Document:

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                                                                   Exhibit 10.37
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                       METROPOLITAN LIFE INSURANCE COMPANY

                                                                        Landlord

                                       and

                     CREDIT SUISSE FIRST BOSTON (USA), INC.

                                                                          Tenant

                                      LEASE

                          Dated: as of February 22, 2001

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                     One Madison Avenue, New York, New York
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                                TABLE OF CONTENTS

Article                                                                     Page
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ARTICLE 1 DEFINITIONS .....................................................    1

ARTICLE 2 LEASING AND TERM ................................................    7

ARTICLE 3 ACCEPTANCE OF DEMISED PREMISES BY TENANT ........................   12

ARTICLE 4 RENT ............................................................   13

ARTICLE 5 IMPOSITIONS .....................................................   16

ARTICLE 6 USE AND OPERATION OF THE DEMISED PREMISES .......................   21

ARTICLE 7 INSURANCE .......................................................   25

ARTICLE 8 DAMAGE OR DESTRUCTION ...........................................   29

ARTICLE 9 MAINTENANCE; ALTERATIONS; CERTAIN REIMBURSEMENTS; ETC. ..........   34

ARTICLE 10 SERVICES .......................................................   47

ARTICLE 11 UTILITIES ......................................................   48

ARTICLE 12 MECHANIC'S LIENS ...............................................   48

ARTICLE 13 INSPECTION .....................................................   49

ARTICLE 14 ASSIGNMENT; SUBLETTING .........................................   50

ARTICLE 15 INDEMNIFICATION OF LANDLORD ....................................   62

ARTICLE 16 CONDEMNATION ...................................................   63

ARTICLE 17 CONDITIONAL LIMITATIONS; OTHER DEFAULTS ........................   67

ARTICLE 18 REMEDIES OF LANDLORD: WAIVER OF REDEMPTION .....................   69

ARTICLE 19 SURRENDER ......................................................   72

ARTICLE 20 CERTIFICATE OF OCCUPANCY .......................................   74

ARTICLE 21 ARBITRATION ....................................................   74

ARTICLE 22 QUIET ENJOYMENT ................................................   75

                                        i
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ARTICLE 23 CERTIFICATES ...................................................   75

ARTICLE 24 NOTICES ........................................................   76

ARTICLE 25 MEMORANDUM OF LEASE ...........................................   77

ARTICLE 26 SUBORDINATION ..................................................   77

ARTICLE 27 MISCELLANEOUS ..................................................   79

ARTICLE 28 HAZARDOUS MATERIAL .............................................   85

ARTICLE 29 RENEWAL OPTIONS ................................................   89

ARTICLE 30 COMPUTATION OF RENT FOR EXTENSION TERMS ........................   91

ARTICLE 31 NAME OF SOUTH BUILDING; SIGNAGE ................................   93

ARTICLE 32 ROOF INSTALLATIONS .............................................  94B

Schedule A       Description of the Land

Schedule B-1              Rentable Square Feet allocable to each floor of the
                          South Building

Schedule B-2              Rentable Square Feet allocable to each floor of the
                          Tower

Schedule C                Gross Lease Provisions

Schedule 1 to Schedule C  Building Rules and Regulations

Schedule 2 to Schedule C  HVAC Specifications

Schedule D                Matters which the Lease are subject to

Schedule E-1              Plan delineating the portion of the mezzanine included
                            in the Initial Space

Schedule E-2              Plan delineating the portion of the South Building
                            lobby included in the Long Term Leaseback Space

Schedule F                List of Major Building Equipment (attached to Net
                            Lease)

Schedule G                Landlord's Rehabilitation Work

Schedule H                Tower Lighting Schedule

Schedule I                Subtenant Non-Disturbance Agreement

Schedule J                List of Arbitrators

Schedule K                Certificate of Occupancy

Schedule L                Mortgagee Non-Disturbance Agreement

Schedule M                ICIP Application

                                       ii
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                                 INDEX OF TERMS

Accelerated Delivery Date .................................................    9
Accelerated Delivery Notice ...............................................    9
ADA .......................................................................   23
Additional Bidders ........................................................   41
Additional Rent ...........................................................    1
adequate assurance of future performance ..................................   61
adjusted by CPI ...........................................................   24
Affiliate .................................................................    1
Alteration ................................................................    1
Alteration Notice .........................................................   72
Alterations ...............................................................   34
Annual Expense Budget .....................................................   35
Annual Maintenance Program ................................................   35
Appropriate Engineer ......................................................   46
Approved Arbitrator List ..................................................   60
Base Amount ...............................................................   41
Bridge ....................................................................    1
Bridge Agreement ..........................................................   24
Building ..................................................................    1
Business Associates .......................................................   50
Business Days .............................................................    2
Carryover Credit ..........................................................   55
Casualty Proceeds .........................................................   28
Commencement Date .........................................................    2
Competitor ................................................................   54
Computation Date ..........................................................   91
Computation Period ........................................................   91
Computation Periods .......................................................   91
Construction Manager ......................................................   33
Consumer Price Index ......................................................   24
Contractors ...............................................................   43
Costs .....................................................................   38
CSFB Realty ...............................................................   81
Damage Date ...............................................................   30
Damage Payment ............................................................   30
Damage Termination Notice .................................................   30
Date of Taking ............................................................   63
Default ...................................................................    2
Delivery Condition ........................................................    2
Delivery Space ............................................................    7
Demised Premises ..........................................................    2
Depository ................................................................   29
Designated Representative .................................................   82
Disapproval Grounds .......................................................   53
Dispute Notice ............................................................   41
Election Period ...........................................................   30
Emergency Reimbursement Amount ............................................   44
Encumbrance ...............................................................   32
Engineer ..................................................................   46
ERISA .....................................................................   83
ESG .......................................................................   81
Estimated Actual Life .....................................................   41
Estimated Substantial Completion Date .....................................   38
Estimated Useful Life .....................................................   42
Exchange Period ...........................................................   91
Exercise Notice ...........................................................   89
Existing Furniture ........................................................   12
Expiration Date ...........................................................    2

                                       iii
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Extension Term ............................................................   89
Extension Terms ...........................................................   89
fair market rent ..........................................................   90
Fee Mortgage .............................................................. 2,77
Fee Mortgagee .............................................................   77
Fee Mortgages .............................................................   77
Financial Statement .......................................................   82
First Extension Term ......................................................   89
First-Class Office Buildings ..............................................    2
First-Class Standard ......................................................   34
Gross Lease Period ........................................................    7
Hazardous Material ........................................................   86
Hazardous Substance .......................................................   86
Hazardous Waste ...........................................................   86
HLW Report ................................................................    2
ICIP Benefits .............................................................    2
ICIPLaw ...................................................................   18
IDA .......................................................................   62
IDA Premises ..............................................................   62
Impositions ...............................................................    3
Improvements ..............................................................    3
Incentives Program ........................................................   45
Indemnity Costs ...........................................................   22
In-House Service Providers ................................................   22
Initial Expense Budget ....................................................   35
Initial Maintenance Program ...............................................   35
Initial Space .............................................................    8
Insurance Requirements ....................................................    3
Interest Rate .............................................................    2
Interim Leaseback Space ...................................................    8
Interim Period ............................................................   92
Investment Grade Entity ...................................................   93
JBB Report ................................................................    3
Land ......................................................................    3
Landlord ..................................................................  1,4
Landlord's Selected Bidder ................................................   41
Lease .....................................................................    4
Leaseback Space ...........................................................    8
Legal Requirement Alteration ..............................................   36
Legal Requirements ........................................................    4
Long-term .................................................................   93
Long-term Leaseback Space .................................................    8
Major Building Equipment ..................................................   38
Material Monetary Default .................................................    4
Measuring Fraction ........................................................   42
Mechanical Space ..........................................................    4
MetLife ...................................................................   51
Minimum Rent ..............................................................    4
Net Rent Base Increase Date ...............................................    5
Non-Retail Consent Rights .................................................   53
Non-Retail Space ..........................................................    5
Notice ....................................................................   76
NPS .......................................................................   45
Original Bidders ..........................................................   40
Original Determination ....................................................   91
Outside Date ..............................................................    7
Overrun ...................................................................   42
Overrun Notice ............................................................   42
Partial Restoration .......................................................   64
Permissible Portion .......................................................    9
Permitted Encumbrance .....................................................   35
Permitted Substances ......................................................   22

                                       iv
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Permitted Transfer ........................................................   58
Plan ......................................................................   83
Plans and Specifications ..................................................   36
Plans and Specifications Notice ...........................................   39
Pre-Net Escalation Rent ...................................................    5
Pre-Net Premises ..........................................................    8
Profit ....................................................................   54
Programmed Maintenance Items ..............................................   35
Public Authority ..........................................................    5
Qualified Alteration ......................................................   38
Qualified Overrun .........................................................   42
Recapture Offer Notice ....................................................   51
Rehabilitation Work .......................................................   44
Reimbursable Legal Requirement Alteration .................................   36
Reimbursable Replacement ..................................................   36
Reimbursable Structural Work ..............................................   37
Reimbursement Amount ......................................................   41
Rejected Contracts ........................................................   13
Reminder Notice ...........................................................   89
Rent ......................................................................    5
Rent Concession Period ....................................................   14
Required Consent Information ..............................................   52
Required Insurance ........................................................   25
Required Replacements .....................................................   34
Restoration ...............................................................5, 29
Retail Space ..............................................................    5
Retail Standards ..........................................................   53
Roof Areas ................................................................   95
Roof Installation .........................................................   95
SEC .......................................................................   82
Second Alterations Request ...........................................40, 51, 72
Second Consent Request ....................................................   53
Second Default Notice .....................................................   68
Second Extension Term .....................................................   89
Second Space ..............................................................    8
Second Space Delivery Date ................................................    5
Selected Arbitrator .......................................................   60
Service Contracts .........................................................   13
Shared Services Agreement .................................................   47
SHPO ......................................................................   45
South Building ............................................................    5
Space Delivery Date .......................................................   10
Specialty Alterations .....................................................    6
Structural Work ...........................................................   38
Sublease Recapture Offer Notice ...........................................   51
Subordination and Non-Disturbance Agreement ...............................   77
Substantial completion ....................................................    6
substantially completed ...................................................    6
Subtenant Non-Disturbance Agreement .......................................   58
Subtenant Parties .........................................................    6
Takeback Sublease .........................................................    8
Taking ....................................................................    6
Tax Credit Work ...........................................................   45
Tax Credits ...............................................................   45
Tax Deposits ..............................................................   20
Tenant .................................................................... 1, 6
Tenant Delay ..............................................................    6
Tenant Parties ............................................................    6
Tenant Work ...............................................................   45
Tenant's Preferred Bidder .................................................   41
Tenant's Transaction Costs ................................................   55
Term ...................................................................... 6, 7

                                        v
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Testing ...................................................................   86
Specified Damage Termination Date .........................................   30
Third Extension Term ......................................................   89
Total Cost ................................................................   54
Total Income ..............................................................   54
Tower .....................................................................    7
Treasury Rate .............................................................   70
Triple Net Commencement Date ..............................................    7
Tunnel ....................................................................    7
Tunnel Agreement ..........................................................   24
Unavoidable Delays ........................................................    7
Utilities .................................................................   48
Voluntary Alterations .....................................................   34
Work ......................................................................   38
Works of Art ..............................................................   13

                                       vi
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                                      LEASE

            This LEASE dated as of February 22, 2001, between METROPOLITAN LIFE
INSURANCE COMPANY ("Landlord"), a New York corporation having its principal
office at One Madison Avenue, New York, New York 10010, and CREDIT SUISSE FIRST
BOSTON (USA), INC. ("Tenant"), a Delaware corporation, having an office at
Eleven Madison Avenue, New York, New York 10010-3629.

                               W I T N E S S E T H

            Landlord is the owner in fee simple of certain land and improvements
commonly known as One Madison Avenue, New York, New York. The parties hereto
intend that said land and improvements be leased by Landlord to Tenant subject
to the terms and conditions hereinafter provided.

            NOW, THEREFORE, in consideration of One Dollar ($1.00), the mutual
covenants contained herein and other good and valuable consideration, the
receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant
hereby agree as follows:

                                    ARTICLE 1

                                   DEFINITIONS

            Section 1.1. As used in this Lease, the following terms have the
following respective meanings:

                  (a) "Additional Rent": means all sums of money, costs,
expenses, charges, interest, or fees of every kind or amount whatsoever, other
than Minimum Rent, which Tenant has assumed or agreed to pay to Landlord under
this Lease, including without limitation Pre-Net Escalation Rent.

                  (b) "Affiliate": means a corporation, partnership or other
entity which is controlled by, controls or is under common control with the
party referred to. As used in the preceding sentence, "control" shall mean the
ownership of, or power to vote or power to cause the disposition of, fifty
percent (50%) or more of the ownership interests in such corporation,
partnership or other entity.

                  (c) "Alteration": is as defined in Section 9.1 hereof.

                  (d) "Bridge": means the bridge connecting the tenth (10th)
floor of the South Building to the building located at Eleven Madison Avenue,
New York, NY.

                  (e) "Building": means the building located on the Land and
known as One Madison Avenue, New York, New York. The Building is comprised of
two portions: the South Building and the Tower.
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                  (f) "Business Days": means all days other than Saturdays,
Sundays and all days observed by the state or federal government as legal
holidays and, when used in respect of the actual operation or maintenance of the
Building, shall also include such other days designated as legal holidays by the
applicable building service union employees' service contract and/or by the
applicable operating engineers' contract.

                  (g) "Commencement Date": means the Space Delivery Date for the
"Initial Space," as defined in Section 2.2 hereof.

                  (h) "Default": means the occurrence of any condition or event
set forth in Section 17.1 hereof.

                  (i) "Delivery Condition": means delivery to Tenant of
exclusive possession of the Delivery Space in question vacant, broom clean and
free of occupancies and in the case of Delivery Space located in the South
Building only, with the Rehabilitation Work, if any, in such Delivery Space in
the South Building having been substantially completed.

                  (j) "Demised Premises": means prior to the Triple Net
Commencement Date, only the "Pre-Net Premises," as defined in Section 2.2
hereof. From and after the Triple Net Commencement Date, the Demised Premises
shall include the Land, and the Improvements.

                  (k) "Expiration Date": means December 31, 2020.

                  (l) "Fee Mortgage": means any mortgage, deed of trust or
similar security interest created by Landlord affecting the Land and/or the
Improvements.

                  (m) "First-Class Office Buildings": means first-class,
non-institutional, non-governmental office buildings located in Midtown
Manhattan which are similar in construction, size and type of systems and
facilities to the Building and with similar type of tenants, it being understood
and agreed that Tenant's obligations hereunder with respect to maintaining and
operating the Building as a First Class Office Building shall not impose any
obligation upon Tenant to upgrade (as opposed to maintain or replace) the
systems, structure or facilities of the Building beyond the standard of the
Building as delivered to Tenant on the Triple Net Commencement Date.

                  (n) "HLW Report": means that certain report, dated December 6,
2000, prepared by HLW and designated as Area Calculations, Project 3785.

                  (o) "ICIP Benefits": means any benefits under ICIP Laws.

                  (p) "Interest Rate": shall mean a rate per annum equal to the
lesser of: (A) two (2%) percent in excess of the prime or base rate published
from time to time by "The Wall Street Journal (Eastern Edition)", or any
successor thereto, or (B) the highest interest rate permitted by law. In the
event that more than one prime or base rate is so published at any time, then
the average of all such rates shall be deemed to be the prime rate.

                                       2
<PAGE>

                  (q) "Impositions": means all taxes, assessments, sales, use
and occupancy taxes, transit taxes, water and sewer charges, rates and rents,
excises, levies, license and permit fees and other charges, general and special,
ordinary and extraordinary, foreseen and unforeseen, of every kind and nature
whatsoever, which shall or may during the Term be assessed, levied, charged,
confirmed or imposed upon or accrue or become due or payable out of or on
account of or become a lien on (i) the Demised Premises, any part thereof, or
the appurtenances thereto, (ii) the rent and income received for any use or
occupancy of the Demised Premises, (iii) such franchises, licenses and permits
as may pertain to the use of the Demised Premises, and (iv) this Lease.
Impositions shall include all governmental fees and charges allocable to the use
of the Bridge, the Tunnel and the subway entrance at the northwest corner of
23rd Street and Park Avenue South (the "Subway Entrance"). Impositions shall not
include any income taxes, corporate franchise taxes, estate, succession,
inheritance or transfer taxes of Landlord, provided, however, that if, due to a
future change in the method of taxation, a franchise, income, estate,
inheritance, succession or transfer taxes or other tax or governmental
imposition shall be levied against Landlord in substitution for any Imposition,
then such franchise, income, estate, inheritance, succession or transfer taxes
or other tax or governmental imposition levied against Landlord shall be deemed
to be an Imposition.

                  (r) "Improvements": means the Building and improvements
located on the Land, including, without limitation, all buildings, structures
(including, without limitation, the Bridge and the Tunnel), driveways, walkways,
parking areas, all other improvements of a permanent or temporary nature and all
necessary support therefor, electrical, plumbing, heating, sewerage, water, gas,
telephone and other utility facilities, all equipment, machinery, fixtures and
appurtenances therein and thereto, and all personal property of every kind and
description affixed or attached thereto (other than the Works of Art), or used
in connection therewith, including, without limitation, all equipment and other
personalty used in connection with the conference center, executive dining
facility, health club, medical facility, auditorium and cafeteria, except to the
extent any of the foregoing constitutes the property of Tenant.

                  (s) "Insurance Requirements": means all terms of any
insurance policy covering or applicable to the Demised Premises or any part
thereof to the extent required to be or, if not required, actually maintained by
Tenant hereunder or which is maintained by Landlord and Tenant has been given
written notice of the same, provided that any such insurance maintained by
Landlord is of a type customarily maintained by owners of First-Class Office
Buildings, all requirements of the issuer of any such policy, and all orders,
rules, regulations and other requirements of the National Board of Fire
Underwriters (or any other body exercising similar functions) applicable to or
affecting the Demised Premises or any part thereof or any use or condition of
the Demised Premises or any part thereof.

                  (t) "JBB Report": means that certain Mechanical, Electrical,
Plumbing and Vertical Transportation Systems Physical Condition Evaluation
Report, dated January 25, 2001, prepared by Jaros, Baum & Bolles.

                  (u) "Land": means the land described in Schedule A annexed
hereto and made a part hereof.

                                       3
<PAGE>

                  (v) "Landlord": means Metropolitan Life Insurance Company, a
New York corporation, or any successor or assign hereunder, or any successor to
the obligations of Landlord hereunder, so that it shall be deemed and construed
without further agreement between the parties hereto that any such successor has
assumed and agreed to carry out any and all of the covenants and obligations of
Landlord hereunder and Metropolitan Life Insurance Company shall be entirely
relieved of all covenants and obligations to be performed by Landlord hereunder
from and after the date of such succession or assignment.

                  (w) "Lease": means this agreement together with all schedules
attached hereto.

                  (x) "Legal Requirements": means all laws, statutes codes,
acts, ordinances, orders, judgments, decrees, injunctions, rules, regulations,
permits, licenses, authorizations, directions and requirements of all Public
Authorities, foreseen or unforeseen, ordinary or extraordinary, which now or at
any time hereafter may be applicable to the Demised Premises or any part
thereof, or any of the adjoining sidewalks, streets or ways, or any use or
condition of the Demised Premises or any part thereof.

                  (y) "Material Monetary Default": means any failure of Tenant
to pay the items set forth in Section 17.1(a) after the applicable notice and
grace period of which the aggregate unpaid amount equals or exceeds Fifty
Thousand ($50,000) Dollars.

                  (z) "Mechanical Space": means (A) the portions of the South
Building located on Concourse Levels B-1 and B-2 and floors 13 through 16
thereof and (B) the portions of the Tower located on Concourse Levels B-1 and
B-2 and floor 42 thereof, in each case as designated as Mechanical Equipment
Rooms on the floor plans for such portions included in the HLW Report. The
Mechanical Equipment Rooms on each floor of Delivery Space shall be delivered to
Tenant on the Space Delivery Date for such floor.

                  (aa) "Minimum Rent": means the following annual amounts during
the following periods:

                  (i) During the period commencing on the Commencement Date and
      ending on the day immediately preceding the Triple Net Commencement Date,
      an annual amount equal to the product of Forty and no/100 ($40.00)
      Dollars per annum multiplied by the aggregate rentable square footage
      included in the Pre-Net Premises at the applicable time;

                  (ii) During the period commencing on the Triple Net
      Commencement Date and ending on the day preceding the fifth (5th)
      anniversary of the Net Rent Base Increase Date, the amount of Fifty Seven
      Million Seven Hundred Fifty Six Thousand Three Hundred Twenty and 00/1OO
      Dollars ($57,756,320.00) per annum;

                  (iii) During the period commencing on the fifth (5th)
      anniversary of the Net Rent Base Increase Date and ending on the day
      preceding the tenth (10th) anniversary of the Net Rent Base Increase Date,
      the amount of Sixty Four Million Nine

                                       4
<PAGE>

      Hundred Seventy Five Thousand Eight Hundred Sixty and 00/100 Dollars
      ($64,975,860.00) per annum;

                  (iv) During the period commencing on the tenth (10th)
      anniversary of the Net Rent Base Increase Date and ending on the day
      preceding the fifteenth (15th) anniversary of the Net Rent Base Increase
      Date, the amount of Seventy Two Million One Hundred Ninety Five Thousand
      Four Hundred and 00/100 ($72,195,400.00) Dollars per annum; and

                  (v) During the period commencing on the fifteenth (15th)
      anniversary of the Net Rent Base Increase Date and ending on the
      Expiration Date, the amount of Seventy Nine Million Four Hundred Fourteen
      Thousand Nine Hundred Forty and 00/100 Dollars ($79,414,940.00) per annum.

                  (bb) "Net Rent Base Increase Date": means the later to occur
of (a) November 1, 2001 and (b) the Second Space Delivery Date.

                  (cc) "Non-Retail Space": means all of the leasable area of the
Building other than the Retail Space.

                  (dd) "Pre-Net Escalation Rent": means an annual amount equal
to the product of Ten and 75/100 ($10.75) Dollars per annum multiplied by the
aggregate rentable square feet included in the Pre-Net Premises at the
applicable time, during the period commencing on the Commencement Date and
ending on the day immediately preceding the Triple Net Commencement Date.

                  (ee) "Public Authority": means any federal, state, county,
municipal, or other local government, department, agency, subdivision, court,
authority, bureau, branch, commission, board, official or officer having or
exercising jurisdiction over the Demised Premises or any part thereof.

                  (ff) "Rent": means the Minimum Rent and Additional Rent.

                  (gg) "Restoration": is as defined in Section 8.1 hereof.

                  (hh) "Retail Space": means the rentable areas of the South
Building located on the lobby level, mezzanine and B-1 level which are permitted
by Legal Requirements to be used for retail purposes.

                  (ii) "Second Space Delivery Date": means the Space Delivery
Date for the "Second Space," as defined in Section 2.2(a) hereof.

                  (jj) "South Building": means the portions of the Building
shown on the floor plans included in the HLW Report as "Area Calculations -
South Building" for the B2 Level - South Building through 16th Floor (PHM) -
South Building. Landlord and Tenant hereby agree that for purposes of this Lease
the South Building shall be deemed to contain an aggregate of 1,176,911 rentable
square feet. Annexed hereto as Schedule F is a list of the rentable square
footages allocable to each floor of the South Building.

                                       5
<PAGE>

                  (kk) "Specialty Alterations": means any slab penetrations
larger than two feet by two feet (other than slab penetrations for
telecommunications and utility risers which are located in the existing core of
the Building), safes, vaults, structural floor reinforcements (other than raised
floors) which reduce ceiling heights below Building standard, exterior signage,
retail storefronts and any special or unique installation by Tenant (other than
(1) any internal staircases or additional elevators installed by Tenant, (2)
restoration of elevator banks to their configuration as of the date of execution
of the Lease, including, without limitation, sealing up any elevator openings
created, opening up any elevator openings previously sealed, relocating any
elevator core functions previously relocated or performing any other restoration
work pursuant to such elevator upgrades or improvements, and (3) any Legal
Requirement Alteration except if such is required as a result of Tenant's
particular manner of use (as opposed to mere general office use)).

                  (ll) "Substantial completion" or "substantially completed" or
words of similar import means that the Rehabilitation Work obligated to be
performed by Landlord has been substantially completed, it being agreed that
such work shall be deemed substantially complete notwithstanding the fact that
minor or insubstantial details of construction or demolition and/or mechanical
adjustment and/or decorative items remain to be performed, provided that no
material adverse impact to Tenant's use or occupancy of the Demised Premises
results therefrom. If the substantial completion of any of such work shall be
delayed due to Tenant Delay, then such work shall be deemed to have been
substantially completed on the date when it would have so been but for such
Tenant Delay.

                  (mm) "Subtenant Parties" means any person (other than Tenant)
rightfully claiming by, through or under Landlord in Landlord's capacity as
subtenant under the Takeback Sublease, or any of such parties' agents,
contractors, servants, employees, or invitees.

                  (nn) "Taking": means any and every taking (whether temporary
or permanent) of all or any portion of the Demised Premises for any public or
quasi-public purpose, by any Public Authority by exercise of condemnation or
eminent domain (or any transfer or conveyance by agreement in lieu thereof).

                  (oo) "Tenant": means Credit Suisse First Boston (USA), Inc.,
its permitted successors and permitted assigns.

                  (pp) "Tenant Delay": means any delay in the delivery of any
portion of the Demised Premises to Tenant due to any act not permitted under
this Lease, neglect or omission of Tenant or its agents, employees, servants or
contractors.

                  (qq) "Tenant Parties": means Tenant or any person rightfully
claiming through Tenant, or any of such parties' agents, contractors, servants,
employees, or invitees.

                  (rr) "Term": shall be as defined in Section 2.1.

                                       6
<PAGE>

                  (ss) "Tower": means the portions of the Building shown on the
floor plans included in the HLW Report as "Area Calculations - Tower" for the B2
Level - Tower through 42nd Floor - Tower. Landlord and Tenant hereby agree that
for purposes of this Lease the Tower shall be deemed to contain 266,997 rentable
square feet. Annexed hereto as Schedule F is a list of the rentable square
footages allocable to each floor of the Tower.

                  (tt) "Triple Net Commencement Date": shall mean January 1,
2002.

                  (uu) "Tunnel": means the underground tunnel on the B-1
concourse level connecting the South Building with the building located at
Eleven Madison Avenue, New York, New York.

                  (vv) "Unavoidable Delays": means delays due to any acts of
God, governmental restriction, Legal Requirements, strikes, labor disturbances,
shortages of or inability to obtain materials or supplies, or any other cause or
event beyond Landlord's or Tenant's reasonable control by which Landlord or
Tenant, as the case may be, shall be hindered, delayed or prevented from
performance of any act under this Lease, provided however, that the inability to
obtain financing or a lack of funds shall not be an Unavoidable Delay.

                                    ARTICLE 2

                                LEASING AND TERM

            Section 2.1 Demised Premises; Term of Lease. Upon and subject to the
conditions and limitations set forth below, Landlord hereby leases to Tenant,
and Tenant does hereby rent from Landlord, the Demised Premises, subject only to
the matters described in Schedule D hereto, for a term (the "Term") commencing
on the Commencement Date and expiring at midnight on the Expiration Date, unless
this Lease shall sooner terminate as hereinafter provided.

            Section 2.2 Delivery of Demised Premises.

                  (a) The Pre-Net Premises. For the period commencing on the
Commencement Date and ending on the day preceding the Triple Net Commencement
Date (the "Gross Lease Period"), the Demised Premises shall include the
following portions of the Building as and when delivered to Tenant with the
Delivery Condition satisfied (each such portion sometimes herein called a
"Delivery Space"), which shall be delivered to Tenant on or before the following
dates applicable to each such Delivery Space (each such applicable date, as
extended by the number of days of delay caused by Tenant Delay, an "Outside
Date"):

                                       7
<PAGE>

--------------------------------------------------------------------------------
                   Delivery Space               Outside Date
--------------------------------------------------------------------------------
        South Building floors 9 and 10          March 1, 2001
        (including the Bridge) and the
        portion of the South Building
        Mezzanine shown hatched on the
        floor plan annexed hereto as
        Schedule E (the "Initial
        Space")
--------------------------------------------------------------------------------
        South Building floors 6, 7 and          November 1, 2001
        8 and Tower floors 5, 6, 7, 8
        and 9 (the "Second Space")
--------------------------------------------------------------------------------

The portions of the Demised Premises which are actually delivered to Tenant in
the Delivery Condition prior to the Triple Net Commencement Date are herein
called the "Pre-Net Premises." Notwithstanding that it is the intention of the
parties that this Lease is a net lease, as set forth in Section 4.5 hereof, the
parties agree that the provisions of Schedule C annexed hereto shall apply to
the rights and obligations of Landlord and Tenant under this Lease in connection
with the Pre-Net Premises with respect to all matters or events arising or
accruing under this Lease during the Gross Lease Period. Except for those
provisions which specifically survive the Gross Lease Period, the provisions of
Schedule C annexed hereto shall cease to apply to the rights and obligations of
Landlord and Tenant under this Lease in connection with the Pre-Net Premises
with respect to all matters or events arising or accruing under this Lease from
and after the Triple Net Commencement Date.

