Document:

Supporting Schedules and Exhibits to Lease Agreement (Commerce Street Bldg)

 Exhibit 10.5.1 
 EXHIBIT “A” 
 330 Commerce Street Building Legal Description 
 TRACT NO. I: 
 Being a volume of air containing 3,200,912 cubic feet, more
or less, with its lower level boundary beginning at Elevation 530.0 which is the upper ceiling of the seventh floor of the structure below and with its upper level boundary being at Elevation 634.0 [said Elevations refer to mean sea level as
established from State of Tennessee Project No. M-3243 (S) Bench Mark being a tag bolt fire hydrant 270.00 feet south of Commerce Street as relocated on Second Avenue, Elevation 429.43 (Sea Level Datum)], together with all structures, buildings
and improvements contained within said volume of air space and all real property contained therein above a parcel of land in Nashville, Davidson County, Tennessee, and being more particularly described as follows: 
 Beginning at the point of intersection of the westerly margin of Third Avenue, North, and the northerly margin of Old Commerce Street, closed by Metropolitan Bill
No. 083-18; thence, with said westerly margin of Third Avenue, North, south 27 degrees 25 minutes 00 seconds east, 122.96 feet to a point in the northerly margin of Commerce Street; thence, with said northerly margin, south 62 degrees 30
minutes 03 seconds west, 174.45 feet to a point in the easterly margin of Printer’s Alley; thence,
with said easterly margin, north 27 degrees 40 minutes 45 seconds west, 122.48 feet to a point; thence, north 62 degrees 20 minutes 37 seconds east, 1.00 feet to a point; thence, continuing with the easterly margin of Printer’s Alley, north 27 degrees 32 minutes 23 seconds west, 53.40 feet to a point; thence, north 62 degrees 08
minutes 37 seconds east, 174.00 feet to a point in the westerly margin of Third Avenue, North; thence, with said westerly margin, south 27 degrees 29 minutes 23 seconds east, 54.00 feet to the point of beginning, containing 30,778 square feet or
0.71 acre, more or less. 
 Being the same property conveyed to J. C. Bradford & Co., a Tennessee partnership, by deed from Linville
Properties, Co., of record in Book 7089, page 112, said Register’s Office, by deed from Commerce Street Venture, of record in Book 7902, page 213, said Register’s Office, and by deeds from Richland Parking Co., a Tennessee partnership, of
record in Book 8266, page 805, and Book 8279, page 793, said Register’s Office. 
 TRACT NO. II: 
 A leasehold estate pursuant to a lease dated as of
December 1, 1985, by and between Commerce Street Venture (Lessor) and Linville Properties Co. (Tenant) a memorandum of said lease is recorded in Book 6739, page 374, and re-recorded in Book 6740, page 822, and further re-recorded in Book 7075,
page 517, said Register’s Office, and subsequently leased to J. C. Bradford & Co. (Tenant) from Linville Properties, Co. (Lessor) by lease dated as of December 1, 1986, a memorandum of lease is of record in Book 7089, page 118,
said Register’s Office. 
 Being a portion of a parcel of land in Nashville, First Civil District, Eighteenth Councilmanic District, Davidson
County, Tennessee, and being more particularly described as follows: 
 Beginning at the point of intersection of the westerly margin of Third Avenue,
North, and the 

 
northerly margin of Old Commerce Street, closed by Metropolitan Bill No. 083-18; thence, with said westerly margin of Third Avenue, North, south 27 degrees 25
minutes 00 seconds east, 122.96 feet to a point in the northerly margin of Commerce Street; thence, with said northerly margin, south 62 degrees 30 minutes 03 seconds west, 174.45 feet to a point in the easterly margin of Printer’s Alley; thence, with said easterly margin, north 27 degrees 40 minutes 45 seconds west, 122.48 feet to a
point; thence, north 62 degrees 20 minutes 37 seconds east, 1.00 feet to a point; thence, continuing with the easterly margin of Printer’s Alley, north 27 degrees 32 minutes 23 seconds west, 53.40 feet to a point; thence, north 62 degrees 08
minutes 37 seconds east, 174.00 feet to a point in the westerly margin of Third Avenue, North; thence, with said westerly margin, south 27 degrees 29 minutes 23 seconds east, 54.00 feet to the point of beginning, containing 30,778 square feet or
0.71 acre, more or less. 
 Being part of the property conveyed to The Industrial Development Board of the Metropolitan Government of Nashville and
Davidson County, by deed from Thomas C. Scott and Robert P. Thomas, Co-Trustees, with full power to sell, transfer, encumber and convey without the joinder of any beneficiary, Central Parking System, Inc., a corporation, and RCM Interest, a limited
partnership, of record in Book 6456, page 32, said Register’s Office, and leased to Commerce Street Venture, by Lease of record in Book 6456, page 37, said Register’s Office, as amended in Book 6699, page 486, as re-recorded in Book 6700,
page 764, said Register’s Office. 
 TRACT NO. III: 
 A
reciprocal easement for ingress and egress, parking, utilities and support as contained in that certain Reciprocal Easement Agreement, of record in Book 6733, page 331, as re-recorded in Book 6740, page 775, said Register’s Office, in and to a
parcel of land in Nashville, First Civil District, Eighteenth Councilmanic District, Davidson County, Tennessee, and being more particularly described as follows: 
 Beginning at the point of intersection of the westerly margin of Third Avenue, North, and the northerly margin of Old Commerce Street, closed by Metropolitan Bill No. 083-18; thence, with said westerly margin of Third
Avenue, North, south 27 degrees 25 minutes 00 seconds east, 122.96 feet to a point in the northerly margin of Commerce Street; thence, with said northerly margin, south 62 degrees 30 minutes 03 seconds west, 174.45 feet to a point in the easterly
margin of Printer’s Alley; thence, with said easterly margin, north 27 degrees 40 minutes 45 seconds west, 122.48 feet to a point; thence, north 62 degrees 20 minutes 37 seconds east, 1.00 feet to a point; thence, continuing with the easterly
margin of Printer’s Alley, north 27 degrees 32 minutes 23 seconds west, 53.40 feet to a point; thence, north 62 degrees 08 minutes 37 seconds east, 174.00 feet to a point in the westerly margin of Third Avenue, North; thence, with said westerly
margin, south 27 degrees 29 minutes 23 seconds east, 54.00 feet to the point of beginning, containing 30,778 square feet or 0.71 acre, more or less. 

 EXHIBIT “B” 
 SPACE PLANS 
 [SEE ATTACHED] 

 

 

 EXHIBIT “C” 
 DESCRIPTION OF TENANT’S WORK 
 Tenant represents and warrants that the Tenant’s Work on the
Premises as described herein will be completed pursuant to applicable building codes administered in Nashville, Davidson County, Tennessee as of the date of the issuance of the use and occupancy permit for the Premises. 

 EXHIBIT “D” 
 330 Commerce Street - Nashville, Tennessee 
 HVAC SPECIFICATIONS 
 The HVAC System shall be capable of maintaining 75 degrees Fahrenheit (“F”) (+/- 1 degree F) at 50% relative humidity, when the outdoor conditions are 94
degrees F dry bulb and 74 degrees F wet bulb. The HVAC System shall be capable of maintaining 72 degrees F (+/- 1 degree F) at outdoor temperature of 10 degrees F. The HVAC System is designed upon (i) lighting and equipment electrical connected
load of 8 watts per rentable square foot, (ii) occupancy rate of one person per. 200 rentable sq. ft., and (iii) outside air supplied at 20 CFM per person. 
  

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 EXHIBIT “E” 
 330 Commerce Street - Nashville, Tennessee 
 CLEANING SPECIFICATIONS 
 Landlord agrees that, at its expense, it will do the following standard janitorial work for the Premises: 
  

	I.	 General Space Cleaning - Five (5) nights per week Monday thru Friday 

	 	A.	 Nightly 

	 	1.	 Empty waste receptacles. 

	 	2.	 Replace plastic liners in waste receptacles as required. 

	 	3.	 Remove waste to compactor. 

	 	4.	 Clean entrance glass. 

	 	5.	 Clean glass in directories. 

	 	6.	 Spot clean all interior glass. 

	 	7.	 Spot clean walls, doors, door frames and around light switches. 

	 	8.	 Clean the elevators including walls, floors, doors, lights, tracks and indicator panels. 

	 	9.	 Clean and polish stainless steel in the main lobby, elevator lobbies, elevators, etc. 

	 	10.	 Damp wipe spillages on furniture in lounge and lunchroom areas. 

	 	11.	 Sanitize and polish all drinking fountains. 

	 	12.	 Spot clean carpet as needed. 

	 	13.	 Damp mop trackage and spillage as required. 

	 	14.	 Dust or damp wipe handrails and metalwork as required. 

  

	 	B.	 Monthly 

	 	15.	 Clean desk tops. 

	 	16.	 Perform high dusting not reached in normal cleaning. 

	 	17.	 Spray buff vinyl tile flooring in tenant and service areas. 

  

	 	C.	 Annually 

	 	18.	 Carpet cleaning once per year beginning in 2003. 

	 	19.	 Clean outside windows two (2) times. 

  

	II.	 Lavatories 

	 	A.	 Daily 

	 	1.	 Empty waste receptacles, as needed. 

	 	2.	 Fill all towel, toilet tissue, sanitary napkin and hand soap dispensers, as needed. 

	 	3.	 Floors to be spot-swept. 

  

