Document:

EX-10.51 Guaranty

 

Exhibit 10.51

GUARANTY

by

TERREMARK WORLDWIDE INC.,

as Guarantor,

in favor of

CULPEPER LESSOR 2007-1 LLC,

as Lessor

Dated as of February 15, 2007

 

 

 

GUARANTY

     THIS GUARANTY, dated as of February 15, 2007 (this “Guaranty”), is made by TERREMARK
WORLDWIDE, INC., a Delaware corporation (in its capacity as guarantor hereunder, “Guarantor”), in
favor of CULPEPER LESSOR 2007-1 LLC, a Delaware limited liability company (in its capacity as
Lessor, the “Lessor”).

W i t n e s s e t h:

     In accordance with the terms and provisions of this Guaranty, the Participation Agreement, the
Lease and the other Operative Documents, (i) the Lessor has agreed to acquire the Leased Property,
(ii) the Lessor has agreed to lease the Leased Property, and the Lessee has agreed to rent the
Leased Property from the Lessor, under the Lease, and (iii) the Lessee has agreed to rent the
Leased Property from the Lessor under the Lease.

     It is a condition precedent to the consummation by the Lessor of the transactions to
be consummated by the Operative Documents that Guarantor execute and deliver this Guaranty, and it
is in the best interests of Guarantor that the transactions contemplated by the Operative Documents
occur. Guarantor has reviewed and approved the Operative Documents and is fully informed of (a)
the extent of the Lessee’s obligations thereunder and (b) the remedies the Lessor may pursue
thereunder, with or without notice to Guarantor, and this Guaranty, and the execution, delivery and
performance hereof, have been duly authorized by all necessary action of Guarantor.

     NOW, THEREFORE, in consideration of the foregoing and for other good and valuable
consideration, the receipt of which is hereby acknowledged by Guarantor, Guarantor hereby agrees as
follows:

     Section 1. Guaranty. Guarantor hereby irrevocably and unconditionally guarantees to the
Lessor and its successors and assigns (individually a “Beneficiary” and collectively the
“Beneficiaries”), the full and prompt payment when due, whether by acceleration or otherwise, and
at all times thereafter, and the full and prompt performance of, all of the Liabilities (as
hereinafter defined), including interest on any such Liabilities, whether accruing before or after
any bankruptcy or insolvency case or proceeding involving Guarantor or any other Person, and, if
interest on any portion of such obligations ceases to accrue by operation of law by reason of the
commencement of such case or proceeding, including such interest as would have accrued on any such
portion of such obligations if such case or proceeding had not commenced, and further agrees to pay
all expenses (including reasonable attorneys’ fees and legal expenses) paid or incurred by any
Beneficiary in endeavoring to collect the Liabilities, or any part thereof, and in enforcing this
Guaranty. The term “Liabilities”, as used herein, shall mean all of the following (without
duplication), in each case howsoever created, arising or evidenced, whether direct or indirect,
joint or several, absolute or contingent, or now or hereafter existing, or due or to become due and
all amounts now or hereafter payable by the Lessee under the Lease and the other Operative
Documents (whether or not the Lessee shall be relieved or released from any or all liability or
obligations under any of the Operative Documents, except on account of the full

 

 

and indefeasible payment of all the Liabilities and full and strict compliance by Guarantor
with its obligations hereunder), plus all costs incurred in enforcing this Guaranty.

     In any action or proceeding involving any state corporate law, or any state or federal or any
other bankruptcy, insolvency, reorganization or any other law affecting the rights of creditors
generally, if the obligations of Guarantor under this Guaranty would otherwise be held or
determined to be void, invalid or unenforceable, or subordinated to the claims of any other
creditors, on account of the amount of its liability under this Guaranty, then, notwithstanding any
other provision hereof to the contrary, the amount of such liability shall, without any further
action by Guarantor or any other Person, be automatically limited and reduced to the highest amount
which is valid and enforceable as determined in such action or proceeding.

     This Guaranty shall in all respects constitute an absolute and unconditional guaranty of
payment and performance (and not of collection), and shall remain in full force and effect until
the full and indefeasible payment and performance of all of the Liabilities and all of the
Guarantor’s obligations hereunder (notwithstanding, without limitation, the dissolution of
Guarantor). The liability of Guarantor hereunder may be enforced without the Beneficiaries being
required to resort to any other right, remedy or security.

     The obligations of Guarantor are independent of any obligations under any of the Operative
Documents. Each and every default under any of the Operative Documents shall give rise to a
separate claim and cause of action hereunder, and separate claims or suits may be made and brought,
as the case may be, hereunder as each such default occurs.

     The Lessor, on behalf of itself and the Beneficiaries, and the Beneficiaries each may, from
time to time at its discretion and without notice to Guarantor, take any or all of the following
actions: (a) retain or obtain a lien upon or a security interest in any property to secure any of
the Liabilities or any obligation hereunder; (b) retain or obtain the primary or secondary
obligation of any obligor or obligors, in addition to Guarantor, with respect to any of the
Liabilities; (c) extend or renew for one or more periods (regardless of whether longer than the
original period), alter or exchange any of the Liabilities, or release or compromise any obligation
of Guarantor hereunder or any obligation of any nature of any other obligor with respect to any of
the Liabilities; (d) release or fail to perfect its lien upon or security interest in, or impair,
surrender, release or permit any substitution or exchange for, all or any part of any property
securing any of the Liabilities or any obligation hereunder, or extend or renew for one or more
periods (regardless of whether longer than the original period) or release, compromise, alter or
exchange any obligations of any nature of any obligor with respect to any such property; and (e)
resort to Guarantor for payment of any of the Liabilities, regardless of whether the Lessor or any
other Person shall have resorted to any other Person or to any property securing any of the
Liabilities or any obligation hereunder or shall have proceeded against any other obligor primarily
or secondarily obligated with respect to any of the Liabilities (all of the actions referred to in
this paragraph being hereby expressly waived by Guarantor).