                  (b) The Triple Net Premises. Commencing on the Triple Net
Commencement Date, this Lease shall cover the entire Demised Premises,
notwithstanding the fact that Landlord shall have delivered to Tenant possession
only of the Pre-Net Premises; provided, however, that Tenant shall not be
obligated to pay any Minimum Rent with respect to any Interim Leaseback Space
until such time as possession of such Interim Leaseback Space has been delivered
to Tenant and the Rent Concession Period relating thereto has expired. The
portions of the Demised Premises not so delivered shall be held by Landlord
pursuant to that certain sublease (the "Takeback Sublease") of even date
herewith between Tenant, as sublandlord, and Landlord, as subtenant, for certain
space in the Building (the "Leaseback Space"). The portions of the Leaseback
Space located on the 11th floor of the South Building, in the portion of the
South Building lobby described on Schedule E-2 hereto, on the portion of Tower
Concourse Level B-2 color-coded as "useable area" in the floor plan therefor
included in the HLW Report, in the Tower lobby and on Tower floor 2 and Tower
floors 10 through and including 41 shall be called herein the "Long-term
Leaseback Space." The portions of the Leaseback Space not included in the
Long-term Leaseback Space shall be called herein the "Interim Leaseback Space"
and shall be occupied by Landlord only temporarily. Landlord shall deliver
possession of the Interim Leaseback Space to Tenant as well as the balance of
the Building, other than the Long-term Leaseback Space and the Pre-Net Premises,
in portions as set forth below on or before the following applicable Outside
Dates and each such space shall constitute Delivery Space for all purposes of
this Lease:

                                       8
<PAGE>

--------------------------------------------------------------------------------
                   Delivery Space                Outside Date
--------------------------------------------------------------------------------
        South Building floors 4 and 5 and        July 1, 2002
                 Tower floor 4
--------------------------------------------------------------------------------
        South Building floors 2 and 3            October 1, 2003
        and Tower floor 3; South
        Building Floor 12; South
        Building Concourse Levels B-1
        and B-2; the balance of the
        South Building Mezzanine and
        portion of the South Building
        lobby not included in the
        Long-Term Leaseback Space;
        Tower Concourse Level B-1 and
        the portion of the Tower
        Concourse Level B-2 not
        included in the Long-Term
        Leaseback Space.
--------------------------------------------------------------------------------

                  (c) Early Delivery. Except with respect to the Initial Space,
Landlord shall have the right, at Landlord's option, to deliver all or any
portion of any Delivery Space to Tenant on a floor-by-floor basis, as
hereinafter described, at any time earlier than the Outside Date applicable
thereto; provided, however, that any such portion (each, a "Permissible
Portion") shall comprise:

                        (i) with respect to all floors other than the South
      Building Mezzanine and the South Building Concourse Level B-1, all of the
      Delivery Space on the floor in question, and

                        (ii) with respect to the South Building Concourse Level
      B-1, no more than two (2) separate portions thereof, separately demised in
      accordance with Legal Requirements, the later of which to be delivered to
      Tenant shall comprise approximately 20,000 rentable square feet, and

                        (iii) with respect to the South Building Mezzanine,
      other than the portion thereof included with the Initial Space, in up to
      two (2) additional portions, separately demised in accordance with Legal
      Requirements, the size of which shall be in Landlord's sole discretion.

In the event that Landlord shall elect to deliver any Permissible Portion prior
to the Outside Date applicable thereto, Landlord shall give Tenant a notice (the
"Accelerated Delivery Notice") setting forth (i) the Permissible Portion as to
which such notice applies; and (ii) the date on which Landlord reasonably
estimates that Landlord will deliver such Permissible Portion to Tenant
("Accelerated Delivery Date"). Landlord shall give Tenant the Accelerated
Delivery Notice, if any, with respect to any such Permissible Portion not less
than thirty (30) days prior to the Accelerated Delivery Date applicable thereto,
unless Landlord and Tenant mutually agree

                                       9
<PAGE>

that such Permissible Portion may be delivered on shorter notice. Subject to the
provisions of Section 2.2(e) hereof, Landlord shall have no liability to Tenant,
and the provisions of this Lease and Tenant's obligations hereunder shall not be
affected, if Landlord's estimate of the Accelerated Delivery Date is inaccurate
provided that the Delivery Date for any such Permissible Portion shall not occur
earlier than thirty (30) days after the giving of the Accelerated Delivery
Notice. Notwithstanding the foregoing provisions of this Section 2.2(c) to the
contrary, in no event shall Landlord have the right to deliver the South
Building Lobby, South Building Concourse Levels B-1 and B-2 or South Building
Floor 12 prior to delivering to Tenant the Initial Space and the Second Space.

                  (d) Space Delivery Date. The date on which Landlord shall
tender (or would have tendered but for Tenant Delays) delivery of the Delivery
Space in question or any Permissible Portion in the Delivery Condition upon
notice to Tenant, which may be oral notice given to Andrew Federbusch at (212)
325-7051 or Victoria Langell at (212) 325-7154, shall be called the "Space
Delivery Date" applicable to such Delivery Space or Permissible Portion.
Following each Space Delivery Date, within ten (10) days after the request of
either party, Landlord and Tenant shall execute and deliver a supplementary
agreement in form reasonably acceptable to both parties setting forth the Space
Delivery Date and such other matters as are set forth therein, but the failure
of the parties to execute and deliver such supplementary agreement shall in no
way reduce any of Landlord's or Tenant's obligations or rights under this Lease.

                  (e) Delayed Delivery.

                        (i) Except as otherwise hereinafter expressly set forth
      in this Section 2.2 (e), if Landlord shall be unable to give possession of
      any Delivery Space in the Delivery Condition on or before the Outside Date
      applicable thereto for any reason, Landlord shall not be subjected to any
      damages or other liability, or be deemed in default under this Lease, for
      the failure to give possession of such Delivery Space on such date. No
      such failure to give possession of any such Delivery Space on or before
      the Outside Date applicable thereto shall affect the validity of this
      Lease or the obligations of Tenant hereunder or be deemed to extend the
      Term, but the Rent payable under this Lease with respect to such Delivery
      Space only shall not commence until Landlord shall have given possession
      of such Delivery Space to Tenant or such Delivery Space shall be available
      for occupancy by Tenant, subject to the Rent Concession Period applicable
      to such Delivery Space. Tenant hereby waives any rights to rescind this
      Lease which Tenant might otherwise have pursuant to Section 223-a of the
      Real Property Law of the State of New York, or pursuant to any other law
      of like import now or hereafter in force. The provisions of this Section
      2.2 (e) are intended to constitute an "express provision to the contrary"
      within the meaning of Section 223-a of the Real Property Law of the State
      of New York. Landlord agrees not to enter into any lease for all or any
      portion of the Demised Premises to any third party during the term hereof.

                        (ii) If the Space Delivery Date for the Initial Space
      shall not occur on or before the Outside Date applicable thereto, then the
      Rent Concession Period

                                       10
<PAGE>

      applicable to the Initial Space shall be extended by one day for each day
      beyond the Outside Date that Landlord shall continue to fail to deliver
      the Initial Space.

                        (iii) If the Space Delivery Date for the Second Space or
      any Permissible Portion thereof to Tenant shall not occur on or before the
      Outside Date applicable thereto, then the Rent Concession Period
      applicable to such Second Space or Permissible Portion thereof shall be
      extended by one day for each day beyond the Outside Date that Landlord
      shall continue to fail to deliver the Second Space or such Permissible
      Portion thereof.

                        (iv) If the Space Delivery Date for the balance of the
      Delivery Space (other than the Initial Space and the Second Space) or any
      Permissible Portion thereof shall not occur on or before the date
      occurring thirty (30) days after the Outside Date applicable to such
      Delivery Space or such Permissible Portion, then the Rent Concession
      Period applicable to such Delivery Space or Permissible Portion thereof
      shall be extended by one day for each day beyond the date occurring thirty
      (30) days after the Outside Date that Landlord shall continue to fail to
      deliver such Delivery Space or such Permissible Portion.

                        (v) If the Space Delivery Date for any Delivery Space
      shall have not occurred on or before November 1, 2004, then (A) in lieu of
      the Rent Concession Period theretofore accrued, on November 1, 2004
      Landlord shall pay to Tenant, with respect to each such undelivered
      Delivery Space, an amount equal to the product of (1) the annual amount of
      Minimum Rent at the rate that would have been payable for the undelivered
      Delivery Space if the same had been delivered, and (2) a fraction, the
      numerator of which is the number of days in the Rent Concession Period for
      such undelivered Delivery Space accrued from the Outside Date applicable
      to such Delivery Space through November 1, 2004 and the denominator of
      which is 365; and (B) the Rent Concession Period for such Delivery Space
      shall be reduced to zero (0) as of November 1, 2004 and shall accrue one
      day for each day beyond November 1, 2004 that Landlord shall continue to
      fail to deliver such Delivery Space.

                  (f) Mechanical Space. The Mechanical Space shall be delivered
and shall be deemed to be delivered to Tenant as of the Triple Net Commencement
Date; provided, however, that Tenant shall be permitted access to, and shall
have the right to perform Alterations in, such Mechanical Space prior to the
Triple Net Commencement Date in connection with Tenant's build-out of the
Pre-Net Premises in accordance with Schedule C hereof.

            Section 2.3 Flagpole. Landlord hereby reserves the right, at
Landlord's sole cost and expense, to use the westernmost flagpole located on
23rd Street side of the 11th Floor setback of the South Building. The foregoing
right shall be personal to MetLife (as defined in Section 14.3(a)) for so long
as MetLife occupies all or a portion of the Long-Term Leaseback Space under the
Takeback Sublease.

                                       11
<PAGE>

                                    ARTICLE 3

                    ACCEPTANCE OF DEMISED PREMISES BY TENANT

            Section 3.1 As Is Condition. Tenant acknowledges that it has
examined to its satisfaction the Demised Premises, the title thereto, the
Certificate of Occupancy for the Building, the sidewalks and structures
adjoining the same, any subsurface conditions thereof, and the then present uses
and nonuses thereof. Tenant is fully familiar with the condition of the Demised
Premises and, provided all Delivery Space has been delivered in Delivery
Condition, Tenant shall accept the Demised Premises "as is." Landlord does not
make, and Tenant acknowledges that Landlord has not made or given any
representation or warranty, express or implied, with respect to its title to the
Land and/or the Improvements, this Lease or the present or future
merchantability, habitability, condition, quality, durability, fitness or
suitability of the Demised Premises or any part thereof in any respect or in
connection with or for the purposes and uses of Tenant, or, except as
specifically set forth herein, any other representation or warranty of any kind
or character, express or implied, with respect thereto, and Landlord shall not
be liable for any latent or patent defects in the Demised Premises or any part
thereof, other than with respect to the Rehabilitation Work. Notwithstanding the
foregoing, Landlord represents and warrants that Landlord has delivered to
Tenant true and complete copies of the HLW Report and the JBB Report.

            Section 3.2 Existing Furniture. Landlord hereby leases to Tenant,
and Tenant hires from Landlord, the majority of the furniture existing in the
Demised Premises (other than 100 desks and chairs, any such furniture which is
under lease and any such furniture currently located in the portions of the
Long-term Leaseback Space) (the "Existing Furniture"). Existing Furniture shall
in no event include any furniture purchased by Landlord after January 20, 2001,
notwithstanding that such furniture may currently be located in the Demised
Premises. Each item of such Existing Furniture is currently located in the
Demised Premises and shall be delivered to Tenant when the portion of the
Demised Premises in which such item of Existing Furniture is located is
delivered to Tenant pursuant to Article 2 hereof. The parties hereby agree that
the value of the Existing Furniture is de minimis and no portion of the Rent
payable hereunder is allocable to the Existing Furniture. Tenant agrees that
Tenant shall pay any sales tax which may be due and payable with respect to
leasing of the Existing Furniture and/or any other equipment or personal
property to Tenant. Landlord does not make, and Tenant acknowledges that
Landlord has not made or given, any representation or warranty, express or
implied, with respect to the Existing Furniture or the present or future
merchantability, habitability, condition, quality, durability, fitness or
suitability of the Existing Furniture or any part thereof in any respect or in
connection with or for the purposes and uses of Tenant, or any other
representation or warranty of any kind or character, express or implied, with
respect thereto and Landlord shall not be liable for any latent or patent
defects in the Existing Furniture or any part thereof. Tenant accepts the
Existing Furniture "as-is."

            Section 3.3 Rehabilitation Work. Substantial completion of the
Rehabilitation Work to be performed in the Delivery Spaces located in the Tower
shall not be part of the Delivery Condition for such Delivery Spaces. After such
Delivery Spaces shall be delivered to Tenant, Landlord shall diligently
prosecute such Rehabilitation Work therein and

                                       12
<PAGE>

Tenant agrees to give Landlord adequate access thereto to perform such work.
Landlord shall use reasonable efforts (without necessity of overtime) to
minimize interference with Tenant's use of such space.

            Section 3.4 Service Contracts. Within ninety (90) days after the
date hereof, Landlord shall deliver to Tenant copies of all service contracts
affecting the Demised Premises ("Service Contracts"). Not later than ninety (90)
days prior to the Triple Net Commencement Date, Tenant shall give Landlord
written notice of which of such Service Contracts Tenant does not desire to
assume on the Triple Net Commencement Date ("Rejected Contracts"). Prior to the
Triple Net Commencement Date, Landlord shall terminate all of such Rejected
Contracts. On the Triple Commencement Date, Landlord shall assign to Tenant,
without recourse to, or warranty by, Landlord, all Services Contracts other than
the Rejected Contracts, to the extent such Service Contracts are assignable.

            Section 3.5 Warranties. On the Triple Net Commencement Date,
Landlord shall assign to Tenant, without recourse to, or warranty by, Landlord,
all warranties relating to the Improvements, to the extent such warranties are
assignable.

            Section 3.6 Works of Art. Landlord hereby grants Tenant a license to
display, in their current locations, the works of art currently located in the
auditorium and lobby of the South Building, on the 12th floor of the South
Building and, if Tenant recaptures the 11th floor of the South Building pursuant
to the Takeback Sublease, then from and after such recapture date, on the 11th
floor of the South Building (the "Works of Art"). Within thirty (30) days after
the date hereof, Landlord shall prepare and deliver to Tenant an inventory of
the Works of Art. Tenant shall be responsible for maintaining and insuring the
Works of Art. In the event that Tenant desires to cease displaying any or all of
the Works of Art, Tenant shall deliver written notice to Landlord and, if in
Landlord's reasonable judgment such Works of Art can be removed without
substantial difficulty to Landlord, Landlord shall, at Landlord's expense.
promptly remove the Works of Art specified in such notice. Landlord reserves the
right to revoke the license for the Works of Art at any time during the Term on
not less than ninety (90) days written notice to Tenant.

            Section 3.7 Disposal of Personal Property. Tenant shall have the
right, at any time during the Term, to dispose of any or all of the personal
property leased to Tenant hereunder.

                                    ARTICLE 4

                                      RENT

            Section 4.1. Payment of Rent. Tenant covenants and agrees to pay the
Rent as and when the same shall become due and payable.

            Section 4.2. Payment of Minimum Rent and Pre-Net Escalation Rent.

                                       13
<PAGE>

                  (a) From and after the Triple Net Commencement Date, the
Minimum Rent shall be payable in equal monthly installments in advance on the
first day of each calendar month during the Term hereof; it being agreed,
however, that Tenant shall not be obligated to pay Minimum Rent with respect to
any portions of the Demised Premises during the Rent Concession Period set forth
in Subsection 4.3 below applicable to such particular portion of the Demised
Premises.

                  (b) With respect to each portion of the Pre-Net Premises,
Tenant's obligation to pay Minimum Rent and Pre-Net Escalation Rent allocable
thereto shall commence on the Space Delivery Date for such portion of the
Pre-Net Premises; it being agreed, however, that Tenant shall not be obligated
to pay Minimum Rent with respect to the Pre-Net Premises during the Rent
Concession Period set forth in Subsection 4.3 below applicable to the Pre-Net
Premises. Minimum Rent allocable to the Pre-Net Premises and Pre-Net Escalation
Rent shall be payable in equal monthly installments in advance on the first day
of each calendar month in the Term prior to the Triple Net Commencement Date. In
the event that Tenant's obligation to pay Minimum Rent and Pre-Net Escalation
Rent with respect to a portion of the Pre-Net Premises shall commence on a date
which shall be other than the first day of a calendar month or end on a date
which shall be other than the last day of a calendar month, the same shall be
prorated at the rental rate then applicable to such portion of the Pre-Net
Premises.

            Section 4.3. Initial Abatement of Rent; Rent Credit.

                  (a) Subject to adjustment as provided in Section 2.2(e), the
term "Rent Concession Period" shall mean (i) with respect to each Delivery Space
or Permissible Portion, the one hundred fifty (150) day period that begins on
the Space Delivery Date for such Delivery Space or Permissible Portion, and ends
one hundred forty-nine (149) days thereafter, and (ii) with respect to the
Long-Term Leaseback Space, the one hundred fifty (150) day period that begins
on the Triple Net Commencement Date and ends one hundred forty-nine (149) days
thereafter.

                  (b) In addition to the foregoing Rent Concession Periods,
Tenant shall be entitled to a credit against Minimum Rent next becoming due
hereunder after the Triple Net Commencement Date in the amount of One Million
($1,000,000.00) Dollars.

            Section 4.4. Method of Payment.

                  (a) All payments of Rent required to be made to Landlord shall
be in lawful money of the United States of America, which may be paid by check,
subject to collection, and shall be paid to Landlord without notice or demand at
the address indicated above or to such other person or at such other place as
Landlord may designate from time to time. At Landlord's or Tenant's option such
payments shall be made by wire transfer of immediately available Federal funds
to such account as Landlord shall designate in writing to Tenant. Provided that
there is not then a Claimed Abatement (as defined in the Takeback Sublease) in
effect, Landlord shall, on the first day of each month, credit the amount of
Minimum Rent due from Subtenant under the Takeback Sublease for such month
against Tenant's concurrent obligation to pay Minimum Rent hereunder. Tenant
shall pay the balance

                                       14
<PAGE>

of such Minimum Rent due by check or wire transfer as aforesaid. In the event
that there is a Claimed Abatement in effect, Landlord shall credit against
Tenant's obligation to pay Minimum Rent hereunder only that portion (if any) of
the Minimum Rent payable by Subtenant under the Takeback Sublease in excess of
the Claimed Abatement.

                  (b) No payment by Tenant or receipt by Landlord of a lesser
amount than the Rent therein specified, nor any endorsement or statement on any
check or letter accompanying such check shall be deemed an accord and
satisfaction, and Landlord my accept such check or payment without prejudice to
Landlord's right to recover the balance of such Rent or pursue any other remedy
provided in this Lease.

            Section 4.5. Net Lease; No Counterclaim, Abatement, etc. The Minimum
Rent shall be in addition to all other payments to be made by Tenant hereinafter
provided. It is the intention of the parties that this Lease is a triple net
lease, and Tenant shall pay all costs, charges, taxes, assessments and other
expenses of every character, ordinary or extraordinary, foreseen or unforeseen,
for the payment of which Landlord or Tenant is or shall become liable by reason
of its estate, right, title or interest in the Land and/or Building or which are
connected with or arise out of the possession, use, occupancy, maintenance,
repair or rebuilding of the Demised Premises or any portion thereof, including,
without limitation, those specifically referred to in this Lease, except to the
extent that other provisions of this Lease expressly provide that certain
matters or obligations shall be at Landlord's sole cost and expense or words of
similar import. The Rent and all other sums payable by Tenant hereunder shall be
paid without notice, demand, counterclaim, setoff, deduction or defense and
without abatement, suspension, deferment, diminution or reduction, and the
obligations and liabilities of Tenant hereunder shall in no way be released,
discharged or otherwise affected (except as expressly provided herein) for any
reason, including, without limitation: (a) any defect in the condition, quality
or fitness for use of the Demised Premises or any part thereof, (b) any change
of grade of any abutting street; (c) any damage to or destruction of or any
Taking of the Demised Premises or any part thereof; (d) any change, waiver,
extension, indulgence or other action or omission in respect of any obligation
or liability of Landlord; (e) any bankruptcy, insolvency, reorganization,
composition, adjustment, dissolution, liquidation or other like proceeding
relating to Landlord, or any action taken with respect to this Lease by any
trustee or receiver of Landlord or by any court, in any such proceeding; (f) any
claim which Tenant has or might have against Landlord; (g) any failure on the
part of Landlord to perform or comply with any of the terms hereof or of any
other agreement with Tenant; (h) any action of any Public Authority; or (i) any
other occurrence whatsoever, whether similar or dissimilar to the foregoing,
whether or not Tenant shall have notice or knowledge of any of the foregoing,
but expressly excluding any restriction, prevention or curtailment of or
interference with any use of the Demised Premises or any part thereof by title
paramount. The foregoing shall not be construed as a waiver of any rights of
Tenant elsewhere set forth herein. Tenant waives all rights now or hereafter
conferred by statute or otherwise to quit, terminate, rescind, avoid or
surrender this Lease or the Demised Premises or any part thereof, or to any
abatement, suspension, deferment, diminution or reduction of Rent, or any other
sum payable by Tenant hereunder, including without limitation by reason of any
bankruptcy, insolvency, reorganization, liquidation, dissolution or other
proceeding affecting Landlord or any action with respect to this Lease which may
be taken by any trustee, receiver or liquidator or by any court. All payments by
Tenant to Landlord made hereunder as required

                                       15
<PAGE>

hereby shall be irrevocable, and Tenant will not seek to recover any such
payment or any part thereof for any reason whatsoever. Nothing contained in this
Section 4.5 shall be construed to affect the rights of Landlord or Tenant
expressly set forth in this Lease.

            Section 4.6. Rights upon Non-Payment of Rent. All Additional Rent
and other payments provided for under this Lease shall constitute Rent payable
hereunder with the same effect as if the same were the Minimum Rent reserved and
provided for herein and, in the event of the non-payment by Tenant of any such
Additional Rent or other payments when due according to the terms of this Lease,
Landlord shall have the same rights and remedies in respect thereof as Landlord
shall or may have in respect of the non-payment of Minimum Rent herein reserved
and provided for.

            Section 4.7. Late Charge. If Tenant shall fail to pay when due any
installment or payment of Rent or any portion thereof for a period of five (5)
days after such installment or payment shall have become due, Tenant shall pay
interest thereon at a rate equal to the Interest Rate from the date when such
installment or payment shall have become due to the date of the payment thereof,
and such interest shall be deemed Additional Rent. The provisions of this
Section 4.7 are in addition to all other remedies available by Landlord for
nonpayment of Rent.

                                    ARTICLE 5

                                   IMPOSITIONS

            Section 5.1. Payment of Impositions. From and after the Triple Net
Commencement Date, Tenant shall pay as Additional Rent during the Term, before
any fine, penalty, interest or cost may be added thereto or become due or be
imposed by operation of law for the non-payment thereof, all Impositions. All
Impositions provided herein to be paid by Tenant, which have accrued or are
prepaid at the commencement of the Term hereof, or which have accrued or are
prepaid at the expiration or prior termination of the term hereof, shall be
apportioned between Landlord and Tenant (provided that in the event a Default
exists under Section 17.1(a) hereof, Landlord shall be entitled to offset the
amount of such Default (together with interest at the Interest Rate) against the
amount payable to Tenant hereunder). Tenant shall pay to Landlord any such
apportionment owed to Landlord within thirty (30) days of the Triple Net
Commencement Date and Landlord shall pay to Tenant any such apportionment owed
to Tenant within thirty (30) days of the Expiration Date.

            Section 5.2. Receipts. Tenant shall furnish to Landlord within
thirty (30) days after the last date when any Imposition or any installment
thereof is payable without penalty, official receipts of the appropriate taxing
authority, or other evidence reasonably satisfactory to Landlord, evidencing
payment thereof.

            Section 5.3. Contests.

                  (a) Tenant shall have the right to contest the validity, in
whole or in part, of any Imposition by appropriate proceedings diligently
conducted in good faith but only after payment of such Imposition unless such
payment would operate as a bar to such contest or

                                       16
<PAGE>

interfere materially with the prosecution thereof, in which event Tenant may
postpone or defer payment of such Imposition during the pendency of such
proceedings if:

                        (i) neither the Demised Premises nor any part thereof
      would, by reason of such postponement or deferment, be in danger of being
      sold, forfeited or lost; and

                        (ii) if Tenant is not an Investment Grade Entity, Tenant
      shall have deposited with Landlord 100% the amount so contested and
      unpaid, together with all interest and penalties in connection therewith
      and all charges that may or might be assessed against or become a charge
      on the Demised Premises or any part thereof in such proceedings, and shall
      have furnished to Landlord additional security reasonably satisfactory to
      Landlord sufficient to cover such amount, together with interest,
      penalties and charges for the period which such proceedings may reasonably
      be expected to take.

Landlord shall hold all funds deposited by Tenant pursuant to the preceding
sentence in an interest bearing account in a New York Clearing House member
bank, and the interest thereon shall be credited to Tenant (Tenant to pay all
taxes on such interest). Upon the termination of any such proceedings, Tenant
shall pay, or may direct Landlord to pay out of such deposit, the amount of such
Imposition or part thereof as finally determined in such proceedings, the
payment of which may have been deferred during the prosecution of such
proceedings, together with any costs, fees, interest, penalties or other
liabilities accrued in connection therewith, and, upon such payment, Landlord
shall return to Tenant, with interest, the balance of the amount, if any,
deposited with Landlord with respect to such Imposition. If, at any time during
the continuance of such proceedings, Landlord shall reasonably deem the amount
deposited insufficient, Tenant shall, within thirty (30) days after written
demand therefor, make an additional deposit of such sum as Landlord reasonably
may request, and upon failure of Tenant so to do, Landlord in addition to any
other remedy it may have, may apply the amount theretofore deposited to the
payment, removal and discharge of such Imposition, and the interest and
penalties in connection therewith and any costs, fees or other liability
accruing in any such proceedings, and the balance, if any, shall be returned to
Tenant.

                  (b) Landlord shall have the right, at Landlord's election, to
participate in any such proceedings brought by Tenant pursuant to Section 5.3(a)
hereof during the last five (5) tax years during the Term hereof. Landlord shall
provide all information and transfer to Tenant all responsibility with respect
to the tax certiorari proceedings with respect to the Building and the Land
which has been brought by Landlord for the tax year commencing on July 1, 2001,
and ending on June 30, 2002, provided that Tenant shall employ counsel
reasonably acceptable to Landlord to consummate such proceedings. Landlord shall
terminate the portion of the existing agreement between Landlord and Deloitte &
Touche which relates to the 2001-2002 tax certiorari proceedings with respect
to the Building and Land. In the event that Tenant elects not to bring any such
proceedings for any tax year during the Term hereof, Landlord shall have the
right, but not the obligation, to bring such proceedings. The reasonable costs
and expenses incurred by Landlord in connection with any such proceedings shall
be allocated between Landlord and Tenant in proportion to the respective amounts
of square footage occupied by each in the Building at the time of such
proceedings. Any "net tax refund"

                                       17
<PAGE>

(as hereafter defined) payable as a result of any proceedings to review such
assessed valuations shall be paid and belong to Tenant (provided that in the
event a Default exists under Section 17.1(a) hereof, Landlord shall be entitled
to offset the amount of such Default (together with interest at the Interest
Rate) against the amount payable to Tenant hereunder) except that any net tax
refund payable as a result of any proceeding with respect to the 2001-2002 tax
year and the tax year in which this Lease terminates shall be apportioned
between Landlord and Tenant. For purposes of this Section, the term "net tax
refund" shall mean the tax refund actually received by Tenant in contesting the
assessed valuation of the Demised Premises less the expenses incurred by Tenant
and Landlord in connection with such proceeding.

      Tenant shall have the right to seek and receive any refund of any tax on
its leasehold estate paid by it.

            Section 5.4. ICIP Benefits.

                  (a) Notwithstanding anything to the contrary contained in
Section 5.3, Tenant shall have no right to file, or to require Landlord to file,
a tax protest or commence or prosecute any reduction or other similar proceeding
if such protest or proceeding would have any adverse effect on the ICIP Benefits
(including the computation thereof), other than the reduction in ICIP Benefits
which would consequently result from a reduction in Impositions..

                  (b) Landlord represents that it has applied for the Real
Property Tax Exemption and Deferral created by Title U, Chapter 2, Part 3 of the
Administrative Code of the City of New York for an abatement, deferral or
reduction of the real estate taxes for the Improvements for a period of time.
Landlord represents and warrants that attached hereto as Schedule M is a true
and complete copy of the referenced preliminary application. Landlord, at its
expense, agrees that it shall timely comply with the provisions of Executive
Order Nos. 50(1980) and 108 (1986) and the rules and regulations promulgated
thereunder, as the same may be amended, modified and supplemented and the
requirements imposed by the New York City Industrial Commercial Incentive
Program and the regulations promulgated thereunder, as the same may be amended,
modified or supplemented and all other applicable rules and regulations of
Public Authorities (the "ICIP Law") to ensure that it remains an eligible
Recipient (as such term is defined under the ICIP Law) of the benefits under the
ICIP Law. Landlord shall take all actions and submit all reports, annual filings
of certificates of continuing use and records to the Department of Finance, the
Divisions of Labor Services and all other Public Authorities involved in the
administration of the ICIP Law and shall maintain all records and reports
required to evidence such compliance.

