Document:

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                                                                   EXHIBIT 10.34

WELLS FARGO                                        REVOLVING LINE OF CREDIT NOTE

$10,000,000.00                                                  DENVER, COLORADO
                                                                   JUNE 30, 2005

FOR VALUE RECEIVED, the undersigned STARTEK, INC. AND STARTEK USA, INC.
("Borrower") promises to pay to the order of WELLS FARGO BANK, NATIONAL
ASSOCIATION ("Bank") at its office at COLORADO RCBO, 1740 BROADWAY, 3RD FLOOR,
DENVER, CO 80274, or at such other place as the holder hereof may designate, in
lawful money of the United States of America and in immediately available funds,
the principal sum of $10,000,000.00, or so much thereof as may be advanced and
be outstanding, with interest thereon, to be computed on each advance from the
date of its disbursement as set forth herein.

1.    DEFINITIONS:

      As used herein, the following terms shall have the meanings set forth
after each, and any other term defined in this Note shall have the meaning set
forth at the place defined:

1.1 "Business Day" means any day except a Saturday, Sunday or any other day on
which commercial banks in Colorado are authorized or required by law to close.

1.2 "Fixed Rate Term" means a period commencing on a Business Day and continuing
for 1, 2 OR 3 MONTHS, as designated by Borrower, during which all or a portion
of the outstanding principal balance of this Note bears interest determined in
relation to LIBOR; provided however, that no Fixed Rate Term may be selected for
a principal amount less than $100,000.00; and provided further, that no Fixed
Rate Term shall extend beyond the scheduled maturity date hereof. If any Fixed
Rate Term would end on a day which is not a Business Day, then such Fixed Rate
Term shall be extended to the next succeeding Business Day.

1.3 "LIBOR" means the rate per annum (rounded upward, if necessary, to the
nearest whole 1/8 of 1%) determined by dividing Base LIBOR by a percentage equal
to 100% less any LIBOR Reserve Percentage.

      (a) "Base LIBOR" means the rate per annum for United States dollar
      deposits quoted by Bank as the Inter-Bank Market Offered Rate, with the
      understanding that such rate is quoted by Bank for the purpose of
      calculating effective rates of interest for loans making reference
      thereto, on the first day of a Fixed Rate Term for delivery of funds on
      said date for a period of time approximately equal to the number of days
      in such Fixed Rate Term and in an amount approximately equal to the
      principal amount to which such Fixed Rate Term applies. Borrower
      understands and agrees that Bank may base its quotation of the Inter-Bank
      Market Offered Rate upon such offers or other market indicators of the
      Inter-Bank Market as Bank in its discretion deems appropriate including,
      but not limited to, the rate offered for U.S. dollar deposits on the
      London Inter-Bank Market.

      (b) "LIBOR Reserve Percentage" means the reserve percentage prescribed by
      the Board of Governors of the Federal Reserve System (or any successor)
      for "Eurocurrency Liabilities" (as defined in Regulation D of the Federal
      Reserve Board, as amended), adjusted by Bank for expected changes in such
      reserve percentage during the applicable Fixed Rate Term.

1.4 "Prime Rate" means at any time the rate of interest most recently announced
within Bank at its principal office as its Prime Rate, with the understanding
that the Prime Rate is one of Bank's base rates and serves as the basis upon
which effective rates of interest are calculated for those loans making
reference thereto, and is evidenced by the recording thereof after its
announcement in such internal publication or publications as Bank may designate.

                                     Page 1

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2.    INTEREST:

2.1 Interest. The outstanding principal balance of this Note shall bear interest
(computed on the basis of a 360-day year, actual days elapsed) either (a) at a
fluctuating rate per annum 1.00000% below the Prime Rate in effect from time to
time, or (b) at a fixed rate per annum determined by Bank to be 1.50000% above
LIBOR in effect on the first day of the applicable Fixed Rate Term. When
interest is determined in relation to the Prime Rate, each change in the rate of
interest hereunder shall become effective on the date each Prime Rate change is
announced within Bank. With respect to each LIBOR selection option selected
hereunder, Bank is hereby authorized to note the date, principal amount,
interest rate and Fixed Rate Term applicable thereto and any payments made
thereon on Bank's books and records (either manually or by electronic entry)
and/or on any schedule attached to this Note, which notations shall be prima
facie evidence of the accuracy of the information noted.

2.2 Selection of Interest Rate Options. At any time any portion of this Note
bears interest determined in relation to LIBOR, it may be continued by Borrower
at the end of the Fixed Rate Term applicable thereto so that all or a portion
thereof bears interest determined in relation to the Prime Rate or to LIBOR for
a new Fixed Rate Term designated by Borrower. At any time any portion of this
Note bears interest determined in relation to the Prime Rate, Borrower may
convert all or a portion thereof so that it bears interest determined in
relation to LIBOR for a Fixed Rate Term designated by Borrower. At such time as
Borrower requests an advance hereunder or wishes to select a LIBOR option for
all or a portion of the outstanding principal balance hereof, and at the end of
each Fixed Rate Term, Borrower shall give Bank notice specifying: (a) the
interest rate option selected by Borrower; (b) the principal amount subject
thereto; and (c) for each LIBOR selection, the length of the applicable Fixed
Rate Term. Any such notice may be given by telephone (or such other electronic
method as Bank may permit) so long as, with respect to each LIBOR selection, (i)
if requested by Bank, Borrower provides to Bank written confirmation thereof not
later than 3 Business Days after such notice is given, and (ii) such notice is
given to Bank prior to 10:00 a.m. on the first day of the Fixed Rate Term, or at
a later time during any Business Day if Bank, at it's sole option but without
obligation to do so, accepts Borrower's notice and quotes a fixed rate to
Borrower. If Borrower does not immediately accept a fixed rate when quoted by
Bank, the quoted rate shall expire and any subsequent LIBOR request from
Borrower shall be subject to a redetermination by Bank of the applicable fixed
rate. If no specific designation of interest is made at the time any advance is
requested hereunder or at the end of any Fixed Rate Term, Borrower shall be
deemed to have made a Prime Rate interest selection for such advance or the
principal amount "to which such Fixed Rate Term applied.

2.3 Taxes and Regulatory Costs. Borrower shall pay to Bank immediately upon
demand, in addition to any other amounts due or to become due hereunder, any and
all (a) withholdings, interest equalization taxes, stamp taxes or other taxes
(except income and franchise taxes) imposed by any domestic or foreign
governmental authority and related in any manner to LIBOR, and (b) future,
supplemental, emergency or other changes in the LIBOR Reserve Percentage,
assessment rates imposed by the Federal Deposit Insurance Corporation, or
similar requirements or costs imposed by any domestic or foreign governmental
authority or resulting from compliance by Bank with any request or directive
(whether or not having the force of law) from any central bank or other
governmental authority and related in any manner to LIBOR to the extent they are
not included in the calculation of LIBOR. In determining which of the foregoing
are attributable to any LIBOR option available to Borrower hereunder, any
reasonable allocation made by Bank among its operations shall be conclusive and
binding upon Borrower.

2.4 Payment of Interest. interest accrued on this Note shall be payable on the
LAST day of each MONTH, commencing JULY 31, 2005.

2.5 Default Interest. From and after the maturity date of this Note, or such
earlier date as all principal owing hereunder becomes due and payable by
acceleration or otherwise, the outstanding principal balance of this Note shall
bear interest until paid in full at an increased rate per annum (computed on the
basis of a 360-day year, actual days elapsed) equal to 4% above the rate of
interest from time to time applicable to this Note.

                                     Page 2
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3.    BORROWING AND REPAYMENT:

3.1 Borrowing and Repayment. Borrower may from time to time during the term of
this Note borrow, partially or wholly repay its outstanding borrowings, and
reborrow, subject to all of the limitations, terms and conditions of this Note
and of the Credit Agreement between Borrower and Bank defined below; provided
however, that the total outstanding borrowings under this Note shall not at any
time exceed the principal amount stated above. The unpaid principal balance of
this obligation at any time shall be the total amounts advanced hereunder by the
holder hereof less the amount of principal payments made hereon by or for any
Borrower, which balance may be endorsed hereon from time to time by the holder.
The outstanding principal balance of this Note shall be due and payable in full
on JUNE 30, 2007.

3.2 Advances. Advances hereunder, to the total amount of the principal sum
available hereunder, may be made by the holder at the oral or written request of
(a) A. EMMET STEPHENSON, JR. OR STEVEN D. BUTLER OR LANCE ZINGALE OR RODD
GRANGER OR KEVIN COMSTOCK, any one acting alone, who are authorized to request
advances and direct the disposition of any advances until written notice of the
revocation of such authority is received by the holder at the office designated
above, or (b) any person, with respect to advances deposited to the credit of
any deposit account of any Borrower, which advances, when so deposited, shall be
conclusively presumed to have been made to or for the benefit of each Borrower
regardless of the fact that persons other than those authorized to request
advances may have authority to draw against such account. The holder shall have
no obligation to determine whether any person requesting an advance is or has
been authorized by any Borrower.

3.3 Application of Payments. Each payment made on this Note shall be credited
first, to any interest then due and second, to the outstanding principal balance
hereof. All payments credited to principal shall be applied first, to the
outstanding principal balance of this Note which bears interest determined in
relation to the Prime Rate, if any, and second, to the outstanding principal
balance of this Note which bears interest determined in relation to LIBOR, with
such payments applied to the oldest Fixed Rate Term first.

4.    PREPAYMENT:

4.1 Prime Rate. Borrower may prepay principal on any portion of this Note which
bears interest determined in relation to the Prime Rate at any time, in any
amount and without penalty.

4.2 LIBOR. Borrower may prepay principal on any portion of this Note which bears
interest determined in relation to LIBOR at any time and in the minimum amount
of $100,000.00; provided however, that if the outstanding principal balance of
such portion of this Note is less than said amount, the minimum prepayment
amount shall be the entire outstanding principal balance thereof. In
consideration of Bank providing this prepayment option to Borrower, or if any
such portion of this Note shall become due and payable at any time prior to the
last day of the Fixed Rate Term applicable thereto by acceleration or otherwise,
Borrower shall pay to Bank immediately upon demand a fee which is the sum of the
discounted monthly differences for each month from the month of prepayment
through the month in which such Fixed Rate Term matures, calculated as follows
for each such month:

      (a) Determine the amount of interest which would have accrued each month
      on the amount prepaid at the interest rate applicable to such amount had
      it remained outstanding until the last day of the Fixed Rate Term
      applicable thereto.