	 	B.	 Nightly 

	 	4.	 Empty waste and sanitary napkin disposal receptacles. 

	 	5.	 Replace plastic liners as required. 

	 	6.	 Clean commodes and urinals with a disinfectant. 

	 	7.	 Clean washbowls with a scouring powder. 

	 	8.	 Polish mirrors. 

	 	9.	 Polish all brightwork. 

	 	10.	 Spot clean ceramic tile walls and metal partitions. 

	 	11.	 Floors to be swept, wet mopped and rinsed, using a disinfectant detergent. 

	 	12.	 Fill all towel, toilet tissue, sanitary napkin and hand soap dispensers. 

  

	 	B.	 Monthly 

	 	13.	 Wash and disinfect ceramic tile walls and metal partitions. 

	 	14.	 Wash interior of waste and sanitary napkin disposal containers. 

  

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 EXHIBIT “F” 
 LIST OF PARKING GARAGES 
  

	1.	 Firstar Building Garage – One Nashville Place 

	2.	 Commerce Center Garage 

	3.	 Sun Trust Financial Center Garage 

  

 53 

 EXHIBIT “G” 
 FORM OF SUBORDINATION, NON-DISTURBANCE & ATTORNMENT 
 AGREEMENT 
 THIS INSTRUMENT PREPARED BY: 
 STOKES BARTHOLOMEW
EVANS & PETREE, P.A. (FRH) 
 424 Church Street Suite 2800 
 Nashville, Tennessee 37219 
 SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT 
 THIS SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT (“Agreement”), made and entered into as of the
     day             , 2002, by and among COUNTRY MUSIC TELEVISION, INC., a Tennessee corporation (“Tenant”), K & M ENTERPRISES, a
Tennessee general partnership (“Landlord”), and AMSOUTH BANK, an Alabama state bank with offices in Nashville, Tennessee (“Lender”). 
 WITNESSETH: 
 WHEREAS, Lender previously made a loan to Landlord in the original principal amount
of $11,396,000.00 (the “Loan”), in order to provide financing for the acquisition of certain tracts of real property including certain air rights over real property located at 330 Commerce Street in Davidson County, Tennessee (the
“Land”) and the commercial office building and other improvements located thereon or therein (collectively,..the “Improvements”). The Land, the Improvements, and all personal property, both tangible and intangible
(including replacements, substitutions and after-acquired property), now or hereafter owned by Landlord and located on the Land, and all related appurtenances are herein after individually called the “Property” or the “Commerce
Street Building”; and 
 WHEREAS, the Loan was secured by a first lien Deed of Trust and Security Agreement on
Landlord’s interest in the Property dated October 17, 2000 and recorded in the Register’s Office of Davidson County, Tennessee, at Instrument Number 20001018-0103466, as amended by the First Amendment to Deed of Trust and Security
Agreement recorded in the Register’s Office of Davidson County, Tennessee at Instrument Number 20010523-0053665, and as further amended by the Second Amendment to Deed of Trust and Security Agreement dated December 11, 2001, and recorded
in the Register’s Office of Davidson County, Tennessee, at Instrument Number 20011213-0137528 (collectively, the “Security Instrument”); and 
 WHEREAS, Landlord and Tenant have entered into that certain Lease Agreement dated                 , 2002 (the
“Lease”), with respect to the third and fourth floors (the “Demised Premises”) of the Commerce Street Building, which is 
  

 54 

 NOW, THEREFORE, in consideration of the mutual agreements of the parties hereto, and for
other good and valuable consideration, the receipt and sufficiency of all of which are hereby acknowledged, the parties hereto mutually covenant and agree as follows: 
 1.        Subordination:    Tenant hereby subordinates all of its right, title and interest in, to and under the Lease to the lien
and security title of the Security Instrument, and acknowledges and agrees that the Lease shall at all times hereafter be subject and subordinate in all respects to the Security Instrument and to all renewals, modifications and extensions thereof,
subject to the terms and conditions of this Agreement. 
 2.        Notice to Lender;
Lender’s Cure.    Notwithstanding any provision in the Lease to the contrary, no default in the performance of any of Landlord’s obligations under the Lease that is of such a nature as to give Tenant a right to
terminate the Lease or to reduce the rent payable under the Lease or to any credit, reduction or offset against future rents shall entitle Tenant to exercise any such right, power or remedy unless and until notice of such default is given to Lender.
Tenant shall provide Lender with a copy of any such notices at the same time it provides such notices to Landlord and Lender shall have the right, but not the obligation, to remedy or cure such default at any time prior to such time afforded
Landlord to remedy or cure such default under the terms of the Lease. 
 3.        Non-Disturbance of Tenant’s Possession.    So long as Tenant is not in default (beyond any applicable cure or notice periods) under the terms and
conditions of the Lease, Tenant shall not be disturbed by Lender in Tenant’s occupancy of the Demised Premises during the original or any renewal term of the Lease or any extension thereof, notwithstanding foreclosure of the Security
Instrument, exercise of the power of sale thereunder, acceptance of a deed in lieu of foreclosure or exercise of any other remedy provided in the Security Instrument, in any assignment of leases and rents in favor of Lender or pursuant to the laws
of the state in which the Premises are situated. 
 4.        Lender’s
Obligations. 
  

	 	(a)	 As long as Landlord retains a fee interest in the Premises, no person or entity who exercises a right arising under the Security Instrument or any assignment of the Lease
to receive the rents payable by Tenant under the Lease shall thereby become obligated to Tenant for the performance of any of the terms, covenants, conditions and agreements of Landlord under the Lease. Landlord and Tenant agree that Tenant shall
make all payments to be made by Tenant under the Lease to such person or entity upon receipt of written notice of the exercise of such right, and Tenant agrees not to prepay any sums payable by Tenant under the Lease. Landlord agrees that Tenant is
entitled to rely on any such written notice, and that Tenant shall be relieved of any rental obligations under the Lease 

	 	 
to the extent Tenant makes any rental payments to such person or entity pursuant to such written notice. Receipt of rent by such other person shall not relieve
Landlord of its obligations under the Lease, and Tenant shall continue to look only to Landlord for performance thereof. 

  

	 	(b)	 In the event of Lender’s purchase of the Premises at a sale pursuant to the foreclosure of or the exercise of any power of sale under the Security Instrument or
acceptance of a deed in lieu of foreclosure, Lender shall thereby become obligated to Tenant for the performance of the terms, covenants, conditions and agreements of Landlord under the Lease arising on or after the date of Lender’s purchase
thereof; provided, however, that Tenant’s sole remedies against the Lender for any act or omission in contravention of any provision of the Lease shall be to (i) cancel the Lease, (ii) exercise Tenant’s remedies of
“self-help” or offset in accordance with the provisions of the Lease, or (iii) seek to recover a money judgment against Lender, with recourse only against Lender’s right, title and interest in and to the Land and Improvements for
collection of such judgment. Tenant hereby waives any right to recover any additional funds from any source whatsoever from Lender or any of its’ other assets. Upon Lender’s sale, assignment or transfer of its fee interest in the Premises,
Lender shall be fully released and discharged from any and all obligations and liabilities under the Lease without the necessity of any further action by any party; provided that the purchaser, assignee or transferee of said interest shall assume
Landlord’s obligations under the Lease. 

 5.        Special Rights of Lender.    In addition to and not in lieu of any other provisions of this Agreement, Lender shall not in any way or to any
extent be: 
  

	 	(a)	 liable for any act or omission of any landlord prior to the date Lender becomes obligated to Tenant under the Lease pursuant to Section 4(b) hereof, in contravention
of any provision of the Lease, except for obligations of the Landlord under the Lease continuing to exist after Lender acquires Landlord’s interest in and possession of the Premises; or 

  

	 	(b)	 subject to any offsets or defenses that Tenant might have against any prior landlord (including Landlord), except to the extent (i) expressly set forth in
Section 2.3.1 of the Lease concerning completion of the Landlord’s Work, in Section 9.9 concerning Landlord’s default, and in Section 10.25 concerning Tenant’s right of offset in the Lease and (ii) the Lender shall
attempt to enforce rent accrued prior to its succession of Interest; or 

  

	 	(c)	 bound by any rent or additional rent that Tenant might have paid for more than thirty (30) days in advance to any prior landlord (including Landlord), except as
permitted under Section 4.4 concerning payment by Tenant of certain estimated operating expenses, or by Section 9.1 concerning the located on that portion of the Land described on Exhibit A attached hereto, all as more particularly
set forth in the Lease; and 

 WHEREAS, the Lease may be prior in time to the Security Instrument and to the right, title
and interest of Lender thereto and thereunder; and 
 WHEREAS, Tenant is willing to subordinate the Lease to the lien and
security title of the Security Instrument if Lender gives certain assurances that Tenant’s possession of the Demised Premises will not, subject to the terms and conditions of this Agreement, be disturbed by reason of a foreclosure of the lien
and security title of, or exercise of the power of sale under, the Security Instrument; and 
 WHEREAS, Lender is willing to
provide such assurances to Tenant upon and subject to the terms and conditions of this Agreement; 
  

 55 

	 	 
requirement of Tenant to pay rent quarterly following certain late payment notices, or to the extent actually received by Lender; or 

  

	 	(d)	 bound by any agreement or modification of the Lease reducing the amount of rent or other payments payable by Tenant, modifying the term or renewals or increasing the
obligation of Landlord under the Lease made without Lender’s consent; or 

  

	 	(e)	 in any way responsible for any deposit or security that was delivered to Landlord but which was not subsequently delivered to Lender. 