                  (c) Tenant covenants that it shall timely apply for the Real
Property Tax Exemption and Deferral created by Title U, Chapter 2, Part 3 of the
Administrative Code of the City of New York for an abatement, deferral or
reduction of the real estate taxes for the Improvements for a period of time.
Tenant shall file a preliminary application with respect thereto prior to
commencing any work whatsoever in the Building, including without limitation any
demolition work. Tenant, at its expense, agrees that it shall timely comply with
the ICIP Law to ensure that it remains an eligible Recipient (as such term is
defined under the ICIP Law) of the benefits under the ICIP Law. Tenant shall
take all actions

                                       18
<PAGE>

and submit all reports, annual filings of certificates of continuing use and
records to the Department of Finance, the Divisions of Labor Services and all
other Public Authorities involved in the administration of the ICIP Law and
shall maintain all records and reports required to evidence such compliance.

                  (d) Landlord and Tenant shall each (both for its own benefit
and the benefit of the other party): (I) supply information and comply with such
reporting requirements as are necessary to comply with and/or obtain the
benefits of the ICIP Law and (II) submit all reports, annual filings of
certificates of continuing use and records to the Department of Finance, the
Division of Labor Services and all other Public Authorities involved in the
administration of the ICIP Law and (III) maintain all records and reports
required to evidence such compliance, except that no such cooperation with the
other party shall require either party to reveal proprietary business
information unrelated to the matters below or to materially modify or restrict
its hiring practices or operations in conducting its business in (as opposed to
the construction of) the Demised Premises, and each party shall:

                        (i) provide access to the Demised Premises by employees
      and agents of the Department of Finance of the City of New York or any
      successor agency at all reasonable times and upon reasonable prior notice
      at the request of the other party;

                        (ii) report to the other party upon request the number
      of workers permanently engaged in employment in the Demised Premises, the
      nature of each worker's employment and the residency of each worker; and

                        (iii) provide any other access, records or information
      (other than proprietary business information) which may be reasonably
      required by the other party in connection with such party's compliance
      with the ICIP Law.

                  (e) Neither party shall be required (I) to pay Impositions
which become due because of the failure by the other party to comply with the
IClP Law, or (II) otherwise relieve or indemnify the other party from any
personal liability arising under the ICIP Law, except where imposition of such
Impositions or liability is occasioned by actions or non-actions of such party.
Landlord and Tenant shall indemnify each other for any liability incurred by
each as a result of the other's failure to comply with the ICIP Law.

                  (f) Each party agrees, at no cost or exposure to itself, to
reasonably cooperate with the other party in order to enable the other party to
realize the maximum benefits available to the other party with respect to any
work or Alterations made by the other party under the ICIP Law or other similar
incentive program, provided such benefits do not adversely affect the value of
the Land and Improvements.

            Section 5.5. Joinder of Landlord. Landlord shall not be required to
join in any proceedings referred to in Section 5.3(a) hereof unless the
provisions of any Legal Requirement at the time in effect shall require that
such proceedings be brought by or in the name of Landlord or any owner of the
Demised Premises, in which event Landlord shall join in such proceedings, or
permit the same to be brought in its name. Landlord shall not be subjected to
any liability for

                                       19
<PAGE>

the payment of any costs or expenses in connection with any such proceedings,
and Tenant will indemnify and save harmless Landlord from any such costs and
expenses (including, without limitation, reasonable attorneys' fees and expenses
incurred by Landlord). Except as otherwise provided in Section 5.3(b) hereof,
Tenant shall be entitled to any refund of any Imposition and penalties or
interest thereon received by Landlord, which have been paid by Tenant and
Landlord agrees to pay or assign the same to Tenant.

            Section 5.6. Evidence of Non-Payment. The certificate, advice,
notice or bill of the appropriate official designated by law to make or issue
the same, or to receive payment of any Imposition, of non-payment of such
Imposition shall be prima facie evidence that such Imposition is due and unpaid
at the time of the making or issuance of such certificate, advice, notice or
bill.

            Section 5.7. Tax Deposits. Notwithstanding the foregoing provisions
of this Article 5, if at any time any Material Monetary Default shall have
occurred, Landlord may at any time thereafter give a notice to Tenant referring
to this Section 5.7 and, if such notice shall be given, Tenant shall be
obligated from and after the date which is ten (10) days after receipt of such
notice to pay to Landlord in equal monthly installments, on the first day of
each month during the balance of the Term and any extended term of this Lease,
an amount equal to one-twelfth of the annual Impositions for each fiscal tax
year (collectively, "Tax Deposits"); provided, however, that in the event no
Material Monetary Default shall occur for a period of two years from any
Material Monetary Default which gives rise to Tenant's obligation to make Tax
Deposits, Tenant's obligation to make such Tax Deposits shall cease until a
subsequent Material Monetary Default may thereafter occur. Tax Deposits shall in
the First instance be based on the Impositions for the prior fiscal tax year,
and when such Impositions shall be ascertained for the current tax year,
appropriate adjustments shall be made. Landlord shall keep all Tax Deposits in
an interest bearing account in a New York Clearing House member bank, and the
interest thereon shall be credited to Tenant (Tenant to pay all taxes on such
interest). Landlord shall apply Tax Deposits to the payment of the annual
Impositions as same become due and payable. From time to time upon notice to
Tenant by Landlord, Tax Deposits shall be increased to such amounts as may be
necessary to provide a fund sufficient to meet the payment of the annual
Impositions (or any installment thereof) as and when due and payable, whether on
the present dates of payment or on such other dates as may be fixed by Legal
Requirements.

            Section 5.8. Fines and Penalties. Tenant shall pay all interest,
late fees or penalties imposed on Landlord or Tenant for late payment of any
Impositions payable during the Term.

            Section 5.9. Other Taxes. Tenant shall pay any sales tax payable
with respect to the leasing of the Existing Furniture and/or any other equipment
or personal property to Tenant.

            Section 5.10. Occupancy Tax Exemption Waiver. Landlord hereby agrees
that Landlord shall not claim an "owner" or similar exemption with respect to
any commercial rent tax due with respect to the rent payable by Landlord as
subtenant under the Takeback Sublease.

                                       20
<PAGE>

                                    ARTICLE 6

                    USE AND OPERATION OF THE DEMISED PREMISES

            Section 6.1. Use.

                  (a) The Non-Retail Space shall be used and occupied solely for
administrative, executive and general offices, subject to the Certificate of
Occupancy for the Building, in a manner befitting a First-Class Office Building,
and for any other lawful uses incidental thereto which are generally in keeping
with the character, reputation and appearance of First-Class Office Buildings
and for no other purposes.

                  (b) The Retail Space shall be used and occupied solely for (i)
the uses set forth in Section 6.1(a) and/or (ii) retail purposes in a manner
befitting a First-Class Office Building, subject to the "Retail Standards" as
defined in Section 14.4(c) hereof, and for any other lawful uses incidental
thereto which are generally in keeping with the character, reputation and
appearance of First-Class Office Buildings and for no other purposes.

            Section 6.2. Prohibitions.

                  (a) Anything to the contrary provided in Section 6.1
notwithstanding, in no event shall Tenant ever use, or suffer or permit anyone
to use, all or any portion of the Demised Premises (i) as an office of any
governmental agency or government (including, without limitation, an autonomous
governmental corporation or any entity having governmental immunity) (other than
by federal, state or other governmental regulators, Internal Revenue Service
auditors or similar governmental, federal, state or city persons, in each event
while performing a review of Tenant's business) or any diplomatic or trade
mission; (ii) as a school, classroom or college or facility providing or
furnishing training, instructional or educational services of any kind other
than in connection with Tenant's operations (provided that such school,
classroom or facility is not operating as a private business); (iii) as a
restaurant or any facility selling or serving food or beverages to the public
except as set forth in Section 14.4(c) hereof or as contemplated in that certain
Shared Services Agreement of even date herewith between Landlord and Tenant;
(iv) as an employment or placement agency other than as an executive search
firm; (v) as a messenger and/or photographic and/or reproduction service other
than for those services in connection with, and incidental to, Tenant's business
only; (vi) as a mailing address or telephone answering service; (vii) as a
personal loan or check cashing business, except as part of the business of a
bank, trust company or savings and loan association; (viii) for gambling or
gaming activities, including New York City Off Track Betting or any other
governmentally sponsored betting activity; (ix) for conducting an auction, but
nothing contained in this subclause (ix) shall preclude Tenant from soliciting
bids for sales or purchases on behalf of Tenant and its clients or from
distributing information or conducting negotiations with respect to any such
purchases or sales or actually holding such auctions as a part of the business
of Tenant as a bank or an investment bank; and/or (xi) for medical, dental, or
psychiatric offices or for the providing of any therapeutic services other than
for use solely by employees of Tenant or Landlord and people employed in the
Building or otherwise permitted under the Shared Services Agreement (as defined
in Section 10.4). In addition, in no event shall

                                       21
<PAGE>

Tenant ever use, or suffer or permit anyone to use, all or any portion of the
Non-Retail Space as a retail operation (except nothing herein contained shall
prevent or prohibit Tenant from using the Demised Premises for the retail sale
of stock, bonds or other financial products sold by Tenant to individuals who
"walk-in" off the street provided a "retail" brokerage operation primarily
intended for retail sales to "walk-in" customers is not operated in the
Non-Retail Space unless CSFB (as defined in the Takeback Sublease) is the Tenant
hereunder), including as a barber shop (except for "in-house" facilities for the
officers, employees and guests of Tenant), restaurant or any facility selling or
serving food or beverages to the public. Use of the Demised Premises by any of
Tenant's Affiliates, subtenants or any other person claiming by, through or
under Tenant including parties with whom Tenant has contracted to provide
services to Tenant (collectively referred to as "In-House Service Providers")
such as, by way of example only, copy reproduction and messenger services, shall
be deemed to be use of the Demised Premises by Tenant for the purposes of this
Article 6, but nothing contained herein shall be, or be deemed to be, a consent
to such occupancy by any such party.

                  (b) In the event Tenant operates, or permits the operation of,
any offset printing or photographic reproduction in or on any portions of the
Demised Premises, then Tenant (A) represents, covenants and warrants that,
throughout the term of this Lease, in connection with such operation, (i)
neither Tenant nor anyone claiming by, through or under Tenant, shall generate,
use or store any Hazardous Materials, as defined in Article 28.2 hereof, in or
upon the Demised Premises, except for normal quantities of those substances (the
"Permitted Substances") used in the operation of a photographic reproduction
and/or offset printing operation, incidental to Tenant's business, and (ii) all
operations or activities upon, or any use or occupancy of, in or on any portion
of the Demised Premises, by Tenant, and any tenant, subtenant (other than
Landlord under the Takeback Sublease and any Subtenant Parties) or occupant of
the Demised Premises, or any portion thereof, throughout the term of this Lease,
shall be in all respects in compliance with all Legal Requirements governing or
in any way relating to the generation, handling, manufacturing, treatment,
storage, use, transportation, spillage, leakage, dumping, discharge or disposal
(whether legal or illegal, accidental or intentional) of the Permitted
Substances and (B) agrees to indemnify, protect, defend (with counsel reasonably
acceptable to Landlord, but paid for by Tenant) and hold Landlord, and the
directors, officers, shareholders, employees and agents of Landlord, harmless
from and against any and all claims (including, without limitation, third party
claims for personal injury or real or personal property damage), actions,
administrative proceedings (including, without limitation, informal
proceedings), judgments, damages, punitive damages, penalties, fines, costs,
liabilities (including, without limitation, sums paid in settlement of claims),
losses, consultant fees and expert fees, together with all other costs and
expenses of any kind or nature (collectively, the "Indemnity Costs") that arise
directly or indirectly from or in connection with Tenant's breach of, of failure
to comply with, clauses (i) and/or (ii) of this Section 6.2(b)(A), and in the
event Landlord shall suffer or incur any such Indemnity Costs, Tenant shall pay
to Landlord the total of all such Indemnity Costs suffered or incurred by
Landlord upon demand therefor by Landlord.

            Section 6.3. Occupancy. Tenant shall not cause, maintain or permit
any nuisance in or about the Demised Premises and shall keep the Demised
Premises free of anything of a dangerous, noxious, toxic or offensive nature or
which could create a fire hazard or undue

                                       22
<PAGE>

vibration, heat or noise not customary in a First-Class Office Building. Tenant
shall not do anything to permit or suffer any waste, damage or injury to or upon
the Demised Premises or any part thereof not customary in a First-Class Office
Building.

            Section 6.4. Compliance with Legal and Insurance Requirements, etc.
Tenant at its expense (but subject to any reimbursement provided for in Section
9.5) will comply with all Legal Requirements and Insurance Requirements, whether
ordinary or extraordinary, structural or nonstructural, foreseen or unforeseen,
and whether or not compliance shall require structural changes in the Demised
Premises or interfere with the use or enjoyment of the Demised Premises or any
part thereof and will comply with any instruments of record set forth on
Schedule D hereto at any time in force affecting the Demised Premises or any
part thereof if the failure to comply with the same may result in the creation
of a lien, liability or forfeiture of title. Tenant acknowledges that Tenant is
aware that the Tower has been designated as a landmark by federal, state and
municipal Public Authorities and agrees to comply with all Legal Requirements
pertaining thereto. Without limiting the generality of the foregoing, Tenant
shall comply with all requirements of the Americans With Disabilities Act of
1990, as amended (the "ADA"), and the Resource Conservation Recovery Act, 42
U.S.C. ss.ss.6901 et seq., as amended, and shall not use or occupy or permit the
Demised Premises to be used or occupied, nor do, or permit anything to be done,
in, on or about the Demised Premises, in whole or in part, in a manner which
would in any way make void or voidable any insurance then in force with respect
thereto, or make it impossible to obtain fire or other insurance thereon
required to be furnished by Tenant, or which will cause or be apt to cause
structural injury to the Demised Premises or any part thereof. Notwithstanding
the foregoing, if Landlord, as subtenant under the Takeback Sublease, or any
Subtenant Party performs any work or Alterations anywhere in the Leaseback Space
and, as a result thereof, Tenant would be required to perform ADA work or
Alterations in the Demised Premises, then Tenant shall perform such work at
Landlord's sole cost and expense. Landlord shall reimburse Tenant for such costs
and expenses within thirty (30) days after written demand therefor.

            Section 6.5. Permitted Contests.

                  (a) Tenant, at its expense, after written notice to Landlord,
may contest, by appropriate proceedings prosecuted diligently and in good faith,
the validity or applicability of any Legal Requirement (and, if necessary, in
the name of, but without expense or liability to, Landlord) and may defer
Tenant's compliance therewith, provided that: (i) Landlord or Landlord's agents
shall not be subject to criminal penalty or to prosecution for a crime, or any
criminal fine or charge, nor shall the Land or Improvements or any part thereof
be subject to being condemned or vacated by reason of non-compliance or
otherwise by reason of such contest; (ii) before the commencement of any contest
regarding the validity or applicability of any Legal Requirement as to which
Tenant desires to contest, if the cost of such compliance (as reasonably
estimated by Landlord) is over Fifty Million and no/100 ($50,000,000.00)
Dollars, as adjusted by CPI (as hereinafter defined), Tenant shall furnish to
Landlord the bond of a surety company reasonably satisfactory to Landlord, in
form and substance reasonably satisfactory to Landlord and in an amount equal to
not less than one hundred twenty-five (125%) percent of the cost of such
compliance and Tenant shall indemnify Landlord against the cost of such
compliance and any liability resulting from, or incurred in connection with,
such

                                       23
<PAGE>

contest or non-compliance; (iii) such non-compliance or contest shall not
constitute or result in any breach of Landlord's obligations under any Fee
Mortgage (as such term is hereinafter defined) as to which Tenant has been given
written notice and copies of the relevant documentation, or if any Fee Mortgagee
(as such term is hereinafter defined), shall condition such noncompliance or
contest upon the taking of action or furnishing of security by Landlord and such
actions or security are then customary practices among institutional lenders,
such action shall be taken and such security shall be furnished at the expense
of Tenant; (iv) neither such noncompliance or contest nor the continuation
thereof shall adversely affect Landlord's or Tenant's ability to obtain any
permit required in connection with the construction, operation or occupancy of
all or any portion of the Demised Premises; and (v) Tenant shall keep Landlord
regularly advised as to the status of such proceedings. Landlord shall be deemed
subject to prosecution for a crime if Landlord, any Fee Mortgagee or any of
their officers, directors, partners, shareholders, agents or employees is, or
can be, charged with a crime of any kind whatever.

                  (b) "adjusted by CPI" shall mean that the amount in question
shall be adjusted on each anniversary of the date of this Lease by adding to the
amount in question (as of the date this Lease is executed but not as theretofore
increased) an amount equal to the product of (i) such amount and (ii) the
percentage of increase, if any, in the Consumer Price Index for the month in
which the applicable anniversary occurs over the Consumer Price Index for the
month in which this Lease shall have been executed. "Consumer Price Index" shall
mean the Consumer Price Index for all Urban Consumers published by the Bureau of
Labor Statistics of the United States Department of Labor, New York, New
York-Northeastern New Jersey Area (1982-84 = 100), or any successor indexed
thereto. In the event that the Consumer Price Index is converted to a different
standard reference base or otherwise shall be made with the use of such other
conversion factor, formula or table for converting the Consumer Price Index as
may be published by the Bureau of Labor Statistics or, if said Bureau shall not
publish the same, then with the use of other such conversion factor, formula or
table as may be published by Prentice-Hall, Inc., or any other nationally
recognized publisher of similar statistical information, provided that if there
shall be no successor index and the parties shall be unable to agree on a
substitute index within thirty (30) days, or if the parties shall fail to agree
on the appropriate adjustment of such successor or substitute index within
thirty (30) days, a substitute index or the appropriate adjustment of a
successor or substitute index, as the case may be, shall be determined by
arbitration pursuant to Article 21.

            Section 6.6. Bridge and Tunnel. Landlord agrees, at Landlord's
expense, to take all necessary actions to renew the Revocable Consent Agreement
granted by the City of New York for use of the Tunnel (the "Tunnel Agreement").
Landlord shall, at Landlord's expense, take all reasonable actions to obtain the
consent of the City of New York to the use by Tenant of the Bridge and Tunnel or
to assign to Tenant the Tunnel Agreement and the Revocable Consent Agreement
granted by the City of New York for use of the Bridge (the "Bridge Agreement")
if assignment thereof is necessary for Tenant's use of the Tunnel and Bridge. If
the Tunnel Agreement and the Bridge Agreement are assigned to Tenant, Tenant
shall, at Tenant's expense, keep the Tunnel Agreement and Bridge Agreement in
full force and effect during the Term. If the Tunnel Agreement and the Bridge
Agreement are not assigned to Tenant, Landlord shall, at Tenant's expense, keep
the Tunnel Agreement and Bridge Agreement in full force and

                                       24
<PAGE>

effect during the Term. Each of Landlord and Tenant agrees not to take any
action to terminate or revoke the Tunnel Agreement or the Bridge Agreement
without the prior written consent of the other party.

            Section 6.7. Subway Entrance Agreement. Landlord agrees that the
failure by Tenant to comply with the provisions of the agreement between
Landlord and Metropolitan Transportation Authority solely with respect to
providing access to the public from the Subway Entrance directly into the
Building shall not be deemed to be a default by Tenant under this Lease.

            Section 6.8. For purposes of this Article 6, references to Tenant
shall mean Tenant, and its permitted subtenants, and all permitted occupants of
the Building claiming under or through Tenant other than Landlord and Subtenant
Parties.

                                    ARTICLE 7

                                    INSURANCE

            Section 7.1. Hazard Insurance. From and after the Triple Net
Commencement Date, Tenant shall, at Tenant's sole cost and expense, throughout
the Term, for the mutual benefit of Landlord and Tenant, secure and keep in
force the following insurance ("Required Insurance"):

                  (a) Primary and Non-Contributory Commercial General Liability
Insurance covering the Demised Premises on an occurrence basis against all
claims for personal injury, bodily injury, death and property damage, including
contractual liability covering the indemnification provisions in this Lease.
Such insurance shall be for limits not less than a combined single limit of
Fifty Million Dollars (S50,000,000.00);

                  (b) "all-risk" casualty insurance, on an extended coverage
basis, including boiler and machinery, protecting against all risk of physical
loss or damage to the Demised Premises from fire, windstorm, sprinkler leakage,
drains and seepage, flood, earthquake, and other casualties customarily covered
by risk insurance, in amounts not less than the full replacement value of the
Improvements, as appraised from time to time by appraisers and/or engineers
approved by Landlord and by the insurers under applicable Required Insurance
(but not more frequently than once in every twenty-four (24) month period);

                  (c) "all-risk" casualty insurance in an amount adequate to
cover the full replacement cost of all Voluntary Alterations (as defined herein)
and all of Tenant's furniture, fixtures, equipment and other personal property;

                  (d) rental value or business interruption insurance on a
"rented or vacant" basis against loss or damage by fire, lightning, vandalism,
malicious mischief, riot and civil commotion, and all other hazards covered by
"all-risk" casualty insurance in an amount sufficient to pay all Minimum Rent
and Additional Rent under this Lease for a period of twelve (12) months,
including all Impositions required to be paid for such period;

                                       25
<PAGE>

                  (e) in the event a motor vehicle is to be used by Tenant in
connection with its business operation from the Demised Premises, Comprehensive
Automobile Liability Insurance coverage with limits of not less than Three
Million Dollars ($3,000,000.00) combined single limit coverage against bodily
injury liability and property damage liability arising out of the use by or on
behalf of Tenant, its agents and employees in connection with this Lease, of any
owned, non-owned or hired motor vehicles;

                  (f) host liquor liability insurance;

                  (g) appropriate workers' compensation and employer's liability
insurance in respect of any work on or about the Demised Premises in compliance
with the workers' compensation law of any Public Authority;

                  (h) appropriate builder's risk insurance with respect to any
Alterations (including, without limitation, any Restoration) or other work on or
about the Demised Premises or any part thereof, and

                  (i) when reasonably required by Landlord, such other insurance
against other insurable hazards and in such amounts as may from time to time be
commonly and customarily insured against First-Class Office Buildings in New
York City.

            Section 7.2. Minimum Levels of Insurance. Notwithstanding the
provisions of Section 7.1 hereof, commencing three (3) months prior to the
second (2nd) anniversary of the Commencement Date and every two (2) years
thereafter or at any time during the Term of this Lease in which Tenant's use or
occupancy of the Demised Premises changes in any material respect from Tenant's
present use or occupancy, Landlord may request, in writing, that Tenant agree to
revise the minimum levels of insurance set forth in Section 7.1 hereof to
reflect the minimum levels of insurance for premises of the size, nature,
construction, location, use and occupancy comparable to that of the
Improvements.

            Section 7.3. Policy Provisions.

                  (a) All insurance provided for in this Article 7 shall be
effected under valid and enforceable policies issued by insurers having a
current A.M. Best Company, Inc. policyholders' rating of "A" or better and a
financial size category of "Class VI" and licensed or authorized to do business
in the jurisdiction where the Demised Premises are located or such other
insurers that may be acceptable to Landlord. If the A.M. Best Company, Inc.
ratings shall cease to be published, then for purposes of this Lease, there
shall be substituted therefor such alternative ratings as Landlord and Tenant
shall agree on, and, if they are unable within sixty (60) days after the AM.
Best Company, Inc. ratings cease to be published to so agree, such alternative
ratings shall be determined by arbitration pursuant to Article 21 hereof.

                  (b) All policies of insurance provided for in this Article 7,
and/or the certificates therefor, other than with respect to workers'
compensation, shall:

                                       26
<PAGE>

            (i) name Landlord and Tenant (and the holder of any Fee Mortgage) as
      the insureds, as their respective interests may appear;

            (ii) provide that such policies shall not be cancelled or materially
      changed without at least thirty (30) days' prior written notice to each
      insured named therein;

            (iii) provide for a commercially reasonable deductible;

            (iv) provide that any loss shall be payable to Landlord
      notwithstanding any act or negligence of Tenant which might otherwise
      result in forfeiture of such insurance;

            (v) not permit (by endorsement or otherwise) cancellation for
      default in payment of any loan financing the premiums;

            (vi) waive any right of subrogation, setoff, counterclaim, or
      deduction as to any liability of Landlord or Tenant, if the same is
      available at commercially reasonable cost at the time (or if not available
      at commercially reasonably cost, if the other party pays any additional
      premium levied by the insurance company for such waiver);

            (vii) provide that the loss, if any, thereunder shall be adjusted
      and paid as provided in this Lease; and

            (viii) any other reasonable requirements of any Fee Mortgagee (as
      defined herein).

            Section 7.4. Delivery of Policies. Upon the issuance thereof and
thereafter not less than ten (10) days prior to the expiration dates of the
expiring policies, or at the request of Landlord, originals of the policies
provided for in this Article 7 or, if blanket policies are in existence,
certificates thereof, shall be delivered to Landlord and any Fee Mortgagee.

            Section 7.5. Intentionally omitted.

            Section 7.6. Blanket Policies. Any insurance required by the terms
of this Lease to be carried by Tenant may be under a blanket policy (or
policies) covering other properties of Tenant and/or its related or affiliated
corporations, provided that Landlord and all other additional insureds required
to be named by Tenant pursuant to this Article are named in such policy as
additional insureds.

             Section 7.7. Additional Insurance. Tenant shall not secure separate
insurance concurrent in form or contributing in the event of loss with any
insurance policy required under this Lease unless Landlord and the Fee Mortgagee
are included as additional insured and loss payee, as their interests may
appear. Tenant shall give Landlord written notice promptly upon securing any
such separate insurance, specifying the insurer and the full particulars of
applicable policies.

                                       27
<PAGE>

            Section 7.8. No Liability. Since Landlord has (and shall have) no
obligation under this Lease (except with respect to the Rehabilitation Work) or
otherwise to maintain or repair the Demised Premises from and after the Triple
Net Commencement Date, Landlord shall not be liable for, and Tenant waives all
claim for, any injury or damage to Persons or property resulting from any
equipment or appurtenances coming out of repair, fire, explosion, falling
plaster, broken glass, steam, gas, electricity, water, wind, rain, snow or other
natural elements, or leaks from any part of the Improvements, or from the pipes,
appliances, tanks, plumbing, roof, street, or subsurface, or the backing up of
any sewer pipe or drain downspout, or from any other place, or by dampness or
steam, or from theft or other criminal activity, or from the acts or omissions
of other tenants or occupants or owners of nearby properties, or any other cause
of whatsoever nature

            Section 7.9. Failure to Maintain Insurance. If Tenant shall fail to
furnish or maintain the insurance coverages required to be obtained and
maintained by Tenant pursuant to, and as required by, this Article 7 and to
furnish evidence reasonably satisfactory to Landlord that such insurance
coverages have been obtained and are, at all times throughout the Term, in full
force and effect, Landlord shall have the right (but not the obligation) to
obtain and maintain such insurance coverages on behalf of Tenant and Tenant
hereby covenants and agrees to (a) furnish Landlord with all necessary
information required by Landlord to obtain and maintain such insurance coverages
and (b) to pay the premiums therefor within thirty (30) days after Landlord's
demand for such payment.

            Section 7.10. Payment of Insurance Proceeds.

                  (a) Subject to the provisions of Article 8 and to the
provisions and limitations in this Section, the proceeds of insurance provided
for in Section 7.1(b), (c) and (h) ("Casualty Proceeds") shall be payable to
Landlord without contribution, if obtainable. The loss, if any, arising from
damage or destruction under any policy provided for in Section 7.1 (other than
workers' compensation) shall be adjusted with the insurance companies (i) by
Tenant in the case of any particular casualty resulting in damage or destruction
not exceeding $10,000,000.00 in the aggregate, or (ii) by Landlord and Tenant in
the case of any particular casualty resulting in damage or destruction exceeding
$10,000,000.00 in the aggregate. Notwithstanding any other provision of this
Section 7.10, the Casualty Proceeds shall be paid (x) to Tenant, for
application by Tenant to repair of the Improvements in the case of any
particular casualty resulting in a loss payment not exceeding $10,000,000.00 in
the aggregate (unless a Material Monetary Default then exists hereunder, in
which case said proceeds shall be paid to Landlord), or (y) to Landlord (or the
holder of any Fee Mortgage) in the case of any particular casualty resulting in
a loss payment exceeding $10,000,000.00 in the aggregate. If paid to Tenant,
such Casualty Proceeds shall be held by Tenant in trust for the purpose of
paying the cost of such repair. If paid to Landlord or the Fee Mortgagee,
Landlord or the Fee Mortgagee shall hold and pay out the amount of such Casualty
Proceeds so paid to it to the extent and in the manner set forth in Section 8.5
hereof. If Landlord shall receive such Casualty Proceeds, it shall upon the
request of Tenant deliver to Tenant a certificate stating that such Casualty
Proceeds have been deposited with Landlord pursuant to the requirements of this
Lease.

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<PAGE>

                  (b) Notwithstanding the foregoing, if at the time of a
casualty resulting in the payment of Casualty Proceeds to Landlord (rather than
the Fee Mortgagee) under Section 7.10(a), (i) MetLife is no longer Landlord, and
(ii) Landlord is not an Investment Grade Entity, then the Casualty Proceeds
shall be paid to a depository selected by Tenant and reasonably acceptable to
Landlord, which depository shall be a bank or trust company having an office in
the Borough of Manhattan and a combined shareholders equity of at least $200
million (the "Depository"). The Depository shall hold and pay out the amount of
such Casualty Proceeds so paid to it to the extent and in the manner set forth
in Section 8.5 hereof.

                  (c) The proceeds of insurance provided for in Section 7.1(d)
shall be paid by the insurer to Landlord and, when received by Landlord, the net
amount thereof (less the cost of collecting such proceeds including reasonable
attorneys' fees) shall be applied against the Minimum Rent and Additional Rent
then due and thereafter becoming due.