     Section 2. Guarantor’s Obligations Unconditional. Guarantor’s obligations hereunder are
independent of the obligations of any other Person under the Operative Documents, and each
Beneficiary may enforce any of its rights hereunder independently of any

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other right or remedy that it may at any time hold with respect to the Liabilities or any
security or other guaranty therefor. Such obligations shall be absolute and unconditional, shall
not be subject to any counterclaim, setoff, deduction, diminution, abatement, recoupment,
suspension, deferment, reduction or defense (other than full and indefeasible payment and
performance of all of the Liabilities and full and strict compliance by Guarantor with its
obligations hereunder), whether based upon any claim that the Lessee, the Guarantor or any other
Person may have against any Beneficiary or any other Person or otherwise, and shall remain in full
force and effect without regard to, and shall not be released, discharged or in any way affected
by, any circumstance or condition whatsoever (whether or not Guarantor or any other Person shall
have any knowledge or notice thereof) including, without limitation:

     (A) any amendment, modification, addition, deletion, supplement or renewal to or of or
other change in the Liabilities or any Operative Document or any of the agreements referred
to in any thereof, or any other instrument or agreement applicable to any Operative Document
or any of the parties to such agreements, or to the Leased Property, or any assignment,
mortgage, encumbrance or transfer thereof or of any interest therein, or any furnishing or
acceptance of additional security for, guaranty of or right of offset with respect to, any
of the Liabilities, or the failure of any security or the failure of any Beneficiary or any
other Person to perfect or insure any interest in any collateral;

     (B) any failure, impossibility, illegality, omission or delay on the part of the
Lessor, any Beneficiary or any other Person to conform or comply with any term of any
instrument or agreement referred to in clause (A) above;

     (C) any waiver, consent, extension, indulgence, compromise, release or other action or
inaction under or in respect of any instrument, agreement, guaranty, right of offset or
security referred to in clause (A) above or any obligation or liability of the Lessor, any
Beneficiary or any other Person, or any exercise or non-exercise by the Lessor, any
Beneficiary or any other Person of any right, remedy, power or privilege under or in respect
of any such instrument, agreement, guaranty, right of offset or security or any such
obligation or liability;

     (D) any bankruptcy, insolvency, reorganization, arrangement, readjustment, composition,
liquidation or similar proceeding with respect to the Lessee, any Beneficiary or any other
Person or any of their respective properties or creditors, or any action taken by any
trustee, receiver or court in any such proceeding;

     (E) any limitation on the liability or obligations of any Person under any Operative
Document, the Liabilities, any collateral security for the Liabilities, any other guaranty
of the Liabilities or any discharge, termination, cancellation, frustration, irregularity,
invalidity or unenforceability, in whole or in part, of any of the foregoing or any other
agreement, instrument, guaranty or security referred to in clause (A) above or any term of
any thereof;

     (F) any defect in the title, compliance with specifications, condition, design,
operation or fitness for use of, or any damage to or loss or destruction of, or any

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interruption or cessation in the use of the Leased Property or any portion thereof by
Guarantor or any other Person for any reason whatsoever (including, without limitation, any
governmental prohibition or restriction, condemnation, requisition, seizure or any other act
on the part of any governmental or military authority, or any act of God or of the public
enemy) regardless of the duration thereof (even though such duration would otherwise
constitute a frustration of a lease), whether or not resulting from accident and whether or
not without fault on the part of Guarantor or any other Person;

     (G) any merger or consolidation of Guarantor into or with any other Person, or any
sale, lease or transfer of any of the assets of Guarantor to any other Person;

     (H) any change in the ownership of any membership interests of Guarantor or any other
change in organizational structure of Guarantor;

     (I) any loan to or other transaction between any of the Beneficiaries or any other
Person and Guarantor;

     (J) any recovery of judgment against the Lessee or the Guarantor by any levy of any
writ or process of execution under any such judgment;

     (K) absence of any notice to, or knowledge of, Guarantor of the existence or occurrence
of any of the foregoing clauses (A) through (J); or

     (L) any other occurrence or circumstance whatsoever (other than full and indefeasible
payment and performance of all of the Liabilities and all of Guarantor’s obligations
hereunder), whether similar or dissimilar to the foregoing, and any other circumstance that
might otherwise constitute a legal or equitable defense or discharge of the liabilities of a
guarantor or surety or that might otherwise limit recourse against Guarantor.

     The obligations of Guarantor set forth herein constitute the full recourse obligations of
Guarantor enforceable against it to the full extent of all its assets and properties,
notwithstanding any provision in any Operative Document or any other document or agreement to the
contrary.

     Guarantor waives any and all notice of the creation, renewal, extension or accrual of any of
the Liabilities and notice of or proof of reliance by the Lessor, any Beneficiary or any other
Person upon this Guaranty or acceptance of this Guaranty, and the Liabilities, and any of them,
shall conclusively be deemed to have been created, contracted or incurred in reliance upon this
Guaranty. Guarantor unconditionally waives, to the extent permitted by law: (a) acceptance of
this Guaranty and proof of reliance by any Beneficiary or any other Person hereon; (b) notice of
any of the matters referred to in clauses (A) through (I) above, or any right to consent or assent
to any thereof; (c) all notices that may be required by statute, rule of law or otherwise, now or
hereafter in effect, to preserve intact any rights against Guarantor, including, without
limitation, any demand, presentment, protest, proof or notice of nonpayment under any Operative
Document, and notice of default or any failure on the part of and Person to perform and comply with
any covenant, agreement, term or condition of any Operative Document; (d) any right to the

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enforcement, assertion or exercise against the Lessee of any right, power, privilege or remedy
conferred in any Operative Document or otherwise; (e) any requirement of diligence on the part of
any Person; (f) any requirement of any Beneficiary or any other Person to take any action
whatsoever, to exhaust any remedies, proceed first against the Lessee or to mitigate the damages
resulting from a default by any Person under any Operative Document; (g) any notice of any sale,
transfer or other disposition by any Person of any right under, title to or interest in any
Operative Document or the Leased Property; and (h) any other circumstance whatsoever that might
otherwise constitute a legal or equitable discharge, release or defense of a guarantor or surety,
or that might otherwise limit recourse against Guarantor.