 Notwithstanding anything to the contrary contained in this Agreement, if Lender acquires Landlord’s interest in and possession of the Premises and a Landlord
default has occurred and is continuing, Tenant shall not be considered as having waived any rights that Tenant may have to require that Lender remedy such default if the Landlord default continues after the date Lender acquires Landlord’s
interest in and possession of the Premises. 
 6.        Attornment.    Tenant agrees that if Lender acquires title to the Premises as a result of foreclosure of the Security Instrument, exercise of the
power of sale thereunder or the acceptance of a deed in lieu of foreclosure, or if Lender obtains control of the Premises pursuant to any other rights, powers or remedies contained in the Security Instrument, any assignment of leases and rents in
favor of Lender or the laws of the state in which the Premises are situated, Tenant will, upon request of Lender or any other person or entity succeeding to the interest of Lender as a result of the exercise of any such right, power or remedy,
automatically become the lessee or tenant of Lender or such successor in interest, without any change in the terms and provisions of the Lease, and Tenant will, upon request of Lender or said successor in interest, deliver an instrument or
instruments, in recordable form, confirming such attornment; provided, however, that Tenant’s sole remedies against the Lender for any act or omission in contravention of any provision of the Lease shall be to (i) cancel the Lease,
(ii) exercise Tenant’s remedies of “self-help” or offset in accordance with the provisions of the Lease, or (iii) seek to recover a money judgment against Lender, with recourse only against Lender’s right, title and
interest in and to the Land and Improvements for collection of such judgment. Furthermore, upon the happening of any of the above-described events, the Lease between Landlord and Tenant shall be deemed to be modified to include the provisions
contained herein, notwithstanding any other provision of said Lease. 
 7.        Representations and Warranties of Landlord.    Landlord, in order to induce Lender to enter into this Agreement, hereby affirms that: 
  

	 	(a)	 Contemporaneously with or prior to the execution of this Agreement, Landlord has delivered or caused to be delivered to Lender a full, true and complete copy of the Lease
as amended to date. 

 8.        Representations and Warranties of
Tenant.    Tenant, in order to induce Lender to enter into this Agreement, hereby affirms that: 
  

	 	(a)	 the Lease is in full force and effect and has not been modified or amended, except as herein set forth; 

  

	 	(b)	 no rent has been prepaid under the Lease; 

  

	 	(c)	 to the best of the knowledge and belief of the undersigned, Landlord is not in default in the performance of any of Landlord’s obligations under the Lease; and

  

	 	(d)	 Tenant has no present right of offset against any rent due or to become due under the Lease. 

 8.        Application of Proceeds of Casualty Insurance and Condemnation
Proceeds.    Lender agrees that all proceeds of the casualty insurance described in the Lease and awards described in the Lease will be made available for restoration of the Property as and to the extent required by the
Lease, subject only to reasonable regulation regarding the disbursement and application thereof; provided, however, in the event that Lender reasonably determines that such net proceeds will be insufficient to complete such restoration, the party
responsible for such restoration under the Lease shall, at Lender’s request, and prior to the disbursement of any part of such net proceeds, either (i) deposit with Lender a sum equal to the amount by which the estimated cost of the
restoration of the Premises (as determined by Lender in its good faith judgment) exceeds the actual amount of such net proceeds, or (ii) furnish evidence satisfactory to Lender of the ability of such party to restore fully the Premises with
such net proceeds (and any other resources available for such purposes). 
 9.        Notices.    Any and all notices, elections, demands or requests permitted or required to be made under this Agreement shall be in writing and shall be sent
by certified mail or nationally recognized courier service (such as Federal Express), to the other party at the address set forth below, or at such other address as may be supplied in writing and of which receipt has been acknowledged in writing.
The date of mailing (or delivery to such courier service), as the case may be, shall be the date of such notice, election, demand or request, and rejection, refusal to accept or inability to deliver because of a changed address of which no notice
was sent shall not affect the validity of any notice, election, demand or request given in accordance with the provisions of this Agreement. For purposes of this Agreement: 
 The address of Tenant is: 
  

					
	 TENANT (Prior to Occupancy):
	  		  	 Country Music Television, Inc.

		  		  	 2806 Opryland Drive

		  		  	 Nashville, Tennessee 37214

					
		  		  	 Attention: General Manager

			
	 TENANT (After Occupancy):
	  		  	 Country Music Television, Inc.

		  		  	 330 Commerce Street

		  		  	 Nashville, Tennessee 37201

		  		  	 Attention: General Manager

			
	 With a copy to:
	  		  	 Viacom Inc.

		  		  	 1515 Broadway

		  		  	 New York, New York 10036

		  		  	 Attention: General Counsel

			
	 The address of Landlord is:
	  		  	 K & M Enterprises

		  		  	 2617 Grandview Avenue

		  		  	 Nashville, Tennessee 37211

		  		  	 Attention: Walter G. Knestrick

		  		  	 Telecopy No. 615-256-8471

			
	 With a copy to:
	  		  	 Stokes Bartholomew Evans & Petree, P.A.

		  		  	 424 Church Street, Suite 2800

		  		  	 Nashville, Tennessee 37219-2386

		  		  	 Attention: Fred Russell Harwell, Esq.

		  		  	 Telecopy No. 615-259-1470

					
	 The address of Lender is:
	  		  	 AmSouth Bank

		  		  	 Commercial Real Estate

		  		  	 AmSouth Center, 8th Floor

		  		  	 Nashville, Tennessee 37237

		  		  	 Attention: Dan Salley, Senior Vice President

		  		  	 Telecopy No. 615-748-2119

 10.        Miscellaneous.  This Agreement shall be binding upon and inure to the benefit of the parties and their respective heirs, successors and assigns. Numbered and titled
paragraph headings are for convenience of reference only, and neither amplify nor limit the provisions hereof. When used herein, the singular shall include the plural, and vice versa, and the use of any gender shall include all other genders. If any
provision of this Agreement or the application thereof to any person or circumstance shall be held invalid or unenforceable to any extent, the remainder of this Agreement and the application of such provision(s) to other persons or circumstances
shall not be affected thereby and shall be enforced to the greatest extent permitted by law. 
 [SIGNATURES APPEAR ON THE FOLLOWING PAGE] 

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

			
	TENANT:
	
	 COUNTRY MUSIC TELEVISION, INC.

		
	 By:
	 	  

	 Name:
	 	  

	 Title:
	 	  

	
	LANDLORD:
	
	 K & M ENTERPRISES

		
	 By:
	 	  

		 	 Walter G. Knestrick

		 	 Managing General Partner

	
	LENDER:
	
	 AMSOUTH BANK

		
	 By:
	 	  

	 Name:
	 	  

	 Title:
	 	  

			
	 STATE OF NEW YORK
	 	 )

	 COUNTY OF NEW YORK
	 	 )

 Personally appeared before me, the undersigned, a Notary Public having authority within the
State and County aforesaid,                              with whom I am personally acquainted, and who
acknowledged that he executed the within instrument for the purposes therein contained, and who further acknowledged that he/she is the
                            , of COUNTRY MUSIC TELEVISION, INC., a Tennessee corporation, and is
authorized by the corporation to execute this instrument on behalf of the corporation. 
 WITNESS my hand, at office, this
         day of                     , 2002. 
  

					
		 		 	  

		 		 	Notary Public

  

							
	My Commission Expires:	 		 		 	
	  
	 		 		 	

  
  

			
	 STATE OF TENNESSEE
	 	 )

	 COUNTY OF DAVIDSON
	 	 )

 Personally appeared before me, the undersigned, a Notary Public having authority within the
State and County aforesaid, Walter G. Knestrick, with whom I am personally acquainted, and who acknowledged that he executed the within instrument for the purposes therein contained, and who further acknowledged that he is the Managing General
Partner of K & M ENTERPRISES, a Tennessee general partnership, and is authorized by the partnership to execute this instrument on behalf of the partnership. 
 WITNESS my hand, at office, this          day of
                    , 2002. 
  

					
		 		 	  

		 		 	Notary Public

  

							
	My Commission Expires:	 		 		 	
	  
	 		 		 	

			
	 STATE OF TENNESSEE
	 	 )

	 COUNTY OF DAVIDSON
	 	 )

 Personally appeared before me, the undersigned, a Notary Public having authority within the
State and County aforesaid,                             , with whom I am personally acquainted, and
who acknowledged that he/she executed the within instrument for the purposes therein contained, and who further acknowledged that he/she is
                             of AMSOUTH BANK, an Alabama state bank, and is authorized by the bank to
execute this instrument on behalf of the bank. 
 WITNESS my hand, at office, this
         day of                     , 2002. 
  