                  (d) Landlord agrees to cause each Fee Mortgagee to agree in
writing to make Casualty Proceeds available to Tenant for Restoration in
accordance with the provisions of this Lease.

            Section 7.11 Rehabilitation Work Insurance. To the extent that
Landlord is not self-insuring such risk, Landlord will name Tenant as an
additional insured under Landlord's Owner Controlled Insurance Program/Wrap-Up
policy and builder's risk policy with respect to the Rehabilitation Work.

                                    ARTICLE 8

                              DAMAGE OR DESTRUCTION

            Section 8.1. Tenant's Obligation to Restore. Subject to Sections
8.2, 8.3 and 8.4, if, at any time during the Term of this Lease, the Demised
Premises or any part thereof shall be damaged or destroyed by fire or other
casualty (including any casualty for which insurance coverage was not obtained
or obtainable) of any kind or nature, ordinary or extraordinary, foreseen or
unforeseen, Tenant shall promptly give Landlord notice of the same and, at
Tenant's sole cost and expense, and whether or not the Casualty Proceeds, if
any, shall be sufficient for the purpose, shall within ninety (90) days of the
date of such damage or destruction commence (subject to a reasonable time
allowance for Unavoidable Delays and the time required to adjust insurance
claims with the insurance companies, provided that Tenant is diligently pursuing
the adjustment of such insurance claims) to repair, restore, replace or rebuild
the same as nearly as possible to its value, condition and character immediately
prior to such damage or destruction, subject to such changes or alterations as
Tenant may elect to make in conformity with the provisions of Article 9 (such
repair, alteration, restoration, replacement or rebuilding, including temporary
repairs for the protection of the Improvements or other property pending the
completion thereof, are sometimes referred to in this Article 8 as
"Restoration") and shall prosecute such Restoration to completion with diligence
and continuity.

            Section 8.2. Intentionally Omitted.

                                       29
<PAGE>

            Section 8.3. Termination by Tenant.

                  (a) If the Demised Premises are so damaged or destroyed that
fifty percent (50%) or more of the useable area thereof cannot, with the
exercise by Tenant of all due diligence (giving due consideration to the then
applicable Legal Requirements and taking into account any transfers by Landlord
pursuant to Section 27.19 and subject to such waivers and variances as may
reasonably expected to be given), be rendered tenantable and fit for the normal
conduct of business not later than four (4) years prior to the Expiration Date,
then (subject to the further provisions of this Section 8.3) Tenant may, by
notice (the "Damage Termination Notice") to Landlord given within the ninety
(90) day period (the "Election Period") following the date (the "Damage Date")
of damage or destruction, elect to terminate this Lease as of a date specified
in the Damage Termination Notice (the "Specified Damage Termination Date"). If
Tenant shall timely give the Damage Termination Notice, this Lease shall
terminate on the Specified Damage Termination Date; provided, however, that if
on or prior to the date which is ninety (90) days after Landlord receives the
Damage Termination Notice Landlord shall by notice to Tenant dispute Tenant's
right to terminate this Lease pursuant this Section 8.3(a), the matter shall be
determined by the Construction Manager and (i) if the Construction Manager's
determination is in Landlord's favor, this Lease shall continue in full force
and effect or (ii) if the Construction Manager's determination is in Tenant's
favor, this Lease shall terminate effective as of the Specified Damage
Termination Date. Any such determination by the Construction Manager shall not
assume the use by Tenant of overtime labor, unless otherwise agreed by Tenant.
At any time upon the request of Landlord or Tenant, the Construction Manager
shall make a determination as to whether Tenant has the right to terminate this
Lease pursuant to this Section 8.3(a).

                  (b) At all times prior to the giving of the Damage Termination
Notice, Tenant shall prosecute the Restoration with all due diligence and in
accordance with the Plans and Specifications therefor (as reasonably approved by
Landlord or as determined by the Construction Manager to have been required to
be approved by Landlord pursuant to this Lease) subject to a reasonable time
allowance for Unavoidable Delays and the time required to adjust insurance
claims with the insurance companies, provided that Tenant is diligently pursuing
the adjustment of such insurance claims;

                  (c) Simultaneously with the giving of the Damage Termination
Notice Tenant shall (i) assign to Landlord (by instruments reasonably
satisfactory to Landlord) all of Tenant's right, title and interest in and to
the plans and specifications (if any) for the Restoration and in and to that
portion (if any) of the Casualty Proceeds which has not yet been received by
Tenant from the insurer; and (ii) pay to Landlord, in immediately available
funds, an amount (the "Damage Payment") equal to the greater of (x) the excess,
if any, of the amount of Casualty Proceeds received by Tenant on or before such
date over the amount of Casualty Proceeds theretofore expended by Tenant in
connection with the Restoration, and (y) if the insurance policy maintained by
Tenant under Section 7.1(b) was for less than the full replacement cost of the
Improvements most recently determined pursuant to said Section, the amount
reasonably estimated to be necessary to complete the Restoration. Any disputes
under this Section 8.3(c) shall be submitted to arbitration in accordance with
Article 21 hereof.

                                       30
<PAGE>

                  (d) During the period commencing on the date of the Damage
Termination Notice and ending on the Specified Damage Termination Date, Landlord
shall have full control over the Restoration and may use the Damage Payment to
defray the costs of the Restoration. Landlord and Tenant shall reasonably
cooperate with one another to effectuate the Restoration in an efficient manner,
and during the Restoration Landlord shall use reasonable efforts to minimize
interference with Tenant's use of the undamaged portion (if any) of the Demised
Premises. Landlord shall not be liable to Tenant for any matter relating to or
arising out of the Restoration unless due to Landlord's gross negligence or
willful misfeasance; provided, however, that Landlord shall retain reputable
contractors who carry reasonable and customary public liability insurance.

            Section 8.4. Termination by Either Party. If more than fifty percent
(50%) of the useable area of the Demised Premises shall be substantially damaged
or destroyed by fire or other cause at any time during the last three (3) years
of the then Term of this Lease then either Landlord or Tenant may cancel this
Lease upon written notice to the other party hereto given within sixty (60) days
after such damage or destruction; provided, that neither Landlord nor Tenant
shall have the right to cancel this Lease if, prior to the end of such sixty
(60) day period, Tenant shall have delivered to Landlord notice of its
irrevocable election to thereafter extend this Lease pursuant to Article 29
hereof, in which event neither Landlord nor Tenant may elect to terminate this
Lease other than on the basis set forth in Section 8.3 of this Lease.

            Section 8.5. Distribution of Insurance Proceeds.

                  (a) All Casualty Proceeds paid to Landlord or the Fee
Mortgagee on account of such damage or destruction under the policies of
insurance provided for in Article 7, less the cost, if any, incurred in
connection with the adjustment of the loss and the collection thereof, shall be
paid by Landlord (if no Material Monetary Default then exists hereunder which is
continuing), either to reimburse Tenant for expenditures made in connection with
the Restoration or to pay contractors, subcontractors, materialmen, engineers,
architects or other persons who have rendered services or furnished materials
for such Restoration, and shall be paid out as hereinafter provided from time to
time as such Restoration progresses, upon the written request of Tenant which
shall be accompanied by the following:

            (i) A certificate of the Construction Manager and also signed by
      Tenant dated not more than thirty (30) days prior to such request, setting
      forth in substance: (A) that the sum then requested to be withdrawn either
      has been paid by Tenant, or is justly due to contractors, subcontractors,
      materialmen, engineers, architects or other persons (whose names and
      addresses shall be stated) who have rendered or furnished materials in
      connection with the Restoration, and giving a brief description of such
      services and materials and the principal subdivisions or categories
      thereof and the several amounts so paid or due to each of such persons in
      respect thereof, and (B) that in the opinion of the persons signing such
      certificate, the balance of the Casualty Proceeds remaining on deposit
      with Landlord after withdrawal of the sum then requested to be withdrawn
      will be sufficient to pay in full for the completion of the Restoration;
      and

                                       31
<PAGE>

            (ii) An affidavit sworn to by an executive officer of Tenant not
      more than thirty (30) days prior to such request setting forth in
      substance: (A) that all materials and all property constituting the
      Restoration described in such certificate and every part thereof, are free
      and clear of all Encumbrances, as hereinafter defined, except those
      created by Landlord and undetermined or inchoate liens or charges for
      indebtedness incidental to the Restoration and which have not at the time
      been filed pursuant to law, and except Encumbrances, if any, securing
      indebtedness due to persons (whose names and addresses and the several
      amounts due them shall be stated) specified in such certificate pursuant
      to the foregoing subparagraph (i), which Encumbrances will be discharged
      upon payment of such indebtedness; (B) that no part of the several amounts
      paid or due, as stated in the certificate, has been or is being made the
      basis of the withdrawal of any monies pursuant to this Section in any
      previous or then pending application, or has been paid out of the proceeds
      of insurance received by Tenant as provided in Section 7.10; and (C) that
      there is no default in the payment of the Rent or any part thereof payable
      by Tenant hereunder. For purposes hereof, the term "Encumbrance" means any
      and every security interest, charge, covenant, restriction, lien,
      mortgage, or other encumbrance of any kind whatsoever (other than a
      lease).

            (iii) An official search or other evidence satisfactory to Landlord
      showing that there has not been filed with respect to the Demised Premises
      any mechanics' or other lien which has not been discharged of record or
      bonded or insured against, except such as will be discharged upon payment
      of the amount then requested.

            (iv) A release and waiver by each contractor, subcontractor,
      materialman, engineer, architect or other person for or with respect to
      whom payment is requested of all claims and liens arising out of that
      portion of the Restoration for which payment has been received prior to
      the disbursement then being requested.

                  (b) Upon compliance with the foregoing provisions of this
Section, Landlord shall, out of such Casualty Proceeds, on request of Tenant,
pay or cause to be paid to Tenant the amount stated in such certificate (less
retainage).

                  (c) Upon receipt by Landlord of evidence reasonably
satisfactory to it of the character required by subparagraph (a) of this Section
that the Restoration has been completed and paid for in full and that there are
no liens of the character referred to therein, Landlord shall, out of such
Casualty Proceeds, on request of Tenant, pay or cause to be paid any retainage
held by Landlord to Tenant.

                  (d) If the Casualty Proceeds received by Landlord shall be
insufficient to pay the entire cost of the Restoration as estimated in such
certificate from time to time, at the request of Landlord, Tenant shall, with
reasonable promptness, supply and pay over to Landlord the amount of any such
deficiency before Landlord shall pay over to Tenant any part of such Casualty
Proceeds. Landlord shall not be obligated to make any payment or contribution
toward the cost of the Restoration.

                                       32
<PAGE>

                  (e) For purposes of this Lease the term "Construction Manager"
shall mean (i) the party jointly selected by Landlord and Tenant from the
following list: Tishman Realty & Construction, Bovis Lend Lease, StructureTone,
Turner Construction Company, VVA Associates and Advocate Consultants, and (ii)
such other independent construction management firm having at least 15 years'
experience in First-Class Office Buildings as shall be designated by Landlord or
Tenant and approved by the other party. In the event that Landlord and Tenant
cannot agree on the designation of the Construction Manager within thirty (30)
days after notice from one party to the other to such effect, such designation
shall be made through arbitration in accordance with the procedures set forth in
Article 21 hereof.

            Section 8.6. Performance of Restoration. Except as otherwise
provided in this Article 8, the conditions under which any Restoration is to be
performed and the method of proceeding with and performing the same shall be
governed by all of the provisions of Article 9 hereof. The cost of the
Restoration shall include the reasonable fees of the Construction Manager for
the purpose of examining and passing upon the plans and specifications and
seeing that the Restoration conforms therewith.

            Section 8.7. Termination of this Lease. Notwithstanding anything
contained herein to the contrary, in the event of the termination of this Lease
by reason of a Default by Tenant or otherwise, any insurance proceeds received
by Landlord may be retained by Landlord, Tenant shall pay the Damage Payment to
Landlord, and all proceeds of insurance receivable shall belong and be retained
by Landlord without claim thereon by Tenant. Tenant's obligation to observe or
perform each and every one of the provisions of this Section 8.7 shall survive
the expiration or other termination of the Term.

            Section 8.8. No Abatement. Subject to Section 8.3, Tenant's
obligations to pay Rent and to perform and comply with all other covenants and
agreements on the part of Tenant to be performed and complied with shall not be
affected by any such destruction or damage of the Improvements by fire or
otherwise. Landlord shall have no liability for loss, cost, expense, damage, or
compensation whatsoever (including any claim for inconvenience, loss of business
or annoyance) by reason of any Restoration of the Demised Premises or Tenant's
delays in prosecuting such Restoration. This Lease shall be considered an
"express agreement to the contrary" governing any case of damage to or
destruction of the Improvements or any part thereof by fire or other casualty
under Section 227 of the Real Property Law of the State of New York and any
other law of like import now or hereafter in force and neither said Section 227
or any other law shall have any application in such case.

                                       33
<PAGE>

                                    ARTICLE 9

             MAINTENANCE; ALTERATIONS; CERTAIN REIMBURSEMENTS; ETC.

            Section 9.1. Generally.

                  (a) Maintenance; Alterations. Subject to the provisions of
this Lease, Tenant:

            (i) shall, in accordance with First-Class Office Building
      maintenance and operating standards (collectively, the "First-Class
      Standard"), keep the Demised Premises in overall first-class order,
      condition and repair;

            (ii) shall in a timely manner make all replacements in and to the
      Demised Premises or any part thereof (whether interior or exterior,
      structural or non-structural, ordinary or extraordinary, foreseen or
      unforeseen) which are necessary or appropriate in a First-Class Office
      Building (collectively, "Required Replacements"); and

            (iii) may make additions, alterations, improvements and replacements
      (other than Required Replacements) in and to and removals from the Demised
      Premises or any part thereof (collectively, "Voluntary Alterations";
      Required Replacements, Structural Work and Voluntary Alterations being
      collectively called "Alterations").

                  (b) Requirements for All Alterations. No Alteration may be
undertaken if such Alteration would (a) result in the Building's not being a
First-Class Office Building or (b) materially and adversely affect any
structural element of the Building or any item of Major Building Equipment (as
defined in definitions Section 9.3). Each Alteration (i) shall be effected with
due diligence, in a good and workmanlike manner, and in compliance with all
Legal Requirements, Insurance Requirements and Permitted Encumbrances, as
hereinafter defined, and (ii) must be done in strict compliance with the ICIP
Laws and for other federal and state tax programs as set forth in Section 9.6(c)
hereof. All Structural Work and all replacements of items of Major Building
Equipment shall be of a quality at least equal to the original installation and
Tenant, from and after the date hereof, shall have the right to inspect original
installations of such Major Building Equipment upon reasonable prior notice to
Landlord, who shall make a representative available to Tenant for such purposes
until the Triple Net Commencement Date. Landlord shall not be liable to any
contractors, subcontractors, laborers, material men, suppliers or vendors for
services performed or material provided on or in connection with the Demised
Premises or any part thereof from and after the Triple Net Commencement Date,
except as otherwise provided in the Takeback Sublease. Landlord shall not be
required to maintain, alter, repair, rebuild or replace the Demised Premises or
any part thereof. Tenant waives all rights to make Alterations at Landlord's
expense, except that Landlord shall in accordance with Section 9.5 make
reimbursements to Tenant on account of Reimbursable Replacements, Reimbursable
Structural Work and Reimbursable Legal Requirement Alterations (each as defined
in Section 9.3). All Alterations shall immediately

                                       34
<PAGE>

become the property of Landlord, shall be a part of the Demised Premises and
shall be subject to this Lease. For purposes hereof, the term "Permitted
Encumbrance" shall mean those Encumbrances which are listed on Schedule D hereto
or any Encumbrance hereafter granted by Landlord.

            Section 9.2. Maintenance Programs.

                  (a) Initial Maintenance Program. On or before October 1, 2001,
Tenant shall submit to Landlord for its approval, which shall not be
unreasonably withheld, (i) a budget of expenses and capital expenditures (the
"Initial Expense Budget") that Tenant plans to make during the calendar year
2002 identifying those capital expenditures that Tenant expects will be
reimbursable pursuant to Section 9.5 hereof, and (ii) a maintenance program (the
"Initial Maintenance Program") for the period beginning on January 1, 2002 and
ending on December 31, 2002 with respect to the following (collectively, the
"Programmed Maintenance Items"): maintenance of the HVAC system, the life safety
system, the roof, the elevators, the escalators and the emergency generators.
Landlord shall give notice to Tenant of Landlord's approval or disapproval of
the Initial Expense Budget and the Initial Maintenance Program within 30
business days after such Program is received by Landlord (which notice shall, in
the case of a disapproval, be accompanied by a reasonably complete statement of
the reasons for disapproval). If Tenant disputes whether Landlord's disapproval
was unreasonably withheld, part or parts of the Initial Expense Budget and the
Initial Maintenance Program affected by such dispute shall be determined by the
Appropriate Engineer (as defined in Section 9.8) in accordance with the
First-Class Standard. Tenant shall be permitted during the course of its
construction, subject to such reasonable location and rules as Landlord shall
specify, to have an outside hoist on the 24th street side of the Building unless
another location is mutually agreed to by the parties hereto.

                  (b) Annual Maintenance Programs. On or before November 1, 2002
and on or before November 1st of each year (other than with respect to the
material described in clause (iii) below, which shall be rendered within ninety
(90) days after the end of each calendar year), thereafter during the term of
this Lease, Tenant shall submit to Landlord (i) for its approval, which shall
not be unreasonably withheld, a budget of expenses (including, without
limitation, costs and expenses incurred in operating the Demised Premises) and
capital expenditures that Tenant plans to incur and/or make for the 12-month
period commencing on the next January 1st identifying those capital expenditures
that Tenant expects will be reimbursable pursuant to Section 9.5 hereof (an
"Annual Expense Budget"), and (ii) for its approval, which shall not be
unreasonably withheld, a maintenance program with respect to the Programmed
Maintenance Items for the 12-month period commencing on the next January 1st (an
"Annual Maintenance Program"), and (iii) for its review, a reconciliation report
detailing the actual expenses (including, without limitation, costs and expenses
incurred in operating the Demised Premises) and capital expenditures as well as
costs and expenses for Programmed Maintenance Items actually incurred by Tenant
for the then-current year, together with any further information reasonably
requested by Landlord with respect to such reconciliation report. Landlord shall
give notice to Tenant of Landlord's approval or disapproval of each Annual
Maintenance Program and Annual Expense Budget within 30 business days after
receipt by Landlord of all items set forth in the foregoing clauses (i), (ii)
and (iii) (which notice shall, in

                                       35
<PAGE>

the case of a disapproval, be accompanied by a reasonably complete statement of
the reasons for disapproval). If Tenant disputes whether Landlord's approval was
reasonably withheld, the part or parts of the Annual Maintenance Program or
Annual Expense Budget affected by such dispute shall be determined by the
Appropriate Engineer in accordance with the First-Class Standard.

                  (c) Compliance by Tenant. Until the approval of the Initial
Maintenance Program by Landlord or the determination thereof by the Appropriate
Engineer, Tenant shall conduct a maintenance program with respect to the
Programmed Maintenance Items in accordance with the First-Class Standard. Tenant
shall comply with the Initial Maintenance Program for the period covered thereby
and each Annual Maintenance Program (as reasonably approved by Landlord or as
determined by the Appropriate Engineer) for the period covered thereby;
provided, however, that if any dispute as to an Annual Maintenance Program shall
not be resolved before the period intended to be covered thereby, Tenant shall
be in compliance with this Section 9.2(c) if Tenant shall, pending the
resolution of such dispute, comply with the Initial Maintenance Program (if the
dispute involves the first Annual Maintenance Program) or the most recent Annual
Maintenance Program in effect (if the dispute involves any other Annual
Maintenance Program).

            Section 9.3. Certain Definitions. As used herein:

                  (a) "Plans and Specifications": means plans and specifications
prepared by a reputable and licensed architect or engineer regularly involved in
First Class Office Buildings in work of the nature described in such Plans and
Specifications.

                  (b) "Legal Requirement Alteration": means any Alteration
undertaken in order to comply with a Legal Requirement.

                  (c) "Reimbursable Replacement": means the replacement of an
item of Major Building Equipment in its entirety; provided, however, that:

            (i) a replacement of any such item in its entirety shall be a
      "Reimbursable Replacement" only if such replacement (solely in light of
      the physical condition of the item in question, and without regard to
      whether or not such replacement may be necessitated by any Legal
      Requirement) is consistent with the First-Class Standard and whose repair
      is inconsistent with the First-Class Standard; and

            (ii) no such replacement shall be a Reimbursable Replacement if such
      replacement is necessitated by (a) fire or other casualty or a Taking, (b)
      the failure by Tenant to comply with Section 9.2(c), in a manner which
      contributed to the item of Major Business Equipment having to be replaced,
      or (c) the negligent or willful acts of Tenant or Tenant Parties.

                  (d) "Reimbursable Legal Requirement Alteration": means any
Alteration undertaken solely in order to comply with a Legal Requirement enacted
after the date

                                       36
<PAGE>

hereof (or any modification or amendment of an existing Legal Requirement
enacted after the date hereof), other than:

            (i) an Alteration (a) in any area designed for tenant occupancy
      outside the Building's core (any restroom to be deemed such an area) which
      is required as a result of Tenant's particular manner of use as opposed to
      mere general office use, (b) required by any Legal Requirement (or
      amendment to an existing Legal Requirement) promulgated or enacted after
      the date hereof and arising by reason of the making or existence of any
      Voluntary Alteration other than a Reimbursable Alteration, or (c) in any
      area of the Building which is triggered by another Alteration (other than
      a Reimbursable Alteration) made by Tenant if the required work would have
      otherwise been "grandfathered" under Legal Requirements;

            (ii) a Reimbursable Replacement;

            (iii) Reimbursable Structural Work; or

            (iv) an Alteration necessitated by (a) fire or other casualty or a
      Taking, (b) the failure by Tenant to comply with Section 9.2(c) in a
      manner which contributed to the necessity for such Alteration, or (c) the
      negligent or willful acts of Tenant or Tenant Parties.

      Notwithstanding the foregoing, the fact that any such Alteration includes
work which is not undertaken solely to comply with a Legal Requirement, will not
disqualify that portion of such Alteration which is undertaken solely to comply
with a Legal Requirement from reimbursement under this Article 9.

                  (e) "Reimbursable Structural Work": means any Structural Work
which (solely in light of a physical condition, and without regard to whether or
not such Structural Work may be necessitated by any Legal Requirement) is
consistent with the First- Class Standard and the repair of the item in question
is inconsistent with the First-Class Standard; provided, however, that:

            (i) Structural Work which is a replacement shall be "Reimbursable
      Structural Work" only if (a) such replacement (solely in light of the
      physical condition of the item in question, and without regard to whether
      or not such replacement may be necessitated by any Legal Requirement) is
      consistent with the First-Class Standard;

            (ii) no Structural Work shall be Reimbursable Structural Work if
      necessitated by (a) fire other casualty or a Taking or (b) the failure by
      Tenant to comply with Section 9.2(c) in a manner which contributed to the
      necessity for such Structural Work, or (c) the negligent or willful acts
      of Tenant or Tenant Parties; and

                                       37
<PAGE>

            (iii) no Structural Work of the type described in clause (e) of
      Section 9.3 hereof shall be "Reimbursable Structural Work" unless the
      Costs thereof exceed $100,000.00 (as adjusted by CPI annually) in any
      12-month period.

                  (f) "Oualified Alteration": means (x) any Alteration (other
than the replacement of an item of Major Building Equipment, any Structural Work
or any Legal Requirement Alteration) which affects any structural element of the
Building or any item of Major Building Equipment and (y) any Restoration.

                  (g) "Structural Work": consists solely of the following:

            (i) Curtain Wall. Any replacement (including replacement of windows
      above the ground floor constituting a part of the precast concrete panels,
      together with the zippers and hard rubber frames of such windows) and/or
      repair of the curtain wall in whole or in part.

            (ii) Steel Frame. Replacement and/or repair of the Building's steel
      frame, footings, foundations, columns, beams, floors (including concrete
      floors and the steel floors supporting each concrete floor) and core
      walls, except that Structural Work shall not include any waterproofing of,
      or repairing of leaks in, the Building's foundation walls.

            (iii) Roof. Replacement (but not repair) of the Building's roof in
      its entirety (but not in part) required in order to preserve the
      structural integrity of the Building or the watertightness and
      airtightness of the Building.

                  (h) "Costs" with respect to any construction, improvements.
alteration, restoration, replacement, repairs, or rebuilding ("Work") shall
include the costs charged by contractors, subcontractors and materialmen for all
labor, materials, machinery and equipment purchased, leased or used in
connection with such Work, fees and compensation payable to contractors and
subcontractors in connection with such Work, governmental fees and charges
assessed or incurred in connection with such work, fees and expenses of
architects and engineers, whether retained by Landlord or Tenant, for estimates,
surveys, preliminary investigations, plans, drawings, (including as-built
drawings), specifications and supervision related to such Work and all other
customary charges, including, without limitation, appropriate builder's risk
insurance.

                  (i) "Estimated Substantial Completion Date": shall mean, with
respect to any Reimbursable Replacement, Reimbursable Structural Work or a
Reimbursable Legal Requirement Alteration, a good faith estimate prepared by the
Appropriate Engineer of the date of substantial completion of the work in
question.

                  (j) "Major Building Equipment": shall mean those items listed
on Schedule F hereof.

                                       38
<PAGE>

                  (k) If Landlord and Tenant shall disagree as to whether any
item is an item of Major Building Equipment, or as to whether the replacement of
any item of Major Building Equipment is a Reimbursable Replacement, or as to
whether any work is Structural Work, or as to whether any Structural Work is
Reimbursable Structural Work, or as to whether an Alteration is a Legal
Requirement Alteration, or as to whether any Legal Requirement Alteration is a
Reimbursable Legal Requirement Alteration, or as to whether any Alteration is a
Qualified Alteration, the matter shall be determined by the Appropriate
Engineer.

            Section 9.4. Submission and Approval of Plans and Specifications in
Certain Instances.

                  (a) Required Submissions. Prior to:

            (i) making any Alteration constituting the replacement of any item
      of Major Building Equipment (whether or not such replacement is a
      Reimbursable Replacement); or

            (ii) undertaking any Structural Work (whether or not Reimbursable
      Structural Work), any Legal Requirement Alteration (whether or not a
      Reimbursable Legal Requirement Alteration) or any Qualified Alteration,

Tenant shall (subject to Section 9.4(f)) submit all of the Plans and
Specifications therefor to Landlord for Landlord's approval, together with, in
case Tenant contends that the work in question is a Reimbursable Replacement,
Reimbursable Structural Work or a Reimbursable Legal Requirement Alteration, a
good faith estimate of the Costs thereof prepared by a reputable architect,
engineer or contractor and a reasonable estimate of the date of substantial
completion of the work in question. Landlord shall give notice (the "Plans and
Specifications Notice") to Tenant of Landlord's approval or disapproval of any
Plans and Specifications within 20 business days after the date upon which the
same are received by Landlord (which Plans and Specifications Notice shall, in
the case of a disapproval, be accompanied by a reasonably complete statement of
the reasons for disapproval).

                  (b) Disapproval Only Under Certain Circumstances. Landlord
shall not have the right to disapprove any Plans and Specifications unless the
work contemplated thereby would (a) result in the Building's not being a
First-Class Office Building or (b) materially and adversely affect any
structural element of the Building or any item of Major Building Equipment. If
Tenant disputes Landlord's right to disapprove, the matter shall be determined
by the Appropriate Engineer.

                  (c) Certain Conditions. Subject to Sections 9.4(d) and (f),
Tenant shall not make a Major Building Equipment replacement or undertake any
Structural Work, Legal Requirement Alteration or Qualified Alteration unless and
until (x) Landlord shall approve the Plans and Specifications therefor in a
Plans and Specifications Notice or (y) the Appropriate Engineer shall determine
that Landlord did not have the right to disapprove such Plans and Specifications
pursuant to this Lease.

                                       39
<PAGE>

                  (d) Failure to Give Timely Notice. If Landlord shall fail
timely to give Tenant a Plans and Specifications Notice, then Tenant shall have
the right to give to Landlord a second notice (a "Second Approval Request"), and
if Landlord shall fail to respond to such Second Approval Request within five
(5) Business Days after Landlord's receipt thereof, then Landlord shall be
deemed to have consented to the proposed Plans and Specifications, provided and
on condition that the Second Approval Request shall specifically refer to this
Section 9.4 and shall state in bold uppercase letters on the first page thereof:
"LANDLORD'S CONSENT TO THE REFERENCED PLANS AND SPECIFICATIONS SHALL BE DEEMED
GIVEN IF LANDLORD FAILS TO APPROVE OR DISAPPROVE SUCH PROPOSED PLANS AND
SPECIFICATIONS WITHIN FIVE (5) BUSINESS DAYS AFTER THIS NOTICE SHALL HAVE BEEN
GIVEN TO LANDLORD".

                  (e) Submission of Certain Plans and Specifications Not
Requiring Approval. At the request of Landlord, Tenant shall submit to Landlord
Plans and Specifications for all Alterations (other than Plans and
Specifications required to be submitted to Landlord pursuant to Section 9.4(a))
to the extent that such Plans and Specifications have been prepared and have not
theretofore been submitted to Landlord.

