities then
outstanding. Except in connection with any merger or consolidation of the
Guarantor with or into another entity or any sale, transfer or lease of the
Guarantor's assets to another entity, in each case, to the extent permitted
under the Indenture, the Guarantor may not assign its rights or delegate its
obligations under this Guarantee without the prior approval of the Holders of at
least a Majority in liquidation amount of the Capital Securities.

     Section 8.2  Amendments. Except with respect to any changes that do not
adversely affect the rights of Holders of the Capital Securities in any material
respect (in which case no consent of Holders will be required), this Guarantee
may be amended only with the prior approval of the Holders of not less than a
Majority in liquidation amount of the Capital Securities. The provisions of the
Declaration with respect to amendments thereof apply to the giving of such
approval.

     Section 8.3  Notices. All notices provided for in this Guarantee shall be
in writing, duly signed by the party giving such notice, and shall be delivered,
telecopied or mailed by first class mail, as follows:

     (a)  If given to the Guarantee Trustee, at the Guarantee Trustee's mailing
address set forth below (or such other address as the Guarantee Trustee may give
notice of to the Holders of the Capital Securities and the Guarantor):

          Wells Fargo Bank, National Association
          210 North University Drive
          Coral Springs, FL 33071
          Attention: Manager - Corporate Trust Administration
          Telecopy: (954) 575-8269

          If given to the Guarantor, at the Guarantor's mailing address set
     forth below (or such other address as the Guarantor may give notice of to
     the Holders of the Capital Securities and to the Guarantee Trustee):

          c/o Commercial Capital Bancorp, Inc.
          One Venture, 3/rd/ Floor
          Irvine, CA 92618
          Attention: Stephen H. Gordon
          Telecopy: (949) 585-0174

     (b)  If given to any Holder of the Capital Securities, at the address set
forth on the books and records of the Issuer.

     All such notices shall be deemed to have been given when received in
person, telecopied with receipt confirmed, or mailed by first class mail,
postage prepaid, except that if a notice or other document is refused delivery
or cannot be delivered because of a changed address of which no notice was
given, such notice or other document shall be deemed to have been delivered on
the date of such refusal or inability to deliver. Notwithstanding the foregoing,
with respect to the Guarantee Trustee, all such notices shall be deemed to have
been given when actually received by it at its Corporate Trust Office.

     Section 8.4  Benefit. This Guarantee is solely for the benefit of the
Holders of the Capital Securities and, subject to Section 2.1(a), is not
separately transferable from the Capital Securities.

                                       14

<PAGE>

     Section 8.5  Governing Law. THIS GUARANTEE SHALL BE GOVERNED BY, AND
CONSTRUED AND INTERPRETED IN ACCORDANCE WITH, THE LAW OF THE STATE OF DELAWARE,
WITHOUT REGARD TO CONFLICT OF LAWS PRINCIPLES THEREOF.

     Section 8.6  Counterpart. This Guarantee may be executed in one or more
counterparts, each of which shall be an original, but all of which taken
together shall constitute one and the same instrument.

     Section 8.7  Separability. In case one or more of the provisions contained
in this Guarantee shall for any reason be held to be invalid, illegal or
unenforceable in any respect, such invalidity, illegality or unenforceability
shall not affect any other provisions of this Guarantee, but this Guarantee
shall be construed as if such invalid or illegal or unenforceable provision had
never been contained herein.

                     Signatures appear on the following page

                                       15

<PAGE>

     THIS GUARANTEE is executed as of the day and year first above written.

                                         COMMERCIAL CAPITAL BANCORP, INC., as
                                              Guarantor

                                         By: /s/ Stephen H. Gordon
                                             ----------------------------
                                             Name: Stephen H. Gordon
                                             Title: Chairman and Chief Executive
                                                    Officer

                                         WELLS FARGO BANK, NATIONAL
                                         ASSOCIATION, as Guarantee Trustee

                                         By: /s/ Byron Merino
                                             ----------------------------
                                             Name: Byron Merino
                                             Title: Vice President

                                       16

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