					
		 		 	  

		 		 	Notary Public

  

							
	My Commission Expires:	 		 		 	
	  
	 		 		 	

 EXHIBIT “H” 
 FORM OF RETAIL LEASE 
 SUBLEASE 
 1.        Parties.    THIS SUBLEASE (“Sublease”), dated as of
the      day of             , 2002, is entered into by and between K & M Enterprises, a Tennessee general partnership (“Sublessor”), and
Country Music Television, Inc., a Tennessee corporation (“Sublessee”). 
 2.        Premises.    Sublessor hereby leases to Sublessee, and Sublessee hereby leases from Sublessor, upon the terms, conditions and covenants set forth herein,
those certain premises containing approximately 2,195 rentable square feet situated on the first floor of that certain building commonly known as the Commerce Street Building and Parking Facility, located at Commerce Street and Second Avenue North,
Nashville, Tennessee (the “Premises”). 
 3.        Term.    (a)    The term of this Sublease (“Term”) shall commence on July 1, 2002 (“Commencement Date”) and
shall expire on June 30, 2007. 
          (b)    Sublessee shall
have the option (the “First Option”) to extend the Term for the period of July 1, 2007 through September 30, 2009, upon providing Sublessor with written notice on or before January 31, 2007. Upon receipt of Sublessee’s
notice exercising the First Option, Sublessor shall promptly exercise its option to extend the Master Lease (as hereinafter defined) pursuant to Article 33 thereof. 
          (c)    In the event that Sublessee exercises the First Option, Sublessee shall have the further option to extend the Term for the
period of October 1, 2009 through June 30, 2012, upon providing Sublessor with written notice on or before June 30, 2009. 
 4.        Monthly Rent.    Commencing on the Commencement Date, Sublessee shall pay to Sublessor a monthly rental amount equal to the Minimum Rent payable by
Sublessor under the Master Lease. Sublessee shall also be responsible to reimburse Sublessor for all amounts payable by Sublessor for real estate taxes under Article 7 of the Master Lease from and after the Commencement Date, and any other amounts
required to be paid by Sublessor under the Master Lease, except if payable as a result of Sublessor’s failure to perform any of its obligations under the Master Lease. Sublessee shall make all rental payments hereunder on the first day of each
month occurring during the Term; provided, however, that Sublessor shall send prompt written notice to Sublessee of (i) the initial amounts payable hereunder, as soon as the Minimum Rent under the Master Lease for the Term is established and
(ii) any changes to the such amounts occurring throughout the Term. 

 5.        Possession.    Sublessor shall deliver possession of the Premises to Sublessee promptly following Sublessor’s receipt of consent of the Master Lessor
(as hereinafter defined) to this Sublease, but in no event later than April 1, 2002. Sublessee’s use and occupancy of the Premises for any period prior to the Commencement Date shall be governed by the terms of this Sublease, except that
no rent or other amounts shall be payable during such period. 
 6.        Condition of
Premises.    Sublessor shall deliver, and Sublessee shall accept, the Premises in vacant and broom-clean condition, with all heating, plumbing, electric and all other utilities in good working order, and with Premises in
compliance with all applicable codes, laws and ordinances of any regulatory or governmental agency having jurisdiction thereof. 
 7.        Use of the Premises.    Sublessee shall use the Premises for such purposes permitted under the Master Lease. Sublessee shall have access to the Premises 24
hours a day, 7 days a week, throughout the Term. 
 8.        Master
Lease.    (a)    Sublessor hereby warrants that (i) Sublessor is the tenant, as successor-in-interest to J.C. Bradford & Company, under that certain Commerce Street Parking and Retail Facility
Lease dated March 10, 1992 (the “Master Lease”) with Commerce Street Venture (“Master Lessor”), which Master Lease covers the Premises; (ii) the Master Lease is in full force and effect and neither Sublessor nor Master
Lessor is in default under any provision under the Master Lease; (iii) a true and complete copy of the Master Lease (and any amendments thereto) is attached hereto as Exhibit “B”; and (iv) the Premises are not subleased to
others. Sublessee shall have the peaceful and quiet enjoyment of the Premises without hindrance on the part of Sublessor, and Sublessor will warrant and defend the Sublessee in such peaceful and quiet enjoyment of the Premises against the claims of
all persons claiming by, through or under the Sublessor. Sublessor shall keep the Master Lease in full force and effect by making timely payments of rent as required by the Master Lease and by performing all obligations of the lessee under the
Master Lease not specifically assumed by the Sublessee hereunder. Sublessor shall neither do nor permit anything to be done which would cause the Master Lease to be terminated or forfeited by reason of any right of termination or forfeiture reserved
or vested in the Master Lessor under the Master Lease, and Sublessor shall indemnify and hold Sublessee harmless from and against all claims, liabilities and damages of any kind whatsoever by reason of any breach or default on the part of Sublessor.
Sublessor agrees, upon receipt from Sublessee of written notice of any default, obligation or duty of the Master Lessor under the Master Lease to promptly notify the Master Lessor of Sublessee’s notice and to use its best efforts to cause
Master Lessor to rectify or fulfill any default, obligation or duty as listed in Sublessee’s notice. 
 (b)    Except as otherwise specifically provided in this Sublease, Sublessee 

 
covenants and agrees to comply with all of the terms, covenants, conditions and obligations of the Master Lease to be kept and performed on the part of the tenant
thereunder. As between the parties hereto only, in the event of a conflict between the terms of the Master Lease and the terms of this Sublease, the terms of this Sublease shall control only to the extent they are inconsistent with the terms of the
Master Lease and their respective counterpart provisions in the Master Lease shall be excluded only to such extent. Notwithstanding anything herein contained, as between Sublessor and Sublessee, and for purposes of this Sublease, the following
provisions of the Master Lease are hereby deleted: Articles 3, 4, 7, 11, 14, 20, 29, 31, 32, 33, 34 and 35, Sections 5(a), 28(c) and 28(j), and the second sentence of Section 28(h). 
 9.        Alterations, Additions and Improvements.    Sublessee shall not
make or permit any alterations, additions or improvements to be made in, on or about the Premises without the prior written consent of Sublessor, which consent shall not be unreasonably withheld or delayed. Any such alterations, additions or
improvements so made by Sublessee, shall be at Sublessee’s sole cost and expense, and shall be performed in compliance with all laws affecting same. 
 10.        Insurance.    Sublessee shall maintain in full force and effect at all times during the Term, at its own expense, for the protection of
Sublessee, Sublessor and any lender of Sublessor, as their interests may appear, such insurance as may be required under the terms of the Master Lease. Sublessee shall, on or prior to the entry by Sublessee onto the Premises, deliver to Sublessor,
certificates of insurance evidencing the coverage specified above, and not less than thirty (30) days prior to the end of the term of such coverage, evidence of renewals thereof. 
 11.        Assignment and Subletting.    Sublessee shall not assign this
Sublease, without the prior written consent of (i) Sublessor, which consent shall not be unreasonably withheld, conditioned or delayed, and (ii) Master Lessor, to the extent required under the Master Lease. In the event that Master Lessor
grants its consent to any assignment of this Sublease by Sublessee, Sublessor shall not withhold its consent to such assignment. Notwithstanding anything to the contrary contained herein, Sublessor’s consent shall not be required to an
assignment of this Sublease or a sublet of the Premises by Sublessee to any entity that controls, is controlled by, or is under common control with Sublessee, or to any entity which acquires all or substantially all of the assets, stock or business
of Sublessee, or to any entity with which Sublessee shall merge or consolidate, provided in all instances Sublessee shall remain liable as to all of the terms, provisions and conditions of this Lease. As used herein, the term “control” (i)
in the case of a corporation shall mean ownership of fifty (50%) percent or more of the outstanding capital stock of that corporation, (ii) in the case of a general partnership, 

 
shall mean fifty (50%) percent or more of the general partnership interest of the partnership, (iii) in the case of a limited partnership, shall mean fifty
(50%) percent or more of the general and limited partnership interests of such limited partnership, (iv) in the case of a limited liability company, shall mean fifty (50%) percent or more of the membership interests of such limited
liability company, and (v) in the case of a limited liability partnership, shall mean fifty (50%) percent or more of the partnership interest of such limited liability partnership. 
 12.        Surrender of the Premises.    (a) Upon the expiration
or sooner termination of the Term of this Sublease, as the same may be extended, Sublessee shall surrender the Premises to Sublessor in substantially the same condition existing as of the Commencement Date, normal wear and tear, fire and casualty
excepted. Any leasehold improvements which are part of the realty shall belong to Sublessor, provided, however, that all trade fixtures, equipment and other personal property located on the Premises shall belong to Sublessee and, upon expiration of
this Sublease, Sublessee shall remove from the Premises all such trade fixtures, equipment and personal property. 
 (b)        Upon expiration or sooner termination of this Sublease, if Sublessee shall hold over and remain on the Premises, such holding over shall not be deemed to be an extension of this Sublease,
but shall, to the extent permitted under the Lease, be deemed to create a tenancy-at-sufferance, and Sublessee shall be obligated to pay to Sublessor an amount equal to 125% of the monthly rent payable on the date before such hold over for each
month that Sublessee remains in occupancy of the Premises; provided, however, that in the event Sublessee shall hold over and remain on the Premises beyond June 30, 2012, Sublessee shall be liable to reimburse Sublessor for any amounts payable
by Sublessor under the Master Lease as a result of such holding over. 
 13.        Notices.    Any notice or demand required or desired to be given under this Sublease shall be in writing and shall be deemed duly delivered if
mailed by registered or certified mail, return receipt requested, or delivered overnight by a nationally recognized overnight express courier addressed, if to Sublessee, at the address of Sublessee or such other address as Sublessee shall have last
designated by notice in writing to Sublessor, and, if to Sublessor, at the address of Sublessor or such other address as Sublessor shall have last designated by written notice to Sublessee. Initial addresses for notices are as follows: 

 

			
	 SUBLESSOR:
	  	 K&M Enterprises

		  	 Attn: Walter G. Knestrick

		  	 2617 Grandview Avenue

		  	 Nashville, Tennessee 37211

		  	 Telephone: (615) 259-3755

		  	 Facsimile: (615) 256-7578

			
	 With a copy to:
	  	 Douglas McDowell

		  	 Steve Massey

		  	 602 Green Park

		  	 Nashville, Tennessee 37215

		  	 Telephone: (615) 248-1122

		  	 Facsimile: (615) 255-4610

		
	 With a copy to:
	  	 Fred Russell Harwell, Esq.