                  (f) Emergencies. Provided that Tenant shall have given
Landlord prompt telephonic notice to MetLife's then Vice President of Equity
Investment Management (or if there is no Vice President of EIM -- to the
Director of Facilities) (confirmed in writing as soon as reasonably practicable)
of an emergency, Tenant may (without first complying with the applicable
provisions of this Section 9.4) proceed with such aspects of any Alteration as
Tenant may reasonably deem necessary in light of the emergency, but as promptly
as reasonably practicable thereafter Tenant shall comply with the applicable
provisions of said Sections. Any dispute as to Tenant's right to avail itself of
this Section 9.4(1) shall be determined by the Appropriate Engineer.

                  (g) Submission of As-Built Plans for All Alterations. Upon
completion of any Alterations for which Tenant was required to submit Plans and
Specifications to Landlord pursuant to Section 9.4(a) of this Lease, Tenant
shall deliver to Landlord three (3) complete sets (mylar and computer digitized
in AutoCADD Version 12, or the then current digitized system used by Landlord,
provided such then current system is then generally accepted in the real estate
industry in New York City) of final as-built plans (or as-built plans or final
construction plans with field notes marked) for such Alterations. In addition,
if Tenant is not otherwise required to deliver such as-built plans but has
actually prepared plans showing as-built conditions, Tenant shall deliver the
same to Landlord promptly upon completion thereof.

            Section 9.5. Certain Reimbursements.

                  (a) Submission of Bids. In the case of any Reimbursable
Replacement, Reimbursable Structural Work or Reimbursable Legal Requirement
Alteration, Tenant shall (subject to Section 9.5(e)), simultaneously with the
submission of all of the Plans and Specifications therefor to Landlord, deliver
to Landlord a list of at least 3 reputable contractors and/or subcontractors
(collectively, the "Original Bidders") from whom Tenant

                                       40
<PAGE>

proposes to obtain bids for the work. Landlord shall have the right, exercisable
by notice to Tenant delivered not later than 10 business days after receipt by
Landlord of the list of the Original Bidders, to designate no more than 3
additional reputable contractors and/or subcontractors (collectively, the
"Additional Bidders") from whom Landlord desires Tenant to obtain bids. Tenant
shall, as promptly as reasonably practicable, obtain bids from at least 2 of the
Original Bidders and solicit bids from all of the Additional Bidders (if any) on
a competitive basis and submit all bids obtained (together with the proposed
contracts relating thereto) to Landlord, and within 15 business days after
receipt thereof Tenant shall give notice to Landlord designating the Original
Bidder or the Additional Bidder (in either case being an Original Bidder or
Additional Bidder from whom Tenant has obtained a bid) which in Tenant's
judgment should perform the work in question (the Original Bidder or Additional
Bidder so designated by Tenant being called "Tenant's Preferred Bidder").
Landlord shall have the right, exercisable by notice (the "Dispute Notice")
given to Tenant within 10 business days after the date upon which Landlord
receives notice of the identity of Tenant's Preferred Bidder (which Dispute
Notice shall specify the Original Bidder or the Additional Bidder ("Landlord's
Selected Bidder") which Landlord proposes to select to do the work in question),
to dispute Tenant's designation of Tenant's Preferred Bidder, and if the Dispute
Notice shall be timely given, the Appropriate Engineer shall select either
Landlord's Preferred Bidder or Tenant's Selected Bidder as the bidder which (in
light of the bid, contract terms, reputation and experience of such bidder) is
most appropriate to do the work in question.

                  (b) Reimbursement Amount. Landlord shall, in accordance with
Section 9.5(d), reimburse Tenant on account of any Reimbursable Replacement,
Reimbursable Structural Work or Reimbursable Legal Requirement Alteration in an
amount (the "Reimbursement Amount") equal to:

            (i) in the case of any Reimbursable Replacement or Reimbursable
      Structural Work, the product of:

            (A) the sum of the following:

                  (1) the lesser of (the "Base Amount"): (y) all Costs
            reasonably incurred by Tenant in connection with the work in
            question (exclusive, however, of the fees and disbursements of any
            architect or engineer retained by Tenant) or (z) the original
            contract price of Tenant's Preferred Bidder or, if Landlord shall
            have timely given the Dispute Notice and the Appropriate Engineer
            shall have selected Landlord's Selected Bidder, the original
            contract price of Landlord's Selected Bidder;

                  (2) the reasonable fees and disbursements of any architect or
            engineer retained by Tenant in connection with the work in question;
            plus

                  (3) any Qualified Overruns (as hereinafter defined); and

            (B) (y) in the case of a Reimbursable Replacement only, a fraction,
      the numerator of which is the estimated actual life (the "Estimated Actual
      Life") of the new

                                       41
<PAGE>

      item of Major Building Equipment (based upon Tenant's actual use of the
      item of Major Building Equipment being replaced over the past twelve (12)
      months) and the denominator of which is the estimated useful life (the
      "Estimated Useful Life") of the new item of Major Building Equipment; or
      (z) in all other circumstances, one (1).

            (ii) in the case of any Reimbursable Legal Requirement Alteration,
      the sum of the following:

                  (1) the product of the Measuring Fraction (as hereinafter
            defined) multiplied by the sum of (i) the Base Amount for the work
            in question, plus (ii) any Qualified Overruns; plus

                  (2) the reasonable fees and disbursements of any architect or
            engineer retained by Tenant in connection with the work in question.

            Any dispute as to (1) the Estimated Actual Life, (2) the Estimated
Useful Life, or (3) the reasonableness of the incurrence by Tenant of any Cost
in connection with the work in question, or as to the reasonableness of the
amount of any such Cost, shall be determined by the Appropriate Engineer.

            "Measuring Fraction" means, in respect of any Reimbursable Legal
Requirement Alteration, the fraction whose numerator is, the number of months in
the period from the expiration of the Term of this Lease including all Extension
Terms as to which Tenant shall have exercised or shall in the future exercise
its option pursuant to Article 29 hereof (in which event such Measuring Fraction
shall be recalculated) to the end of the expected useful life of such Alteration
and whose denominator is the number of months in the period from the Estimated
Substantial Completion Date of such Alteration to the end of the expected useful
life thereof. Any dispute as to the reasonableness of any Estimated Substantial
Completion Date, or as to the expected useful life of any Reimbursable Legal
Requirement Alteration, shall be determined by the Appropriate Engineer.

                  (c) Overruns; Qualified Overruns. At any time during the
performance of any Reimbursable Replacement, Reimbursable Structural Work or
Reimbursable Legal Requirement Alteration, Tenant may give notice (an "Overrun
Notice") to Landlord specifying any cost (an "Overrun") in excess of the Base
Cost which Tenant expects to incur and which Tenant contends was unforeseeable
by Tenant at the time of commencement of the work (each Overrun Notice to
specify the nature of, and reasons for, the Overrun in question in reasonably
complete and specific detail). Within 10 business days after receipt of an
Overrun Notice, Landlord shall notify Tenant as to whether or not in Landlord's
judgment the Overrun in question is reasonable in amount under the circumstances
and was unforeseeable by Tenant at the time of commencement of the work. If
Tenant shall dispute Landlord's judgment, the reasonableness of the amount of,
and the foreseeability by Tenant of, the Overrun in question shall be determined
by the Appropriate Engineer. Any Overrun determined by Landlord or the
Appropriate Engineer to be reasonable in amount under the circumstances and
unforeseeable by Tenant at the time of commencement of the work shall be a
"Qualified Overrun".

                                       42
<PAGE>

                  (d) Reimbursement Upon Full Completion. Landlord shall upon
the full completion of the work in question and within ten (10) business days
after Landlord's receipt of Tenant's request therefor, remit the Reimbursement
Amount to Tenant; provided, however, that, Landlord shall not be obligated to
make such remittance unless:

            (i) Tenant's request for remittance shall be accompanied by (a) a
      certificate of Tenant (in form reasonably satisfactory to Landlord)
      stating that an amount at least equal to the Reimbursement Amount has been
      paid to contractors, subcontractors, materialmen, engineers, architects or
      other persons (whose names and addresses and a description of the work
      involved shall be stated) who have furnished labor, materials, supplies,
      permits or services for the work in question (collectively, "Contractors")
      and that to Tenant's best knowledge (after due inquiry) there is no
      outstanding indebtedness due for labor, materials, supplies, permits or
      services in any manner connected with the work in question which if unpaid
      might be the basis for any type of lien on the Demised Premises or any
      part thereof, and (b) a certificate of the architect or engineer who
      prepared the related Plans and Specifications (in form reasonably
      satisfactory to Landlord) stating that such work has been fully completed
      in a good and workmanlike manner and in accordance with the Plans and
      Specifications (as approved by Landlord or as determined by the
      Appropriate Engineer, as the case may be provided that in no circumstance
      shall Tenant forfeit any reimbursement hereunder if it has failed to
      submit Plans and Specifications, but Tenant shall be liable to alter or
      correct any work as to which Landlord would have had the right to
      reasonably disapprove);

            (ii) Landlord shall have received (a) true copies of all bills paid
      by Tenant to Contractors in connection with the work in question, (b) an
      instrument in writing from any title company insuring Landlord's estate in
      the Demised Premises certifying that there are no undischarged mechanics',
      laborers' or materialmen's liens affecting any part of the Demised
      Premises, and (c) evidence reasonably satisfactory to Landlord that Tenant
      has obtained waivers of mechanics', laborers' or materialmen's liens or
      releases of such liens from all Contractors engaged in the work in
      question;

            (iii) no certificate delivered to Landlord by Tenant or any
      architect or engineer in connection with the work in question shall have
      been materially incorrect at the time of delivery (any dispute pursuant to
      this clause (iii) to be determined by the Appropriate Engineer); and

            (iv) no Material Monetary Default shall have occurred and be
      continuing.

                  (e) Emergencies. Provided that Tenant shall have given
Landlord prompt telephonic notice (confirmed in writing as soon as reasonably
practicable) of an emergency, Tenant may proceed with any Reimbursable
Replacement, Reimbursable Structural Work or Reimbursable Legal Requirement
Alteration without first complying with the applicable provisions of this
Section, and Landlord shall, following full completion of the emergency work in
question and within 10 business days after Landlord's receipt of Tenant's
request therefor, remit the Emergency Reimbursement Amount (as hereinafter
defined) to

                                       43
<PAGE>

Tenant; provided, however, that Landlord shall not be obligated to make such
remittance unless all of the conditions specified in clauses (i) through (iv) of
Section 9.5(d) shall have been fulfilled in respect of the work in question
(provided that (a) if no architect or engineer was retained for the emergency
work in question, subclause (b) of Section 9.5(d)(i) shall be deemed fulfilled
if (x) Tenant shall deliver a certificate to Landlord stating that such
emergency work has been fully completed in a good and workmanlike manner and (y)
such emergency work has been fully completed in a manner consistent with the
character of the Building as a First-Class Office Building (with due regard to
the character of the work as emergency work), and (b) if an architect or
engineer was retained for the emergency work in question but due to the nature
of the emergency no Plans and Specifications therefor were prepared, subclause
(b) of Section 9.5(d)(i) shall be deemed fulfilled if (x) Tenant shall deliver
to Landlord a certificate of such architect or engineer stating that such
emergency work has been fully completed in a good and workmanlike manner and (y)
such emergency work has been fully completed in a manner consistent with the
character of the Building as a First-Class Office Building (with due regard to
the character of the work as emergency work).

            "Emergency Reimbursement Amount" means (a) in respect of any
Reimbursable Replacement or Reimbursable Structural Work undertaken in an
emergency, all Costs reasonably incurred by Tenant in connection with the
emergency work in question and (b) in the case of a Reimbursable Legal
Requirement Alteration undertaken in an emergency, the product of the Measuring
Fraction multiplied by an amount equal to all Costs reasonably incurred by
Tenant in connection with the emergency work in question.

            Any dispute as to Tenant's right to avail itself of this Section, or
as to the reasonableness of the incurrence by Tenant of any Cost in connection
with the emergency work in question, or as to the reasonableness of the amount
of any such Cost, shall be determined by the Appropriate Engineer.

            Section 9.6. Rehabilitation Work.

                  (a) Landlord is currently performing the rehabilitation work
described on Schedule G hereto (the "Rehabilitation Work") at the Building.
Landlord shall complete the Rehabilitation Work with due diligence, in a good
and workmanlike manner consistent with First-Class Office Buildings and in
accordance with ICIP Law and all other applicable Legal Requirements, Insurance
Requirements and Permitted Encumbrances. In addition, Landlord shall use all
reasonable efforts (without necessity of overtime) to ensure that such
Rehabilitation Work is performed in such a manner and with such reasonable prior
notice so as to minimize any disruption of Tenant's business operations in the
Demised Premises.

                  (b) Notwithstanding that joint or concurrent liability may be
imposed upon Tenant by a Legal Requirement, Landlord will, except to the extent
caused by the negligence or tortious act or omission of Tenant or any of its
agents, officers, contractors, employees, servants and invitees, indemnify and
save harmless Tenant against and from all liabilities, obligations, damages,
penalties, claims, costs, charges and expenses, including, without limitation,
reasonable architects' and attorneys' fees and expenses, which may be imposed
upon, or incurred by, or asserted against Tenant by reason of death or injury to
person

                                       44
<PAGE>

or damage to property arising from the Rehabilitation Work and/or any latent
defects existing in the Rehabilitation Work as of the date of completion
thereof.

                  (c) Tenant acknowledges that Tenant has been informed by
Landlord that Landlord has applied for certain tax credits (the "Tax Credits")
under the Federal Historic Preservation Tax Incentives Program (the "Incentives
Program") which relate to the Rehabilitation Work, work previously performed by
Landlord at the Building and work performed or to be performed by Landlord at 11
Madison Avenue, New York, New York (collectively, the "Tax Credit Work"), and
that Landlord may lose certain Tax Credits or suffer significant recapture of
the Tax Credits in the event that any improvements, additions, Alterations
and/or decorative work (including interior wall coverings, moveable partitions,
cabinetry and carpeting) performed by Tenant (collectively "Tenant Work") do not
comply with the requirements of the Incentives Program. Accordingly, Tenant
hereby agrees that, notwithstanding anything to the contrary contained in
Article 9 or elsewhere in this Lease, during the period commencing on the date
hereof and ending on the date designated by Landlord in writing as the fifth
(5th) anniversary of the date on which Landlord obtains final certification
under the Incentives Program of all of the Tax Credit Work:

            (i) Prior to commencing any Tenant Work, Tenant shall obtain prior
      approval thereof, if required, from the National Park Service ("NPS") and
      the State New York Historic Preservation Office ("SHPO").

            (ii) Tenant shall provide access to the Demised Premises by
      employees and agents of NPS and SHPO at all reasonable times at the
      request of Landlord.

                  (d) Landlord reserves the right to make any repairs to,
replacements of or alterations to the Tax Credit Work deemed reasonably
necessary by Landlord to comply with any requirements of the Incentives Program
and Tenant agrees to give Landlord adequate access thereto to perform such work.
Landlord shall use reasonable efforts (without necessity of overtime) to
minimize interference with Tenant's use of the Demised Premises in connection
with such work

                  (e) Landlord shall make timely applications for renewal of the
Temporary Certificate of Occupancy for the South Building until the Triple Net
Commencement Date, and thereafter Tenant shall duly and timely prepare and
submit to Landlord such applications for renewing the Temporary Certificate of
Occupancy for Landlord's signature, and, provided same is in form reasonably
acceptable to Landlord, shall be promptly executed by Landlord.

            Section 9.7. Inspection by Landlord; Cooperation by Tenant.

                  (a) Landlord and its representatives shall at all reasonable
times and (except in an emergency) upon reasonable notice have access to the
Demised Premises for the purposes of (x) inspecting the progress of construction
of any Alteration and (y) reviewing

                                       45
<PAGE>

the implementation of, and Tenant's compliance with, the Initial Maintenance
Program and each Annual Maintenance Program.

                  (b) Upon demand of Landlord, Tenant shall comply in all
respects with any reasonable and timely suggestions made by Landlord with
respect to construction matters relating to any Reimbursable Replacement,
Reimbursable Structural Work or Reimbursable Legal Requirement Alteration, and
shall correct any defect in the work in question or any material departure from
the Plans and Specifications for the work in question provided that all such
corrective work shall constitute a Reimbursable Replacement, Reimbursable
Structural Work or Reimbursable Legal Alteration, as the case may be, absent
Tenant's willful malfeasance. Any dispute pursuant to this clause (b) shall be
determined by the Appropriate Engineer.

                  (c) Tenant shall, within 30 days after receipt of a statement
therefor (accompanied by true copies of the bills paid by Landlord), reimburse
Landlord for all reasonable out-of-pocket expenses incurred for the services of
an architect or engineer making inspections of any Alteration and for reviewing
Tenant's Plans and Specifications.

                  (d) Notwithstanding that joint or concurrent liability may be
imposed upon Tenant by a Legal Requirement, Landlord will, except to the extent
caused by the negligence or tortious act or omission of Tenant or any of its
agents, officers, contractors, employees, servants and invitees, indemnify and
save harmless Tenant against and from all liabilities, obligations, damages,
penalties, claims, costs, charges and expenses, including, without limitation,
reasonable attorneys' fees and expenses, which may be imposed upon, or incurred
by, or asserted against Tenant by reason of death or injury to person or damage
to property arising from any act, omission, negligence or willful misconduct of
Landlord or its representatives while exercising the right of access granted
under Section 9.7(a) hereof. Nothing contained in this Section 9.7(d) shall be
deemed to be impose any liability upon Landlord with respect to the construction
of any Alteration or the Initial Maintenance Program or any Annual Maintenance
Program.

            Section 9.8. Engineer; Appropriate Engineer.

                  (a) "Engineer": means (i) Jaros, Baum & Bolles, Syska &
Hennessey, and Flack + Kurtz, and (ii) such other independent engineering firm
or firms having at least 15 years' experience in First Class Office Buildings as
shall from time to time be designated by Landlord or Tenant and approved by the
other party (which approval shall not be unreasonably withheld or delayed; any
dispute as to whether either Landlord or Tenant has unreasonably withheld or
delayed such approval to be determined by arbitration).

                  (b) "Appropriate Engineer": means, in respect of any matter
required by this Lease to be determined by an Appropriate Engineer, such
Engineer as either party may designate by notice to the other party. Landlord
and Tenant shall alternate in designating the Appropriate Engineer with respect
to all matters required by this Lease to be determined by an Appropriate
Engineer (with Landlord designating the Appropriate Engineer

                                       46
<PAGE>

with respect to the first matter required by this Lease to be determined by an
Appropriate Engineer).

                  (c) Each Appropriate Engineer shall make its determination as
promptly as reasonably practicable, but in any event within 30 days after
request therefor by Landlord or Tenant. Each determination made by an
Appropriate Engineer pursuant to this Lease shall be final and binding on
Landlord and Tenant with the same force and effect as if such determination had
been rendered by an arbitrator pursuant to an arbitration conducted in
accordance with Article 21 hereof. Landlord and Tenant shall each pay one-half
of the fees and expenses of each Appropriate Engineer which is called upon to
act hereunder.

            Section 9.9. Floor Load. Tenant shall not place a load upon any
floor of the Demised Premises exceeding the limits prescribed in the certificate
of occupancy for the Building.

                                   ARTICLE 10

                                    SERVICES

            Section 10.1. No Services by Landlord. Landlord shall not be
required to furnish to Tenant any facilities or services of any kind whatsoever
during the Term of this Lease, and Landlord shall not be liable for the failure
of any facilities or services, or Tenant's inability to obtain any facilities or
services, for any reason whatsoever.

            Section 10.2. Services by Tenant.

                  (a) Tenant shall at all times operate and maintain the Demised
Premises in accordance with the standards that are customarily followed in the
operation and maintenance of a First-Class Office Building.

                  (b) Tenant shall keep the sidewalks and curbs in front of the
Demised Premises in good repair.

                  (c) Tenant shall clean the windows quarterly and shall comply
with all Legal Requirements applicable thereto, including, without limitation,
Section 202 of the New York Labor Law.

            Section 10.3. No Abatement. Since Landlord has no obligation to
provide services to the Demised Premises, no stoppage or interruption of
services to the Demised Premises shall entitle Tenant to any diminution or
abatement of Rent or any other compensation whatsoever, or result in reduction
of any of Tenant's obligations under this Lease.

            Section 10.4. Shared Services Agreement. Landlord and Tenant agree
that simultaneously with the execution of this Lease, they will enter into a
Shared Services Agreement (the "Shared Services Agreement") which will cover the
terms and conditions by which certain services (for example, medical and health
club) are made available to, and paid for by, Landlord and Tenant in the Demised
Premises.

                                       47
<PAGE>

            Section 10.5. Landlord ATM Facilities. Landlord shall have the right
to install automated teller machines operated by Landlord in the Tower lobby
and, for so long as MetLife is Landlord, to install a reasonable number of
automated teller machines operated by Landlord in locations in the South
Building in reasonable proximity to locations where Tenant has installed, or
will install, other automated teller machines, or, if Tenant fails to make such
installations, Landlord shall have the right to install at least one automated
teller machine in a reasonable location designated by Tenant in the South
Building.

            Section 10.6. Tower Lighting. Subject to applicable Legal
Requirements and Unavoidable Delays, for so long as MetLife is Landlord, Tenant
agrees to keep the exterior lights on the top portion of the Tower lighted from
sunset until midnight, 365 days a year. The colors of the exterior lights shall
be in accordance with Schedule H hereto.

            Section 10.7. Landlord Representation. Landlord hereby represents
and warrants to Tenant that the Building Systems are capable of providing the
services which Tenant is required to provide as sublandlord under the Takeback
Sublease. In the event that the foregoing representations and warranties are
inaccurate with respect to any of the such services, Tenant's sole remedy shall
be to reduce the amount of such service Tenant is required to provide to
Landlord under the Takeback Sublease to the amount of any such service equal to
Subtenant's Proportionate Share (as defined in the Takeback Sublease) of the
capacity of the Building Systems providing such service on the date hereof.

                                   ARTICLE 11

                                    UTILITIES

            Section 11.1. Tenant's Obligation. At Tenant's expense, Tenant
shall be responsible for securing all gas, water (including water for domestic
uses and fire protection), sewer, electricity, light, heat, power, telephone,
and telecommunications, data transmission, Water filtration service and other
utilities of every kind (collectively, "Utilities") which Tenant deems necessary
to serve the Demised Premises or otherwise necessary or desirable for Tenant's
use or occupancy of the Demised Premises.

            Section 11.2. Landlord Not Obligated. Landlord shall have no
obligation of any kind to furnish Utilities to the Demised Premises. Landlord
shall have no liability to Tenant for disruption or interruption of any Utility
or Utility service; and no such disruption or interruption shall constitute a
constructive eviction or entitle Tenant to any abatement of Rent.

                                   ARTICLE 12

                                MECHANIC'S LIENS

            Section 12.1. No Mechanic's Liens Permitted. Tenant shall not
create, or suffer to be created or to remain, and shall discharge, any
mechanic's, laborer's or materialman's lien which becomes a lien, encumbrance or
charge upon the Demised Premises or any part thereof or the income therefrom.
Nothing contained herein shall prevent the leasing by Tenant of furniture

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or equipment in the Demised Premises or the filing of security documents with
respect to the same, in each event other than furniture and equipment, if any,
paid for by Landlord, provided that no lien is created against the Land, the
Improvements or any interest therein.

            Section 12.2. Discharge. If any mechanic's, laborer's or
materialman's lien shall at any time be filed against the Demised Premises or
any part thereof, Tenant, within thirty (30) days after notice of the filing
thereof, shall cause such lien to be discharged of record by payment, deposit,
bond, order of a court of competent jurisdiction or otherwise. If Tenant shall
fail to cause such lien to be discharged within such period, then, in addition
to any other right or remedy, Landlord may, but shall not be obligated to,
discharge the same either by paying the amount claimed to be due or by procuring
the discharge of such lien by deposit or by bonding, and in any such event,
Landlord shall be entitled, if Landlord so elects, to compel the prosecution of
an action for the foreclosure of such lien by the lienor and to pay the amount
of the judgment in favor of the lienor with interest, costs and allowances. Any
amount so paid by Landlord and costs and expenses incurred by Landlord in
connection therewith, together with interest thereon at the Interest Rate, from
the respective dates of Landlord's making of the payment or incurring of the
cost and expenses, shall constitute Additional Rent payable by Tenant under this
Lease and shall be paid by Tenant to Landlord within thirty (30) days after
written demand there for.

            Section 12.3. No Lien Authorization. Nothing in this Lease contained
shall be deemed or construed in any way as constituting the authorization by, or
consent or request of, Landlord, express or implied, by inference or otherwise,
to any contractor, subcontractor, laborer or materialman, architect or
consultant for the construction or demolition of any improvement, the
performance of any labor or services or the furnishing of any materials for any
improvement, or alteration to or repair of the Demised Premises or any part
thereof or to give Tenant any right, power or authority to contract or permit
the rendering of any services or the furnishing of any materials that would give
rise to the filing of any lien against the Demised Premises or any part thereof.

                                   ARTICLE 13

                                   INSPECTION

            Section 13.1. Landlord's Right of Access. Tenant shall permit
Landlord, or its agents, to enter the Demised Premises at all reasonable hours
upon reasonable prior notice except in case of emergency (and by force, if
necessary under the circumstances) for the purpose of inspecting the same or of
performing maintenance or making repairs, alterations or improvements which
Tenant is required to perform and neglects or refuses to perform. If Tenant is
not personally present to open and permit entry into the Demised Premises
whenever entry is necessary by reason of fire or other emergency, Landlord or
its agents may forcibly enter the Demised Premises without liability to Tenant
or waiver or modification of Tenant's obligation under this Lease. Tenant agrees
to permit Landlord and/or any agent of Landlord to enter the Demised Premises at
reasonable hours, on reasonable prior notice, to exhibit the Demised Premises in
connection with (i) any prospective sale or lease of the entirety of the Land
and/or the Improvements; (ii) any prospective securing, refinancing, or
assignment of any mortgage affecting the Land or the Improvements; and/or (iii)
during the final thirty (30) months of the

                                       49
<PAGE>

Term, any prospective leasing of the Demised Premises. Landlord shall, to the
extent Tenant makes a representative available for the following purpose, be
accompanied by a representative of Tenant in every instance of access to the
Demised Premises except in the case of emergency, in which case Landlord shall
be accompanied by an officer of the fire or police department, to the extent
such officer is immediately available. Notwithstanding anything contained in
this Section 13.1, Landlord shall have the right to enter portions of the
Demised Premises pursuant to and in accordance with the Shared Services
Agreement.

                                   ARTICLE 14

                             ASSIGNMENT; SUBLETTING

            Section 14.1. Except as expressly provided otherwise in this Article
14, Tenant, for itself, its heirs, distributees, executors, administrators,
legal representatives, successors and assigns, expressly covenants that it shall
not assign, mortgage or encumber this Lease, nor underlet all or any portion of
the Demised Premises, or suffer or permit the Demised Premises or any part
thereof to be used by others, without the prior written consent of Landlord in
each instance. The consent by Landlord to an assignment or underletting shall
not in any way be construed to relieve Tenant from obtaining the express consent
in writing of Landlord to any further assignment or underletting as to which
Landlord's consent is required under this Lease. Possession or occupancy of any
portion of the Demised Premises by one or more of Tenant's Affiliates (whether
or not pursuant to a written agreement) shall not be deemed or construed to be a
sublease hereunder and Tenant shall be permitted to allow, subject to the terms
and conditions of this Lease (but without having to obtain Landlord's consent
thereto), Tenant's Affiliates to occupy the Demised Premises. Notwithstanding
the foregoing, in the case of possession or occupancy of any portion of the
Demised Premises by Tenant's Affiliates, any subsequent transaction whereby such
occupant shall cease to be an Affiliate shall be deemed a sublease requiring
Landlord's prior consent pursuant to this Article 14; provided however that
Landlord shall not have the rights in, and Tenant shall not be obligated to
comply with, the provisions of Section 14.3 hereof (provided that such
subsequent transaction shall be done for a good business purpose and not
primarily for the purpose of circumventing compliance with Section 14.3 hereof).
The Tenant originally named herein (i.e., Credit Suisse First Boston (USA),
Inc.) and any successor thereto by merger, consolidation or corporate
reorganization or sale of substantially all of its assets, shall be permitted to
allow, subject to the terms and conditions of the Lease (but without having to
either obtain Landlord's consent thereto or share any Profits therefrom with
Landlord), Tenant's "Business Associates," as hereinafter defined, to occupy
portions of the Demised Premises on a temporary basis from time to time (it
being agreed that the term "temporary" as used in this Section 14.1 shall mean
the duration of the ongoing business or professional relationship), provided
that the space occupied by Tenant's Business Associates shall not be separately
demised from the Demised Premises. "Business Associates" shall mean professional
and business entities with whom the named Tenant shall have an ongoing
professional or business relationship. Any assignee or subtenant of the Tenant
originally named herein shall also be permitted to allow, subject to the terms
and conditions of the Lease (but without having to either obtain Landlord's
consent thereto or share any Profits therefrom with Landlord), its Business
Associates to occupy up to fifteen (15%) percent of the Demised Premises, in the
case of an assignee, or up to fifteen (15%) percent of the sublet space, in the

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<PAGE>

case of a subtenant, from time to time on a temporary basis provided that the
space occupied by such Business Associates shall not be separately demised from
the Demised Premises or the sublet space, as the case may be.