     Guarantor agrees that this Guaranty shall be automatically reinstated if and to the extent
that for any reason any payment by or on behalf of itself or the Lessee is rescinded or must be
otherwise restored by any Beneficiary, whether as a result of any proceedings in bankruptcy or
reorganization or otherwise.

     Guarantor further agrees that, without limiting the generality of this Guaranty, if any
default under any Operative Document shall have occurred and any Beneficiary is prevented by
applicable law from exercising its remedies under the Operative Documents, such Beneficiary shall
be entitled to receive hereunder from Guarantor, upon demand therefor, the sums which would have
otherwise been due had such remedies been exercised.

     In addition, Guarantor assumes the responsibility for being and keeping itself informed of the
financial condition of the Lessee and of all the circumstances bearing upon the risk of nonpayment
of the Liabilities that diligent inquiry would reveal, and that absent a request for such
information by Guarantor, the Beneficiaries shall have no duty to advise Guarantor of information
known to them regarding such condition or any such circumstance.

     Section 3. Waivers.

          (a) Guarantor hereby irrevocably waives any claim or other rights which it may now or
hereafter acquire against the Lessee arising from the existence, payment, performance or
enforcement of such Guarantor’s obligations under this Guaranty or any other Operative Document,
including any right of subrogation, reimbursement, contribution, exoneration, or indemnification,
any right to participate in any claim or remedy of any Beneficiary against the Lessee, whether or
not such claim, remedy or right arises in equity, or under contract, statute or common law. If any
amount shall be paid to Guarantor in violation of the preceding sentence and the Liabilities shall
not have been indefeasibly paid in cash, such amount shall be deemed to have been paid to Guarantor
for the benefit of, and held in trust for, the Beneficiaries, and shall forthwith be paid to the
Lessor to be credited and applied pursuant to the terms of the Operative Documents. Guarantor
acknowledges that it will receive direct and indirect benefits from the financing arrangements
contemplated by the Operative Documents and that the waiver set forth in this paragraph is
knowingly made in contemplation of such benefits.

          (b) Guarantor hereby absolutely, unconditionally and irrevocably waives and agrees not to
assert or take advantage of any defense based upon an election of remedies by Lessor or any other
Beneficiary or other Person.

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          (c) Guarantor hereby waives all rights and defenses that the Guarantor may have because any of
the Liabilities is secured by real property. This means, among other things:

     (i) the Beneficiaries may collect from Guarantor without first foreclosing on
any real or personal property collateral pledged by the Lessee;

     (ii) if the Beneficiaries foreclose on any real property collateral pledged
with respect to the Liabilities: (A) the amount of the Liabilities may be reduced
only by the price for which that collateral is sold at the foreclosure sale, even if
the collateral is worth more than the sale price; (B) the Beneficiaries may collect
from Guarantor even if the Beneficiaries, by foreclosing on the real property
collateral, have destroyed any right Guarantor may have to collect from the Lessee.
This is an unconditional and irrevocable waiver of any rights and defenses Guarantor
may have because the Liabilities are secured by real property.

          (d) Guarantor hereby waives the pleading of any statute of limitation as a defense to its
obligations hereunder.

     Section 4. Reasonableness and Effect of Waivers. Guarantor warrants and agrees that each of
the waivers set forth in this Guaranty is made with full knowledge of its significance and
consequences and that, under the circumstances, the waivers are reasonable and not contrary to
public policy or law. If any of such waivers are determined to be contrary to any applicable law
or public policy, such waivers shall be effective only to the maximum extent permitted by law.

     Section 5. Transfers by Beneficiaries. Each Beneficiary may, from time to time, whether
before or after any discontinuance of this Guaranty, at its sole discretion and without notice to
Guarantor, assign or transfer any or all of its portion of the Liabilities or any interest therein
in accordance with the terms and conditions of the Operative Documents, and, notwithstanding any
such assignment or transfer or any subsequent assignment or transfer thereof, such Liabilities
shall be and remain Liabilities for the purposes of this Guaranty, and each and every immediate and
successive assignee or transferee of any of the Liabilities or of any interest therein shall, to
the extent of such assignee’s or transferee’s interest in the Liabilities, be entitled to the
benefits of this Guaranty to the same extent as if such assignee or transferee were such
Beneficiary.

     Section 6. No Waiver by Beneficiaries. No delay in the exercise of any right or remedy shall
operate as a waiver thereof, and no single or partial exercise of any right or remedy shall
preclude other or further exercise thereof or the exercise of any other right or remedy; nor shall
any modification or waiver of any of the provisions of this Guaranty be binding upon any
Beneficiary except as expressly set forth in a writing duly signed and delivered on its behalf. No
action permitted hereunder shall in any way affect or impair any Beneficiary’s rights or
Guarantor’s obligations under this Guaranty. For the purposes of this Guaranty, Liabilities shall
include all of the obligations described in the definition thereof, notwithstanding any right or
power of Guarantor or anyone else to assert any claim or defense as to the invalidity or
unenforceability of any such obligation, and no such claim or defense shall affect or impair the

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obligations of Guarantor hereunder. Guarantor’s obligations under this Guaranty shall be
absolute and unconditional irrespective of any circumstance whatsoever which might constitute a
legal or equitable discharge or defense of Guarantor other than proof of indefeasible satisfaction
or indefeasible payment in full of the Liabilities guaranteed hereunder. Guarantor hereby
acknowledges that there are no conditions to the effectiveness of this Guaranty.

     Section 7. Successors and Assigns. This Guaranty shall be binding upon Guarantor and upon
Guarantor’s successors and assigns, and all references herein to Guarantor shall be deemed to
include any successor or successors, whether immediate or remote, to such Person.