		  	 Stokes, Bartholomew, Evans & Petree, P.A.

		  	 424 Church Street, Suite 2800

		  	 Nashville, Tennessee 37219

		  	 Phone: (615) 259-1457

		  	 Fax: (615) 259-1470

		  	 E-Mail: rharwell@stokesbartholomew.com

		
	 SUBLESSEE:
	  	 Country Music Television, Inc.

	 (Prior to October 1, 2002)
	  	 2806 Opryland Drive

		  	 Nashville, Tennessee 37214

		  	 Attention: General Manager

			
	 SUBLESSEE:
	  	 Country Music Television, Inc.

	 (After October 1, 2002):
	  	 330 Commerce Street

		  	 Nashville, Tennessee 37201

		  	 Attention: General Manager

		
	 With a copy to:
	  	 Viacom Inc.

		  	 1515 Broadway

		  	 New York, New York 10036

		  	 Attention: General Counsel

 14.        Brokers.    Sublessor and Sublessee each warrants and represents to the other that it has had no dealings with any real estate broker or agent in
connection with the negotiation of this Sublease and that it knows of no real estate broker or agent who is or might be entitled to a commission in connection with this Sublease. Sublessee and Sublessor shall indemnify and hold harmless each other
from and against any and all liabilities or expenses, including reasonable attorneys’ fees, arising out of claims made by any broker or individual for commissions or fees resulting from the execution of this Sublease. 
 15.        General. 
 A.        Captions.    The captions and headings used in this Sublease are for the purpose of convenience only and shall not be construed
to limit or extend the meaning of any part of this Sublease. 
 B.        Time.    Time is of the essence for the performance of each term, condition and covenant of this Sublease. 
 C.        Severability.    In case any one or more of the provisions contained
herein shall for any reason be held to be invalid, illegal or unenforceable in any respect, such invalidity, illegality, or unenforceability shall not affect any other provision of this Sublease, but this Sublease shall be construed as if such
invalid, illegal or unenforceable provision had not been contained herein. 
 D.        Force Majeure.    Sublessor and Sublessee shall not be deemed to be in default of its obligations hereunder should their performance be hindered, delayed or
prevented by reason of the elements, war, riot, strikes, lockouts, labor disputes, inability to procure or general shortage of labor or material in the normal course of trade or any other cause beyond the control of Sublessor or Sublessee.

 E.        Choice of Law.    This Sublease shall be construed and
enforced in accordance with the laws of Tennessee. 
 F.        Gender; Singular,
Plural.    When the context of this Sublease requires, the neuter gender includes the masculine, the feminine, a partnership or corporation or joint venture, and the singular includes the plural. 

 G.        Binding
Effect.    The covenants and agreements contained in this Sublease shall be binding on the parties hereto and on their respective successors and assigns. 
 H.        Entire Agreement.    This Sublease is the entire agreement between
the parties with regard to the subject matter hereof and there are no agreements or representations with regard thereto between the parties except as expressed herein. Except as otherwise provided herein, no subsequent change or addition to this
Sublease shall be binding unless in writing and signed by the parties hereto. 
 I.        Consent.    This Sublease is subject to the consent of the Master Lessor. 
 IN WITNESS WHEREOF, the parties have executed this Sublease as of the date first above written. 
  

			
	 SUBLESSOR:

	
	 K & M ENTERPRISES

		
	 By:
	 	  

		 	     Walter G. Knestrick

		 	     Managing General Partner

	
	 SUBLESSEE:

	
	 COUNTRY MUSIC TELEVISION, INC.

		
	 By:
	 	  

		 	     David H. Williamson

		 	     Vice President-Real Estate

  

			
	 Consented to:

	
	 Commerce Street Venture

		
	 By:
	 	  

	 Name:
	 	  

	 Title:
	 	  

 

 

 EXHIBIT B 

 

 

 EXHIBIT CSupporting Schedules and Exhibits to Purchase & Sale Agreement-Commerce St Bldg

 Exhibit 10.6.1 
 EXHIBIT 1.1.1 
 LEGAL DESCRIPTION 
 Document on file contains no information. 
  

 31 

 EXHIBIT 1.1.3 
 INVENTORY OF PERSONAL PROPERTY 
 NONE 
  

 32 

 EXHIBIT 1.1.6 
 SCHEDULE OF LEASES 
 [SEE ATTACHED] 
 Document on file contains no information. 
  

 33 

 EXHIBIT 3.1.1 
 DUE DILIGENCE DOCUMENTS 
 1.        A true, correct and complete copy of the Leases, including
all riders, attachments, addenda and amendments thereto and guarantees thereof. 
 2.        A copy of each
Service Contract, including all riders, attachments, addenda and amendments thereto. 
 3.        A copy of any
plans and specifications applicable to the Improvements in the possession of Seller. 
 4.        The most
recent survey of the Property. 
 5.        A copy of any environmental study in the possession of Seller.

 6.        A copy of the Lobby Lease, Retail Lease and REA. 
  

 34 

 EXHIBIT 3.1.9 
 FORM OF REQUIRED TENANT ESTOPPEL 
 TENANT ESTOPPEL CERTIFICATE AND AGREEMENT 
  

	RE:	 Lease dated March 4, 2002 (the “Original Lease”) between K & M Enterprises the “Landlord”) and Country Music Television, Inc. (the
“Tenant”) for the Second, Third, and Fourth Floors, which comprises approximately 86,017 square feet (the “Premises”) in the building located at 330 Commerce Street, Nashville, Tennessee (the “Building”).

 The undersigned, a duly authorized representative of Tenant, hereby certifies to Landlord and to Wells Mid-Horizon
Value-Added Fund, LLC. (the “Purchaser”), a prospective purchaser of the Building, and its lender, that the following information relating to the Lease is true and correct and will be relied upon by Purchaser in making its decision to
purchase the Building: 
 1.        The undersigned is the Tenant under the Original Lease,
pursuant to which Tenant occupies all of the square footage which comprises the Premises. 
 2.        The Original Lease has not been modified, changed, altered, supplemented or amended in any respect, nor have any provisions thereof been waived, except as indicated below (include dates of
any such amendments or modifications; If none, please state “none”; the Original Lease, as modified, changed, altered, supplemented, amended or waived as indicated below, is referred to collectively as the “Lease”): 

a.) First Amendment Dated February 12th, 2004 
 b.) Second
Amendment Dated April 30th, 2004 
 c.) Third Amendment Dated November 3, 2004 
 d.) Fourth Amendment Dated May 1st, 2005 
 e.) Fifth Amendment Dated August          2005 
 f.) Sixth Amendment Dated February 27th 2006 
 3.        A true, correct and complete copy of the Lease is attached to this Estoppel Certificate. 
 4.        The Lease is valid and in full force and effect on the date listed below. The Lease represents the entire agreement between Landlord and Tenant with respect to the Premises, the
Building and the land on which the Building is situated. There are no other agreements, understandings, contracts, or commitments of any kind whatsoever with respect to the Lease or the Premises except as expressly provided in the Lease. 

 

 35 

 5.        The Lease term began on October 1st, 2002 and the termination date of the present term of the Lease, excluding unexercised renewal terms, is
May 31st, 2013. Tenant has accepted possession of, and currently occupies the entire Premises.
Tenant has not sublet all or a portion of the Premises to any sublessee and has not assigned, transferred or encumbered any of its rights or interests under the Lease, except as indicated below (If none, please state "none"): 
 None 
 6.        Tenant has no outstanding options or rights to renew or extend the term of the Lease, or expansion options, other options, rights of first refusal or rights of first offer to lease other
space within the Building except as indicated below (If none, please state "none"): 
 Right of First Refusal set forth in
Section 10.15.1 and Section 10.15.2 as modified by Section 15 of the Fifth Amendment. 
 7.        The fixed annual minimum rent payable under the Lease is as follows: 
  

										
	Floors 3 & 4	 
	 Beginning
 Date
	  	Ending
Date	  	Monthly
Amount	  	Annual Amount	 
	 10/1/2006
	  	9/30/2007	  	$	84,106.00	  	$	1,009,272.00	  
	 10/1/2007
	  	9/30/2008	  	 	86,017.50	  	$	1,032,210.00	  
	 10/1/2008
	  	9/30/2009	  	 	87,929.00	  	$	1,055,148.00	  
	 10/1/2009
	  	5/31/2010	  	 	83,628.13	  	$	669,025.04	* 
	   6/1/2010
	  	5/31/2011	  	 	85,539.63	  	$	1,026,475.56	  
	   6/1/2011
	  	5/31/2012	  	 	87,451.13	  	$	1,049,413.56	  
	   6/1/2012
	  	5/31/2013	  	 	89,362.63	  	$	1,072,351.56	  

 *This amount is for a partial year 
  

									
	Floor 2
	 Beginning
 Date
	  	Ending
Date	  	Monthly
Amount	  	Annual
Amount
	 6/1/2006
	  	5/31/2007	  	$	38,946.13	  	$	467,363.56
	 6/1/2007
	  	5/31/2008	  	$	39,901.87	  	$	478,822.44
	 6/1/2008
	  	5/31/2009	  	$	40,857.60	  	$	490,291.20
	 6/1/2009
	  	5/31/2010	  	$	41,813.33	  	$	501,759.96
	 6/1/2010
	  	5/31/2011	  	$	42,769.07	  	$	513,228.84
	 6/1/2011
	  	5/31/2012	  	$	43,724.80	  	$	524,697.60
	 6/1/2012
	  	5/31/2013	  	$	44,680.53	  	$	536,166.36

  

 36 

 In addition to the rental payments above, Tenant pays as additional rent $11,100.00 per month for parking.