            Section 14.2. If Tenant desires to assign this Lease or to sublet
all or any portion of the Demised Premises, provided that Tenant shall have
theretofore satisfied the requirements of Section 14.3 hereof, and Landlord
shall have waived or be deemed to have waived its rights thereunder, then Tenant
shall request Landlord's consent to each such assignment or to each such
subletting and, as part of such request, Tenant must submit in writing to
Landlord (i) the name and address of the proposed assignee or sublessee and (ii)
reasonably satisfactory information relating to the proposed assignee or
sublessee reasonably sufficient to enable Landlord to determine the reputation
and character of the proposed assignee or sublessee. Subject to Tenant's
compliance with this Section 14.2, the terms and conditions set forth in Section
14.4(a) shall be the basis for Landlord's granting or withholding of consent to
a requested assignment of this Lease or sublease of the Demised Premises.

            Section 14.3. (a) Prior to requesting Landlord's consent to a
proposed assignment of this Lease or a proposed sublease of the Demised Premises
or any portion thereof pursuant to Section 14.2 hereof (other than with respect
to a subletting of all or any portion of the Retail Space during the first
thirty six (36) months of the Term), Tenant must first present Landlord with a
written offer ("Recapture Offer Notice") to accept an assignment of this Lease,
in the case of a proposed assignment, or a sublease of such space in the case of
a proposed subletting to Landlord for occupancy by Landlord or Landlord's
Affiliates, as additional space to be included within the Leaseback Space
demised under the Takeback Sublease. The right herein granted is personal to the
Landlord named herein (i.e., Metropolitan Life Insurance Company) and its
present and future Affiliates (for so long as such entity remains an Affiliate)
and any successors thereto by merger, consolidation or corporate reorganization
or sale of substantially all of its assets ("MetLife"). The Recapture Offer
Notice shall set forth: (i) the area proposed to be sublet, in the case of a
proposed subletting of a portion of the Demised Premises, and (ii) if a proposed
subletting, the term of the proposed subletting and the date the area to be
sublet is intended to be vacated by Tenant, which date shall not be less than
sixty (60) days after the date Landlord receives such Recapture Offer Notice.
Landlord shall have a period of sixty (60) days after its receipt of said
Recapture Offer Notice within which to accept or reject the offer. If Landlord
shall fail to respond to Tenant's Recapture Notice within such sixty (60) day
period, then Tenant shall have the right to give to Landlord a second notice (a
"Second Recapture Notice"), and if Landlord shall fail to respond to such Second
Recapture Notice within ten (10) Business Days after Landlord's receipt thereof,
then Landlord shall be deemed to have rejected such offer, provided and on
condition that: the Second Recapture Notice shall make specific reference to
this Section 14.3 (a) and shall state in bold uppercase letters on the first
page thereof: "LANDLORD SHALL BE DEEMED TO HAVE REJECTED THE RECAPTURE RIGHT
DESCRIBED IN THIS NOTICE IF LANDLORD FAILS TO RESPOND WITHIN TEN (10) BUSINESS
DAYS AFTER THIS NOTICE SHALL HAVE BEEN GIVEN TO LANDLORD". If Landlord shall
accept such offer, Tenant and Landlord shall execute and deliver an amendment to
the Takeback Sublease to add such portion of the Demised Premises within the
Leaseback Space, which amendment shall provide that the term of such subletting
shall commence on the later of (x) the date specified in the Recapture Offer
Notice and (y) the

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<PAGE>

date which is sixty (60) days after the date of delivery of the Recapture Offer
Notice to Landlord, and shall be for the term specified in the Recapture Offer
Notice and for the rents and on the terms and conditions set forth in Section
14.7 hereof. In the event Landlord does not acquire all of the Demised Premises,
Landlord (at Tenant's sole cost and expense) will do all the work necessary to
physically separate the portion of the Demised Premises so subleased to Landlord
from the portion so retained by Tenant, which work shall include, without
limitation, the erection of a demising wall between the portion of the Demised
Premises so surrendered to Landlord and the balance of the Demised Premises
retained by Tenant. In addition, in the event the portion of the Demised
Premises so surrendered to Landlord does not have direct access to a public
corridor in the Building or to an elevator bank serving such surrendered
portion, Tenant, at Tenant's expense shall, and will at all times, provide and
permit reasonably appropriate means of ingress to and egress from and access
across and through the balance of the Demised Premises retained by Tenant,
provide and permit appropriate use of the elevators serving such surrendered
portion, including access across lobby and corridor areas, and provide and
furnish services, including, without limitation, air-conditioning and
ventilating service to such space on the same basis as are provided in the
Takeback Sublease, for the same payments provided for in the Takeback Sublease,
which payments Landlord agrees to pay on the same basis as if it were providing
such service to Tenant so as to enable Landlord to use the portion of the
Demised Premises so surrendered for the purposes for which they were permitted
to be used by Tenant.

                  (b) Notwithstanding anything in to the contrary, in the event
Landlord or Landlord's Affiliate subleases any space from Tenant pursuant to
Section 14.3(a) hereof and Landlord or such Affiliate thereafter, in good faith,
determines not to use or occupy such space for its own purposes, then, at any
time from and after the first (1st) anniversary of the commencement of the term
of such subletting, Landlord or such Affiliate shall have the right to
sub-sublease all or any portion of the same to anyone provided and on condition
that the provisions of Section 13.04 and 13.05 of the Takeback Sublease shall
apply to, and Tenant, as sublandlord under the Takeback Sublease, shall have all
its rights with respect to, such proposed sub-subleasing as if such space were
the Recapture Space.

            Section 14.4. (a) In connection with granting a consent to a
requested sublease or assignment, Landlord agrees that if Landlord did not
exercise its rights pursuant to Section 14.3 hereof, Landlord will not withhold
or delay its consent to the proposed subletting or assignment provided (i) the
reputation, business and character of the proposed sublessee or assignee are in
keeping with the standards of a First-Class Office Building; (ii) the purpose
for which the proposed sublessee or assignee intends to use the Demised Premises
is not in violation of the provisions of Article 6 of this Lease; (iii) no
sublease or assignment or other transaction and no assumption shall affect or
reduce any of the obligations of Tenant hereunder; (iv) in the case of a
proposed subletting of all or any portion of the Retail Space, the proposed use
and the proposed operation of such space shall satisfy the "Retail Standards,"
as hereinafter set forth, (v) the form of the proposed sublease or the proposed
assignment shall comply with the applicable provisions of Sections 14.5 and 14.8
of this Lease. If Landlord shall have failed to respond to Tenant's request for
consent to a proposed assignment of this Lease or a proposed subletting of the
Demised Premises or any portion thereof within ten (10) Business Days after
Tenant shall have submitted Tenant's written request therefor together with all
of the information and documentation hereinbefore set forth in this Section 14.4
(the "Required Consent Information"),

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<PAGE>

then Tenant shall have the right to give to Landlord a second notice (a "Second
Consent Request"), and if Landlord shall fail to respond to such Second Consent
Request within five (5) Business Days after Landlord's receipt thereof, then
Landlord shall be deemed to have consented to the proposed assignment or
sublease, as the case may be, provided and on condition that: the Second Consent
Request shall make specific reference to this Section 14.4 (a) and shall state
in bold uppercase letters on the first page thereof: "LANDLORD'S CONSENT TO THE
PROPOSED ASSIGNMENT OR SUBLEASE SHALL BE DEEMED GIVEN IF LANDLORD FAILS TO
CONSENT TO OR DISAPPROVE SUCH PROPOSED ASSIGNMENT OR SUBLEASE WITHIN FIVE (5)
BUSINESS DAYS AFTER THIS NOTICE SHALL HAVE BEEN GIVEN TO LANDLORD." If Landlord
shall disapprove any such proposed assignment or sublease, Landlord shall set
forth in its disapproval the grounds upon which Landlord bases its disapproval
(the "Disapproval Grounds"). If Tenant desires to dispute the reasonableness of
any disapproval by Landlord of any request for consent to an assignment or
subletting, then Tenant shall submit such dispute to arbitration in accordance
with Section 14.13 hereof.

                  (b) The rights granted in Section 14.4(a) granting Landlord
the right to withhold its consent to a proposed sublease or assignment (other
than Landlord's right to withhold its consent to a proposed sublease affecting
Retail Space) (the "Non-Retail Consent Rights") are personal to MetLife. In the
event that MetLife is not the Landlord, then the Non-Retail Consent Rights shall
be null and void and Tenant shall have the right to proceed with a subletting or
assignment (other than a proposed sublease affecting Retail Space) without
Landlord's consent, provided (i) the reputation, business and character of the
proposed sublessee or assignee are in keeping with the standards of a
First-Class Office Building; (ii) the purpose for which the proposed sublessee
or assignee intends to use the Demised Premises is not in violation of the
provisions of Article 6 of this Lease; (iii) no sublease or assignment or other
transaction and no assumption shall affect or reduce any of the obligations of
Tenant hereunder; and (iv) the form of the proposed sublease or the proposed
assignment shall comply with the applicable provisions of Sections 14.5 and 14.8
of this Lease. Notwithstanding the foregoing, proposed subleases of all or any
portion of the Retail Space shall be governed by the provisions of Section
14.4(a) hereof whether or not MetLife is the Landlord.

                  (c) The term "Retail Standards" shall mean that: (a) the use
of the Retail Space or the portion thereof in question by the proposed subtenant
will only be for purposes which are limited to retail sale of merchandise or
services which is of a quality and nature consistent with the quality and nature
of merchandise and services then sold in retail establishments in First-Class
Office Buildings and such Retail Space shall in no event be used for a
governmental or quasi-government use, as offices of a foreign country,
employment agency or center, a school, medical or psychiatric offices or medical
care clinic, nightclub or fraternal organization, entertainment, broadcast or
transmission facility (other than a broadcast facility for a non-partisan,
apolitical, television or radio news show in a manner befitting a First Class
Office Building), manufacturing, repair or warehouse center, office or other
facility of any charitable, religious, union or other not-for-profit
organization, production facility, testing, training or classroom facility,
medical, chemical or biological laboratory, bar, restaurant or other
establishment for preparation or sale or any food or beverage (other than as a
first class eat-in restaurant of high standard, with waiter service only,
serving quality food as customarily found

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<PAGE>

in First-Class Office Buildings and not a so-called "fast-food" restaurant or a
"theme" restaurant), check cashing facility, pool hall or skating rink, funeral
parlor, massage parlor, pornography or adult book or video store, amusement
center or game room, theater or cinema auditorium, hotel or lodging facility,
auction house, flea market, rifle range, gambling facility or casino or OTB,
"head shop," pawn shop, dry cleaners, photo processors, music store, variety
store, convenience store, video arcade or other video game retailer, or as an
outlet, warehouse, close-out, bargain or any form of "deep discount" store, and
(b) such subtenant shall in no event be generally recognized in the marketplace
as a competitor of Landlord ("Competitor"), and (c) at all times the operation
of the business to be conducted in the Retail Space and the interior and
exterior appearance of such Retail Space (including, without limitation, the
appearance, number, location, nature and subject matter of all signs displayed
in or about the Retail Space) will be dignified and in conformity with the
standards of practice among high-class stores and shops conducting a similar
business.

                  (d) Notwithstanding anything to the contrary in the foregoing,
if the rent payable under the sublease (or the consideration payable with
respect to the assignment) exceeds the rent payable under this Lease on a
prorated basis (determined on a per square foot basis), Tenant shall pay to
Landlord (as and when received by Tenant, and as Additional Rent) fifty (50%)
percent of the Profit, as such term is hereinafter defined. Tenant shall deliver
to Landlord a duplicate original of the sublease or assignment no later than ten
(10) business days prior to the effective date of the sublease or assignment.
Payments of Profit hereunder by Tenant to Landlord with respect to "Recapture
Space," as defined in the Takeback Sublease, shall not be deemed to be part of
"Total Income" of Landlord allocable to such Recapture Space for purposes of
calculating "Profit" pursuant to Section 13.05 of the Takeback Sublease.
Notwithstanding the foregoing to the contrary, Tenant shall not be obligated to
pay any Profit to Landlord which shall be received by Tenant pursuant to (i) any
subleases of the Retail Space or any portion thereof, executed and delivered by
Tenant, of which the term thereof shall commence within the thirty-six (36)
month period following the Delivery Date of such Retail Space or such portion
thereof, (ii) any Permitted Transfers, as defined in Section 14.10 hereof or
with respect to the occupancy of space by Business Associates pursuant to
Section 14.1 or (iii) any amounts paid by Landlord as subtenant under the
Takeback Sublease.

                  (e) The term "Profit" shall mean the excess, if any, of (i)
the rentals actually received by Tenant under any sublease or the consideration
actually received by Tenant under any assignment (it being understood that the
rentals actually received under any sublease or the consideration actually
received under any assignment shall include sums paid for the sale or rental of
Tenant's fixtures, leasehold improvements, equipment, furniture or other
personal property, less, (A) in the case of the sale thereof, the then net
unamortized or undepreciated cost thereof determined on the basis of Tenant's
federal income tax returns (or the foreign country equivalent thereof, if
applicable), and (B) in the case of the rental thereof, the then net unamortized
cost thereof, amortized over the useful life of such item(s), and any other
consideration actually received by Tenant under any sublease or assignment,
other than payments in the nature of reimbursements for amounts payable to third
parties such as indemnity payments) (the "Total Income") over (ii) the sum (the
"Total Cost") of (w) all Minimum Rent paid by Tenant to Landlord hereunder, and
the prorata amount of Impositions paid by Tenant, each of the foregoing as
prorated on a rentable square foot basis to the portion

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<PAGE>

of the Demised Premises so sublet, (x) in the case of Non-Retail Space, the
amount of operating expenses (based on statements furnished to Landlord as
subtenant under the Takeback Sublease) paid by Tenant in respect of the portion
of the Demised Premises so sublet, excluding, without limitation, any costs not
attributable to the use and occupancy of such portion, such as, for example, the
cost of overtime services not provided to such subtenant, and (y) "Tenant's
Transaction Costs", as hereinafter defined, and (z) any "Carryover Credit", as
hereinafter defined. The term "Tenant's Transaction Costs" shall mean and
include all actual reasonable costs and expenses incurred by Tenant consistent
with the then market requirements in effectuating the subletting or assignment,
including, without being limited to, reasonable marketing expenses, real estate
transfer taxes, sales taxes and taxes of like import imposed in connection with
the transaction, brokerage commissions, attorney's fees and disbursements,
remodeling and redecorating costs, rent paid during any free-rent periods and
takeover costs and expenses. In computing Profits, the Total Income, as and when
received by Tenant, shall first be offset against Tenant's Transaction Costs, as
and when incurred or paid by Tenant on the basis hereinafter provided, until
Tenant has recovered Tenant's Total Transaction Costs. The Total Income, as and
when received, less such Total Cost as may be paid or incurred by Tenant on the
basis herein provided shall constitute Profit. If at any time a prior sublease
shall have resulted in a net loss to Tenant with respect to such sublease (i.e.,
the total of the items included in clauses (w) and (x) of this Section 14.4(e)
paid for the duration of such sublease exceeds the Total Income received under
the terms thereof), such net loss, to the extent theretofore incurred (a
"Carryover Credit"), shall be carried over and applied to other then existing or
succeeding transactions, it being understood that in no event shall Landlord
ever be required to refund or credit to Tenant any sums previously paid or
determined to be owing to Landlord for prior determinations of Profit in respect
of earlier subleases. There shall be no duplication of offsets against Total
Income.

                  (f) If Tenant shall not consummate an assignment of this Lease
or a subletting of the Demised Premises, as the case may be, as shall have been
specified in Recapture Offer Notice within twelve (12) months following
Landlord's waiver (or deemed waiver) in the case of a subletting of 200,000
rentable square feet of the Demised Premises or less, or within eighteen (18)
months after such waiver (or deemed waiver) in the case of an assignment of this
Lease or a subletting of more than 200,000 rentable square feet, Tenant shall
not have the right to consummate the subletting of the Demised Premises or the
assignment of this Lease, as the case may be, without again complying with all
of the provisions of Section 14.3 hereof.

            Section 14.5. Except for any subletting by Tenant to Landlord, each
subletting shall be made in accordance with the terms and conditions of this
Article 14 and shall be subject to all of the covenants, agreements, terms,
provisions and conditions contained in this Lease. Nothing in this Article 14
shall be deemed or construed to release Tenant from liability after a subletting
(other than a subletting to Landlord, but then only to the extent of the area of
the Demised Premises so subleased to Landlord and only for the period of the
sublease and any holdover by Landlord) or, where permitted, an assignment, it
being understood and agreed that Tenant shall and will remain fully liable for
payment of the Minimum Rent and Additional Rent due and to become due hereunder
and for the performance of all the covenants, agreements, terms, provisions and
conditions contained in this Lease on the part of Tenant to be performed,

                                       55
<PAGE>

and all acts and omissions of any assignee, licensee or sublessee or anyone
claiming under or through any assignee or sublessee (other than through
Landlord) which shall be in violation of any of the obligations of this Lease
shall be deemed to be a violation by Tenant. Tenant further agrees that,
notwithstanding any such subletting, no other and further assignment or
subletting of the Demised Premises shall or will be made except upon compliance
with and subject to the provisions of this Article 14.

            Section 14.6. If Landlord shall (using the criteria set forth in
Section 14.4 of this Lease) decline to give its consent to any proposed sublease
or assignment where such consent is required, Tenant shall indemnify, defend and
hold harmless Landlord against and from any and all loss, liability, damages,
costs and expenses (including reasonable counsel fees and disbursements)
resulting from any claims that may be made against Landlord by the proposed
sublessee or by any brokers or other persons claiming a commission or similar
compensation in connection with the proposed sublease or assignment. The
provisions of this Section 14.6 shall survive the expiration or earlier
termination of the Term.

            Section 14.7. If Landlord exercises its option pursuant to Section
14.3 hereof:

                  (a) such subletting to Landlord shall be at the rate per
rentable square foot of Minimum Rent and Additional Rent on account of tax
escalation and operating escalation then payable under the Takeback Sublease
allocable to said space,

                  (b) such subletting to Landlord shall commence on the date
that the proposed sublease was to commence as set forth in the Recapture Offer
Notice (but in no event shall such sublease commence sooner than ten (10)
Business Days after the date on which Landlord exercises its option to sublet
the Demised Premises unless Landlord waives this condition in its sole
discretion),

                  (c) the term of such subletting shall be for the same term as
that of the proposed subletting if the proposed subletting is for less than
substantially the remainder of the Term of this Lease,

                  (d) if the proposed sublease is for all or substantially all
the remainder of the term of this Lease, such subletting shall, at Landlord's
option, be for the remainder of the Term of this Lease (less one (1) day) or for
the same term as that of the proposed subletting. For purposes of this Article
14, the subletting shall be deemed to be for substantially all the remainder of
the Term of this Lease if it is scheduled to expire within the two (2) year
period preceding the Expiration Date.

Except as hereinbefore expressly set forth, the amendment to the Takeback
Sublease shall be otherwise on all the terms and conditions of the Takeback
Sublease.

            Section 14.8. With respect to each and every sublease or subletting
authorized under the provisions of this Lease (other than a sublease made
pursuant to Section 14.7 hereof), it is further agreed: (a) no subletting shall
be for a term ending later than one (1) day prior to the Expiration Date; (b) no
subtenant shall take possession of the Demised Premises or any portion

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<PAGE>

thereof until an executed counterpart of such sublease has been delivered to
Landlord; (c) such subtenant shall not have any rights to underlet all or any
portion of the subleased space without Landlord's consent, and shall be subject
to Landlord's right to sublease, in each of which cases on the basis provided in
this Lease except that, if such subtenant is an Affiliate of Tenant at the time
of the proposed subletting, Landlord's consent shall only be required if Tenant,
assuming Tenant wanted to sublet said space, would be required to obtain
Landlord's consent thereto (nor shall such subtenant have any right to assign
its interest in the sublease other than to the successor to the business of the
subtenant by virtue of a merger, consolidation, sale of all or substantially all
of such subtenant's assets or stock provided Landlord shall be given notice of
the applicable event within twenty (20) business days after the occurrence
thereof); (d) each sublease shall provide that it is subject and subordinate to
this Lease and to the matters to which this Lease is or shall be subordinate,
and that in the event of termination, re-entry or dispossess by Landlord under
this Lease, Landlord may, at its option, take over all of the right, title and
interest of Tenant, as sublessor, under such sublease, and such subtenant shall,
at Landlord's option, attorn to Landlord pursuant to the then executory
provisions of such sublease, except that Landlord shall not (i) be liable for
any previous act or omission of Tenant under such sublease, (ii) be subject to
any offset which theretofore accrued or may thereafter accrue to such subtenant
against Tenant, or (iii) be bound by any previous modification of such sublease,
not consented to by Landlord, or by any previous prepayment of more than one (1)
month's rent.

            Section 14.9. Non-disturbance. With respect to any sublease of the
Demised Premises or any part thereof (a) which demises at least one full floor
of the South Building, (b) the term of which is for at least ten (10) years or
for remainder of the Term, less one day, if less than 10 years then remains in
the Term; (c) the rent and additional rent under which (after deducting
therefrom an amount equal to the Impositions payable hereunder with respect to
the premises demised thereby and an amount equal to the expenses payable by
Tenant to provide to the premises demised thereby the services referred to in
clause (f) below) shall be no less than the portion of the Minimum Rent payable
hereunder applicable on a pro-rata basis to the premises demised thereby (or, if
such rent is less, the subtenant shall agree to pay same at the rate of the
Minimum Rent payable hereunder applicable on a pro-rata basis); (d) which
complies with the provisions of Section 14.4(a); (e) the subtenant under which
is, in Landlord's reasonable judgment, financially sound and capable of
performing its obligations thereunder, and Tenant shall have delivered to
Landlord evidence reasonably satisfactory to Landlord of such financial status;
(f) which shall entitle the subtenant to services (HVAC, elevators, cleaning,
etc.) no more burdensome to provide than the services provided under typical
leases for comparable space in First-Class Office Buildings as of the date of
such sublease; and (g) which provides that, after termination of this Lease and
attornment by the subtenant to Landlord, the subtenant shall not, without the
prior written consent of Landlord, sublease all or any part of the premises
demised thereby or assign the sublease, except in either case, to a wholly-owned
subsidiary of, or an entity wholly owning, the subtenant, or to a successor of
the subtenant, by merger, sale of assets or consolidation, provided that the net
worth of such successor subtenant, calculated in accordance with generally
accepted accounting principles, without regard to good will, shall be at least
equal to the net worth of subtenant, as so calculated, ninety (90) days prior to
the succession transaction, and evidence of such net worth (in the form of
current financial statements certified by a "Big Five" firm of certified public
accountants or current registration

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statements or reports filed with the Securities and Exchange Commission) shall
have been delivered to Landlord, Landlord shall, upon Tenant's request, enter
into an agreement in substantially the form attached hereto as Schedule I (a
"Subtenant Non-Disturbance Agreement") with such subtenant. Any dispute as to
whether any sublease complies with the provisions of this Section 14.9 shall be
resolved by arbitration in accordance with Section 14.13 hereof; provided,
however, that the form of the Subtenant Non-Disturbance Agreement shall not be
subject to arbitration. If the result of such arbitration shall be adverse to
Landlord, Landlord shall not be liable for damages but Landlord shall then
execute a Subtenant Non-Disturbance Agreement. If Tenant shall make any request
under this Section 14.9, it shall reimburse Landlord for Landlord's reasonable
out-of-pocket expenses (including attorneys' fees and disbursements, credit
investigation fees and the fees and disbursements of other professionals)
incurred by Landlord in order to determine if the sublease complies with clauses
(a) through (d) above, but not the costs of any such arbitration.
Notwithstanding anything in this Section 14.9, in no event shall the granting of
a Subtenant Non-Disturbance Agreement by Landlord to any subtenant be deemed to
create any privity of estate between Landlord and such subtenant prior to the
date of any such attornment.

            Section 14.10. Anything to the contrary contained herein
notwithstanding, Tenant may, without the prior written consent of Landlord (but
without being released from any liability under this Lease), and without the
obligation of Tenant to share any Profit, enter into any of the following
transfers (each a "Permitted Transfer"):

                  (a) the assignment of this Lease or the sublease of the
Demised Premises to any successor to the business of Tenant by virtue of a
merger, consolidation, corporate reorganization or sale of all or substantially
all of Tenant's assets or stock, provided that Landlord shall be given written
notice of any such Permitted Transfer under this clause (a) within twenty (20)
business days after the effective date of such transaction; and

                  (b) the assignment of this Lease or the sublease of all or any
portion of the Demised Premises to any of Tenant's Affiliates provided that
Landlord shall be given written notice of any such Permitted Transfer under this
clause (b) within twenty (20) business days after the effective date of such
transaction. In the case of a Permitted Transfer pursuant to this clause (b),
any subsequent transaction whereby such transferee shall cease to be an
Affiliate of Tenant shall constitute an assignment requiring Landlord's prior
written consent pursuant to this Article 14, provided however that Landlord
shall not have the rights in, and Tenant shall not be obligated to comply with,
the provisions of Section 14.3 hereof (provided that such subsequent transaction
shall be done for a good business purpose and not primarily for the purpose of
circumventing compliance with Section 14.3 hereof).

            Section 14.11. No assignment shall be binding on Landlord, and
Landlord's consent to any proposed assignment of this Lease shall not be
effective until Tenant shall have delivered to Landlord a duly executed and
acknowledged original assignment and assumption agreement which shall contain an
assumption by the transferee of all of the terms, covenants, conditions and
agreements to be observed or performed by the Tenant under this Lease from and
after the date of assignment, in form and substance reasonably satisfactory to
Landlord. Landlord's consent to an assignment or a sublease shall not constitute
Landlord's consent to any

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other or further assignment of this Lease or to any further subletting of all or
part of the Demised Premises by Tenant or anyone claiming through Tenant (or to
the assignment of any sublease) and shall not relieve Tenant from obtaining the
prior written consent of Landlord to any future assignment or sublease and
otherwise complying with all of the provisions of this Article 14. No subletting
or assignment will release Tenant from any of its obligations under this Lease
unless Landlord, in Landlord's sole discretion, agrees to the contrary in
writing, and, in the event of a permitted assignment or other transfer (other
than a sublease), the assignee or transferee shall be deemed to have assumed all
of Tenant's obligations under this Lease accruing from and after the date of
such assignment and shall be jointly and severally liable with Tenant for all of
the obligations of the Tenant under this Lease from and after the date of
assignment. In the event of any permitted assignment of Tenant's interest in
this Lease, the terms, covenants and conditions of this Lease may be changed,
altered or modified in any manner whatsoever by Landlord and the assignee
without the consent thereto of assignor Tenant, and no such change, alteration
or modification shall release assignor Tenant from the performance by it of any
of the terms, covenants and conditions on its part to be performed under this
Lease; provided, however that if such change, modification or alteration
operates to increase the obligations of the tenant under this Lease, then the
liability of the named Tenant shall continue to be no greater than if such
changes, modifications or alterations had not been made. Notwithstanding
anything in this Article 14 to the contrary, in the event of an assignment of
this Lease to Landlord or any Landlord Successor, then Tenant shall be released
of all liability and obligation under this Lease, arising or accruing from and
after the effective date of such assignment. Consent to one assignment or
subletting will not be deemed a consent to any subsequent assignment or
subletting. In the event of any default (beyond notice and applicable period of
cure) by any assignee or any successor of Tenant in the performance of any Lease
obligation, Landlord may proceed directly against Tenant without exhausting
remedies against such assignee or successor. Any act or omission of an assignee
or subtenant or any person claiming under or through any of them that violates
this Lease shall be deemed a violation of this Lease by Tenant. If this Lease
shall be assigned or if the Demised Premises shall be sublet or occupied by
anyone other than Tenant, whether or not in violation of the provisions of this
Lease, then Landlord may collect from the assignee or transferee or, after a
Default shall have occurred and be continuing, from the subtenant, and Tenant
hereby authorizes and directs such party to pay to Landlord, all Rent,
Additional Rent and other charges payable pursuant to such instrument, with the
net amount so collected applied to the Minimum Rent, Additional Rent and other
charges payable under this Lease, but no such acceptance of Rent by Landlord
from any person other than Tenant will be deemed a waiver by Landlord of any
provision of this Article 14 or an acceptance by Landlord of the assignee,
transferee or subtenant as a tenant, or a release of Tenant from the further
performance of the covenants and agreements to be performed by Tenant under this
Lease.

            Section 14.12. Except as expressly set forth in the following
provisions of this Section 14.12, Tenant hereby waives any claim against
Landlord which it may have based upon any assertion that Landlord has withheld
or delayed any consent under this Article 14, and Tenant agrees that its sole
remedy shall be to have the assertion determined by arbitration on the basis
provided in Section 14.13 of this Lease. In the event the matter is determined
in favor of Tenant, the requested consent shall be deemed to have been granted;
however, Landlord shall have no liability to Tenant for its refusal or failure
to give such consent unless a court of

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competent jurisdiction (independently of the findings of any arbitrator)
determines in a final judgment not subject to appeal that Landlord's refusal to
grant such consent was arbitrary, capricious and in bad faith.