      (b) Subtract from the amount determined in (a) above the amount of
      interest which would have accrued for the same month on the amount prepaid
      for the remaining term of such Fixed Rate Term at LIBOR in effect on the
      date of prepayment for new loans made for such term and in a principal
      amount equal to the amount prepaid.

      (c) If the result obtained in (b) for any month is greater than zero,
      discount that difference by LIBOR used in (b) above.

                                     Page 3

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Each Borrower acknowledges that prepayment of such amount may result in Bank
incurring additional costs, expenses and/or liabilities, and that it is
difficult to ascertain the full extent of such costs, expenses and/or
liabilities. Each Borrower, therefore, agrees to pay the above-described
prepayment fee and agrees that said amount represents a reasonable estimate of
the prepayment costs, expenses and/or liabilities of Bank. If Borrower fails to
pay any prepayment fee when due, the amount of such prepayment fee shall
thereafter bear interest until paid at a rate per annum 2.000% above the Prime
Rate in effect from time to time (computed on the basis of a 360-day year,
actual days elapsed). Each change in the rate of interest on any such past due
prepayment fee shall become effective on the date each Prime Rate change is
announced within Bank.

5.    EVENTS OF DEFAULT:

      This Note is made pursuant to and is subject to the terms and conditions
of that certain Credit Agreement between Borrower and Bank dated as of JUNE 30,
2003, as amended from time to time (the "Credit Agreement"). Any default in the
payment or performance of any obligation under this Note, or any defined event
of default under the Credit Agreement, shall constitute an "Event of Default"
under this Note.

6.    MISCELLANEOUS:

6.1 Remedies. Upon the occurrence of any Event of Default, the holder of this
Note, at the holder's option, may declare all sums of principal and interest
outstanding hereunder to be immediately due and payable without presentment,
demand, notice of nonperformance, notice of protest, protest or notice of
dishonor, all of which are expressly waived by each Borrower, and the
obligation, if any, of the holder to extend any further credit hereunder shall
immediately cease and terminate. Each Borrower shall pay to the holder
immediately upon demand the full amount of all payments, advances, charges,
costs and expenses, including reasonable attorneys' fees (to include outside
counsel fees and all allocated costs of the holder's in-house counsel), expended
or incurred by the holder in connection with the enforcement of the holder's
rights and/or the collection of any amounts which become due to the holder under
this Note, and the prosecution or defense of any action in any way related to
this Note, including without limitation, any action for declaratory relief,
whether incurred at the trial or appellate level, in an arbitration proceeding
or otherwise, and including any of the foregoing incurred in connection with any
bankruptcy proceeding (including without limitation, any adversary proceeding,
contested matter or motion brought by Bank or any other person) relating to any
Borrower or any other person or entity.

6.2 Obligations Joint and Several. Should more than one person or entity sign
this Note as a Borrower, the obligations of each such Borrower shall be joint
and several.

6.3 Governing Law. This Note shall be governed by and construed in accordance
with the laws of the State of Colorado.

                                     Page 4
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IN WITNESS WHEREOF, the undersigned has executed this Note as of the date first
written above.

STARTEK, INC.

By: /s/ Steve Butler
    ------------------------------

Title: CEO
      ----------------------------

By: /s/ Rodd Granger
    ------------------------------

Title: INTERIM CFO
       ---------------------------

STARTEK USA, INC.

By: /s/ Steve Butler
    ------------------------------

Title: CEO
      ----------------------------

By: /s/ Rodd Granger
    ------------------------------

Title: INTERIM CFO
       ---------------------------

                                     Page 5
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WELLS FARGO                                      CORPORATE RESOLUTION: BORROWING

TO: WELLS FARGO BANK, NATIONAL ASSOCIATION ("Bank")

      RESOLVED: That this corporation, STARTEK USA, INC., proposes to obtain
credit from time to time, or has obtained credit, from Bank.

      BE IT FURTHER RESOLVED, that any TWO of the following officers:

      CHAIRMAN OF THE BOARD, PRESIDENT/CHIEF EXECUTIVE OFFICER, CHIEF FINANCIAL
OFFICER, EXECUTIVE VICE PRESIDENT

of this corporation be and they are hereby authorized and empowered for and on
behalf of and in the name of this corporation and as its corporate act and deed:

      (a) To borrow money from Bank and to assume any liabilities of any other
person or entity to Bank, in such form and on such terms and conditions as shall
be agreed upon by those authorized above and Bank, and to sign and deliver to
Bank such promissory notes and other evidences of indebtedness for money
borrowed or advanced and/or for indebtedness assumed as Bank shall require; such
promissory notes or other evidences of indebtedness may provide that advances be
requested by telephone communication and by any officer, employee or agent of
this corporation so long as the advances are deposited into any deposit account
of this corporation with Bank; this corporation shall be bound to Bank by, and
Bank may rely upon, any communication or act, including telephone
communications, purporting to be done by any officer, employee or agent of this
corporation provided that Bank believes, in good faith, that the same is done by
such person.

      (b) To contract for the issuance by Bank of letters of credit, to discount
with Bank notes, acceptances and evidences of indebtedness payable to or due
this corporation, to endorse the same and execute such contracts and instruments
for repayment thereof to Bank as Bank shall require, to enter into foreign
exchange transactions with or through Bank, and to enter into interest rate
hedging transactions with Bank in connection with any indebtedness authorized
hereby.

      (c) To mortgage, encumber, pledge, convey, grant, assign or otherwise
transfer all or any part of this corporation's real or personal property for the
purpose of securing the payment of any of the promissory notes, contracts,
instruments and other evidences of indebtedness authorized hereby, and to
execute and deliver to Bank such deeds of trust, mortgages, pledge agreements,
security agreements and/or other related documents as Bank shall require.

      (d) To perform all acts and to execute and deliver all documents described
above and all other contracts and instruments which Bank deems necessary or
convenient to accomplish the purposes of this resolution and/or to perfect or
continue the rights, remedies and security interests to be given to Bank
pursuant hereto, including without limitation, any modifications, renewals
and/or extensions of any of this corporation's obligations to Bank, however
evidenced.

      Loans made pursuant to a special resolution and loans made by offices of
Bank other than the office to which this resolution is delivered shall be in
addition to foregoing limitation.

      BE IT FURTHER RESOLVED, that the authority hereby conferred is in addition
to that conferred by any other resolution heretofore or hereafter delivered by
this corporation to Bank and shall continue in full force and effect until Bank
shall have received notice in writing, certified by the Secretary of this
corporation, of the revocation hereof by a resolution duly adopted by the Board
of Directors of this corporation. Any such revocation shall be effective only as
to credit which is extended or committed by Bank, or actions which are taken by
this corporation pursuant to the resolutions contained herein, subsequent to
Bank's receipt of such notice. The authority hereby conferred shall be deemed
retroactive, and any and all acts authorized herein which were performed prior
to the passage of this resolution are hereby approved and ratified.

                                     Page 1
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                                  CERTIFICATION

      I, RODD GRANGER, Secretary of STARTEK USA, INC., a corporation created and
existing under the laws of COLORADO, do hereby certify and declare that the
foregoing is a full, true and correct copy of the resolutions duly passed and
adopted by the Board of Directors of said corporation, by written consent of all
Directors of said corporation or at a meeting of said Board duly and regularly
called, noticed and held on MARCH 3, 2004, at which meeting a quorum of the
Board of Directors was present and voted in favor of said resolutions; that said
resolutions are now in full force and effect; that there is no provision in the
Articles of Incorporation or Bylaws of said corporation, or any shareholder
agreement, limiting the power of the Board of Directors of said corporation to
pass the foregoing resolutions and that such resolutions are in conformity with
the provisions of such Articles of Incorporation and Bylaws; and that no
approval by the shareholders of, or of the outstanding shares of, said
corporation is required with respect to the matters which are the subject of the
foregoing resolutions.

      IN WITNESS WHEREOF, I have hereunto set my hand, and if required by Bank
affixed the corporate seal of said corporation, as of JUNE 28, 2005.

                                                                /s/ Rodd Granger
                                                                ----------------
                                                                ASST, Secretary

(SEAL)

                                     Page 2
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WELLS FARGO                                      CORPORATE RESOLUTION: BORROWING

TO: WELLS FARGO BANK, NATIONAL ASSOCIATION ("Bank")

      RESOLVED: That this corporation, STARTEK, INC., proposes to obtain credit
from time to time, or has obtained credit, from Bank.

      BE IT FURTHER RESOLVED, that any TWO of the following officers:

      CHAIRMAN OF THE BOARD, PRESIDENT/CHIEF EXECUTIVE OFFICER, CHIEF FINANCIAL
OFFICER, EXECUTIVE VICE PRESIDENT

of this corporation be and they are hereby authorized and empowered for and on
behalf of and in the name of this corporation and as its corporate act and deed:

      (a) To borrow money from Bank and to assume any liabilities of any other
person or entity to Bank, in such form and on such terms and conditions as shall
be agreed upon by those authorized above and Bank, and to sign and deliver to
Bank such promissory notes and other evidences of indebtedness for money
borrowed or advanced and/or for indebtedness assumed as Bank shall require; such
promissory notes or other evidences of indebtedness may provide that advances be
requested by telephone communication and by any officer, employee or agent of
this corporation so long as the advances are deposited into any deposit account
of this corporation with Bank; this corporation shall be bound to Bank by, and
Bank may rely upon, any communication or act, including telephone
communications, purporting to be done by any officer, employee or agent of this
corporation provided that Bank believes, in good faith, that the same is done by
such person.

      (b) To contract for the issuance by Bank of letters of credit, to discount
with Bank notes, acceptances and evidences of indebtedness payable to or due
this corporation, to endorse the same and execute such contracts and instruments
for repayment thereof to Bank as Bank shall require, to enter into foreign
exchange transactions with or through Bank, and to enter into interest rate
hedging transactions with Bank in connection with any indebtedness authorized
hereby.

      (c) To mortgage, encumber, pledge, convey, grant, assign or otherwise
transfer all or any part of this corporation's real or personal property for the
purpose of securing the payment of any of the promissory notes, contracts,
instruments and other evidences of indebtedness authorized hereby, and to
execute and deliver to Bank such deeds of trust, mortgages, pledge agreements,
security agreements and/or other related documents as Bank shall require.

      (d) To perform all acts and to execute and deliver all documents described
above and all other contracts and instruments which Bank deems necessary or
convenient to accomplish the purposes of this resolution and/or to perfect or
continue the rights, remedies and security interests to be given to Bank
pursuant hereto, including without limitation, any modifications, renewals
and/or extensions of any of this corporation's obligations to Bank, however
evidenced.