 The rental payment (including pass through charges) in the amount of $136,919.37 has been paid for the month of October 2007. The obligation to pay
rent began (or begins) on October 1st, 2002. No such rent (excluding security deposits) has been paid
more than one (1) month in advance of its due date, except as indicated below (if none, please state "none"): 
 None

 8.        Tenant pays operating expenses due under the Lease based upon the increase in
operating expenses above $7.25 per square foot for Floors 3 & 4 and $6.30 for Floor 2 which represents base year of 2003 and 2006 respectively, and Tenant acknowledges that no dispute exists between Tenant and Landlord regarding the payment of
such operating expenses, and that Tenant has no claims, offsets or refunds due regarding the payment of such operating expenses except as listed below (if none, please state "none"). 
 None 
 9.        Tenant pays taxes due under the Lease based upon the increase in taxes for the Building and the land on which the Buildings is located above as part of the Tenant's share of operating
expenses. Tenant acknowledges that no dispute exists between Tenant and Landlord regarding the payment of such taxes, and that Tenant has no claims, offsets or refunds due regarding the payment of such taxes except as listed below (If none, please
state "none"). 
 None 
 10.        Tenant's security deposit, if any, is
$                         (If none, please state "none"). None 
 11.        Tenant asserts no claim of default or offset or defense against the payment of rent or other
charges payable by the Tenant under the Lease, and asserts no claim against the Landlord under the Lease in regard to the operation or maintenance of the property of which the Premises are a part. To the best of Tenant's knowledge and belief, there
is no default or state of facts which, with notice, the passage of time, or both would result in a default on the part of either Tenant or Landlord under the Lease, and all commitments made to induce Tenant to enter into the Lease have been
satisfied. 
 12.        All required contributions by Landlord to Tenant on account of
Tenant's tenant improvements have been received by Tenant; all of Tenant's 

  

 37 

 
tenant improvements have been completed in accordance with the terms of the Lease; and the improvements and space required to be furnished according to the Lease have
been duly delivered by Landlord and accepted by Tenant, except as indicated below (If none, please state “none”): 
 None 
 13.        Tenant has no outstanding options, rights of first refusal
or rights of first offer to purchase the Premises or any part thereof or all or any part of the Building and/or the land on which the Building is situated, except as indicated below (If none, please state “none”): 
 None 
 14.        Under the Lease, Tenant is entitled to the use of 136 parking spaces. 
 15.        There has not been filed by or against Tenant a petition in bankruptcy, voluntary or otherwise, any assignment for the benefit of creditors, any petition seeking reorganization or
arrangement under the bankruptcy laws of the United States, or any State thereof, or any other action brought under said bankruptcy laws with respect to Tenant. 
 16.        Tenant is not in default under the Lease, nor is there any condition or any event which has occurred which, with the passage of time or the giving of
notice or both, would constitute a default or breach under the Lease. Tenant is current (i.e. to the extent billed by Landlord) in the payment of any taxes, utilities, common area maintenance payments, or other charges required to be paid under the
Lease, and there exists no dispute relative to any such amounts. 
 17.        The address for
notices to be sent to Tenant is as set forth below: 
 Country Music Television, Inc. 
 Attn: General Manager 
 330 Commerce Street 
 Nashville, TN 37201 
 With copy to: 
 Viacom Inc. 
 1515 Broadway, 45th Floor 
 New York, NY 10036 
 Attn: General Council 
 18.        The Lease is guaranteed by
            None             (the “Guarantor”) (If none, please state “none”), and Guarantor
joins in the execution of this Estoppel Certificate, affirming the representations of this Estoppel 

  

 38 

 
Certificate, and affirming the existence and validity of any such guaranty of the Lease. 
 19.        The undersigned has all requisite authority to execute this Estoppel Certificate on behalf of Tenant. 
 Dated: October     , 2007 
  

							
	 TENANT:
	  	 COUNTRY MUSIC TELEVISION, INC.,
	  	
		  	 a                                       
                                   
	  	
			
		  	 By:                                       
                                
	  	

					
		 		 	 Name:                                      
               

		 		 	 Title:                                      
                   

  

 39 

 EXHIBIT 3.1.10 
 REQUIRED LANDLORD ESTOPPEL 
 LANDLORD ESTOPPEL CERTIFICATE AND AGREEMENT 
  

	RE:	 Lease dated                      (the “Original:
Lease”) between                      (the             “Landlord”)
             and (the “Tenant”) for Suite             , which comprises approximately
             square feet (the “Premises”) in the building located at
                                        
(the “Building”). 

 The undersigned, a duly authorized representative of Landlord, hereby certifies to
                     (the “Purchaser”), a prospective purchaser of the Building, and its lender, that the following information
relating to the Lease is true and correct and will be relied upon by Purchaser in making its decision to purchase the Building: 
 1.        The undersigned is the Landlord under the Original Lease, pursuant to which Tenant occupies all of the square footage which comprises the Premises. 
 2.        The Original Lease has not been modified, changed, altered, supplemented or amended in any
respect, nor have any provisions thereof been waived, except as indicated below (include dates of any such amendments or modifications; if none, please state “none”; the Original Lease, as modified, changed, altered, supplemented, amended
or waived as indicated below, is referred to collectively as the “Lease”): 
  

			
		 	  

		 	  

		 	  

 3.        A true, correct and complete copy of the
Lease is attached to this Estoppel Certificate. 
 4.        The Lease is valid and in full
force and effect on the date listed below. The Lease represents the entire agreement between Landlord and Tenant with respect to the Premises, the Building and the land on which the Building is situated. There are no other agreements,
understandings, contracts, or commitments of any kind whatsoever with respect to the Lease or the Premises except as expressly provided in the Lease. 
 5.        Landlord is not entitled to, and has made no agreement with Tenant or its agents or employees concerning, additional payments or increases in rent, or any other type of payment,
except as indicated below (If none, please state “none”): 

			
		 	  

		 	  

		 	  

 6.         The Lease term began on
                    ,              and the termination date of the
present term of the Lease, excluding unexercised renewal terms, is                     ,
            . Tenant has accepted possession of, and currently occupies the entire Premises. 
 7.         The fixed annual minimum rent payable under the Lease is
$                    .    The rental payment (including pass through charges). In the amount of
$                     has been paid for the month of
                    ,             .    The obligation
to pay rent began (or begins) on                        ,
            . No such rent (excluding security deposits) has been paid more than one (1) month in advance of its due date, except as indicated below (If none, please state
“none”): 
  

			
		 	  

		 	  

		 	  

 8.        Tenant pays operating expenses due under
the Lease based upon the increase in operating expenses above $                     which represents base year
            , and Landlord acknowledges that no dispute exists between Tenant and Landlord regarding the payment of such operating expenses, and that Landlord has no claims or
payments due regarding the payment of such operating expenses except as listed below (If none, please state “none”). 
  

			
		 	  

		 	  

		 	  

 9.        Tenant pays taxes due under the Lease
based upon the increase in taxes for the Building and the land on which the Building is located above $                     which represents
base year                 , and Landlord acknowledges that no dispute exists between Tenant and Landlord regarding the payment of such taxes, and that Landlord
has no claims or payments due regarding the payment of such taxes except as listed below (If none, please state “none”). 
  