            Section 14.13. Anything to the contrary contained herein
notwithstanding, if there is a dispute between Landlord and Tenant as to
Landlord's disapproval (or deemed disapproval) of any request for consent to any
subletting or assignment or any matter subject to arbitration pursuant to
Section 14.9, Landlord and Tenant agree to diligently proceed in good faith to
have such dispute resolved by arbitration in the City of New York in accordance
with the provisions of this Section 14.13. Tenant shall have the right to select
a single arbitrator (the "Selected Arbitrator") from the list of approved
arbitrators set forth on Schedule J hereto ("Approved Arbitrator List"),
provided that at the time of such arbitration, said arbitrator is alive, willing
to serve, is independent of both Landlord and Tenant, and is not a member of a
firm which is then involved in any litigation against either Landlord or Tenant.
Each of Landlord and Tenant shall have the right to add persons to and delete
persons from the Approved Arbitrator List provided that (a) there shall be at
least five (5) persons listed on the Approved Arbitrator List at all times
during the Term and (b) any person added to the Approved Arbitrator List shall
be an attorney with at least 10 years experience in Manhattan office leasing for
First-Class Office Buildings and shall be independent of both Landlord and
Tenant. If Tenant elects to submit such dispute to arbitration pursuant to the
terms hereof, Tenant shall deliver written notice simultaneously to Landlord and
the Selected Arbitrator. The Selected Arbitrator shall conduct such hearings as
such Selected Arbitrator deems appropriate, provided that in any such hearing
Tenant shall be permitted to furnish, and the Selected Arbitrator shall be
permitted to consider, only the Required Consent Information, and Landlord shall
be permitted to furnish, and the Selected Arbitrator shall be permitted to
consider, only the Disapproval Grounds. The Selected Arbitrator shall make a
determination in writing as to Landlord's reasonableness or unreasonableness in
withholding its consent and shall give notice to Landlord and Tenant of such
determination within seven (7) Business Days, if at all possible, after Tenant's
notice to such Selected Arbitrator. In the event that an arbitral decision is
not rendered within such seven (7) Business Day period as a result of any
request for adjournment or extension by Landlord, Landlord's consent to the
assignment or subletting in question shall be deemed to be granted, it being
acknowledged that the granting of such expedited arbitration was a material
inducement to Tenant entering into this Lease and that it is the express
intention of the parties that time shall be of the essence with respect to the
seven (7) Business Day period provided therefor. The costs and expenses of
arbitration shall be borne by the non-prevailing party. In rendering his or her
decision, the Selected Arbitrator shall have no power to vary, modify or amend
any provision of this Lease and shall be bound by the provisions of Section
14.4(a) hereof. The decision of the Selected Arbitrator shall be conclusive and
binding upon the parties for all purposes of this Lease, and judgment thereon
may be entered in any court of competent jurisdiction.

            Section 14.14. If this Lease is assigned to any person or entity
pursuant to the provisions of the Bankruptcy Code, any and all monies or other
consideration payable or otherwise to be delivered in connection with such
assignment shall be paid or delivered to Landlord, shall be and remain the
exclusive property of Landlord and shall not constitute property of Tenant or of
the estate of Tenant within the meaning of the Bankruptcy Code. Any and all
monies or other consideration constituting Landlord's property under the
preceding

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sentence not paid or delivered to Landlord shall be held in trust for the
benefit of Landlord and shall be promptly paid to or turned over to Landlord.

                  (a) Any person or entity to which this Lease is assigned
pursuant to the provisions of the Bankruptcy Code shall be deemed without
further act or deed to have assumed all of the obligations arising under this
Lease on and after the date of such assignment. Any such assignee shall execute
and deliver to Landlord upon demand an instrument confirming such assumption. No
assignment of this Lease shall relieve Tenant of its obligations hereunder and,
subsequent to any assignment, Tenant's liability hereunder shall continue
notwithstanding any subsequent modification or amendment hereof or the release
of any subsequent tenant hereunder from any liability, to all of which Tenant
hereby consents in advance.

                  (b) If Tenant assumes this Lease and proposes to assign the
same pursuant to the provisions of the Bankruptcy Code to any person or entity
who shall have made a bona fide offer to accept an assignment of this Lease on
terms acceptable to Tenant, then notice of such proposed assignment shall be
given to Landlord by Tenant no later than twenty (20) days after receipt by
Tenant, but in any event no later than ten (10) days prior to the date that
Tenant shall make application to a court of competent jurisdiction for authority
and approval to enter into such assignment and assumption. Such notice shall set
forth (a) the name and address of such person or entity, (b) all of the terms
and conditions of such offer, and (c) adequate assurance of future performance
by such person or entity under the Lease as set forth in Section 14.14(c) below,
including, without limitation, the assurance referred to in Section 365(b)(3) of
the Bankruptcy Code. Landlord shall have the prior right and option, to be
exercised by notice to Tenant given at any time prior to the effective date of
such proposed assignment, to accept an assignment of this Lease upon the same
terms and conditions and for the same consideration, if any, as the bona fide
offer made by such person or entity, less any brokerage commissions which would
otherwise be payable by Tenant out of the consideration to be paid by such
person or entity in connection with the assignment of this Lease.

                  (c) The term "adequate assurance of future performance" as
used in this Lease shall mean that any proposed assignee shall, among other
things, (i) deposit with Landlord on the assumption of this Lease the sum of the
then annual Minimum Rent as security for the faithful performance and observance
by such assignee of the terms and obligations of this Lease, which sum shall be
held as security by Landlord, (ii) furnish Landlord with financial statements of
such assignee for the prior three (3) fiscal years, as finally determined after
an audit and certified as correct by a certified public accountant, which
financial statements shall show a net worth of at least six (6) times the then
Minimum Rent for each of such three (3) years, (c) grant to Landlord a security
interest in such property of the proposed assignee as Landlord shall deem
necessary to secure such assignee's future performance under this Lease, and (d)
provide such other information or take such action as Landlord, in its
reasonable judgment shall determine is necessary to provide adequate assurance
of the performance by such assignee of its obligations under the Lease.

                  (d) If, at any time after the originally named Tenant herein
may have assigned Tenant's interest in this Lease, this Lease shall be
disaffirmed or rejected in any proceeding of the types described in Section
17.1(b) hereof, or in any similar proceeding, or in

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the event of termination of this Lease by reason of any such proceeding or by
reason of lapse of time following notice of termination given pursuant to said
Article 17 based upon any of the events of default set forth in such Section
17.1(b), any prior tenant, including, without limitation, the originally named
Tenant, upon request of Landlord given within thirty (30) days next following
any such disaffirmance, rejection or termination (and actual notice thereof to
Landlord in the event of a disaffirmance or rejection or in the event of
termination other than by act of Landlord), shall (1) pay to Landlord all
Minimum Rent, Additional Rent and other items due and owing by the assignee to
Landlord under this Lease to and including the date of such disaffirmance,
rejection or termination, and (2) as "tenant", enter into a new lease with
Landlord of the Demised Premises for a term commencing on the effective date of
such disaffirmance, rejection or termination and ending on the date set forth in
this Lease for the expiration of the term hereof, unless sooner terminated as in
such lease provided, at the same Minimum Rent and Additional Rent and upon the
then executory terms, covenants and conditions as are contained in this Lease,
except that (a) Tenant's rights under the new lease shall be subject to the
possessory rights of the assignee under this Lease and the possessory rights of
any person claiming through or under such assignee or by virtue of any statute
or of any order of any court, (b) such new lease shall require all defaults
existing under this Lease to be cured by Tenant with due diligence, and (c) such
new lease shall require Tenant to pay all escalated rent reserved in this Lease
which, had this Lease not been so disaffirmed, rejected or terminated, would
have accrued under the provisions hereof after the date of such disaffirmance,
rejection or termination with respect to any period prior thereto. If any such
prior Tenant shall default in its obligation to enter into said new lease for a
period of ten (10) days next following Landlord's request therefor, then, in
addition to all other rights and remedies by reason of such default, either at
law or in equity, Landlord shall have the same rights and remedies against such
Tenant as if such Tenant had entered into such new lease and such new lease had
thereafter been terminated as of the commencement date thereof by reason of such
Tenant's default thereunder.

            Section 14.15. IDA. Notwithstanding anything to the contrary
contained in this Lease, Tenant shall have the right, upon not less than seven
(7) days prior written notice to Landlord, but without the prior consent of
Landlord, to sublease all or a portion of the Demised Premises other than the
Long-Term Leaseback Space (the "IDA Premises") to the New York City Industrial
Development Agency ("IDA") and, together with its affiliates, to sub-sublease
back from the IDA the IDA Premises. No such sublease or sub-sublease shall (a)
be subject to Landlord's right of first offer or recapture pursuant to Section
14.3 hereof, or (b) be subject to any sharing of Profit pursuant to Section
14.4(e) hereof.

                                   ARTICLE 15

                           INDEMNIFICATION OF LANDLORD

            Section 15.1. Indemnity. Notwithstanding that joint or concurrent
liability may be imposed upon Landlord by a Legal Requirement, Tenant will,
except to the extent caused by the negligence or tortious act or omission of
Landlord, any Subtenant Parties, any Fee Mortgagee or any of their respective
agents, officers, contractors, employees, servants and invitees, indemnify and
save harmless Landlord against and from all liabilities, obligations, damages,
penalties, claims, costs, charges and expenses, including, without limitation,
reasonable

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architects' and attorneys' fees and expenses, which may be imposed upon, or
incurred by, or asserted against Landlord by reason of any of the following
during the Term of this Lease:

                  (a) any work or thing done by Tenant in, on or about the
Demised Premises or any part thereof or upon the adjacent vaults, sidewalks or
streets or the furnishing of any materials or other property in respect of the
Demised Premises or any part thereof;

                  (b) any use, possession, occupation, condition, operation,
maintenance or management of the Demised Premises or any part thereof or upon
the adjacent sidewalks or streets;

                  (c) any negligence or tortious act or omission on the part of
Tenant or any of its agents, contractors, servants, employees, or invitees;

                  (d) any negligence or tortious act or omission on the part of
any subtenant of Tenant or any of the agents, contractors, servants, employees,
or invitees of such subtenant;

                  (e) any accident, injury (including death) or damage to any
person or property occurring in, on or about the Demised Premises or any part
thereof or upon the adjacent vaults, sidewalks or streets; or

                  (f) any tax recapture or loss of any Tax Credit suffered by
Landlord as a result of Tenant's failure to comply with the provisions of
Section 9.6.

            Tenant upon notice from Landlord will, at Tenant's expense, resist
or defend such action or proceeding by counsel approved by Landlord, which
approval shall not be unreasonably withheld or delayed. Counsel for Tenant's
insurer are hereby deemed approved, unless Tenant has a right to approve such
counsel, in which event Landlord shall also have the right to approve such
counsel, such approval not to be unreasonably withheld or delayed. Such
obligations of Tenant under this Article 15 as shall have accrued at the time of
any termination of this Lease shall survive any such termination.

            Section 15.2. Reference to Other Provisions. The provisions set
forth in Section 15.1 above shall in no way be deemed to conflict with, restrict
or in any way modify the provisions set forth in Article 17 of this Lease.

                                   ARTICLE 16

                                  CONDEMNATION

            Section 16.1. Total Taking. In the event of the Taking of the entire
Demised Premises, this Lease and the terms and estate hereby granted shall
forthwith cease and terminate as of the date of vesting of title (hereinafter
referred to as the "Date of Taking"), and Tenant shall have no claim against
Landlord for, or make any claim for, the value of any unexpired term of this
Lease, and the Minimum Rent and Additional Rent shall be apportioned as of such
date.

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<PAGE>

            Section 16.2. Partial Taking

                  (a) In the event of a Taking which does not result in a
termination of this Lease pursuant to Sections 16.1 or 16.3, this Lease shall
terminate and expire with respect only to the portion of the Demised Premises so
taken, on and as of the date of taking. In all other respects this Lease shall
remain in full force and effect except that Tenant shall be entitled, after such
date, to a reduction in the Minimum Rent in the proportion which the area of the
Demised Premises so taken bears to the total area of the Demised Premises at the
time of such Taking.

                  (b) The award or awards paid as a result of such Taking shall
be divided and distributed in the following order of priority:

            (i) Landlord and Tenant shall be entitled to all expenses incurred
      by them in connection with such Taking, including, without limitation,
      reasonable attorneys' fees and expenses; and

            (ii) If the remainder of the proceeds without interest shall be in
      an amount of $10,000,000.00 or less, such proceeds shall be paid to
      Tenant, in trust, for application by Tenant to the Restoration of the
      Improvements, or, if the proceeds are in an amount in excess of
      $10,000,000.00, the entire proceeds shall be paid to and deposited with
      Landlord. If Landlord shall receive proceeds, it shall upon the request of
      Tenant deliver to Tenant a certificate stating that such proceeds have
      been deposited with Landlord pursuant to the requirements of this Lease.

                  (c) Tenant, at its sole cost and expense and whether or not
the proceeds shall be sufficient for the purpose, shall proceed, within forty
(40) days after such Taking, with diligence and continuity, to repair, alter
(including any necessary demolition and reconstruction) and restore the
remaining part of the Demised Premises to substantially their former condition,
so as to constitute a complete structure suitable for the purposes the Demised
Premises are being used for as of the date hereof. All repairs, alterations,
restorations or demolition conducted by Tenant as a result of a partial Taking,
including temporary repairs for the protection of the Improvements or other
property pending the completion thereof, are referred to in this Lease as the
"Partial Restoration".

                  (d) The conditions under which the Partial Restoration is to
be performed and the method of proceeding with and performing the same shall be
governed by all of the provisions of Article 9; and the cost of the Restoration
shall include the reasonable fees of the Construction Manager.

                  (e) If the proceeds are deposited with Landlord, Landlord
shall hold, apply, make available and pay over to Tenant the proceeds in the
same manner as is provided for Landlord with respect to Casualty Proceeds under
the provisions of Article 9 (except that no Voluntary Alterations shall be made
with such condemnation proceeds) and upon the completion and payment of the cost
of the Partial Restoration, the balance of the proceeds held by Landlord may be
retained by Landlord.

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<PAGE>

            Section 16.3. Termination Upon Partial Taking.

                  (a) In the event of a Taking of less than the entire Demised
Premises (i) Tenant may elect to cancel this Lease (A) in the event the area
remaining following the Taking shall not be sufficient, in the reasonable
judgment of Tenant, to enable Tenant to continue the operation of its business
therein in substantially the manner in which such business was being conducted
immediately prior to such Taking, or (B) if such Taking materially adversely
impairs the means of access to the Demised Premises or the entrances or lobby of
the South Building, or (ii) Landlord may elect to terminate this Lease if in the
reasonable judgment of Landlord and as a result of a Taking of a portion of the
Building, the Building could not be operated in an economically viable manner,
provided that the party entitled to cancel the Lease serves the other party with
a notice of election to cancel not later than ninety (90) days after the date of
taking. Upon the giving of such notice, this Lease shall terminate on the
thirtieth (30th) day following the date of receipt of such notice and the
Minimum Rent and Additional Rent shall be apportioned as of the date of taking,
with respect to the portion of the Demised Premises taken, and as of such
termination date with respect to the remainder of the Demised Premises.

                  (b) In the event a partial taking shall occur in the last two
(2) years of the Term, either Landlord or Tenant, irrespective of the area of
the space remaining, may elect to cancel this Lease and the Term hereby granted,
provided such party shall have, within ninety (90) days after such taking, given
notice to that effect to the other party and, upon the receipt of such notice,
the Minimum Rent and Additional Rent shall be apportioned and paid to the date
of expiration of the Term specified and this Lease and the Term hereby granted
shall cease, expire and come to an end upon the expiration of the ninety (90)
days specified in said notice, provided, however, that neither Landlord nor
Tenant shall have the right to cancel this Lease if, prior to the end of such
ninety (90) day period, Tenant shall have delivered to Landlord notice of its
irrevocable election to thereafter extend this Lease pursuant to Article 29
hereof, in which event neither Landlord nor Tenant may elect to terminate this
Lease other than on the basis set forth in Section 16.3(a) of this Lease.

            Section 16.4. Awards. In the event of that this Lease is terminated
pursuant to Section 16.1 or 16.3, Landlord shall be entitled to receive the
entire award and compensation for the Taking, without deduction for any estate
vested in Tenant by this Lease (or any value attributable thereto). Tenant
hereby assigns to Landlord any and all right, title and interest which the
Tenant may have in or to any such award and compensation (other than Tenant's
claim for statutory moving expenses, if any); and Tenant agrees to execute and
file any and all applications, statements, documents, and instruments necessary
or desirable to facilitate Landlord's collection of any such award and
compensation. Notwithstanding anything to the contrary contained in this Section
16.4, Tenant shall have the right, at its sole cost and expense, to prosecute a
direct claim against a condemning authority for the value of any fixtures or
equipment furnished or installed in the Demised Premises by Tenant and for
Tenant's moving expenses; provided, however, that no such claim shall diminish
or otherwise adversely affect any award(s) made for the Land and/or the
Improvements. In the event that Tenant is not permitted to make a separate claim
for such items in such proceeding, Landlord shall prosecute all claims in such
proceeding on behalf of both Landlord and Tenant, in which event Tenant may, if
it so

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elects and at its expense, join with Landlord in such proceeding, retain
co-counsel, attend hearings, present arguments and generally participate in the
conduct of the proceeding; provided, however, that, if Landlord incurs any
additional expense because of Tenant's exercising its rights under this
sentence, Tenant will bear such additional expense.

            Section 16.5. Temporary Taking. In the event of a Taking of the
whole or any part of the Demised Premises or of Tenant's interest in this Lease
for a temporary use or occupancy, the Term of this Lease shall not be reduced or
affected in any way and Tenant shall continue to pay in full the Rent and other
charges herein reserved, without reduction or abatement, in the manner and at
the times herein specified and, except only to the extent that Tenant is
prevented from so doing pursuant to the terms of the order of the condemning
authority, Tenant shall continue to perform and observe all of the other terms
of this Lease as though such temporary taking had not occurred. However, Tenant
shall be entitled to the portion of the award or compensation for such temporary
Taking (after subtraction of all necessary and proper expenses of collection
incurred by Landlord) equal to the Rents payable hereunder during the period
covered, together with such additional reasonable and actual expenses as Tenant
incurs in connection with relocation to alternate space for the period of such
temporary Taking. The balance of the award and compensation shall be payable to
Landlord. In addition, Landlord shall be entitled to collect from such award the
total estimated cost of restoring the Demised Premises after the termination of
such temporary use, which amount shall be made available to Tenant when and if,
during the Term of this Lease, Tenant shall obtain possession and shall proceed
with restoring the same as nearly as possible to the conditions which the
Demised Premises were immediately prior to such temporary Taking, with such
changes and alterations as Tenant may elect to make at its own expense in
conformity with the provisions of Article 9.

            Section 16.6. Arbitration. If the order or decree in any
condemnation or similar proceedings shall fail to determine the separate amounts
to be awarded to those who are entitled to such amounts hereunder, and if
Landlord and Tenant do not agree thereon within thirty (30) days after the final
award or awards shall have been fixed and determined, such separate amounts
shall be determined by arbitration, but the arbitrators shall be bound by the
provisions of this Article l6 in the division of such award or awards.

            Section 16.7. Interest on Proceeds. Those who are entitled to share
in any proceeds pursuant to this Article 16 shall be entitled to any interest
paid on the award or awards received by them or applied for their amount.

            Section 16.8. Right to Appear. Landlord and Tenant shall each have
the right, at their own expense, to appear in any condemnation proceeding and to
participate in any and all hearings, trials and appeals therein.

            Section 16.9. Notice. In the event Landlord or Tenant shall receive
notice of any proposed or pending Taking affecting the Demised Premises, the
party receiving such notice shall promptly notify the other party of the receipt
and contents thereof.

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                                   ARTICLE 17
                     CONDITIONAL LIMITATIONS; OTHER DEFAULTS

            Section 17.1. Each of the following shall constitute a "Default"
under this Lease:

                  (a) If Tenant fails to pay (i) any installment of Minimum Rent
within five (5) days after notice from Landlord to Tenant of the failure to pay
the same or (ii) any item of Additional Rent within fifteen (15) days after
notice from Landlord to Tenant of the failure to pay the same;

                  (b) (i) If Tenant shall commence or institute any case,
proceeding or other action (x) seeking relief on its behalf as debtor, or to
adjudicate it a bankrupt or insolvent, or seeking reorganization, arrangement,
adjustment, winding-up, liquidation, dissolution, composition or other relief
with respect to it or its debts under any existing or future law of any
jurisdiction, domestic or foreign, relating to bankruptcy, insolvency,
reorganization or relief of debtors, or (y) seeking appointment of a receiver,
trustee, custodian or other similar official for it or for all or any
substantial part of its property;

            (ii) if Tenant shall make a general assignment for the benefit of
      creditors;

            (iii) if any case, proceeding or other action shall be commenced or
      instituted against Tenant (x) seeking to have an order for relief entered
      against it as debtor or to adjudicate it a bankrupt or insolvent, or
      seeking reorganization, arrangement, adjustment, winding-up, liquidation,
      dissolution, composition or other relief with respect to it or its debts
      under any existing or future law of any jurisdiction, domestic or foreign
      relating to bankruptcy, insolvency, reorganization or relief of debtors,
      or (y) seeking appointment of a receiver, trustee, custodian or other
      similar official for it or for all or any substantial part of its
      property, which in either of such cases (A) results in any such entry of
      an order for relief, adjudication of bankruptcy or insolvency or such an
      appointment or the issuance or entry of any other order having a similar
      effect or (B) remains undismissed for a period of sixty (60) days;

            (iv) if any case, proceeding or other action shall be commenced or
      instituted against Tenant seeking issuance of a warrant of attachment,
      execution, distraint or similar process against all or substantially all
      of its property or against its interest in this Lease which results in the
      entry of an order for any such relief which shall not have been vacated,
      discharged, or stayed or bonded pending appeal within sixty (60) days from
      the entry thereof;

            (v) if a trustee, receiver or other custodian is appointed for all
      or substantially all of the assets of Tenant or against Tenant's interest
      in this Lease, which appointment is not vacated or stayed within seven (7)
      business days;

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<PAGE>

            (vi) if any execution or attachment shall be issued against Tenant
      or any of Tenant's property whereupon the Demised Premises shall be taken
      or occupied by someone other than Tenant; or

                  (c) If Tenant shall default in the observance or performance
of any term, agreements, covenant, provision or condition of this Lease on
Tenant's part to be observed or performed (other than those specified in clauses
(a) and (b) of this Section 17.1), and if Tenant shall have failed to comply
with or remedy any default specified in this clause (c) within thirty (30) days
after notice thereof from Landlord, or if the said default or omission
complained of shall be of a nature that the same cannot be completely cured or
remedied within said thirty (30) day period, and if Tenant shall not have
diligently commenced curing such default within such thirty (30) day period, and
if Tenant shall not thereafter with reasonable diligence and in good faith
proceed to remedy or cure such default; or

                  (d) If there shall be any material default by Tenant under the
Shared Services Agreement and if Tenant shall have failed to comply with or
remedy any such default within sixty (60) days after notice thereof from
Landlord, or if the said default or omission complained of shall be of a nature
that the same cannot be completely cured or remedied within said sixty (60) day
period, and if Tenant shall not have diligently commenced curing such default
within such sixty (60) day period, and if Tenant shall not thereafter with
reasonable diligence and in good faith proceed to remedy or cure such default.

In each such event set forth in clauses (a), (c) or (d) of this Section 17.1,
Landlord may, at its option, serve a second written notice ("Second Default
Notice") upon Tenant, which such notice shall specifically refer to this Section
17.1 and shall state in bold, uppercase type on the first page thereof: FAILURE
TO CURE THE DEFAULT DESCRIBED HEREIN WITHIN TWO DAYS FROM THE DATE HEREOF IN THE
CASE OF A MONETARY DEFAULT OR FIVE DAYS FROM THE DATE HEREOF IN THE CASE OF A
NON-MONETARY DEFAULT SHALL RESULT IN A TERMINATION OF THE LEASE AT ONE MADISON
AVENUE.

            Section 17.2 In the case of (a) a Default described in Section
17.1(b), (b) a Default described in Section 17.1(a) which is not cured by Tenant
within two (2) days from receipt of the Second Default Notice and/or (c) a
Default described in Section 17.1(c) or (d) which is not cured by Tenant within
five (5) days from receipt of the Second Default Notice, Landlord may, at its
option, serve a written five (5) days' notice of cancellation of this Lease upon
Tenant, and upon the expiration of said five (5) days, this Lease and the term
thereunder shall end and expire as fully and completely as if the expiration of
such five (5) day period were the Expiration Date and Tenant shall then quit and
surrender the Demised Premises to Landlord but Tenant shall remain liable as
hereinafter provided.

            Section 17.3 If the five (5) day notice provided for in Section 17.2
hereof shall have been given, and the Term shall expire as aforesaid, then, and
in any of such events, Landlord may re-enter the Demised Premises and dispossess
Tenant and the legal representative of Tenant or other occupants of the Demised
Premises by summary or other legal proceedings and remove their effects and hold
the Demised Premises as if this Lease had not been made.

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<PAGE>

            Section 17.4 Notwithstanding any expiration or termination prior to
the Lease expiration date as set forth in this Article 17, except as provided in
Article 18 hereof, Tenant's obligation to pay Minimum Rent and Additional Rent
under this Lease shall continue to cover all periods up to the Expiration Date.

            Section 17.5 Anything contained in this Article 17 to the contrary
notwithstanding, if any termination of this Lease pursuant to this Article 17
shall be stayed by order of any court having jurisdiction over any proceeding
described in Section 17.1(b) hereof, or by federal or state statute, then,
following the expiration of any such stay, Tenant or Tenant as
debtor-in-possession shall fail to assume Tenant's obligations under this Lease
within the period prescribed therefor by law or within one hundred twenty (120)
days after entry of the order for relief or as may be allowed by the court, or
if said trustee, Tenant or Tenant as debtor-in-possession shall fail to provide
adequate protection of Landlord's right, title and interest in and to the
Demised Premises or adequate assurance of the complete and continuous future
performance of Tenant's obligations under this Lease as provided in Section
14.14(c), Landlord, to the extent permitted by law or by leave of the court
having jurisdiction over such proceeding, shall have the right, at its election,
to terminate this Lease on five (5) days' notice to Tenant, Tenant as
debtor-in-possession or said trustee and upon the expiration of said five (5)
day period this Lease shall cease and expire as aforesaid and Tenant, Tenant as
debtor-in-possession or said trustee shall quit and surrender the Demised
Premises as aforesaid.

            Section 17.6 If at any time, (i) Tenant shall be comprised of two
(2) or more persons, or (ii) Tenant's obligations under this Lease shall have
been guaranteed by any person other than Tenant, or (iii) Tenant's interest in
this Lease shall have been assigned, the word "Tenant", as used in Section
17.1(b), shall be deemed to mean any one or more of the persons primarily or
secondarily liable for Tenant's obligations under this Lease. Any monies
received by Landlord from or on behalf of Tenant during the pendency of any
proceeding of the types referred to in Section 17.1(b) shall be deemed paid as
compensation for the use and occupation of the Demised Premises and the
acceptance of any such compensation by Landlord shall not be deemed an
acceptance of rental or a waiver on the part of Landlord of any rights under
this Article 17.

                                   ARTICLE 18

                   REMEDIES OF LANDLORD: WAIVER OF REDEMPTION

            Section 18.1. In case of any such re-entry, expiration and/or
dispossession by summary proceedings or other legal proceedings as set forth in
Article 17 hereof (a) the rent shall become due thereupon and be paid up to the
time of such re-entry, expiration and/or dispossession, together with such
expenses as Landlord may reasonably incur for legal expenses, reasonable
attorneys' fees and expenses, brokerage fees, and/or putting the Demised
Premises into the condition in which Tenant would have been obligated to deliver
the Demised Premises on the Expiration Date; (b) Landlord may re-let the Demised
Premises or any part or parts thereof, either in the name of Landlord or
otherwise, for a term or terms which may at Landlord's option be less than or
exceed the period which would otherwise have constituted the balance of the term
of this Lease and may grant concessions or free rent; and/or (c) Tenant shall,

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in addition to the other rights and remedies Landlord has, or may claim by
virtue of any other provision contained herein or by virtue of any statute or
rule of law, also pay Landlord as liquidated damages (and not as a penalty) for
the failure of Tenant to observe and perform said Tenant's covenants,
agreements, terms, provisions and conditions herein contained: (y) any
deficiency between the rent hereby reserved and/or covenanted to be paid and the
net amount, if any, of the rents collected on account of the Lease or leases of
the Demised Premises (or, in the event that Landlord or any Affiliate of
Landlord, at its or their option but without any obligation to do so,
re-occupies any portion of the Demised Premises, the fair market rental value
attributable to the portion of the Demised Premises so occupied for the period
of such occupancy) for each month of the period which would otherwise have
constituted the balance of the term of this Lease, or, at Landlord's option, but
in lieu of any other damages which may otherwise be recoverable by Landlord
hereunder with respect to the loss of the benefit of Landlord's bargain, (z) a
sum which at the time of such termination of this Lease or at the time of any
such re-entry by Landlord, as the case may be, represents the then present value
of the excess (employing a discount factor equal to the Treasury Rate, as such
term is hereinafter defined), if any, of(i) the aggregate amount of the Minimum
Rent and the Additional Rent which would have been payable by Tenant
(conclusively presuming the average monthly Additional Rent to be the same as
were payable for the last twelve (12) calendar months, or if fewer than twelve
(12) calendar months have then elapsed from the last Rent Commencement Date, all
of the calendar months immediately preceding such termination or re-entry) for
the period commencing with such earlier termination of this Lease or the date of
any such re-entry, as the case may be, and ending with the date contemplated as
the expiration date hereof if this Lease had not so terminated or if Landlord
had not so re-entered the Demised Premises, over (ii) the aggregate fair market
rental value of the Demised Premises for the same period. The failure or refusal
of Landlord to re-let the Demised Premises or any part or parts thereof shall
not release or affect Tenant's liability for damages. In computing such
liquidated damages there shall be added to the said deficiency such actual
out-of-pocket expenses as Landlord may reasonably incur in connection with
re-letting, such as legal expenses, reasonable fees, brokerage fees and for
keeping the Demised Premises in good order or for preparing the same re-letting.
Any liquidated damages payable to clause (y) of this Section 18.1 shall be paid
in monthly installments by Tenant on the rent days specified in this Lease and
any suit brought to collect the amount of the deficiency for any month shall not
prejudice in any way the rights of Landlord to collect the deficiency for any
subsequent month by a similar proceeding. Landlord, at Landlord's option, may
make such alterations, repairs, replacements and/or decorations in the Demised
Premises as Landlord, in Landlord's reasonable judgment, considers advisable and
necessary for the purpose of re-letting the Demised Premises; and the making of
such alterations and/or decorations shall not operate or be construed to release
Tenant from liability hereunder as aforesaid. Landlord shall in no event be
liable in any way whatsoever for failure or refusal to re-let the Demised
Premises or any parts thereof, or, in the event that the Demised Premises are
re-let, for failure to collect the rent thereof under such re-letting. For
purposes hereof, the term "Treasury Rate" shall mean the yield in percent per
annum of the Treasury Constant Maturities for ten (10) year terms as published
in document H.15(519) (presently published by the Board of Governors of the
Federal Reserve System titled "Federal Reserve Statistical Release") for the
calendar week immediately preceding the calendar week in which the Treasury Rate
is to be determined. If the publishing of the yield of Treasury Constant
Maturities is ever discontinued, then the Treasury

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Rate shall be based upon the index which the Board of Governors of the Federal
Reserve System publishes in replacement or, if no such replacement index is
published, the index which, in Landlord's reasonable determination, most nearly
corresponds to the yield of the Treasury Constant Maturities.