      Loans made pursuant to a special resolution and loans made by offices of
Bank other than the office to which this resolution is delivered shall be in
addition to foregoing limitation.

      BE IT FURTHER RESOLVED, that the authority hereby conferred is in addition
to that conferred by any other resolution heretofore or hereafter delivered by
this corporation to Bank and shall continue in full force and effect until Bank
shall have received notice in writing, certified by the Secretary of this
corporation, of the revocation hereof by a resolution duly adopted by the Board
of Directors of this corporation. Any such revocation shall be effective only as
to credit which is extended or committed by Bank, or actions which are taken by
this corporation pursuant to the resolutions contained herein, subsequent to
Bank's receipt of such notice. The authority hereby conferred shall be deemed
retroactive, and any and all acts authorized herein which were performed prior
to the passage of this resolution are hereby approved and ratified.

                                     Page 1
<PAGE>

                                  CERTIFICATION

      I, RODD GRANGER, Secretary of STARTEK, INC., a corporation created and
existing under the laws of DELAWARE, do hereby certify and declare that the
foregoing is a full, true and correct copy of the resolutions duly passed and
adopted by the Board of Directors of said corporation, by written consent of all
Directors of said corporation or at a meeting of said Board duly and regularly
called, noticed and held on March 3, 2004, at which meeting a quorum of the
Board of Directors was present and voted in favor of said resolutions; that said
resolutions are now in full force and effect; that there is no provision in the
Articles of Incorporation or Bylaws of said corporation, or any shareholder
agreement, limiting the power of the Board of Directors of said corporation to
pass the foregoing resolutions and that such resolutions are in conformity with
the provisions of such Articles of Incorporation and Bylaws; and that no
approval by the shareholders of, or of the outstanding shares of, said
corporation is required with respect to the matters which are the subject of the
foregoing resolutions.

      IN WITNESS WHEREOF, I have hereunto set my hand, and if required by Bank
affixed the corporate seal of said corporation, as of JUNE 28, 2005.

                                                  /s/ Rodd Granger
                                                  -----------------------------
                                                  Asst. Secretary
(SEAL)

                                     Page 2
<PAGE>

                      SECOND AMENDMENT TO CREDIT AGREEMENT

         THIS AMENDMENT TO CREDIT AGREEMENT (this "Amendment") is entered into
as of June 30, 2005, by and between STARTEK, INC., a Delaware corporation and
STARTEK USA, INC., a Colorado corporation (individually and collectively,
"Borrower"), and WELLS FARGO BANK, NATIONAL ASSOCIATION ("Bank").

                                    RECITALS

         WHEREAS, Borrower is currently indebted to Bank pursuant to the terms
and conditions of that certain Credit Agreement between Borrower and Bank dated
as of June 30, 2003, as amended from time to time ("Credit Agreement").

         WHEREAS, Bank and Borrower have agreed to certain changes in the terms
and conditions set forth in the Credit Agreement and have agreed to amend the
Credit Agreement to reflect said changes.

         NOW, THEREFORE, for valuable consideration, the receipt and sufficiency
of which are hereby acknowledged, the parties hereto agree that the Credit
Agreement shall be amended as follows:

         1. Section 1.1. (a) is hereby amended by deleting "June 30, 2005" as
the last day on which Bank will make advances under the Line of Credit, and by
substituting for said date "June 30, 2007," with such change to be effective
upon the execution and delivery to Bank of a promissory note dated as of June
30, 2005 (which promissory note shall replace and be deemed the Line of Credit
Note defined in and made pursuant to the Credit Agreement) and all other
contracts, instruments and documents required by Bank to evidence such change.

         2. Section 1.1. (b) is hereby deleted in its entirety, and the
following substituted therefor:

                "SECTION 1.1. (b) Limitation on Borrowinqs. Outstanding
borrowings under the Line of Credit, to a maximum of the principal amount set
forth above, shall not at any time exceed an aggregate of Ten Million Dollars
($10,000,000.00)."

         3. Section 1.2. (c) is hereby deleted in its entirety,
without substitution.

         4. Section 4.3. is hereby deleted in its entirety, and the following
substituted therefor:

                "SECTION 4.3. FINANCIAL STATEMENTS. Provide to Bank all of the
            following, in form and detail satisfactory to Bank:

                (a) Quarterly consolidated balance sheets, statements of income,
            retained earnings and cash flow, in accordance with generally
            accepted accounting principles, together with calculations
            confirming Borrower's compliance with all financial covenants,
            certified by a senior financial officer, within 45 days after the
            end of each quarter;

<PAGE>

                (b) Annual Consolidated balance sheets, statements of income,
            retained earnings and cash flow, with an unqualified opinion from a
            recognized independent accounting firm, together with calculations
            confirming Borrower's compliance with all financial covenants,
            certified by a senior financial officer, within 90 days after the
            end of each fiscal year;

                (c) One-year projections due annually, no later than 1 degrees
            days after Board approval;

                (d) Other information reasonably requested by Bank."

         5. Section 4.9. is hereby deleted in its entirety, and the following
substituted therefor:

                "SECTION 4.9. FINANCIAL CONDITION. Maintain Borrower's financial
            condition as follows using generally accepted accounting principles
            consistently applied and used consistently with prior practices
            (except to the extent modified by the definitions herein):

                (a) Tangible Net Worth. Borrower will maintain a Tangible Net
            Worth of $90,000,000.00 at December 31, 2004, and shall increase
            (but never decrease) at each subsequent fiscal quarter end by an
            amount equal to 25% of net income (but only if positive). Tangible
            Net Worth is defined as total shareholders equity plus subordinated
            debt less intangible assets.

                (b) Profitability. Borrower will generate minimum Net Profit
            After Tax of $1.00 on a rolling four-quarter basis, measured
            quarterly. Borrower will not generate losses in two consecutive
            quarters.

                (c) Material Contracts. Borrower will notify Bank of the
            termination of any material contract, defined as any customer that
            generates over 10% of total revenues for the prior four-fiscal
            quarters."

         6. Section 7.2. is hereby deleted in its entirety, and the following
substituted therefor:

                "SECTION 7.2. NOTICES. All notices, requests and demands which
            any party is required or may desire to give to any other party under
            any provision of this Agreement must be in writing delivered to each
            party at the following address:

                BORROWER:          STARTEK, INC.
                                   44 Cook Street, Suite 400
                                   Denver, CO 80206

                                   STARTEK USA, INC.
                                   44 Cook Street, Suite 400
                                   Denver, CO 80206

<PAGE>

                BANK:              WELLS FARGO BANK, NATIONAL ASSOCIATION
                                   Colorado RCBO
                                   1740 Broadway
                                   Denver, CO 80274

            or to such other address as any party may designate by written
            notice to all other parties. Each such notice, request and demand
            shall be deemed given or made as follows: (a) if sent by hand
            delivery, upon delivery; (b) if sent by mail, upon the earlier of
            the date of receipt or three (3) days after deposit in the U.S.
            mail, first class and postage prepaid; and (c) if sent by telecopy,
            upon receipt."

         7. Except as specifically provided herein, all terms and conditions of
the Credit Agreement remain in full force and effect, without waiver or
modification. All terms defined in the Credit Agreement shall have the same
meaning when used in this Amendment. This Amendment and the Credit Agreement
shall be read together, as one document.

         8. Borrower hereby remakes all representations and warranties contained
in the Credit Agreement and reaffirms all covenants set forth therein. Borrower
further certifies that as of the date of this Amendment there exists no Event of
Default as defined in the Credit Agreement, nor any condition, act or event
which with the giving of notice or the passage of time or both would constitute
any such Event of Default.

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

                                                    WELLS FARGO BANK,
STARTEK, INC.                                        NATIONAL ASSOCIATION

By: /s/ Steve Butler                                By: /s/ Wendee Crowley
Title: CEO                                              Wendee Crowley
                                                        Assistant Vice President

By: /s/ Rodd Granger
Title: Interim CFO

STARTEK USA, INC.

By: /s/ Steve Butler
Title: CEO

By: /s/ Rodd Granger
Title: Interim CFOPURCHASE AND SALE AGREEMENT

SELLER:                    LaSalle Bank National Association, as trustee for the
                           registered Holders of Credit Suisse First Boston
                           Mortgage Securities Corp., Commercial Mortgage
                           Pass-Through Certificates, Series 2002-CP3

         ADDRESS:          c/o Jeffrey J. Peshut
                           6400 S. Fiddler's Green Circle, Suite 180
                           Englewood, Colorado 80111

         PHONE:            (303) 804-4701
         FAX:              (303) 407-0401

With a copy to:            Vinson & Elkins L.L.P.

         ADDRESS:          2001 Ross Avenue, Suite 3700
                           Dallas, Texas 75201
                           Attention: David W. Tomek
         PHONE:            (214) 220-7804
         FAX:              (214) 999-7804

PURCHASER:                 Mark D. Zimmerman, as Qualified Exchange
                           Accommodator for
                           Montgomery Realty Group, Inc.

ADDRESS:                   400 Oyster Point Boulevard., Suite 415
                           South San Francisco, California 94080
         PHONE:            (650) 266-8080
         FAX:              (650) 266-8089

PROPERTY:                  See Section 2.

TITLE COMPANY:             Stewart Title of Austin, Inc.

ADDRESS:                   336 South Congress Avenue, Suite 300
                           Austin, Texas 78704
                           Attn: Carolyn B. Stegall

PHONE:                     (512) 322-8708
FAX:                       (512) 472-3101

EFFECTIVE DATE:            June 29, 2005

INSPECTION PERIOD:         The period beginning on the Effective Date and ending
                           at 5:00 p.m., Austin, Texas time on June 30, 2005.

<PAGE>

CLOSING DATE:              July 1, 2005 or such earlier date as agreed to by
                           Seller and Purchaser

PURCHASE PRICE:            $3,500,000, subject to the credit provided in Section
                           9, to be paid in funds available for immediate value
                           in Seller's accounts.

EARNEST MONEY:             $50,000, which will be deposited as provided in
                           Section 4.

         1. Defined Terms. The preceding defined terms shall have the meanings
set forth above. Other terms defined herein have the meanings so given them.
Defined terms are indicated by initial capital letters and have the meaning set
forth herein, whether or not such terms are used before or after the definitions
are set forth.