     Section 8. Severability. Wherever possible, each provision of this Guaranty shall be
interpreted in such manner as to be effective and valid under all Laws, but if any provision of
this Guaranty shall be prohibited by or invalid thereunder, such provision shall be ineffective
only to the extent of such prohibition or invalidity, without invalidating the remainder of such
provision or the remaining provisions of this Guaranty.

     Section 9. Notices. All notices, demands, requests, consents, approvals, certificate or other
communications required under this Guaranty to be in writing shall be sufficiently given and shall
be deemed to have been properly given (i) if delivered by hand, when written confirmation of
delivery is received by the sender, (ii) three days after the same is mailed by certified mail,
postage prepaid, return receipt requested, or (iii) if sent by overnight courier, twenty-four (24)
hours after delivery to such overnight courier, addressed to the person to whom any such notice,
demand, request, approval, certificate or other communication is to be given, at the appropriate
address of such person as designated below:

	 	 	 
	If to the Guarantor at:

	 	Terremark Worldwide, Inc.

2601 South Bayshore Drive, Suite 900

Miami, Florida 33133

Attn.: Chief Financial Officer

Ph.: (305) 860-7817

Fax: (305) 856-8190

	 
	 	 
	With copy to:

	 	Greenberg Traurig, LLP

1900 University Ave., 5th Floor

East Palo Alto, California 94303

Attention: Toni P. Wise

Ph.: (650) 289-7887

Fax: (650) 462-7887

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	If to the Lessor:

	 	Culpeper Lessor 2007-1 LLC

c/o Credit Suisse

Eleven Madison Avenue

New York, New York 10010-3643

Attention: Gregory Strzelichowski

Attention: Larcy Naval

Attention: Shane M. Hadden

Ph.: (212) 325-2000

Fax: (212) 325-6666

     Section 10. Governing Law. This Guaranty shall in all respects be governed by the
internal law of the State of New York as to all matters of construction, validity and performance,
without regard to conflicts of law principles to the extent permitted by Applicable Law, except
Title 14 of Article 5 of the New York General Obligations law.

     Section 11. Submission to Jurisdiction. Guarantor hereto irrevocably and unconditionally:

     (a) submits for itself and its property in any legal action or proceeding
relating to this Guaranty or any other Operative Document, or for recognition and
enforcement of any judgment in respect thereof, to the non-exclusive general jurisdiction of
the United States District Court for the Southern District of New York and of any New York
State Court sitting in the Borough of Manhattan, and appellate courts form any thereof;
and

     (b) consents that any such action or proceedings may be brought to such
courts, and waives any objection that it may now or hereafter have the venue of any such
action or proceeding in any such court or that such action or proceeding was brought in an
inconvenient court and agrees not to plead or claim the same;

     Section 12. Jury Trial. Guarantor, to the extent permitted by law, hereby voluntarily,
knowingly, irrevocably and unconditionally waives any right to have a jury participate in resolving
any dispute, whether sounding in contract, tort, or otherwise, among or between the parties hereto
arising out of, in connection with, related to, or incidental to the relationship established among
the parties in connection with this Guaranty, any other Operative Document or any other document
executed or delivered in connection herewith or the transactions related hereto. This waiver shall
not in any way affect, waive, limit, amend or modify the ability of the Lessor to pursue any
remedies contained in this Guaranty, the other Operative Documents or any other agreement or
document related hereto. This provision is a material inducement to the Lessor to enter into the
transactions to be consummated by the Operative Documents.

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     Section 13. Incorporation of Covenants. Reference is made to the Purchase Agreement and the
representations and warranties of the Guarantor contained in Section 4 of the Purchase Agreement
(hereinafter referred to as the “Incorporated Representations and Warranties”) and the covenants
contained in Sections 7 and 8 of the Purchase Agreement (hereinafter referred to as the
“Incorporated Covenants”). Reference is also made to the definitions set forth in Section 1 of the
Purchase Agreement which is used in the Incorporated Representations and Warranties and the
Incorporated Covenants, including definitions contained in other provisions of the Purchase
Agreement cross-referenced in such definitions (the “Incorporated Definitions”). Guarantor agrees
with the Beneficiaries that the Incorporated Representations and Warranties, the Incorporated
Covenants and the Incorporated Definitions are hereby incorporated by reference into this Guaranty
to the same extent and with the same effect as if set forth fully herein and shall inure to the
benefit of the Beneficiaries without giving effect to any waiver, amendment, modification or
replacement of the Purchase Agreement or any term or provision of the Incorporated Representations
and Warranties, the Incorporated Covenants or the Incorporated Definitions occurring subsequent to
the date of this Guaranty. If the Purchase Agreement is terminated or replaced, the
representations and warranties contained in Section 4, the covenants contained in Sections 7 and 8
and the relevant definitions contained in Section 1, respectively, of the Purchase Agreement shall
continue to be the Incorporated Representations and Warranties, the Incorporated Covenants and the
Incorporated Definitions hereunder.

     Section 14. Capitalized Terms. Except as otherwise provided herein, capitalized terms used in
this Guaranty and not otherwise defined shall have the meanings provided therefor in Appendix I to
the Participation Agreement, dated as of the date hereof among Culpeper Lessor 2007-1 LLC, a
Delaware limited liability company, as Lessor; NAP of the Capital Region, LLC, a Florida limited
liability company, as Lessee; and Guarantor (the “Participation Agreement”).

[Signature Page Follows]

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     In Witness Whereof, Guarantor has caused this Guaranty to be
executed and delivered as of the date first above written.

	 	 	 	 	 
	 	TERREMARK WORLDWIDE, INC., a

Delaware corporation

 	 
	 	By:  	/s/ Jose Segrera
 	 
	 	 	Name:  	Jose Segrera 	 
	 	 	Title:  	Chief Financial Officer 	 
	 

-10-EX-10.52 Lease Supplement

 

Exhibit 10.52

This instrument was prepared by

and when recorded return to:

Edmund S. Pittman, Esq.