			
		 	  

		 	  

		 	  

 10.       Tenant’s security deposit, if any, is
$                     (If none, please state “none”). 

 11.      Landlord asserts no claim of default against the Tenant
under the Lease, and asserts no claim against the Tenant under the Lease in regard to the operation or maintenance of the property of which the Premises are a part. To the best of Landlord’s knowledge and belief, there is no default or state of
facts which, with notice, the passage of time, or both would result in a default on the part of either Tenant or Landlord under the Lease, and all commitments made to induce Landlord to enter into the Lease have been satisfied. 
 12.      Under the Lease, Tenant is entitled to the use of
             parking spaces. 
 13.      There has not been filed by or against Landlord a petition in bankruptcy, voluntary or otherwise, any assignment for the benefit of creditors, any petition seeking reorganization or arrangement under
the bankruptcy laws of the United States, or any State thereof, or any other action brought under said bankruptcy laws with respect to Tenant. 
 14.      Tenant is not in default under the Lease, nor is there any condition or any event which has occurred which, with the passage of time or the giving of notice or both, would constitute a
default or breach under the Lease. Tenant is current (i.e. to the extent billed by Landlord) in the payment of any taxes, utilities, common area maintenance payments, or other charges required to be paid under the Lease, and there exists no dispute
relative to any such amounts. 
 15.      The address for notices to be sent to Landlord is as set forth
below: 
  

			
		 	  

		 	  

		 	  

 16.      The undersigned has all requisite authority to
execute this Estoppel Certificate on behalf of Landlord. 
 Dated:
                ,          
  

							
		 	                                        
                                         
      ,

	 LANDLORD:
	 	 a                                       
                                         
     

		
		 	 By:                                       
                                         
   

		 		 	 Name:                                      
                                  

		 		 	 Title:                                      
                                      

 EXHIBIT 3.1.11 
 FORM OF REA ESTOPPEL 
  

					
	 After recording return to:
	 		 	 Cross Reference:

	 Stephen D. Peterson
	 		 	
	 McGuireWoods LLP
	 		 	 DB 6740 PG 775

	1170 Peachtree Street, Suite 2100	 		 	 DB 6739 PG 331

	 Atlanta, Georgia 30309
	 		 	

 ESTOPPEL CERTIFICATE 
                                        
 , 2007 
 Re: Reciprocal Easement Agreement recorded in Book 6739, page 331 and Book 6740, page 775, Register’s Office
for Davidson County, Tennessee (the “REA”) 
 Gentlemen: 
 The undersigned,
                                        
(the “Venture”) and
                                        
(the “Declarant”), hereby certify to
                                        ,
a                                      (“Wells”),
Fidelity National Title Insurance Company and any prospective and future lenders, purchaser, title companies and other interested parties with respect to the property more particularly described on Exhibit “A” attached hereto and
incorporated herein by this reference (the “Property”), and the successors, successors in title and assigns of each of the aforementioned parties, as follows: 
 1.        The Venture is the “Venture” and the Declarant is the “Declarant” under the REA. 
 2.        No lien has attached to or against the Property for failure to pay any assessments under the REA, including without limitation, annual assessments, special
assessments, assessments for ad valorem taxes levied against the Common Area and assessments for public improvements to the Common Area (hereinafter collectively referred to as the “Assessments”). 
 3.        All Assessments with respect to the Property have been paid in full through and including
                        , 2007 and there are no Assessments due and owing with respect to the Property. No fines or other
sanctions have been assessed, levied or imposed against the Property. 
 4.        To the best of the
undersigned’s knowledge, without inquiry, the Property is in full and complete compliance with all terms and provisions of the REA. 

 6.        To the best of the undersigned’s knowledge, the REA is in
full force and effect and is not subject to termination or forfeiture. 
 The undersigned acknowledge that this Estoppel Certificate is given for the
purposes of inducing (a)                      to purchase the Property, and (ii) Fidelity National Title Insurance Company to insure
                     as the owner of fee simple title to the Property. 
 IN WITNESS WHEREOF, the undersigned has caused this instrument to be executed as of the      day of
                    , 2007. 
  
  

			
	                                        
                     , a

	  
	 	
	
	 By:                                       
                          

	 Name:                                      
                     

	 Title:                                      
                        

 STATE OF
                     
 COUNTY OF
                 
 Before me personally
appeared                                      with whom I am
personally acquainted (or proved to me on the basis of satisfactory evidence), and who, upon oath, acknowledged such person to be
                                        
of
                                        ,
and that as such
                                        ,
executed the foregoing instrument for the purpose therein contained, by personally signing the name of                     , as
                     of
                    . 
 Witness my hand and seal this      day of                     , 2007. 
  

			
	  
	 	
	 Notary Public
	 	
	My commission expires:
                                         
                   

 I hereby swear or affirm that, to the best of affiant’s knowledge, information, belief, the actual
consideration of this transfer or value of the property transferred, whichever is greater, is
$                                        
which amount is equal to or greater than the amount which the property transferred would command at a fair and voluntary sale. 
  

			
		  	  

		  	Affiant
	
	 Subscribed and sworn to before me this      day of
                    , 2007.

		
		  	  

		  	Notary Public

 My commission expires: 

 EXHIBIT 3.3 
 SCHEDULE OF CONTRACTS 
 [SEE ATTACHED] 
 Document on file contains no information. 

 EXHIBIT 5.1.16 
 PERMITS 
 Elevator Permit 
 Boiler
Permit 
 Use and Occupancy Permit 
 Fire Monitoring
Systems 
 Fire Pump Inspection 
 Fire Extinguisher
Inspection 

 EXHIBIT 9.2.1 
 SPECIAL WARRANTY DEED 
 This Instrument Prepared by: 
 Stephen D. Peterson, Esq. 
 McGuireWoods, LLP 
 1170 Peachtree Street, Suite 2100 
 Atlanta, Georgia 30309 
 Map & Parcel Numbers: 
 Map     , Parcel
                     
  

							
	 Address New Owner as follows
 Number:
	  	Special Tax Bills to:	  	Map - Parcel

 SPECIAL WARRANTY DEED 
 THIS INDENTURE, made and entered into as of the      day of                 , 2007 by and
between FERRARI PARTNERS, L.P., a Georgia limited partnership (hereinafter called “Grantor”) and
                            , a
                                     (hereinafter called
“Grantee”). 
 WITNESSETH 
 That for and in consideration of Ten Dollars ($10.00), cash in hand paid, and other good and valuable consideration, the receipt of all of which is hereby acknowledged, Grantor has bargained and sold and does hereby bargain, sell, convey
and confirm unto Grantee the following described real estate, situated and being in the City of Nashville, County of Davidson, State of Tennessee, to- wit: 
 See Exhibit A attached hereto and incorporated herein by reference. 
 TO HAVE AND TO HOLD
the aforesaid real estate together with all appurtenances and hereditaments thereunto belonging or in any wise appertaining to Grantee, its successors and assigns in fee simple forever. 
 Grantor does hereby covenant with Grantee that Grantor is lawfully seized in fee simple of the aforedescribed real estate; that Grantor has good
right to sell and convey the same; that the same is unencumbered, except for those matters set forth on Exhibit B attached hereto and Incorporated herein by reference; and that the title and quiet possession thereto Grantor will forever warrant and
defend against the lawful claims of all persons claiming by, through and under Grantor, but not further or otherwise. 

 WITNESS the execution of this instrument by Grantor as of the day and year first above written.

  

			
	 FERRARl PARTNERS, L.P.,
 a Georgia limited
partnership

	
	 By: FERRARI MANAGEMENT COMPANY, LLC, a Georgia limited liability company, its General Partner

			
		
	 By:
	 	  

			
	 Name:
	 	  

			
	 Title:
	 	  

 STATE OF TENNESSEE 
 COUNTY OF
DAVIDSON 
 Before me personally appeared
                             with whom I am personally acquainted (or proved to me on the basis of
satisfactory evidence), and who, upon oath, acknowledged such person to be
                                 of
                                , general partner of Ferrari Partners, L.P., a
Georgia limited partnership, with within named bargainor, and that as such
                                , executed the foregoing instrument for the
purpose therein contained, by personally signing the name of
                                , as general partner of Ferrari Partners, L.P..

 Witness my hand and seal this      day of
                    , 2007. 
  

	
	  

 Notary Public 
 My commission
expires:                                       
    

 I hereby swear or affirm that, to the best of affiant’s knowledge, information, belief, the actual
consideration of this transfer or value of the property transferred, whichever is greater, is
$                                 which amount is equal to or greater than the
amount which the property transferred would command at a fair and voluntary sale. 
  

	
	  

	Affiant

 Subscribed and sworn to before me this      day of
                    , 2007. 
  

	
	  

 Notary Public 
 My commission expires:
                                         
        

 EXHIBIT A 
 Legal Description 
 Document on file contains no information. 

 EXHIBIT B 
 Permitted Encumbrances 
  

	(a)	      

  
 Document on file contains no information. 

 EXHIBIT 9.2.2 
 BILL OF SALE 
 BILL OF SALE 
 For valuable consideration, the receipt and sufficiency of which are hereby acknowledged,
                                         
                                         
  , a
                                         
                            (the “Seller”), hereby conveys to
                                         
                                         
  , a
                                         
                        (the “Purchaser”), all of Seller’s right, title and interest in and to all
furniture, personal property, machinery, apparatus and equipment, including but not limited to those certain items of personal property described on Exhibit A attached hereto and made a part hereof (the “Personal
Property”) relating to certain real property known as
                                        
            ,
                                ,
                            . 
 TO HAVE AND TO HOLD the Personal Property unto Purchaser and Purchaser’s heirs, legal representatives, successors and assigns forever. 
 And the said Seller, for itself, its successors and assigns, will warrant and forever defend the right and title to the above-described Personal
Property unto the said Purchaser, its successors and assigns, against the lawful claims of all persons claiming by, through or under the Seller. 
 ALL WARRANTIES OF QUALITY OF FITNESS FOR A PARTICULAR PURPOSE AND MERCHANTABILITY ARE EXPRESSLY EXCLUDED, THE PERSONAL PROPERTY SOLD HEREUNDER IS SOLD IN “AS IS” CONDITION WITHOUT ANY REPRESENTATION OR WARRANTY BY
SELLER. IN WITNESS WHEREOF, Seller has caused this instrument to be executed and delivered as of the                  day of
                ,             . 
  