         2. Sale and Purchase. Seller agrees to sell, and Purchaser agrees to
purchase, as provided in this Purchase and Sale Agreement (this "Agreement") and
for the Purchase Price the following (herein collectively called the
"Property"):

                  (a) the tracts or parcels of land located at 1007 East
Rundberg Lane, Austin, Travis County, Texas, as described in Exhibit A, together
with all rights and interests appurtenant thereto, including all of Seller's
right, title, and interest, if any, in and to adjacent streets, alleys,
rights-of-way, and any adjacent strips and gores of real estate (the "Land");
all improvements located on the Land (the "Improvements"); and all rights,
titles, and interests appurtenant to the Land and Improvements;

                  (b) all of Seller's right, title and interest in all tangible
personal property and fixtures of any kind owned by Seller and attached to or
used in connection with the ownership, maintenance, use, leasing, service, or
operation of the Land or Improvements, if any, but specifically excluding (1)
any personal property owned, financed or leased by any Tenant (defined below),
(2) any computer software which either is licensed to Seller, or Seller deems
proprietary and (3) any tangible personal property used by any affiliated or
unaffiliated on-site property manager (the "Personalty"). Personalty shall not
include (A) any appraisals or other economic evaluations of, or projections with
respect to, all or any portion of the Property, including, without limitation,
budgets prepared by or on behalf of Seller or any affiliate of Seller, and (B)
any documents, materials or information which are subject to attorney/client,
work product or similar privilege, which constitute attorney communications with
respect to the Property and/or Seller, or which are subject to a confidentiality
agreement;

                  (c) all of Seller's interest in: all unexpired leases,
franchises, licenses, occupancy agreements, or other agreements demising space
in, providing for the use or occupancy of, or otherwise similarly affecting or
relating to, the Improvements or Land (collectively, the "Leases" and,
individually, a "Lease"); all rents prepaid for any period subsequent to the
Closing Date; and all deposits, security or otherwise ("Deposits"), made by
tenants (collectively, the "Tenants" and, individually, a "Tenant") holding
under the Leases; and

                  (d) to the extent assignable by Seller, all of Seller's right,
title and interest in all (1) contracts or agreements, such as maintenance,

                                       2
<PAGE>

service, or utility contracts (the "Property Agreements"), to the extent
Purchaser elects to take assignment thereof by notice to Seller at least two
days prior to the Closing Date, (2) warranties, guaranties, indemnities, and
claims, (3) licenses, permits, or similar documents, (4) plans, drawings,
specifications, surveys, engineering reports, and other technical information,
and (5) other property (real, personal, or mixed), owned or held by Seller, in
each case that relates, to the design, construction, ownership, use, leasing,
maintenance, service, or operation of the Land, Improvements, Personalty, Leases
or Deposits.

         3. Title, Survey, Property Reports, Etc.

                  (a) Purchaser acknowledges that Seller shall deliver to
Purchaser the following information (the "Information"): (1) a current
commitment for title insurance (the "Title Commitment") for the Property from
the Title Company, (2) legible copies of all documents referenced in the Title
Commitment, (3) a copy of the most-current survey of the Land and the
Improvements in Seller's possession (the "Survey"), which Purchaser may revise,
modify or recertify as necessary in order for the Title Company to delete the
survey exception from the Title Policy (defined below) or otherwise satisfy
Purchaser's objectives, (4) any environmental assessments and/or geotechnical
engineering reports that are in Seller's possession and any other information
Seller may have in its possession regarding the condition of the Property, (5)
copies of all Leases, including all amendments thereto, and all consents or
waivers with respect thereto that modify or supplement the provisions thereof in
any respect, and all brokerage commission agreements relating thereto, (6)
copies of all Property Agreements in the possession of Seller that concern the
Property, (7) a schedule of all Deposits, (8) a list of any Personalty, and (9)
statements of the Property's income and operating expenses for the period from
April 6, 2004 through May 31, 2005.

                  (b) Purchaser acknowledges that the Information is proprietary
and confidential and has been delivered to Purchaser solely to assist Purchaser
in determining the feasibility of purchasing the Property. Purchaser shall not
use the Information for any purpose other than as set forth in the preceding
sentence. Purchaser shall not disclose the Information to any person other than
to those persons who are responsible for determining the feasibility of
Purchaser's acquisition of the Property and who have agreed to preserve the
confidentiality of such information as required hereby. Purchaser shall not
divulge the contents of the Information and other information except in strict
accordance with the confidentiality standards set forth in this Section 3(b). In
permitting Purchaser to review the Information or any other information, Seller
has not waived any privilege or claim of confidentiality with respect thereto,
and no third party benefits or relationships of any kind, either express or
implied, have been offered, intended or created. Purchaser's obligations under
this Section 3(b) shall survive the termination of this Agreement.

         4. Earnest Money. Upon the full execution of this Agreement by
Purchaser and Seller, Purchaser shall deposit the Earnest Money with the Title
Company, which shall hold it in escrow in an interest-bearing account and
deliver it in accordance with this Agreement. All interest earned on the Earnest
Money shall become part of the Earnest Money. If Purchaser fails to timely
deposit the Earnest Money within the time required hereby, Seller may terminate
this Agreement by written notice to Purchaser, in which event the parties hereto
shall have no further rights or obligations hereunder, except for rights and

                                       3
<PAGE>

obligations which, by their terms, survive the termination hereof. If Purchaser,
in its sole and absolute discretion, elects to terminate this Agreement for any
reason during the Inspection Period, then the Title Company is hereby instructed
to return the Earnest Money to Purchaser immediately upon Purchaser delivering a
written notice to the Title Company of Purchaser's termination of this
Agreement. No other approvals or documents will be required by the Title Company
to return the Earnest Money to Purchaser. Seller and Purchaser stipulate that
the deposit of the Earnest Money with the Title Company is sufficient
consideration to support this Agreement.

         5. Inspection Period.

                  (a) If for any reason Purchaser, in its sole discretion, is
not satisfied with the Property, then Purchaser may terminate this Agreement, by
delivering to Seller a written notice of termination at any time during the
Inspection Period. If Purchaser does not so terminate this Agreement before the
Inspection Period expires, Purchaser shall have waived its right to terminate
this Agreement under this Section 5(a).

                  (b) Purchaser may physically inspect the Property; provided,
that Purchaser shall not be permitted to conduct invasive testing (including,
without limitation, any environmental testing other than a Phase I study and/or
a lead-based paint study) of the Property without Seller's prior written
consent, which consent may be conditioned upon receipt of a copy of a Phase I
environmental assessment or lead-based paint study recommending invasive
testing, a detailed description of the proposed invasive inspection or testing,
a list of contractors who will be performing the invasive inspection or testing,
evidence of insurance satisfactory to Seller, and such other information as
Seller in its sole discretion requires in connection with such proposed
inspection or testing. Purchaser may enter the Property to conduct its
inspections, but shall be responsible for, and shall indemnify and hold harmless
Seller and its partners, shareholders, officers, directors, agents, employees,
property manager, controlling persons and affiliates from and against, any
claims, losses, costs, liability, expenses or damages caused thereby (including
damages and claims arising from any acts or omissions of Purchaser's agents or
contractors). If Seller consents to an invasive testing of the Property, the
inspection period will be extended, if necessary, by the amount of time required
by the contractor conducting such testing to complete the testing and delivery
of the evaluation report to Purchaser. If Purchaser terminates this Agreement,
Purchaser shall return to Seller all copies of the Information provided by
Seller hereunder and any other materials received or prepared by or for
Purchaser in connection with the Property. Purchaser's indemnification
obligations under this Section 5(b) shall survive the termination of this
Agreement and shall survive the Closing.

                  (c) Purchaser acknowledges that Purchaser will have the
opportunity to independently and personally inspect the Property and that
Purchaser has entered into this Agreement based upon its ability to make such
examination and inspection. The Property is to be sold to and accepted by
Purchaser at Closing in its then present condition, "AS IS, WITH ALL FAULTS, AND
WITHOUT ANY WARRANTY WHATSOEVER, EXPRESS OR IMPLIED". Notwithstanding anything
contained herein to the contrary, it is understood and agreed that, Seller and
Seller's agents or employees have not made and are not now making, and they
specifically disclaim, any warranties, representations or guaranties of any kind

                                       4
<PAGE>

or character, express or implied, oral or written, past, present or future, with
respect to the Property, including, but not limited to, warranties,
representations or guaranties as to (1) matters of title (other than Seller's
warranty of title set forth in the special warranty deed to be delivered at
Closing); (2) environmental matters of any kind relating to the Property or any
portion thereof (including the condition of the soil or groundwater beneath the
Property); (3) geological conditions, including, without limitation, subsidence,
subsurface conditions, water table, underground water reservoirs, limitations
regarding the withdrawal of water and earthquake faults and the resulting damage
of past and/or future earthquakes; (4) whether, and to the extent to which the
Property or any portion thereof is affected by any stream (surface or
underground), body of water, flood prone area, flood plain, floodway or special
flood hazard; (5) drainage; (6) soil conditions, including the existence of
instability, past soil repairs, soil additions or conditions of soil fill, or
susceptibility to landslides, or the sufficiency of any under shoring; (7)
zoning to which the Property or any portion thereof may be subject; (8) the
availability of any utilities to the Property or any portion thereof including,
without limitation, water, sewage, gas and electric; (9) usages of adjoining
property; (10) access to the Property or any portion thereof, (11) the value,
compliance with the plans and specifications, size, location, age, use, design,
quality, description, suitability, structural integrity, operation, title to, or
physical or financial condition of the Property or any portion thereof, or any
income, expenses, charges, liens, encumbrances, rights or claims on or affecting
or pertaining to the Property or any part thereof; (12) the presence of
Hazardous Materials (defined below) in or on, under or in the vicinity of the
Property; (13) the condition or use of the Property or compliance of the
Property with any or all past, present or future federal, state or local
ordinances, rules, regulations or laws, building, fire or zoning ordinances,
codes or other similar laws; (14) the existence or non-existence of underground
storage tanks; (15) any other matter affecting the stability or integrity of the
Property; (16) the potential for further development of the Property; (17) the
existence of vested land use, zoning or building entitlements affecting the
Property; (18) the merchantability of the Property or fitness of the Property
for any particular purpose (Purchaser affirming that Purchaser has not relied on
Seller's or Seller's agents' or employees' skill or judgment to select or
furnish the Property for any particular purpose, and that Seller makes no
warranty that the Property is fit for any particular-purpose); or (19) tax
consequences. EXCEPT AS EXPRESSLY SET FORTH HEREIN, SELLER MAKES NO
REPRESENTATIONS OR WARRANTIES OF ANY KIND TO PURCHASER, INCLUDING, WITHOUT
LIMITATION, THE PHYSICAL CONDITION OF THE PROPERTY AND ANY IMPROVEMENTS LOCATED
THEREON, OR THEIR SUITABILITY FOR ANY PARTICULAR PURPOSE OR OF MERCHANTABILITY.
PURCHASER SHALL RELY ON ITS INVESTIGATIONS OF THE PROPERTY IN DETERMINING
WHETHER TO ACQUIRE IT. THE PROVISIONS OF THIS SECTION ARE A MATERIAL PART OF THE
CONSIDERATION FOR SELLER'S ENTERING INTO THIS AGREEMENT, AND SHALL SURVIVE
CLOSING.