McGuireWoods LLP

One James Center

901 East Cary Street

Richmond, Virginia 23219

Tax Parcel Nos. 51-83A1 and 51-83A2

Space above this line

for Recorder’s use

 

 

Lease Supplement,

Memorandum of Lease Agreement and Remedies

dated as of February 15, 2007

among

Culpeper Lessor 2007-1 LLC,

a Delaware limited liability company, 

as the Lessor;

NAP of the Capital Region, LLC,

a Florida limited liability company, 

as the Lessee; 

and

James W. DeBoer,

as the Trustee

 

 

 

 

Lease Supplement,

Memorandum of Lease Agreement and Remedies

     This Lease Supplement, Memorandum of Lease Agreement and Remedies (this “Lease
Supplement”), dated as of February 15, 2007, is made by and among Culpeper Lessor 2007-1
LLC, a Delaware limited liability company, with an address of Eleven Madison Avenue, New York,
New York 10010 (as the “Lessor”, the Lessor being referred to as a “Grantor” and a “Grantee” for
indexing purposes); NAP of the Capital Region, LLC, a Florida limited liability company,
with an address of c/o Terremark Worldwide, Inc., 2601 S. Bayshore Drive, Miami, Florida 33133,
(hereinafter referred to as the “Lessee”, the Lessee being referred to as a “Grantor” and a
“Grantee” for indexing purposes); and James W. DeBoer, with an address of c/o
First American Title Insurance Company, 1051 East Cary Street, Suite 1111, Richmond, Virginia
23219, as Trustee pursuant to Section 6 hereof (the “Trustee”, the Trustee being referred to as a
“Grantee” for indexing purposes).

R e c i t a l s

     A. The Lessor and the Lessee have entered into a Lease Agreement, dated of even date herewith
(as amended, restated, supplemented or otherwise modified from time to time, the “Lease”), pursuant
to which the Lessor leases to the Lessee, and the Lessee leases from the Lessor, (i) the land more
particularly described on Schedule I hereto (the “Land”), (ii) the Improvements (as hereinafter
defined) and (iii) the Appurtenances (as hereinafter defined). The Land, the Improvements and the
Appurtenances being hereinafter referred to collectively as the “Leased Property”.

     B. The Lessor and the Lessee desire to enter into this Lease Supplement for the purpose of
providing record notice of the existence of the Lease and the Lessee’s interest in the Leased
Property created thereby and for the other purposes set forth herein.

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

          Section 1. Definitions: Interpretation. (a) For purposes of this Lease Supplement,
capitalized terms used herein and not otherwise defined herein shall have the meanings assigned
thereto in Appendix I to the Participation Agreement, Lease Agreement and other Operative
Documents. The rules of interpretation set forth in such Appendix I shall also apply hereto.
Copies of the Participation Agreement, the Lease and the other Operative Documents are on file at
the office of the Lessor.

               (b) As used herein, the following terms shall have the meanings set forth below:

 

 

Lease Supplement,

Memorandum of Lease and Remedies

     “Appurtenances” shall mean (i) all agreements, easements, rights-of-way or use, rights
of ingress and/or egress, privileges, appurtenances, tenements, hereditaments and other
rights and benefits at any time belonging or pertaining to the Land, and/or the Improvements
or any part thereof, including, without limitation, the use of any streets, ways, alleys,
vaults or strips of land adjoining, abutting, adjacent or contiguous to the Land and/or the
Improvements and (ii) all permits, licenses and rights, whether or not of record, pertaining
or appurtenant to the Land and/or the Improvements.

     “Improvements” shall mean any and all buildings, structures and improvements hereafter
erected on the Land by the Lessee in connection with the making of any Alterations by the
Lessee, together with all fixtures, fittings, apparatus, furnishings and equipment
constituting a part thereof or incorporated therein, including, without limitation, all
heating, electrical, lighting, power, plumbing, air conditioning and ventilation equipment
and all replacements of and substitutions for any of the foregoing, but excluding the
Lessee’s Personal Property.

     “Lessee’s Personal Property” shall mean all furniture, trade fixtures and equipment
which is located on or about the Leased Property and which is either owned by the Lessee or
leased by the Lessee from Persons other than the Lessor.

          Section 2. The Leased Property. Subject to the terms and provisions of the Lease, the Lessor
has demised and leased the Leased Property to the Lessee, and the Lessee has hired and let the
Leased Property from the Lessor, for the term of the Lease described in Section 3(a) below.

          Section 3. Lease Term; Purchase Option, Etc. (a) The Leased Property is leased for a term
(the “Lease Term”) commencing on the date of recordation of this Lease Supplement (the “Lease
Commencement Date”) and terminating on June 30, 2009 (the “Lease Termination Date”), unless the
Lease Term is earlier terminated in accordance with the terms of the Lease. Thereafter, the Lessee
has no right under the Lease to renew or extend the Lease Term.

               (b) The Lease contains certain mandatory and optional purchase rights and options during the
Lease Term pursuant to which the Lessee may acquire the Leased Property, all as more fully set
forth in the Lease.

               (c) In addition to those terms referred to herein, the Lease contains numerous other terms,
covenants and conditions which affect the Leased Property, and notice is hereby given that
reference should be had to the Lease with respect to the details of such terms, covenants and
conditions.

-2-

 

Lease Supplement,

Memorandum of Lease and Remedies

          Section 4. Ownership of the Leased Property. Lessor and Lessee intend that for all purposes,
including federal and all state and local income tax purposes, state property tax, transfer tax and
commercial law and bankruptcy purposes, (A) the Lease will be treated as a financing arrangement,
(B) the Lessor will be deemed to be making a loan to the Lessee in an aggregate amount equal to the
Lease Balance, which loan is secured by the Leased Property, and (C) the Lessee will be treated as
the owner of the Leased Property and will be entitled to all tax benefits ordinarily available to
an owner of properties like the Leased Property for such tax purposes. Notwithstanding the
foregoing, the Lessee acknowledges and agrees that the Lessor has not made any representation or
warranty to the Lessee concerning the tax, accounting or legal characteristics of the Operative
Documents and that the Lessee has obtained and relied upon such tax, accounting and legal advice
concerning the Operative Documents as it deems appropriate. The parties hereto will not take any
position inconsistent with the intentions expressed herein. The parties acknowledge and agree that
the characterization of the transaction and Lessee’s obligations as provided in this Section 4
shall not diminish the Lessee’s express rights under the Lease and the other Operative Documents,
including, without limitation, the Lessee’s right to purchase the Leased Property.