							
	  
	 	 ,

	 a
	 	  

							
		
	 By:
	 	  

							
	 a
	 	  
	 	 , its

							
		 	  

		
	 By:
	 	  

		 	Name:	 	  

							
		 	Title:	 	  

 EXHIBIT 9.2.3 
 ASSIGNMENT AND ASSUMPTION OF LEASES 
 For valuable consideration, the receipt and sufficiency of which is hereby
acknowledged,
                                         
                                         
  , a
                                         
                (the “Assignor”), hereby conveys, assigns and delegates to
                                         
                           , a
                                         
        (the “Assignee”), and Assignee hereby agrees to assume and accept the assignment and delegation of all of Assignor’s right, title and interest in and to, and obligations
under all Leases in effect as of the date hereof, together with all deposits and escrows held as of the date hereof by Assignor thereunder, all as more fully described on Exhibit B attached hereto and made a part hereof; relating to the
property known as
                                         
        and more particularly described on Exhibit A attached hereto. 
 Assignor hereby
agrees to indemnify Assignee against and hold Assignee harmless from any and all cost, liability, loss, damage or expense, including, without limitation, reasonable attorneys’ fees, originating or relating to the period prior to the date hereof
and arising out of the Assignor’s obligations under such Leases. Assignee hereby agrees to indemnify Assignor against and hold Assignor harmless from any and all cost, liability, loss, damage or expense, including, without limitation,
reasonable attorneys’ fees, originating or relating to the period on or after the date hereof and arising out of the Assignee’s obligations under such Leases. 
 If any litigation between Assignor and Assignee arises out of the obligations of the parties under this Assignment or concerning the meaning or interpretation of any provision contained herein, the losing
party shall pay the prevailing party’s costs and expenses of such litigation, including, without limitation, reasonable attorneys’ fees. 
 This Agreement may be executed and delivered in any number of counterparts, each of which so executed and delivered shall be deemed to be an original and all of which shall constitute one and the same instrument. 

 IN WITNESS WHEREOF, Assignor and Assignee have executed this Assignment effective as of the
             day of             ,             .

  

					
	 ASSIGNOR:
	 	
		
	  
	 	 ,

	 a
	 	  

					
			
	 By:
	 	  
	 	

							
		 	 a
	 	  
	 	 , its

		 	  

					
		
	 By:
	 	  

		 	Name:	 	  

					
		 	 Title:
	 	  

					
	
	 ASSIGNEE:

		
	  
	 	 ,

					
	 a
	 	  

					
			
	 By:
	 	  
	 	

							
		 	 a
	 	  
	 	 , its

		 	  

							
		
	 By:
	 	  

		 	Name:	 	  

							
		 	 Title:
	 	  

 EXHIBIT 9.2.4 
 ASSIGNMENT AND ASSUMPTION 
 In consideration of One Dollar and other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged,
                                    , a
                             (“Assignor”), hereby assigns and delegates to
                                    , a
                                     (the
“Assignee”), with an office and place of business at
                                    ,
                                    , and Assignee hereby
assumes and accepts the assignment and delegation of all of Assignor’s right, title and interest in and to the following: 
 (a)
all right, title and interest of Assignor in and to all Service Contracts described on Exhibit B attached hereto and made a part hereof relating to certain real property known as
                                         
    and located at
                                         
   ,
                                         
   , and legally described on Exhibit A, and Assignee hereby accepts such assignment; 
 (b) All interest of
Seller in and to the name “330 Commerce Street” and all other tradenames, trademarks, servicemarks and logos used in connection with the ownership, operation and maintenance of the Property; 
 (c) All interest of Seller in and to the licenses, franchises, permits, authorizations and approvals used in or relating to the ownership,
occupancy or operation of the Air Rights, Improvements and Personal Property (the “Permits”); 
 (d) All interest of
Seller in and to the guaranties or warranties in favor of Seller, now or hereafter in effect, arising out of, or issued, whether express or implied, relating to the construction, operation and maintenance of the Improvements or Personal Property, or
arising out of, made, given or issued, by manufacturers or suppliers, in conjunction with the improvements or the Personal Property (collectively, the “Warranties”); 
 (e) All of Seller’s right, title, interest, powers, privileges, benefits, and options of Seller or otherwise accruing to the owner of the
land, allocable to the Property, including, but not limited to any development rights, floor area ratio allocations, lot coverage allocations, allocations of development density, zoning rights or other rights allocated to or attributable to the
Property (the “Development Rights”). 
 TO HAVE AND TO HOLD the foregoing rights, interests and property described in
paragraphs (a) through (e) above (collectively, the “Assigned Property”) unto the Assignee, its successors and assigns, forever. 

 If any litigation between Assignor and Assignee arises out of the obligations of the parties under
this Assignment or concerning the meaning or interpretation of any provision contained herein, the losing party shall pay the prevailing party’s costs and expenses of such litigation including, without limitation, reasonable attorneys’
fees. 
 This Agreement may be executed and delivered in any number of counterparts, each of which so executed and delivered shall be
deemed to be an original and all of which shall constitute one and the same instrument. 
 IN WITNESS WHEREOF, Assignor and Assignee
have executed this Assignment effective as of the              day of             ,
            . 
  

					
	 ASSIGNOR:
	 	
		
	  
	 	 ,

	 a
	 	  

					
			
	 By:
	 	  
	 	 ,

							
		 	 a
	 	  
	 	 , its

		 	  

					
		
	 By:
	 	  

		 	Name:	 	  

					
		 	 Title:
	 	  

					
	
	 ASSIGNEE:

		
	  
	 	 ,

					
	 a
	 	  

					
			
	 By:
	 	  
	 	 ,

							
		 	 a
	 	  
	 	 , its

		 	  

							
		
	 By:
	 	  

		 	Name:	 	  

							
		 	 Title:
	 	  

 EXHIBIT 9.2.6 
 AFFIDAVIT PURSUANT TO FOREIGN INVESTMENT 
 AND REAL PROPERTY TAX ACT 
 The undersigned hereby declares that the name, address and United States taxpayer identification number of the owner of the real property described
in Exhibit A attached hereto and incorporated herein by reference is as follows: 
  

					
	 Name and Address
	 	 	  	 Tax I.D. Number

			
	  
	 		  	  

	  
	 		  	
	  
	 		  	

 There is no other person or entity who has an ownership interest in the property. The owner
is
                                         
               , a
                                         
                    organized and existing under the laws of the State of
                                         
           , and, as such, is not a foreign citizen or entity. 
 The Owner
is [not] a disregarded entity as defined in Section 1.1445-2(b)(2)(III). 
 The undersigned understands that the purchaser of
the property intends to rely on the foregoing representations in connection with the United States Foreign Investment and Real Property Act. 
  

					
	  
	 	,
	 a
	 	  

  

									
	 By:
	 	  
	 	 ,

									
		 	 a
	 	  
	 	 ,
	 	 its

		 	  

  

											
	 Date:
	 	  
	 		 	 By:
	  	  

					
		 	 Name:
	 	  

					
		 	 Title:
	 	  

 EXHIBIT 9.2.7 
 TENANT NOTICE LETTER 
                             ,
                 
 Dear Tenant: 
 You will find attached hereto as Schedule 1 a Tenant Notice evidencing that as of
                                ,
            ,
                                         
           , the current owner of the landlord’s interest under your lease, has sold the project in which you have a lease to a new owner,
                                         
            (“New Owner”), and that New Owner has received and is responsible for your security deposit under your lease. 
 Unless and until you are otherwise notified writing by New Owner, the address of New Owner for all purposes under your lease (including the
payments of rentals, the recoupment of any security deposits, and the giving of any notices provided for in your lease) is: 

											
		 	  
	 		 	
		 	  
	 		 	
		 	  
	 		 	

  

															
		 	 SELLER:
	 		 		 	  
	 	 ,

													
		 		 		 	 a
	 	  

  

													
		 		 		 	 By:
	 	  
	 	 ,

													
		 		 		 		 	  a
	 	  
	 	 , its

													
		 		 		 		 	  

  

													
		 		 		 	 By:
	 	  

		 		 		 		 	 Name:
	 	  

											
		 		 	  Title:
	 	  

  

															
		 	 NEW OWNER:
	 		 		 	  
	 	 ,

													
		 		 		 	 a
	 	  

  

													
		 		 		 	 By:
	 	  
	 	 ,

													
		 		 		 		 	  a
	 	  
	 	 , its

													
		 		 		 		 	  

  

													
		 		 		 	 By:
	 	  

		 		 		 		 	 Name:
	 	  

											
		 		 	  Title:
	 	  

 SCHEDULE 1 TO 
 TENANT NOTICE LETTER 
  

							
	 RE: 
	  	 Your Lease (the “Lease”) in
	  	  
	 	 ,

                      County,
                                         
        (the “Property”) 
 Dear Tenant: You are hereby notified that
                                         
                            (“Seller”), as owner of the Properly and the current owner
of the landlord’s interest 
 In the Lease, has sold the Property to
                                ,
                                     (“New
Owner”), as of the date set forth in the letter to which this Tenant Notice is attached, and in connection with such sale, Seller has assigned and transferred its interest in the Lease and any and all security deposits thereunder or
relating thereto to New Owner, and New Owner has assumed and agreed to perform all of the landlord’s obligations under the Lease (Including any obligations set forth in the Lease to repay or account for any security deposits thereunder from and
after such date). Accordingly, (a) all your obligations under the Lease from and after the date of this Tenant Notice, 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 landlord under the Lease, including any obligations to repay or account for any security deposits thereunder, shall be the binding obligation of New Owner and its successors and assigns. The amount of the security
deposit received by New Owner and being held by New Owner with respect to the Lease is $                        .

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