                  (d) Purchaser hereby FOREVER RELEASES AND DISCHARGES Seller
from all responsibility and liability, including without limitation, liabilities
and responsibilities for the lessor's obligations under the Leases relating to
the physical, environmental or legal compliance status of the Property, whether
arising before or after the Effective Date, and liabilities under the
Comprehensive Environmental Response, Compensation and Liability Act Of 1980 (42
U.S.C. Sections 9601 et seq.), as amended ("CERCLA"), regarding the condition,
valuation, salability or utility of the Property, or its suitability for any

                                       5
<PAGE>

purpose whatsoever (including, but not limited to, with respect to the presence
in the soil, air, structures and surface and subsurface waters, of Hazardous
Materials or other materials or substances that have been or may in the future
be determined to be toxic, hazardous, undesirable or subject to regulation and
that may need to be specially treated, handled and/or removed from the Property
under current or future federal, state and local laws, regulations or
guidelines, and any structural and geologic conditions, subsurface soil and
water conditions and solid and hazardous waste and Hazardous Materials on,
under, adjacent to or otherwise affecting the Property). Purchaser further
hereby WAIVES (and by closing this transaction will be deemed to have WAIVED)
any and all objections and complaints (including, but not limited to, federal,
state and local statutory and common law based actions, and any private right of
action under any federal, state or local laws, regulations or guidelines to
which the Property is or may be subject, including, but not limited to, CERCLA)
concerning the physical characteristics and any existing conditions of the
Property, including without limitation, liabilities and responsibilities for the
lessor's obligations under the Leases relating to the physical, environmental or
legal compliance status of the Property, whether arising before or after the
Effective Date. Purchaser further hereby assumes the risk of changes in
applicable laws and regulations relating to past, present and future
environmental conditions on the Property and the risk that adverse physical
characteristics and conditions, including, without limitation, the presence of
Hazardous Materials or other contaminants, may not have been revealed by its
investigation. For purposes hereof, "Hazardous Materials" means "Hazardous
Material," "Hazardous Substance," "Pollutant or Contaminant," and "Petroleum"
and "Natural Gas Liquids," as those terms are defined or used in Section 101 of
CERCLA, and any other substances regulated because of their effect or potential
effect on public health and the environment, including, without limitation,
PCBs, lead paint, asbestos, urea formaldehyde, radioactive materials,
putrescible materials, and infectious materials. Notwithstanding anything to the
contrary in this Section 5(d) Seller is not released from liability for breach
by Seller of any express representation, warranty or indemnity made or given in
this Agreement or in any of the documents executed and delivered by Seller at
Closing or for any fraudulent misrepresentation made by Seller.

         6. Closing; Prorations.

                  (a) The closing of the sale of the Property (the "Closing")
shall occur on the Closing Date. At the Closing, Seller shall deliver to
Purchaser, duly executed and sworn as applicable (A) a special warranty deed in
the form of Exhibit B conveying indefeasible title to the Property to Purchaser
subject to the exceptions and items disclosed in the Title Commitment and the
Survey (the "Permitted Exceptions"); (B) four counterparts of a Bill of Sale,
Assignment and Assumption of Leases and Contracts (the "Bill of Sale and
Assignment") in the form of Exhibit C, (C) a notice to each Tenant of the
Property ("Tenant Notices") in the form of Exhibit D; and (D) a certificate in
the form of Exhibit E and otherwise complying with the requirements 1445 of the
Internal Revenue Code of 1986.

                  (b) At the Closing, Purchaser shall deliver to Seller, duly
executed and sworn as applicable (A) the Purchase Price and the Earnest Money
shall be delivered to Seller and credited to the Purchase Price; (B) four
counterparts of the Bill of Sale and Assignment, and (C) the Tenant Notices, and
Purchaser shall deliver the Tenant Notices to each Tenant immediately after the
Closing, which obligation on the part of Purchaser shall survive the Closing.

                                       6
<PAGE>

                  (c) Closing costs shall be allocated and paid as follows:
<TABLE>
<CAPTION>
------------------------------------------------------------------------------------------- --------------------------
                                           Cost                                                 Responsible Party
------------------------------------------------------------------------------------------- --------------------------
<S>                                                                                          <C>
Title Commitment                                                                                     Seller
------------------------------------------------------------------------------------------- --------------------------
Premium for standard form Title Policy                                                               Seller
------------------------------------------------------------------------------------------- --------------------------
Premium for any upgrade of Title Policy for any endorsements to the Title Policy                    Purchaser
desired by Purchaser, any inspection fee charged by the Title Company,
tax certificates, municipal and utility lien certificates, and any other Title
Company charges
------------------------------------------------------------------------------------------- --------------------------
Costs of Survey                                                                                      Seller
------------------------------------------------------------------------------------------- --------------------------
Costs of any revisions, modifications or recertifications to Survey                                 Purchaser
------------------------------------------------------------------------------------------- --------------------------
Costs for UCC Searches                                                                              Purchaser
------------------------------------------------------------------------------------------- --------------------------
Recording Fees                                                                                      Purchaser
------------------------------------------------------------------------------------------- --------------------------
Any escrow fee charged by the Title  Company for holding the Earnest  Money or  conducting         Purchaser 1/2
the Closing                                                                                         Seller 1/2
------------------------------------------------------------------------------------------- --------------------------
Real Estate Sales Commission to brokers specifically named in Section 11(c)                          Seller
------------------------------------------------------------------------------------------- --------------------------
Attorneys' fees for Seller's attorneys                                                               Seller
------------------------------------------------------------------------------------------- --------------------------
Attorneys' fees for Purchaser's attorneys                                                           Purchaser
------------------------------------------------------------------------------------------- --------------------------
All other closing costs, expenses, charges and fees                                          The party incurring the
                                                                                                      same
------------------------------------------------------------------------------------------- --------------------------
</TABLE>

                  (d) Seller and Purchaser agree to adjust, as of 12:01 a.m. on
the Closing Date, the following (collectively, the "Proration Items"): real
estate and personal property taxes and assessments (subject to the terms of
Section 6(f) below) and any assessments by private covenant for the then-current
calendar year of Closing; utility bills (except as hereinafter provided); Tenant
Receivables (defined below) [subject to the terms of Section 6(e) below] and
other income and rents that have been collected by Seller as of Closing; and
prepaid expenses and obligations under Property Agreements that are assigned to
Purchaser at Closing. Seller will be charged and credited for the amount of all
of the Proration Items relating to the period up to the Closing Date, and
Purchaser will be charged and credited for all of the Proration Items relating
to the period from and after the Closing Date. If the actual amounts of the
Proration Items are not known as of the Closing Date, the prorations will be
made at Closing on the basis of the best evidence then available; thereafter,
when actual figures are received, re-prorations will be made on the basis of the
actual figures, and a final cash settlement will be made between Seller and
Purchaser. No prorations will be made in relation to insurance premiums unless
Seller's insurance policies will be assigned to Purchaser. Final readings and
final billings for utilities will be made if possible as of the Closing Date, in
which event no proration will be made at Closing with respect to utility bills.
Seller will be entitled to all deposits presently in effect with the utility
providers, and Purchaser will be obligated to make its own arrangements for
deposits with the utility providers. The provisions of this Section 6(d) will
survive the Closing Date for one year.

                  (e) Rents and other income due from Tenants under Leases and
operating expenses and/or taxes payable by Tenants under Leases (collectively,

                                       7
<PAGE>

"Tenant Receivables") and not collected by Seller as of Closing shall not be
prorated between Seller and Purchaser at Closing but shall be apportioned on the
basis of the period for which the same is payable and if, as and when collected,
as follows: Tenant Receivables received from Tenants under Leases after Closing
shall be applied in the following order of priority: (A) first, to payment of
the current Tenant Receivables then due for the month in which the Closing Date
occurs, which amount shall be apportioned between Purchaser and Seller as of the
Closing Date as set forth in Section 6(d) hereof (with Seller's portion thereof
to be delivered to Seller); (B) second, to Tenant Receivables first coming due
after Closing and applicable to the period of time after Closing, which amount
shall be retained by Purchaser; and (C) thereafter, to delinquent Tenant
Receivables which were due and payable as of Closing but not collected by Seller
as of Closing (collectively, "Uncollected Delinquent Tenant Receivables"), which
amount shall be delivered to Seller. Notwithstanding the foregoing, Seller shall
have the right to pursue the collection of Uncollected Delinquent Tenant
Receivables for a period of one year after Closing without prejudice to Seller's
rights or Purchaser's obligations hereunder, provided, however, Seller shall
have no right to cause any such Tenant to be evicted or to exercise any other
"landlord" remedy (as set forth in such Tenant's Lease) against such Tenant
other than to sue for collection. Any sums received by Purchaser to which Seller
is entitled shall be held in trust for Seller on account of such past due rents
payable to Seller, and Purchaser shall remit to Seller any such sums received by
Purchaser to which Seller is entitled within ten Business Days (defined below)
after receipt thereof less reasonable, actual costs and expenses of collection,
including reasonable attorneys' fees, court costs and disbursements, if any.
Seller expressly agrees that if Seller receives any amounts after the Closing
Date which are attributable, in whole or in part, to any period after the
Closing Date, Seller shall remit to Purchaser that portion of the monies so
received by Seller to which Purchaser is entitled within ten Business Days after
receipt thereof.

                  (f) All ad valorem real estate and personal property taxes
with respect to the Property (to the extent not prorated in 6(d) above) shall be
prorated as of 12:01 a.m. on the Closing Date on a cash basis for the calendar
year in which the Closing Date occurs, regardless of the year for which such
taxes are assessed. Any additional real property taxes relating to the year of
Closing or prior years arising out of a change in the use of the Land and
Improvements or a change in ownership shall be assumed by Purchaser effective as
of Closing and paid by Purchaser when due and payable, and Purchaser shall
indemnify Seller from and against any and all such taxes, which indemnification
obligation shall survive the Closing.