          Section 5. Grant of Lien and Security Interest; Assignment of Rents. The Lessor and the
Lessee intend that for commercial law and bankruptcy law purposes (including the substantive law
upon which bankruptcy proceedings are based) (i) the Lease, as supplemented by this Lease
Supplement, shall be treated as the repayment by the Lessee of a loan from the Lessor in the
principal amount of the Lease Balance, (ii) all payments of Rent and the Lease Balance shall be
treated as payments of principal, interest and other amounts owing with respect to such loan,
respectively, (iii) the Lessee shall be treated as entitled to all benefits of ownership of the
Leased Property or any part thereof, and (iv) the Lease, as supplemented by this Lease Supplement,
shall be treated as a deed of trust and security agreement as set forth below for the benefit of
the Lessor, as secured party. To effect the foregoing provisions of this Section 5:

               (a) Subject to the terms and conditions of the Lease, as supplemented by this Lease Supplement
(including, without limitation, the Lessee’s rights hereunder and thereunder so long as no Event of
Default has occurred and is continuing), the Lessee does hereby grant, bargain, sell, convey,
assign, transfer and set over to the Trustee, in trust, With Power Of Sale, to
the extent permitted by Applicable Law: (i) all of the Lessee’s right, title and interest in the
Leased Property; and (ii) all of the Lessee’s right, title and interest in and to all proceeds of
the conversion, whether voluntary or involuntary, of any of the above-described property into cash
or other liquid claims, including, without limitation, all awards, payments or proceeds, including
interest thereon, and the right to receive the same in accordance with the terms of the Lease,
which may be made as a result of a casualty, any exercise of the right of eminent domain or deed in
lieu thereof, the alteration of the grade of any street and any injury to or decrease in the value
thereof, all of the foregoing being referred to hereinafter as the “Security Property.”

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Lease Supplement,

Memorandum of Lease and Remedies

     To Have And To Hold the foregoing rights, interest and properties and all rights,
estates, powers and privileges appurtenant thereto, subject however to Permitted Liens unto the
Trustee, its successors and assigns, In Trust forever, for the use and purposes herein
expressed, but not otherwise.

               (b) Subject to the terms and conditions of the Lease, as supplemented by this Lease Supplement
(including, without limitation, the Lessee’s rights hereunder and thereunder so long as no Event of
Default has occurred and is continuing), the Lessee hereby grants to the Lessor a security interest
in the Lessee’s interest in that portion of the Security Property (the “UCC Property”) subject to
the Uniform Commercial Code of the State in which the Leased Property is located (the “UCC”). This
Lease Supplement shall also be deemed to be a security agreement and shall support any financing
statement showing the Lessor’s interest as a secured party with respect to any portion of the UCC
Property described in such financing statement. The Lessee agrees, at its sole cost and expense,
to execute, deliver and file from time to time such further instruments as may be requested by the
Lessor to confirm and perfect the lien of the security interest in the collateral described in this
Lease Supplement.

               (c) The Lessee hereby irrevocably assigns, conveys, transfers and sets over unto the Lessor
(subject, however, to the Lease and the rights of the Lessee thereunder and hereunder), all and
every part of the rents, issues and profits that may from time to time become due and payable on
account of any and all subleases or other occupancy agreements now existing, or that may hereafter
come into existence with respect to the Leased Property or any part thereof, including any
guaranties of such subleases or other occupancy agreements. Upon request of the Lessor, the Lessee
shall execute and cause to be recorded, at its expense, supplemental or additional assignments of
any subleases or other occupancy agreements, of the Leased Property. Upon the occurrence and
continuance of an Event of Default, the Lessor is hereby fully authorized and empowered in its
discretion (in addition to all other powers and rights herein granted), and subject to the Lease
and the rights of the Lessee thereunder and hereunder, to apply for and collect and receive all
such rents, issues and profits and enforce such guaranty or guaranties, and all money so received
under and by virtue of this assignment shall be held and applied as further security for the
payment of the indebtedness secured hereby and to assure the performance by the Lessee of its
covenants, agreements and obligations under the Lease.

          Section 6. Remedies. (a) If a court shall construe the transactions contemplated by the Lease
as indebtedness secured by the Leased Property as provided in Section 5 above, upon the occurrence
and continuance of an Event of Default:

     (i) The Trustee shall have the power and authority, to the extent provided by law,
after proper notice and lapse of such time as may be required by law, to