                  (g) In the event that the Title Company does not issue at
Closing, or unconditionally commit at Closing to issue, to Purchaser, an owner
policy of title insurance in accordance with the Title Commitment, insuring
Purchaser's fee simple title to the Land and the Improvements in the amount of
the Purchase Price, subject only to the standard exceptions and exclusions from
coverage contained in such policy and the Permitted Exceptions (the "Title
Policy"), Purchaser shall have the right to terminate this Agreement, in which
case the Earnest Money shall be immediately returned to Purchaser and the
parties hereto shall have no further rights or obligations, other than those
that by their terms survive the termination of this Agreement. Notwithstanding
the foregoing sentence, Seller shall have the right to extend the Closing for up
to three days, upon notice to Purchaser on or before the Closing, in order to
afford Seller the opportunity to cause another title company acceptable to
Purchaser to issue at Closing, or unconditionally commit at Closing to issue,
the Title Policy.

                                       8
<PAGE>

         7. Operations Prior to Closing. From the Effective Date until the
Closing Date, Seller shall: (a) maintain and operate the Property in
substantially the same manner as Seller has heretofore done; (b) continue all
Leases and Property Agreements relative to the Property in full force and effect
and neither cancel, amend, nor renew any of the same other than in the ordinary
course of Seller's business; (c) not commit or permit to be committed any
physical waste to the Property; (d) not, without the prior written consent of
Purchaser (which consent shall not be unreasonably withheld or delayed by
Purchaser), enter into any Lease or other agreement or instrument or take any
action that would be outside the normal scope of maintaining and operating the
Property; (e) not remove any item of the Personalty from the Land or
Improvements unless it is replaced with an item of at least equal value that is
properly suited for its intended purpose; and (f) maintain all insurance
policies or contracts relative to the Property in full force and effect as they
exist on the Effective Date. Notwithstanding the foregoing, prior to the end of
the Inspection Period, Seller may enter into new Leases or contracts affecting
the Property or cancel, amend, renew or terminate any Lease or Property
Agreement without Purchaser's consent provided Seller gives Purchaser a copy of
the document evidencing the same before the end of the Inspection Period.

         8. Remedies. If Seller fails to perform its obligations pursuant to
this Agreement for any reason except failure by Purchaser to perform hereunder
or termination of this Agreement as provided herein, then Purchaser may, as its
exclusive remedy therefor either: (1) terminate this Agreement by notifying
Seller thereof, in which case the Title Company shall return the Earnest Money
to Purchaser immediately following receipt of an affidavit of Purchaser stating
that Seller has defaulted and Purchaser has terminated this Agreement, and
neither party hereto shall have any further rights or obligations hereunder,
except for those which survive the termination of this Agreement or (2) enforce
specific performance of the obligations of Seller hereunder. If Purchaser fails
to perform its obligations pursuant to this Agreement at or prior to Closing for
any reason except failure by Seller to perform hereunder or termination of this
Agreement as provided herein, then Seller may, as its sole remedy, terminate
this Agreement by notifying Purchaser thereof, in which event the Title Company
shall deliver the Earnest Money to Seller as liquidated damages, whereupon
neither Seller nor Purchaser shall have any further rights or obligations
hereunder, except for those which survive the termination of this Agreement. The
Title Company shall deliver the Earnest Money to Seller immediately following
the Title Company's receipt of an affidavit of Seller stating that Purchaser has
defaulted and Seller has terminated this Agreement.

         9. Destruction, Damage, or Taking Before Closing. If, before the
Closing Date, all or any material part of the Property is destroyed or damaged,
or becomes subject to condemnation or eminent domain proceedings, then Seller
shall promptly notify Purchaser thereof (a "Seller's Notice"). Purchaser may
elect to proceed with the Closing (subject to the other provisions of this
Agreement) by delivering notice thereof to Seller within three days after
receipt of a Seller's Notice, but Purchaser shall be entitled to all insurance
proceeds or condemnation awards payable as a result of such damage or taking
and, to the extent the same may be necessary or appropriate, Seller shall assign
to Purchaser at Closing Seller's rights to such proceeds or awards. If, within
three days after Purchaser's receipt of a Seller's Notice, Seller receives
written notice from Purchaser of Purchaser's termination of this Agreement, then
Purchaser shall be deemed to have terminated this Agreement. If, within three
days after Seller's delivery of a Seller's Notice, Seller does not receive

                                       9
<PAGE>

written notice from Purchaser of Purchaser's termination of this Agreement,
Purchaser shall have waived its right to terminate this Agreement under this
Section 9. If, before the Closing Date, less than a material part of the Land or
Improvements is destroyed or damaged, or becomes subject to condemnation or
eminent domain proceedings, then Seller shall notify Purchaser thereof,
Purchaser shall have no right to terminate this Agreement, and in such case (or
if Purchaser is deemed to have waived its right to terminate this Agreement
under this Section 9 as provided in the preceding sentence), the parties shall
proceed with the Closing, but Purchaser shall be entitled to all insurance
proceeds or condemnation awards payable as a result of such damage or taking
and, to the extent the same may be necessary or appropriate, Seller shall assign
to Purchaser at Closing Seller's rights to such proceeds or awards. For the
purposes of this Section 9, damage or a taking shall be considered to be
"material" if the value of the portion of the Property damaged or taken exceed
twenty percent (20%) of the Purchase Price, or, in the case of a taking, if the
portion of the Property taken is such that it materially adversely affects the
ability to use the remainder for the purposes for which it is presently used.
Purchaser acknowledges that Seller has disclosed to Purchaser that some
non-material hail damage occurred to the Property on or about March 25, 2005 and
that certain repairs to the Property are required to be made as a result of such
damage. Purchaser shall receive a credit at Closing against the Purchase Price
in the amount of $189,256.85.

         10. Notices. Notices must be in writing to and given at the addresses
stated above. All notices provided or permitted to be given under this Agreement
may be served by delivering the same in person to such party by a
nationally-recognized, overnight delivery service (e.g., FedEx) or by facsimile
copy transmission during normal business hours with a confirmation copy
delivered by another method permitted under this Section 10. Notice given in
accordance herewith shall be effective upon the earlier to occur of actual
delivery to the address of the addressee or refusal of receipt by the addressee
(even if such addressee refuses delivery thereof). Notices given by counsel to
the Purchaser shall be deemed given by Purchaser and notices given by counsel to
the Seller shall be deemed given by Seller.

         11. Miscellaneous.

                  (a) Entireties. This Agreement contains the entire agreement
of the parties pertaining to the Property.

                  (b) Modifications. This Agreement may only be modified by a
written document signed by both parties.

                  (c) Commissions. Seller hereby agrees to pay a commission to
CB Richard Ellis pursuant to the terms of a separate written agreement between
Seller and CB Richard Ellis. Other than as stated above in this Section 11(c),
Seller and Purchaser each represent and warrant to the other that no real estate
brokerage commission is payable to any person or entity in connection with the
transaction contemplated hereby, and each agrees to and does hereby indemnify
and hold the other harmless against the payment of any commission to any other
person or entity claiming by, through or under Seller or Purchaser, as
applicable. This indemnification shall extend to any and all claims,
liabilities, costs and expenses (including reasonable attorneys' fees and
litigation costs) arising as a result of such claims and shall survive the
Closing. As provided for in the Texas Real Estate License Act, Purchaser is

                                       10
<PAGE>

advised to have an abstract of title for the Property examined by an attorney of
its choice, or to obtain a policy of title insurance pursuant to the terms
hereof.

                  (d) Calculation of Time Periods; Business Day. Unless
otherwise specified, in computing any period of time described herein, the day
of the act or event after which the designated period of time begins to run is
not to be included and the last day of the period so computed is to be included,
unless such last day is not a Business Day, in which event the period shall run
until the end of the next day which is a Business Day. As used herein, the term
"Business Day" means any day that is not a Saturday, Sunday or legal holiday for
national banks in the city in which the Land and Improvements are located.

                  (e) Parties Bound; Assignment. This Agreement, and the terms,
covenants, and conditions herein contained, shall inure to the benefit of and be
binding upon the heirs, personal representatives, successors, and assigns of
each of the parties hereto. Purchaser may assign its rights under this Agreement
to Montgomery Realty Group, Inc. without Seller's consent; no other assignment
by Purchaser is permitted without Seller's consent.

                  (f) Attorneys' Fees. In the event of litigation between the
parties in connection with this Agreement, the prevailing party shall be
entitled to recover its reasonable attorneys' fees and costs from the
non-prevailing party. The obligation in the immediately preceding sentence shall
survive any termination of this Agreement or the Closing as a surviving
obligation.

                  (g) Arbitration. Any disputes arising under this Agreement
shall be settled by arbitration administered by the American Arbitration
Association ("AAA") in accordance with the Commercial Arbitration Rules of the
AAA, the venue for which shall be Dallas, Texas. The arbitration shall be
conducted by a panel of arbitrators ("Arbitration Panel"), whose decision
(and/or award) shall be final and binding on the parties and judgment on the
decision (and/or award) may be entered by any court having jurisdiction thereof.
The Arbitration Panel will be comprised of one arbitrator appointed by each of
the parties, and a third arbitrator mutually selected by the first two
arbitrators. In the event that the first two arbitrators fail to appoint the
third arbitrator or a party fails to appoint an arbitrator, that arbitrator will
be appointed by the AAA. The mutually selected arbitrator, who will be a
qualified lawyer, will act as the Chairman of the Arbitration Panel

                  (h) Governing Law; Jurisdiction. This Agreement shall be
governed and construed in accordance with the laws of the State of Texas. Each
of Seller and Purchaser consents to binding arbitration as provided in Section
11(g) for any dispute among them arising out of matters related to this
Agreement or the Property. Each of Seller and Purchaser waives the right to
commence an action in connection with this Agreement in any court and expressly
agrees to be bound by the decision of the arbitrator determined in Section
11(g). The waiver of this Section 11(h) will not prevent Seller or Purchaser
from commencing an action in any court for the sole purposes of enforcing the
obligation of the other party to submit to binding arbitration or the
enforcement of an award granted by arbitration herein

                  (i) Multiple Counterparts. To facilitate execution, this
Agreement may be executed in as many counterparts as may be convenient or

                                       11
<PAGE>

required. It shall not be necessary that the signature of, or on behalf of, each
party, or that the signature of all persons required to bind any party, appear
on each counterpart. All counterparts shall collectively constitute a single
instrument.

                  (j) Time is of the Essence. Time is of the essence in this
Agreement.

                  (k) Like-Kind Exchange. Purchaser will consummate the purchase
of the Property as part of a so-called like-kind exchange (the "Exchange")
pursuant to ss.1031 of the Internal Revenue Code of 1986, as amended, provided
that (1) Purchaser shall provide all material information relating to the
parties and properties to the Exchange no later than two days before Closing;
(2) all costs, fees, and expenses attendant to the Exchange shall be the sole
responsibility of Purchaser, and Purchaser shall indemnify and hold harmless
Seller from and against any such costs, fees, and expenses; (3) the Closing
shall not be delayed or affected by reason of the Exchange nor shall the
consummation or accomplishment of the Exchange be a condition precedent or
condition subsequent to Purchaser's obligations and covenants under this
Agreement; and (4) Seller shall not be required to acquire or hold title to any
real property other than the Land and Improvements for purposes of consummating
the Exchange. Purchaser agrees to defend, indemnify and hold Seller harmless
from any liability, damages, or costs, including (without limitation) reasonable
attorneys' fees, that may result from Seller's acquiescence to the Exchange.
Seller shall not, by this Agreement or acquiescence to the Exchange, (a) have
its rights under this Agreement, including (without limitation) those that
survive Closing, affected or diminished in any manner or (b) be responsible for
compliance with or be deemed to have warranted to Purchaser that the Exchange in
fact complies with ss.1031 of the Internal Revenue Code of 1986, as amended. The
terms of this Section shall survive Closing.

            [THE REMAINDER OF THIS PAGE IS INTENTIONALLY LEFT BLANK]

                                       12
<PAGE>

                                    SELLER'S
                                SIGNATURE PAGE TO
                           PURCHASE AND SALE AGREEMENT
                                     BETWEEN
   LASALLE BANK NATIONAL ASSOCIATION, AS TRUSTEE FOR THE REGISTERED HOLDERS OF
    CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP., COMMERCIAL MORTGAGE
                  PASS-THROUGH CERTIFICATES, SERIES 2002-CP3,
                                   AS SELLER
                                       AND
            MARK D. ZIMMERMAN, AS QUALIFIED EXCHANGE ACCOMMODATOR FOR
                         MONTGOMERY REALTY GROUP INC.,
                                  AS PURCHASER

         IN WITNESS WHEREOF, the parties hereto have executed this Agreement on
the day and year written below.

                                  SELLER:

                                  LASALLE BANK NATIONAL ASSOCIATION, AS
                                  TRUSTEE FOR THE REGISTERED HOLDERS OF CREDIT
                                  SUISSE FIRST BOSTON MORTGAGE SECURITIES
                                  CORP., COMMERCIAL MORTGAGE PASS-THROUGH
                                  CERTIFICATES, SERIES 2002-CP3

                                  By: Clarion Partners, LLC, as Special Servicer

Date executed:                        By:  /s/ Jeffrey J. Peshut
                                         ---------------------------------------
                                         Jeffrey J. Peshut
                                         Senior Vice President
June 28, 2005

                                       13
<PAGE>

                                   PURCHASER'S
                                SIGNATURE PAGE TO
                           PURCHASE AND SALE AGREEMENT
                                     BETWEEN
   LASALLE BANK NATIONAL ASSOCIATION, AS TRUSTEE FOR THE REGISTERED HOLDERS OF
   CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP., COMMERCIAL MORTGAGE
                  PASS-THROUGH CERTIFICATES, SERIES 2002-CP3,
                                   AS SELLER
                                       AND
            MARK D. ZIMMERMAN, AS QUALIFIED EXCHANGE ACCOMMODATOR FOR
                         MONTGOMERY REALTY GROUP, INC.
                                  AS PURCHASER

         IN WITNESS WHEREOF, the parties hereto have executed this Agreement on
the day and year written below.

                                    PURCHASER:

                                      /s/ Mark D. Zimmerman
                                    --------------------------------------------
                                    MARK D. ZIMMERMAN, as Qualified Exchange
                                    Accommodator for Montgomery Realty Group,
                                    Inc.

Date executed:
June 27, 2005
                                    EQUITABLE BENEFICIARY:

                                    MONTGOMERY REALTY GROUP, INC.

                                    By: /s/ Dinesh Maniar
                                       -----------------------------------------
                                         Dinesh Maniar
                                    Its: President
                                       -----------------------------------------
Date executed:
June 27, 2005

                                       14
<PAGE>

                              TITLE COMPANY JOINDER

         The Title Company joins herein in order to evidence its agreement to
perform the duties and obligations of Title Company set forth herein and to
acknowledge receipt of (a) fully-executed copy of this Agreement, and (b) the
Earnest Money.

         Dated:  June 29, 2005

                                         STEWART TITLE OF AUSTIN, INC.

                                         By: /s/ Carolyn Stegall
                                             -----------------------------------
                                         Name: Carolyn Stegall
                                              ----------------------------------
                                         Title: Escrow Officer
                                               ---------------------------------

                                       15
<PAGE>

                                   Exhibit A

                              Property Description

Tract B, FIRST RESUBDIVISION OF GREENWAY PLAZA SOUTHEAST, a subdivision in
Travis County, Texas, according to the map or plat of record in Volume 64, Page
83, plat records of Travis county, Texas.

                                      A-1
<PAGE>

                                   Exhibit B

                              SPECIAL WARRANTY DEED

THE STATE OF TEXAS     ss.
                       ss.        KNOW ALL MEN BY THESE PRESENTS:
COUNTY OF TRAVIS       ss.

         LaSalle Bank National Association, as trustee for the registered
Holders of Credit Suisse First Boston Mortgage Securities Corp., Commercial
Mortgage Pass-Through Certificates, Series 2002-CP3 ("Grantor"), for and in
consideration of the sum of $10.00 and other good and valuable consideration,
the receipt and sufficiency of which are hereby acknowledged, has GRANTED,
BARGAINED, SOLD, and CONVEYED and by these presents does GRANT, BARGAIN, SELL,
and CONVEY unto Montgomery Realty Group, Inc., a Nevada corporation ("Grantee"),
the tract or parcel of land in Travis County, Texas, described in Exhibit A,
together with all rights, titles, and interests appurtenant thereto including,
without limitation, Grantor's interest, if any, in any and all adjacent streets,
alleys, rights of way and any adjacent strips and gores (such land and interests
are hereinafter collectively referred to as the "Property").

         This Special Warranty Deed and the conveyance hereinabove set forth is
executed by Grantor and accepted by Grantee subject to all easements,
restrictions, reservations and covenants now of record and further subject to
all matters that a current, accurate survey of the Property would show, together
with the matters described in Exhibit B attached hereto and incorporated herein
by this reference, to the extent the same are validly existing and applicable to
the Property (hereinafter referred to collectively as the "Permitted
Exceptions").

         Grantee acknowledges that Grantee has independently and personally
inspected the Property. The Property is hereby conveyed to and accepted by
Grantee in its present physical condition. Notwithstanding anything contained
herein to the contrary, it is understood and agreed that Grantor and Grantor's
agents or employees have not made and are not now making, and they specifically
disclaim, any warranties, representations or guaranties of any kind or
character, express or implied, oral or written, past, present or future, with
respect to the Property.

         TO HAVE AND TO HOLD the Property, together with all and singular the
rights and appurtenances thereunto in anywise belonging, unto Grantee, its
successors and assigns forever, and Grantor does hereby bind itself, its
successors and assigns, to WARRANT AND FOREVER DEFEND all and singular the title
to the Property unto the said Grantee, its successors and assigns against every
person whomsoever lawfully claiming or to claim the same or any part thereof by,
through, or under Grantor but not otherwise, subject to the Permitted
Exceptions.

              [The Remainder of this Page Intentionally Left Blank]

                                      B-1
<PAGE>

         Grantee's address is: 400 Oyster Point Blvd., Suite 415, South San
Francisco, California 94080.

         EXECUTED as of June 28, 2005.

                                  LASALLE BANK NATIONAL ASSOCIATION, AS
                                  TRUSTEE FOR THE REGISTERED HOLDERS OF CREDIT
                                  SUISSE FIRST BOSTON MORTGAGE SECURITIES
                                  CORP., COMMERCIAL MORTGAGE PASS-THROUGH
                                  CERTIFICATES, SERIES 2002-CP3

                                  By: Clarion Partners, LLC, as Special Servicer

                                        By:
                                           -------------------------------------
                                           Jeffrey J. Peshut
                                           Senior Vice President

THE STATE OF COLORADO      ss.
                           ss.
COUNTY OF ARAPAHOE         ss.

         This instrument was acknowledged before me on June 28, 2005, by Jeffrey
J. Peshut, Senior Vice President of Clarion Partners, LLC, as Special Servicer
for LaSalle Bank National Association, As Trustee For The Registered Holders Of
Credit Suisse First Boston Mortgage Securities Corp., Commercial Mortgage
Pass-Through Certificates, Series 2002-CP3, on behalf of said Special Servicer.

                                           -------------------------------------
                                           Notary Public, State of Colorado
                                           My Commission Expires:
                                                                 ---------------
                                           -------------------------------------
                                           Printed Name of Notary

                                      B-2
<PAGE>

                                   Exhibit C

         BILL OF SALE, ASSIGNMENT AND ASSUMPTION OF LEASES AND CONTRACTS

         THIS BILL OF SALE, ASSIGNMENT AND ASSUMPTION OF LEASES AND CONTRACTS
(this "Bill of Sale") is made as of the _____ day of __________________, 2005,
by and between LaSalle Bank National Association, as trustee for the registered
Holders of Credit Suisse First Boston Mortgage Securities Corp., Commercial
Mortgage Pass-Through Certificates, Series 2002-CP3 ("Assignor"), and [_____], a
[_____] ("Assignee").

                              W I T N E S S E T H:

         For good and valuable consideration, receipt and sufficiency of which
are hereby acknowledged, Assignor and Assignee hereby agree as follows:

         1. Assignor hereby sells, transfers, assigns and conveys to Assignee
the following:

                  (a) All right, title and interest of Assignor in and to all
tangible personal property ("Personalty") set forth in the inventory on Exhibit
A hereto and made a part hereof, and located on, and used in connection with the
management, maintenance or operation of that certain land and improvements
located in the County of Travis, State of Texas, as more particularly described
in Exhibit B hereto and made a part hereof ("Real Property"), but excluding
tangible personal property owned or leased by Assignor's property manager or the
tenants of the Real Property under the Tenant Leases (as defined below).