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Lease Supplement,

Memorandum of Lease and Remedies

sell the Security Property at the time fixed by the Trustee and at the Leased Property
or at such other place in the city or county in which the Leased Property is located, all as
set forth in said notice of sale. The Security Property may be sold, either as a whole, or
in separate lots or parcels and in such order as the Trustee may elect, at auction to the
highest bidder for cash in lawful money of the United States payable at the time of sale,
all in accordance with the applicable laws of the jurisdiction in which the Leased Property
is located, it being acknowledged that a Power of Sale has been granted in this
instrument, which, to the extent permitted by Applicable Law, allows the Trustee to sell the
Security Property without going to court in a foreclosure action upon the occurrence and
continuance of an Event of Default by the Lessee. The Trustee shall advertise the
time, place and terms of sale at least one (1) time a week for three (3) consecutive weeks,
in a newspaper having general circulation in the county or city where the Leased Property or
any portion thereof lies. The power of sale granted above may be exercised at different
times as to different portions of the Leased Property, and if for any reason any executory
contract of sale shall not be performed, then new contracts may be made with respect to the
same portion of the Leased Property (with or without other portions). If the Trustee deems
it best for any reason to postpone or continue the sale at any time, or from time to time,
it may do so, in which event the Trustee shall advertise the postponed sale in the same
manner as the original advertisement of sale provided for above. Full power and authority
is hereby expressly granted and conferred upon the Trustee to make, execute and deliver all
necessary deeds of conveyance for the purpose of vesting, in the purchaser or purchasers all
right, title and interest that Lessee had in and to the Leased Property, or the portion
thereof so sold, and the recital therein shall be received in all courts of law and equity
as prima facie evidence of the matters therein stated, and at such sale the Lessor may
become a purchaser, and except as otherwise provided in Section 58.1-3340 of the Code of
Virginia of 1950, as amended, no purchaser shall be required to see to the proper
application of the purchase money. The proceeds of any such sale shall be distributed
pursuant to Section 55-59.4 of the Code of Virginia of 1950, as amended. At any sale made
pursuant to the terms hereof, the Trustee may require a cash deposit from the successful
bidder of not more than ten percent (10%) of the final amount bid by the successful bidder.
Unless otherwise specified herein, this paragraph shall be construed under and in accordance
with and to incorporate by reference the terms of §§55-59 through 55-60 of the Code of
Virginia of 1950, as amended, as its provisions are in force and in effect on the date
hereof, with the following and further understandings as in such sections provided:

Exemptions Waived.

Renewal, Extension or Reinstatement Permitted.

Subject to all upon default.

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Lease Supplement,

Memorandum of Lease and Remedies

     (ii) Subject to the terms and conditions hereof, of the Lease and the other Operative
Documents, the Lessor, in lieu of exercising any power of sale hereinabove given, may
proceed by a suit or suits in equity or at law, for the specific performance of any covenant
or agreement herein contained or in aid of the execution of any power herein granted, or for
the appointment of a receiver pending any foreclosure hereunder or the sale of the Security
Property, or for the enforcement of any other appropriate legal or equitable remedy.

               (b) Upon the occurrence and continuance of an Event of Default, the Lessor, in addition to and
not in lieu of or in diminution of the rights and remedies provided above, shall have all of the
rights and remedies of a secured party under the UCC, which rights and remedies may be exercised
without application to any court to the extent permitted by the UCC.

               (c) Notwithstanding anything to the contrary contained herein or in any of the other Operative
Documents, the Lessee may cure any Event of Default affecting or relating to the Leased Property by
exercising its option to purchase the Leased Property as provided in Article XV of the Lease, and,
in the event the Lessee purchases the Leased Property as provided in the Lease, the remedies set
forth herein shall not be available to the Lessor with respect to such Event of Default.

          Section 7. Ratification. Except as expressly set forth herein, this Lease Supplement does not
alter, amend, modify or change the Lease or the exhibits thereto. It is the intent of the parties
that this Lease Supplement be in recordable form so as to give notice of and confirm the Lease and
exhibits thereto to the same extent as if all of the provisions of the Lease and exhibits thereto
were fully set forth herein. The Lease and exhibits thereto are incorporated by reference in this
Lease Supplement and, except as expressly modified hereby, the terms and provisions of the Lease
are hereby ratified and confirmed and remain in full force and effect.

          Section 8. Original Lease Supplement. Notwithstanding anything to the contrary set forth in
the Operative Documents, the single executed original of this Lease Supplement, marked “This
Counterpart Is the Original Executed Counterpart” on the signature page thereof shall be the
Original Executed Counterpart of this Lease Supplement (the “Original Executed Counterpart”). To
the extent that this Lease Supplement constitutes chattel paper, as such term is defined in the
Uniform Commercial Code as in effect in any applicable jurisdiction, no security interest in this
Lease Supplement may be created through the transfer or possession of any counterpart other than
the Original Executed Counterpart.

          Section 9. Governing Law. This Lease Supplement shall be governed by and construed and
interpreted in accordance with, the laws of the State of New York, without regard to conflicts of
law principles, except to the extent required by the laws of the Commonwealth of Virginia, in which
case, and to such extent, this Lease Supplement shall be governed by and
construed in accordance with the laws of the Commonwealth of Virginia.

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Lease Supplement,

Memorandum of Lease and Remedies

          Section 10. Substitution of Trustees. The Trustee hereunder may act at any time upon
designation by the Lessor. If the Lessor, in its sole and absolute discretion, shall desire for
any reason whatsoever to have a substitute trustee or substitute trustees appointed, then the
Lessor is hereby authorized and empowered to appoint, at any time and from time to time, by an
instrument duly executed and acknowledged and filed for recordation wherever this Lease Supplement
is recorded, a substitute trustee or substitute trustees, in the place and stead of one or more of
those initially named herein or subsequently appointed by the Lessor, which trustee or trustees
shall have all the rights, powers and authority and be charged with all the duties and
responsibilities that are conferred to charged upon the Trustee initially named herein.

          Section 11. Maximum Interest Rate. No provision of this Lease Supplement or any transaction
related thereto shall require the payment or permit the collection of interest or any other amount
in excess of the maximum permitted by Applicable Law, and the provisions of Section 18.19 of the
Lease shall govern all payments of interest or the collection of any other amounts.

          Section 12. Merger. If the fee simple title to the Land and the leasehold interest therein
shall be held by the same party, the interest in the Land and the Improvements granted to the
Trustee pursuant to the Lease and this Lease Supplement shall not terminate or be merged, and the
Lease and this Lease Supplement shall remain in full force and effect.

          Section 13. Counterparts. This Lease Supplement may be executed in several counterparts, each
of which shall be an original except as provided in Section 8, above, and all of which together
shall constitute but one and the same instrument.

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Lease Supplement,

Memorandum of Lease and Remedies

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

	 	 	 	 	 
	 	Lessor:

Culpeper Lessor 2007-1 LLC, a

Delaware limited liability company

 	 
	 	 	 
	 	 	 
	 	 	 
	 
	 	 	 
	 	By:  	                     Credit Suisse Management LLC
 	 
	 	Its: 	 Sole Member 	 
	 	 	 	 
	 
	 	 	 
	 	By:  	                               /s/ Damien Dwin
 	 
	 	 	Name:  	Damien Dwin 	 
	 	 	Title:  	Vice President 	 
	 
	 	Lessee:

NAP of the Capital Region, LLC,

a Florida limited liability company

 	 
	 	 	 
	 	 	 
	 	 	 
	 
	 	 	 
	 	By:  	                      Terremark Worldwide, Inc.
 	 
	 	Its: 	      Sole Member 	 
	 	 	 	 
	 
	 	 	 
	 	By:  	                                /s/ Jose Segrera
 	 
	 	 	Name:  	Jose Segrera 	 
	 	 	Title:  	Chief Financial Officer 	 

-8-

 

	 	 	 	 	 

	 	 	 	 	 
	State of __________________

	 	 	)	 	 	 
	 

	 	 	)	    SS: 	 	
	City /County of ____________

	 	 	)	 	 	 

     The foregoing instrument was acknowledged before me this 15th day of February, 2007, by
Damien Dwin as Vice President of Credit Suisse Management LLC, a ____________
limited liability company, acting in its capacity as the sole member of Culpeper Lessor 2007-1 LLC,
a Delaware limited liability company, on behalf such entity.

     My commission expires: __________________

	 	 	 	 	 
	 	 	 
	 	/s/ Phyllis Tannenbaum
 	 
	 	Notary Public 	 
	 	 	 
	 

     [Notarial Seal]

-9-

 

	 	 	 	 	 

	 	 	 	 	 
	State of __________________

	 	 	)	 	 	 
	 

	 	 	)	    SS: 	 	
	City /County of ____________

	 	 	)	 	 	 

     The foregoing instrument was acknowledged before me this 15th day of February, 2007, by Jose Segrera,
as Chief Financial Officer of Terremark Worldwide, Inc., a Delaware corporation; Sole Member of NAP of the Capital
Region, LLC, a Florida limited liability company, on behalf such entity.

     My commission expires: __________________

	 	 	 	 	 
	 	 	 
	 	/s/ Maria D. Rodriguez
 	 
	 	Notary Public 	 
	 	 	 
	 

[Notarial Seal]

-10-

 

Schedule I

Legal Description of Land

Legal Description

PARCEL I:

ALL THAT CERTAIN LOT OR PARCEL OF LAND TOGETHER WITH ALL BUILDINGS AND IMPROVEMENTS THEREON AND
PRIVILEGES AND APPURTENANCES THEREUNTO BELONGING, SITUATED, LYING AND BEING ON THE NORTH SIDE OF
U.S. ROUTE 29 BY-PASS IN STEVENSBURG MAGISTERIAL DISTRICT, CULPEPER COUNTY, VIRGINIA, AND BY A
SURVEY OF JOHN R. HUDSON, CLS, DATED SEPTEMBER 5, 1979, RECORDED IN DEED BOOK 291 AT PAGE 232, SAID
LOT CONTAINS 10.0000 ACRES AND IS MORE FULLY DESCRIBED BY METES AND BOUNDS THEREON.

PARCEL II:

(a) ALL THAT CERTAIN LOT OR PARCEL OF LAND, TOGETHER WITH ALL BUILDINGS AND IMPROVEMENTS THEREON
AND PRIVILEGES AND APPURTENANCES THEREUNTO BELONGING, SITUATED, LYING AND BEING ON THE NORTHWEST
SIDE OF U.S. ROUTES 29-15 (BYPASS), LOCATED IN THE STEVENSBURG MAGISTERIAL DISTRICT, CULPEPER
COUNTY, VIRGINIA, AND ACCORDING TO A SURVEY OF BRIAN THROSSELL, CERTIFIED LAND SURVEYOR, DATED
OCTOBER 14, 1985, A COPY OF WHICH IS RECORDED WITH THE DEED RECORDED IN DEED BOOK 340, PAGE 60,
WHICH IS INCORPORATED HEREIN BY REFERENCE, IS MORE PARTICULARLY DESCRIBED AS FOLLOWS, TO-WIT:
“BEGINNING AT A POINT IN THE NORTHERLY RIGHT OF WAY LINE OF ROUTES 29 & 15 (BYPASS), SAID POINT
BEING THE MORE EASTERLY CORNER OF THE LAND OF TRICHILO; THENCE, DEPARTING ROUTES 29 & 15 AND
RUNNING WITH THE EASTERLY LINE OF SAID TRICHILO, N 24° 68’ 14” W. 770.00 FEET TO A POINT; THENCE,
DEPARTING TRICHILO AND RUNNING WITH NEW DIVISION LINES THROUGH THE TRACT; N, 56° 10’ 23” E. 934.32
FEET TO A POINT AND S. 53° 49’ 53” E. 809.68 FEET TO A POINT IN THE AFOREMENTIONED NORTHERLY RIGHT
OF WAY LINE OF ROUTES 29 & 15; THENCE, RUNNING WITH SAID NORTHERLY RIGHT OF WAY LINE, S. 51° 54’
01” W. 111.82 FEET TO A POINT; S. 55° 41’ 04” W. 598.08 FEET TO A POINT; S. 60° 10’ 57” W. 199.81
FEET TO A POINT; S. 53° 43’ 56” W. 199.57 FEET TO A POINT AND S. 58° 13’ 54” W. 221.72 FEET TO THE
POINT OF BEGINNING, CONTAINING 20.000 ACRES.”

(b) TOGETHER WITH A NON-EXCLUSIVE USE OF A CERTAIN 60-FOOT WIDE RIGHT OF WAY FOR THE PURPOSE OF
INGRESS AND EGRESS AS IS MORE FULLY SET FORTH IN A DEED RECORDED IN DEED BOOK 340, PAGE 60 AND ON A
PLAT BY BRIAN THROSSELL, C.L.S., DATED OCTOBER 14, 1985, WHICH IS INCORPORATED HEREIN BY REFERENCE.

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