                  (b) All right, title and interest of Assignor in and to those
certain leases described on Exhibit C hereto and made a part hereof (the "Tenant
Leases"), relating to the leasing of space in the Real Property and all of the
rights, interests, benefits and privileges of the lessor thereunder, and to the
extent Assignee has not received a credit therefor under the Purchase Agreement
(as defined below), all prepaid rents and security and other deposits held by
Assignor under the Tenant Leases and not credited or returned to tenants, but
subject to all terms, conditions, reservations and limitations set forth in the
Tenant Leases.

                  (c) To the extent assignable, all right, title and interest of
Assignor in and to those certain contracts set forth on Exhibit D hereto and
made a part hereof, and all warranties, guaranties, indemnities and claims
(including, without limitation, for workmanship, materials and performance) and
which exist or may hereafter exist against any contractor, subcontractor,
manufacturer or supplier or laborer or other services relating thereto
(collectively, the "Contracts").

                  (d) All right, title and interest of Assignor in and to those
agreements set forth on Exhibit E hereto and made a part hereof (the "License
Agreements").

         2. This Bill of Sale is given pursuant to that certain Purchase and
Sale Agreement (as amended, the "Purchase Agreement") dated as of June __, 2005
between Assignor and Assignee, providing for, among other things, the conveyance
of the Personalty, the Tenant Leases, the License Agreements and the Contracts.

                                      C-1
<PAGE>

         3. As set forth in Section 5(c) of the Purchase Agreement, which is
hereby incorporated by reference as if herein set out in full and except as set
forth herein, the property conveyed hereunder is conveyed by Assignor and
accepted by Assignee AS IS, WHERE IS, AND WITHOUT ANY WARRANTIES OF WHATSOEVER
NATURE, EXPRESS OR IMPLIED, EXCEPT AS EXPRESSLY SET FORTH IN THE PURCHASE
AGREEMENT, IT BEING THE INTENTION OF ASSIGNOR AND ASSIGNEE EXPRESSLY TO NEGATE
AND EXCLUDE ALL WARRANTIES, INCLUDING, WITHOUT LIMITATION, THE IMPLIED
WARRANTIES OF MERCHANTABILITY AND FITNESS FOR ANY PARTICULAR PURPOSE, WARRANTIES
CREATED BY ANY AFFIRMATION OF FACT OR PROMISE OR BY ANY DESCRIPTION OF THE
PROPERTY CONVEYED HEREUNDER, OR BY ANY SAMPLE OR MODEL THEREOF, AND ALL OTHER
WARRANTIES WHATSOEVER CONTAINED IN OR CREATED BY THE TEXAS UNIFORM COMMERCIAL
CODE.

         4. Assignee hereby accepts the assignment of the Personalty, the Tenant
Leases, the Contracts and the License Agreements and agrees to assume and
discharge, in accordance with the terms thereof, (a) all of the obligations
thereunder from and after the date hereof, including, without limitation, the
obligations and duties of Assignor relating to any tenant deposits either
assigned to Assignee or for which Assignee received a credit from Assignor
pursuant to the Purchase Agreement, and (b) all of the lessor's obligations
under the Tenant Leases relating to the physical, environmental or legal
compliance status of the Real Property, whether arising before or after the date
hereof. Additionally, but without limiting the generality of the foregoing,
Assignee agrees to assume and discharge all leasing commissions, costs for
tenant improvements, legal fees and other costs and expenses incurred with
respect to Tenant Leases and Tenant Lease renewals and extensions and License
Agreements and License Agreement renewals and extensions executed subsequent to
the Effective Date of the Agreement and those set forth on Exhibit F hereto.
Assignee agrees to indemnify and hold harmless Assignor from any cost,
liability, damage or expense (including attorneys' fees) arising out of or
relating to Assignee's failure to perform any of the foregoing obligations.

         5. Assignor agrees to indemnify and hold harmless Assignee from any
cost, liability, damage or expense (including attorneys' fees) arising out of or
relating to Assignor's failure to perform any of the obligations of Assignor
under the Tenant Leases, Contracts or License Agreements, to the extent accruing
prior to the date hereof, excluding all of the lessor's obligations under the
Tenant Leases relating to the physical, environmental or legal compliance status
of the Real Property (whether accruing before or after the date hereof).

         6. This Bill of Sale may be executed in any number of counterparts,
each of which shall be deemed an original, but all of which shall constitute one
and the same instrument.

                                      C-2
<PAGE>

         IN WITNESS WHEREOF, the parties hereto have executed this Bill of Sale
as of the date first above written.

                                  ASSIGNOR:

                                  LASALLE BANK NATIONAL ASSOCIATION, AS
                                  TRUSTEE FOR THE REGISTERED HOLDERS OF CREDIT
                                  SUISSE FIRST BOSTON MORTGAGE SECURITIES
                                  CORP., COMMERCIAL MORTGAGE PASS-THROUGH
                                  CERTIFICATES, SERIES 2002-CP3

                                  By: Clarion Partners, LLC, as Special Servicer

                                        By:
                                           -------------------------------------
                                           Jeffrey J. Peshut
                                           Senior Vice President

                                  ASSIGNEE:

                                  [--------------------------------------------]

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

Exhibit A Personalty
Exhibit B Real Property
Exhibit C Tenant Leases
Exhibit D Contracts
Exhibit E License Agreements
Exhibit F Lease Costs and Expenses

                                      C-3
<PAGE>

                                   Exhibit D

                                Notice to Tenants

                             ________________, 2005

[Name and Address of Tenant]

         You are hereby notified that LaSalle Bank National Association, as
trustee for the registered Holders of Credit Suisse First Boston Mortgage
Securities Corp., Commercial Mortgage Pass-Through Certificates, Series 2002-CP3
("Seller"), the current owner of the Glen Oaks Apartments in Austin, Texas (the
"Property") and the current owner of the landlord's interest in your lease in
the Property, has sold the Property to [Purchaser] ("New Owner"), as of the
above date. In connection with such sale, Seller has assigned and transferred
its interest in your lease and your security deposit thereunder in the amount of
$____________ (the "Security Deposit") to New Owner, and New Owner has assumed
and agreed to perform all of the landlord's obligations under your lease
(including any obligations set forth in your lease or under applicable law to
repay or account for the Security Deposit) from and after such date. New Owner
acknowledges that New Owner has received and is responsible for the Security
Deposit.

         Accordingly, (a) all your obligations under the lease from and after
the date hereof, including your obligation to pay rent, shall be performable to
and for the benefit of New Owner, its successors and assigns, and (b) all the
obligations of the landlord under the lease, including any obligations
thereunder or under applicable law to repay or account for the Security Deposit,
shall be the binding obligation of New Owner and its successors and assigns.
Unless and until you are otherwise notified in writing by New Owner, the address
of New Owner for all purposes under your lease is:

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

                                      D-1
<PAGE>

                                 Very truly yours,

                                 SELLER:

                                 LASALLE BANK NATIONAL ASSOCIATION, AS
                                 TRUSTEE FOR THE REGISTERED HOLDERS OF CREDIT
                                 SUISSE FIRST BOSTON MORTGAGE SECURITIES
                                 CORP., COMMERCIAL MORTGAGE PASS-THROUGH
                                 CERTIFICATES, SERIES 2002-CP3

                                 By: Clarion Partners, LLC, as Special Servicer

                                        By:
                                           ------------------------------------
                                           Jeffrey J. Peshut
                                           Senior Vice President

                                 NEW OWNER:

                                 [---------------------------------------------]

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

                                      D-2
<PAGE>

                                   Exhibit E

                               FIRPTA CERTIFICATE

         Section 1445 of the Internal Revenue Code provides that a transferee of
a U.S. real property interest must withhold tax if the transferor is a foreign
person. For U.S. tax purposes (including Section 1445), the owner of a
disregarded entity (which has legal title to a U.S. real property interest under
local law) will be the transferor of the property and not the disregarded
entity. To inform Montgomery Realty Group, Inc. ("Transferee") that withholding
of tax is not required upon the disposition of a U.S. real property interest by
LaSalle Bank National Association, as trustee for the registered Holders of
Credit Suisse First Boston Mortgage Securities Corp., Commercial Mortgage
Pass-Through Certificates, Series 2002-CP3 ("Transferor"), the undersigned, in
his capacity as Senior Vice President of Clarion Partners, LLC, as Special
Servicer, but not individually, hereby certifies to Transferee the following on
behalf of Transferor:

         1. Transferor is not a foreign corporation, foreign partnership,
foreign trust, or foreign estate (as those terms are defined in the Internal
Revenue Code and Income Tax Regulations);

         2. Transferor is not a disregarded entity as defined in Section
1.1445-2(b)(2)(iii);

         3. Transferor's U.S. employer identification number is 30-0144589; and

         4. Transferor's office address is c/o Jeffrey J. Peshut, 6400 S.
Fiddler's Green Circle, Suite 180, Englewood, Colorado 80111.

         Transferor understands that this certification may be disclosed to the
Internal Revenue Service by Transferee and that any false statement contained
herein could be punished by fine, imprisonment, or both.

         Under penalties of perjury I declare that I have examined this
certification and to the best of my knowledge and belief it is true, correct and
complete, and I further declare that I have authority to sign this document on
behalf of Transferor.

         Dated as of June 28, 2005.

                                       E-1
<PAGE>

                                  LASALLE BANK NATIONAL ASSOCIATION, AS
                                  TRUSTEE FOR THE REGISTERED HOLDERS OF CREDIT
                                  SUISSE FIRST BOSTON MORTGAGE SECURITIES
                                  CORP., COMMERCIAL MORTGAGE PASS-THROUGH
                                  CERTIFICATES, SERIES 2002-CP3

                                  By: Clarion Partners, LLC, as Special Servicer

                                       By:
                                          -----------------------------------
                                          Jeffrey J. Peshut
                                          Senior Vice President
                                       Date: June 28, 2005

THE STATE OF COLORADO      ss.
                           ss.
COUNTY OF ARAPAHOE         ss.

         This instrument was acknowledged before me on June 28, 2005, by Jeffrey
J. Peshut, Senior Vice President of Clarion Partners, LLC, as Special Servicer
for LaSalle Bank National Association, As Trustee For The Registered Holders Of
Credit Suisse First Boston Mortgage Securities Corp., Commercial Mortgage
Pass-Through Certificates, Series 2002-CP3, on behalf of said Special Servicer.

                                                --------------------------------
                                                Notary Public, State of Colorado

                                      E-2

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