            Section 18.2. Tenant hereby expressly waives any and all rights of
redemption granted by or under any present or future laws in the event of
Tenant's being evicted or dispossessed for any cause, or in the event of
Landlord's obtaining possession of the Demised Premises, by reason of the
violation by Tenant of any of the covenants, terms, provisions and conditions of
this Lease or otherwise (beyond applicable notice and grace periods).

            Section 18.3. Suit or suits for the recovery of such damages, or any
installments thereof, may be brought by Landlord from time to time at its
election, and nothing contained herein shall be deemed to require Landlord to
postpone suit until the date when the term of this Lease would have expired if
it had not been so terminated under the provisions of Article 17 or under any
provision of law, or had Landlord not re-entered the Demised Premises. Except as
expressly set forth in Section 18.1 hereof, nothing herein contained shall be
construed to limit or preclude recovery by Landlord or Tenant against the other
of any sums or damages to which, in addition to the damages particularly
provided herein, such party may lawfully recover.

            Section 18.4. In the event of a breach or threatened breach by
either Landlord or Tenant of any of the covenants, agreements, terms, provisions
and conditions hereof, the non-breaching party shall have the right to seek an
injunction and the right to invoke any remedy allowed at law or in equity, and
the mention in this law of any particular remedy shall not preclude Landlord or
Tenant from any other remedy, at law or in equity, except as expressly set forth
in Section 18.1 hereof and except for consequential and punitive damage, which
consequential and punitive damages Landlord and Tenant each hereby waive and
release.

            Section 18.5. Right to Perform. If Tenant shall fail to pay any
Imposition or make any other payment required to be made under this Lease or
shall default in the performance of any other covenant, agreement, term,
provision or condition herein contained, Landlord, without being under any
obligation to do so and without thereby waiving such failure or default, may
make such payment or remedy such other default for the account and at the
expense of Tenant, immediately and without notice in the case of emergency, or
in any other case provided Tenant shall fail to make such payment or remedy such
default within the applicable grace period specified in Section 17.1 after
Landlord shall have notified Tenant of such failure or default. Bills for any
expense incurred by Landlord in connection therewith, and bills for all costs,
expenses and disbursements of every kind and nature, including, without
limitation, reasonable attorneys' fees and expenses, involved in collection or
endeavoring to enforce any right against Tenant, under or in connection with
this Lease, or pursuant to law, including, without limitation, any such costs,
expenses and disbursements involved in instituting and prosecuting summary
proceedings, as well as bills for any property, material, labor or services
provided, furnished or rendered, or caused to be furnished or rendered, by
Landlord to Tenant with respect to the Demised Premises and other equipment and
construction work done for the account of Tenant (together with interest at the
Interest Rate from the respective dates of Landlord's making of each such
payment or incurring of each such cost or expense), may be sent

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by Landlord to Tenant monthly, or immediately, at Landlord's option, and shall
be due and payable in accordance with the terms of such bills and if not paid
when due the amount thereof shall immediately become due and payable as
Additional Rent under this Lease.

                                   ARTICLE 19

                                    SURRENDER

            Section 19.1. Condition on Surrender. Upon the expiration or sooner
termination of the Term of this Lease, Tenant shall surrender the Demised
Premises, broom clean to the possession and use of Landlord without delay and,
except for reasonable wear and tear and damage by fire, the elements or other
casualty and condemnation, in good order, condition and repair for premises of
the type, class and character of the Demised Premises, free and clear of all
subtenants, lettings and occupancies other than those with respect to which
Landlord has executed a non-disturbance agreement which is still in effect and
of all liens and encumbrances other than those, if any, to which this Lease is
now subject or which may hereafter be created or consented to by Landlord or any
person claiming under or through Landlord, other than Tenant or any person
claiming under or through Tenant.

            Section 19.2. Removal of Specialty Alterations.

                  (a) Landlord shall have the right to elect to have Tenant
remove some or all of Tenant's Specialty Alterations by giving written notice to
Tenant no earlier than twenty four (24) months prior to the Expiration Date and
no later than twelve (12) months prior to the Expiration Date. Upon such written
request to Tenant, Tenant shall, at its sole cost and expense, remove such
Specialty Alterations on or before the Expiration Date or sooner termination of
this Lease, restore the Demised Premises to the condition existing prior to the
installation of such Specialty Alterations and repair all damage to the Demised
Premises, if any, resulting from such removal. Landlord shall also have the
right (without giving the aforesaid notice) to remove any such Specialty
Alterations within six months after the Expiration Date or sooner termination of
the Term. In the event Landlord so removes such Specialty Alterations, the
reasonable cost of such removal and of restoring the Demised Premises to the
condition existing prior to the installation of such Specialty Alterations and
repairing all damage to the Demised Premises, if any, resulting from such
removal shall be paid by Tenant within thirty (30) days after written demand
therefor.

                  (b) Notwithstanding the foregoing, Tenant shall have the right
to submit to Landlord plans and specifications for any Voluntary Alteration
(whether or not Landlord's approval thereof is required under Article 9 hereof)
and request that Landlord deliver to Tenant notice (the "Alteration Notice")
stating whether or not such Voluntary Alteration constitutes a Specialty
Alteration which Tenant would be required to remove (or Landlord could remove at
Tenant's expense) pursuant to Section 19.2(a). If Landlord shall have failed to
respond to Tenant's request for an Alteration Notice within twenty (20) Business
Days after Tenant shall have submitted Tenant's written request therefor
together with all applicable plans and specifications, then Tenant shall have
the right to give to Landlord a second notice (a "Second Alteration Request"),
and if Landlord shall fail to respond to such Second Alteration

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Request within five (5) Business Days after Landlord's receipt thereof, then
Landlord shall be deemed to have determined that such Specialty Alteration need
not be removed at the end of the Term, provided and on condition that the Second
Alteration Request shall specifically refer to this Section 19.2(b) and shall
state in bold uppercase letters on the first page thereof: "LANDLORD SHALL BE
DEEMED TO HAVE DETERMINED THAT THE ALTERATION DESCRIBED IN THE SUBMITTED PLANS
AND SPECIFICATIONS NEED NOT BE REMOVED AT THE END OF THE TERM IF LANDLORD FAILS
TO DELIVER A NOTICE TO TENANT STATING WHETHER OR NOT TENANT WILL BE REQUIRED TO
REMOVE SUCH ALTERATION WITHIN FIVE (5) BUSINESS DAYS AFTER THIS NOTICE SHALL
HAVE BEEN GIVEN TO LANDLORD." If Landlord delivers an Alteration Notice stating
that the proposed Alteration is a Specialty Alteration which must be removed at
or prior to the Expiration Date or sooner termination of this Lease, Landlord
shall not be required to deliver the notice set forth in Section 19.2(a) with
respect to such Alteration, and Tenant shall be required to remove such
Specialty Alteration in accordance with Section 19.2(a).

                  (c) Tenant shall not be required to remove any Specialty
Alterations installed by Landlord or any Subtenant Parties under the Takeback
Sublease.

            Section 19.3. Fixtures, etc. Tenant shall remove its furniture,
trade fixtures and trade equipment (not constituting part of the Demised
Premises) and other personal property at or prior to the expiration or
termination of this Lease and shall promptly repair any damage due to such
removal.

            Section 19.4. Abandonment of Personal Property. Any personal
property of Tenant which shall remain in the Demised Premises after the
termination of this Lease may, at the option of Landlord, be deemed to have been
abandoned by Tenant and either may be retained by Landlord as its property or be
disposed of without accountability in such manner as Landlord may determine.
Landlord shall not, at any time, be responsible for any loss or damage occurring
to any property owned by Tenant except to the extent caused by the negligence or
willful misconduct of Landlord or any of Landlord's agents, contractors,
employees or servants.

            Section 19.5. Intentionally omitted.

            Section 19.6. Survival. The provisions of this Article 19 shall
survive the expiration or termination of this Lease.

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                                   ARTICLE 20

                            CERTIFICATE OF OCCUPANCY

            Section 20.1. To the best of Landlord's knowledge, attached hereto
and made a part hereof as Schedule K is a photocopy of the existing certificate
of occupancy for the Building. Tenant will not at any time use or occupy the
Demised Premises in violation of the certificate of occupancy issued for the
Building. Tenant may, from time to time, with the prior consent of Landlord, not
to be unreasonably withheld or delayed, modify the certificate of occupancy for
the Demised Premises provided the same (i) does not permit uses other than those
permitted under Article 6 of this Lease, (ii) does not adversely affect the use
and occupancy of the Leaseback Space, and (iii) does not result in Landlord
having to perform under the Takeback Sublease any additions, alterations or
improvements to the Leaseback Space to comply with any Legal Requirement which
would not have been applicable if the certificate of occupancy remained
unmodified. Landlord shall not do anything to prevent the issuance of, or cause
the loss or revocation of, a certificate of occupancy for the Building
permitting the use thereof for office use or the Retail Space for retail use. If
either party's execution alone would not be sufficient to obtain a certificate
of occupancy or amendment thereto for which such party may be permitted to
obtain or is legally required to obtain, the other party shall, upon request by
the party seeking such certificate or amendment thereto, promptly execute and
deliver (or cause to be executed and delivered) all factually correct and lawful
applications and consents required by Legal Requirements and/or Insurance
Requirements to be filed in order to enable such certificate of occupancy or
amendments thereto to be obtained, provided the party requested to sign the same
thereby incurs no liability or expense which is not reimbursed.

                                   ARTICLE 21

                                   ARBITRATION

            Section 21.1. Selection of Arbitrator. Whenever in this Lease it is
provided that a dispute shall or may be submitted to or be determined by
arbitration, the arbitration shall be conducted as provided in this Article 21.
The party desiring such arbitration shall give notice to that effect to the
other, and within ten (10) days after such notice is given, the matter shall be
submitted to arbitration in New York, New York in accordance with the Commercial
Arbitration Rules of the American Arbitration Association (or its successor)
providing for a single arbitrator. In deciding the dispute, the arbitrator shall
act in accordance with the rules then in force of the American Arbitration
Association, subject, however, to such limitations as may be placed upon them by
the provisions of this Lease. In the event that the American Arbitration
Association or a nationally recognized successor shall not then be in existence,
the arbitration shall proceed under the provisions of another generally
recognized arbitration association selected by Tenant and reasonably approved by
Landlord. Landlord and Tenant shall be entitled to present evidence and argument
to the arbitrator. The decision of the arbitrator shall be conclusive upon the
parties for all purposes of this Lease, and judgment thereon may be entered in
any court of competent jurisdiction.

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            Section 21.2. Matters Arbitrable. The rights and/or obligations of
Landlord and Tenant to submit a dispute to arbitration are limited to disputes
arising under those provisions of this Lease which specifically provide for
arbitration.

                                   ARTICLE 22

                                 QUIET ENJOYMENT

            Section 22.1. Covenant. As long as this Lease shall remain in full
force and effect and Tenant shall not be in Default of any of the terms or
conditions of this Lease, Tenant shall peaceably and quietly enjoy the Demised
Premises hereby demised for the term of this Lease, without hindrance or
molestation by anyone claiming by, through or under Landlord, subject,
nevertheless, to the covenants, agreements, terms, provisions and conditions of
this Lease.

                                   ARTICLE 23

                                  CERTIFICATES

            Section 23.1. Landlord and Tenant shall, without charge, at any time
and from time to time, within ten (10) business days after request by the other
party, deliver a written instrument to the requesting party or any other person,
firm or corporation specified by the requesting party, duly executed, stating,
as applicable:

                  (a) that this Lease is unmodified and in full force and effect
or, if there has been any modification, that the same is in full force and
effect as modified and stating any such modification;

                  (b) whether or not, to the knowledge of the certifying party,
there are then existing any setoffs or defenses against the enforcement of any
of the agreements, terms, provisions, covenants, or conditions of this Lease and
any modification thereof upon the part of the certifying party to be performed
or complied with, and, if so, specifying in reasonable detail the specific
facts, aspects of, circumstances or basis of the same;

                  (c) the dates to which the Minimum Rent and Additional Rent
have been paid; and

                  (d) whether the term of this Lease has commenced and Rent
become payable thereunder, and whether Tenant has accepted possession of the
Demised Premises and any additional information such party may reasonably
request.

If Tenant should fail to deliver the requested estoppel certificate within the
foregoing ten (10) business day period, Landlord may serve a second notice on
Tenant specifying that Tenant's failure to deliver the same within ten (10)
business days of Tenant's receipt of that notice shall at Landlord's option be,
and be deemed, a Default under this Lease and any failure by Tenant to deliver
the same within such ten (10) business day period shall, at Landlord's option,
be deemed to be a Default hereunder.

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                                   ARTICLE 24

                                     NOTICES

            Section 24.1. Service of Notices. Any notice or demand, consent,
approval or disapproval (collectively, "Notice") required or permitted to be
given by the terms and provisions of this Lease, or by any Legal Requirement,
either by Landlord to Tenant or by Tenant to Landlord, shall be in writing.
Unless otherwise required by such Legal Requirement, such notice, demand,
consent, approval or disapproval (other than for bills for Minimum Rent or
Additional Rent) shall be given, and shall be deemed to have been served and
given, if sent by prepaid nationally recognized overnight express service and
same shall be deemed delivered and effective the next Business Day after deposit
with such carrier. Rejection or other refusal to accept or the inability to
deliver because of changed address of which no notice was given shall be deemed
to be receipt of the notice sent. If such notice is from Landlord to Tenant,
such notice shall be addressed to Tenant, at 11 Madison Avenue, New York, New
York 10010-3629, Attention: Managing Director, Corporate Services, with a copy
thereof simultaneously being sent by the same mailing procedure to Shearman &
Sterling, 599 Lexington Avenue, New York, New York 10022, Attention: Chris M.
Smith, Esq. and with a copy of any notice of default to Tenant simultaneously
being sent by the same mailing procedure, to 11 Madison Avenue, New York, New
York 10010-3629, Attention: General Counsel. Such notice from Tenant to Landlord
shall be addressed to the Metropolitan Life Insurance Company, 200 Park Avenue,
New York, New York 10166, Attention: Vice President, Real Estate Investments
(EIM), 12th Floor, with a duplicate thereof, simultaneously being sent by the
same mailing procedure to Metropolitan Life Insurance Company, 200 Park Avenue,
New York, New York 10166, Attention: Richard S. Collins, Esq., Chief Counsel,
Law Department/REI 12th Floor, and to Kronish Lieb Weiner & Hellman LLP, 1114
Avenue of the Americas, New York, New York 10036, Attention: Mark Lipschutz,
Esq.

            Section 24.2. Change of Address. Any address or name specified above
may be changed by a Notice given by the addressee to the other party in
accordance with Section 24.1. hereof.

            Section 24.3. Effective Date of Notices. All Notices shall be
effective upon receipt and the time period in which a response to any such
Notice must be given shall commence to run from the date of receipt on the
delivery confirmation or the return receipt of the notice by the addressee or
the courier thereof, as the case may be. Rejection or other refusal to accept or
the inability to deliver because of changed address of which no Notice was given
shall be deemed to be receipt of the Notice sent. In the event that an overnight
express delivery is not being accepted for delivery, Notices to Tenant may then
be served by hand delivery to the addressees above Notices to Landlord may then
be served by hand delivery to the Vice President, Real Estate Investments, and
to the Chief Counsel, Real Estate Investments, Law Department, of Metropolitan
Life Insurance Company. Either party may, by Notice as aforesaid, designate a
different (i) address or addresses within the United States of America for
Notices and/or (ii) representative(s) upon whom service may, as above provided,
be made or effected.

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                                   ARTICLE 25

                               MEMORANDUM OF LEASE

            Section 25.1. Memorandum. At any time after the date hereof but
prior to the Expiration Date, upon Tenant's request, Landlord and Tenant shall
execute a memorandum of this Lease, in recordable form, in substance reasonably
satisfactory to both parties. Tenant may, at its sole cost and expense, record
said memorandum. Upon the expiration or sooner termination of this Lease, Tenant
shall, within five (5) days of request, execute and deliver to Landlord a
release of such memorandum in form required for recording and Tenant hereby
irrevocably constitutes and appoints Landlord the attorney-in-fact of Tenant to
execute, deliver and record such release with the appropriate recording officer
or office, if Tenant shall fail to so executed and deliver such release within
such five (5) day period. Said power of attorney shall be deemed a power coupled
with an interest and irrevocable so long as any memorandum of this Lease remains
of record. Such memorandum shall not be deemed to modify or change any
provisions of this Lease.

                                   ARTICLE 26

                                  SUBORDINATION

            Section 26.1. Subordination.

                  (a) When, as and if each Subordination and Non-Disturbance
Agreement (and as defined herein) to be entered into under Section 26.1(c) is
executed and delivered, this Lease and Tenant's rights hereunder shall be and
become subject and subordinate to the applicable mortgages which may hereafter
affect the Land and the Improvements (herein referred to as the "Fee Mortgages"
or the "Fee Mortgage"), and to all modifications, consolidations, replacements
and extensions thereof.

                  (b) The holder of any Fee Mortgage ("Fee Mortgagee") may,
elect that this Lease shall have priority over such Mortgage and, upon
notification by such Fee Mortgagee to Tenant, this Lease shall be deemed to have
priority over such Fee Mortgage, whether this Lease is dated prior, or
subsequent, to the date of such Fee Mortgage.

                  (c) The subordination of this Lease to any Fee Mortgage in
accordance with Section 26.1(a) shall be provided under an agreement executed
and delivered by the Fee Mortgagee, and Tenant, and, if reasonably required by
such Fee Mortgagee or by Tenant, also by Landlord, and such agreement (each such
agreement, while in force, the "Subordination and Non-Disturbance Agreement")
shall be in substantially the form annexed hereto as Schedule L and shall be
executed by Tenant and returned to Landlord within fifteen (15) business days of
Landlord's request therefor, it being understood and agreed that Tenant will
agree to such reasonable changes to the Subordination and Non-Disturbance
Agreement requested by the Fee Mortgagee, provided such changes (i) do not
affect Tenant's rights or obligations under this Lease except to a de minimis
extent, (ii) do not increase Tenant's financial obligations under this Lease and
(iii) do not shorten or lengthen the Term.

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            Section 26.2. ATTORNMENT

                  (a) If Landlord's interest in the Demised Premises is
encumbered by a Fee Mortgage and such Fee Mortgage is foreclosed, or Landlord's
interest in the Demised Premises is acquired by deed in lieu of foreclosure or
if Landlord's interest in the Demised Premises is sold pursuant to such
foreclosure or by reason of a default under said Fee Mortgage, then
notwithstanding such foreclosure, such acquisition by deed in lieu of
foreclosure, such sale, or such default, but subject to the provisions of any
Subordination and Non-Disturbance Agreement with such Fee Mortgagee (i) Tenant
shall not disaffirm this Lease or any of its obligations hereunder, and (ii)
this Lease shall continue as a direct lease between such applicable Fee
Mortgagee, transferee by deed in lieu of foreclosure or purchaser at such
foreclosure, as the landlord under this Lease, and Tenant, as the tenant under
this Lease.

                  (b) If Landlord's interest in the Demised Premises is a
leasehold interest, at any time, and if Landlord's leasehold interest is
terminated for any reason, then, notwithstanding such termination, the
dispossession of Landlord from the Improvements, or any default by Landlord, as
tenant, under any ground lease or overlease, but subject to the provisions of
any Subordination and Non-Disturbance Agreement with such ground lessor, (i)
Tenant shall not disaffirm this Lease or any of its obligations hereunder, and
(ii) this Lease shall continue as a direct lease between such ground lessor or
overlandlord, as the landlord under this Lease, and Tenant, as the tenant under
this Lease, but at the request of such ground lessor or overlandlord, Tenant
shall attorn to the applicable ground lessor and execute a new lease for the
Demised Premises setting forth all of the provisions of this lease except that
the term of such new lease shall be for the balance of the term of this Lease.

            Section 26.3. RIGHTS OF FEE MORTGAGE.

                  (a) Tenant agrees that in the event of any act or omission by
Landlord which would give Tenant the right under this Lease to terminate this
Lease or to claim a partial or total eviction, Tenant shall not exercise such
right (i) until Tenant has given written notice of such act or omission to the
holder of the Fee Mortgages whose name and address has been supplied to Tenant
and which continue in existence and (ii) until a period of thirty (30) days
beyond the time available to Landlord under this Lease in which to cure the
breach or default by Landlord has elapsed. The holder of any Fee Mortgage shall
have no obligation to cure (and shall have no liability or obligation for not
curing) any breach or default or default by Landlord, except to the extent that
any such holder agrees to undertake otherwise in writing. In addition, as to any
breach or default by Landlord the cure of which requires possession and control
of the Improvements, provided only that the holder of such Fee Mortgage
undertakes to Tenant by written notice to Tenant, within thirty (30) days after
receipt of Tenant's notice, to exercise reasonable efforts to cure or cause to
be cured such breach or default within the period permitted by this Section
26.3(a), such holder's cure period shall continue for such additional time as
may reasonably be required to either (a) obtain possession and control of the
Improvements and thereafter cure the breach or default with reasonable diligence
and continuity or (b) obtain the appointment of a receiver and give such
receiver a reasonable period of time in which to cure the default.

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                  (b) The provisions of Section 26.3(a) hereof shall be subject
to the provisions of any Subordination and Non-Disturbance Agreement which may
be entered into, and the provisions of such Subordination and Non-Disturbance
Agreement shall prevail in the event of any conflict.

            Section 26.4. No Current Fee Mortgages. Landlord hereby represents
and warrants that, as of the date of execution of this Lease, there are no Fee
Mortgages or ground leases encumbering all or any portion of Landlord's interest
in and to the Land and Improvements.

                                   ARTICLE 27

                                  MISCELLANEOUS

            Section 27.1. Waiver of Jury. Landlord and Tenant do hereby waive
trial by jury in any action, proceeding or counterclaim brought by either of the
parties hereto against the other on any matters whatsoever arising out of or in
any way connected with this Lease, the relationship of Landlord and Tenant,
Tenant's use or occupancy of the Demised Premises, and/or any other claims
(except claims for personal injury or property damage). It is further mutually
agreed that in the event Landlord commences any summary proceeding for
nonpayment of rent, Tenant will not interpose and does hereby waive the right to
interpose any counterclaim (other than a compulsory counterclaim) in any such
proceeding.

            Section 27.2. No Waiver. The failure of either party to seek redress
for violation of, or to insist upon the strict performance of, any covenant or
condition of this Lease, shall not prevent a subsequent act, which would have
originally constituted a violation, from having all the force and effect of an
original violation. The failure of either party to insist upon the strict
performance of any one of the terms of this Lease or to exercise any right,
remedy or election herein contained or permitted by law shall not constitute or
be construed as a waiver or relinquishment for the future of such term, right,
remedy or election, but the same shall continue and remain in full force and
effect. All rights or remedies of either party in this Lease specified and all
other rights or remedies that either party may have at law, in equity or
otherwise upon breach of any term in this Lease contained upon the part of the
other party to be performed, shall be distinct, separate and cumulative rights
or remedies and no one of them, whether exercised by such party or not, shall be
deemed to be an exclusion of any other. The consent of either party to any act
or matter must be in writing and shall apply only with respect to the particular
act or matter in which such consent is given and shall not relieve either party
from the obligations wherever required under this Lease to obtain the consent of
the other party to any other act or matter.

            Section 27.3. Acceptance of Rent. Receipt or acceptance of Rent or
any part thereof by Landlord shall not be deemed to be a waiver of any breach or
Default under the terms of this Lease or of any right which Landlord may be
entitled to exercise under this Lease. In the event that Tenant is in arrears in
the payment of Rent or any part thereof, Tenant waives Tenant's rights, if any,
to designate the items against which any payments made by Tenant are to be
credited and Landlord may apply any payments made by Tenant to any items
Landlord may

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determine notwithstanding any designation or request by Tenant as to the items
against which any such payments shall be credited.

            Section 27.4. Entire Agreement. This Lease contains the entire
agreement between Landlord and Tenant and any agreement hereafter made between
Landlord and Tenant shall be ineffective to change, modify, release, discharge
or terminate the terms hereof in whole or in part, unless such agreement is in
writing and signed by the party against which enforcement of such change,
modification, waiver, release, discharge or termination is sought.

            Section 27.5. No Recourse.

                  (a) No disclosed or undisclosed officers, shareholders,
principals, directors, employees, members or servants of Landlord shall be
personally liable for the performance of Landlord's obligations under this
Lease. Notwithstanding anything to the contrary contained herein, Tenant's sole
recourse for the enforcement of Landlord's obligations hereunder or to satisfy a
judgment for Landlord's failure to perform such obligations shall be against the
Land and the Improvements (or any Casualty Proceeds or condemnation awards paid
to Landlord and not applied to Restoration), and in no event shall any other
assets of Landlord be subject to any claim arising herefrom, except for any
claim relating to misappropriation by Landlord of, or fraud by Landlord with
respect to, any Casualty Proceeds disbursed to, received by or otherwise in
Landlord's custody and control.

                  (b) No disclosed or undisclosed officers, shareholders,
principals, directors, employees, members or servants of Tenant shall be
personally liable for the performance of Tenant's obligations under this Lease.

            Section 27.6. Captions. The captions of Sections in this Lease and
its Table of Contents are inserted only as a convenience for reference and they
in no way define, limit or describe the scope of this Lease or the intent of any
provision hereof.

            Section 27.7. Construction. This Lease shall be construed without
regard to any presumption or other rule requiring construction against the party
causing this Lease to be drafted. Unless otherwise specifically provided in this
Lease, each covenant, agreement, obligation or other provision of this Lease to
be performed by Tenant shall be deemed as a separate and independent covenant of
Tenant, not dependent on any other provision of this Lease.

            Section 27.8. Consent. Whenever in this Lease Landlord's consent or
approval is required not to be unreasonably withheld, if Landlord shall delay or
refuse such consent or approval, Tenant in no event shall be entitled to make,
nor shall Tenant make, any claim, and Tenant hereby waives any claim, for money
damages (nor shall Tenant claim any money damages by way of set-off,
counterclaim or defense) based upon any claim or assertion by Tenant that
Landlord unreasonably withheld or unreasonably delayed its consent or approval.
Tenant's sole remedy shall be an action or proceeding to enforce any such
provision by specific performance, injunction or declaratory judgment. The
waiver of Tenant's claim and the exculpation of Landlord from liability set
forth in the foregoing provisions of this section 27.8

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shall not apply in the event that it is determined in a court of competent
jurisdiction by a final, unappealable judicial determination that Landlord's
refusal to grant such consent was arbitrary, capricious and in bad faith.

            Section 27.9. Invalidity. If any term of this Lease, or the
application thereof to any person or circumstances shall, to any extent, be
invalid or unenforceable, the remainder of this Lease, or the application of
such term to persons or circumstances other than those as to which it is held
invalid or unenforceable, shall not be affected thereby, and each term of this
Lease shall be valid and be enforced to the fullest extent permitted by law.

            Section 27.10. Net Worth. Whenever this Lease requires that Tenant,
any Affiliate of Tenant, or any other corporation shall have at least a
specified net worth, Landlord shall have a reasonable opportunity to verify any
statement of net worth if Tenant, such Affiliate of Tenant or such other
corporation is not a public corporation.

            Section 27.11. Successors and Assigns. The covenants, terms,
provisions and conditions contained in this Lease shall bind and inure to the
benefit of Landlord and Tenant and their respective heirs, distributees,
executors, administrators, successors, and, except as otherwise provided in this
Lease, assigns.

            Section 27.12. Applicable Law. This Lease shall be governed by the
laws of the State of New York.

            Section 27.13. Excavation: Shoring. If an excavation shall be made
upon land adjacent to or under the Improvements, or shall be authorized to be
made, Tenant shall, upon reasonable advance notice (except in an emergency),
afford to the person causing or authorized to cause such excavation license to
enter upon the Demised Premises for the purpose of doing such work as shall be
reasonably necessary to preserve the wall(s) of the Improvements from injury or
damage and to support the same by proper foundations without any claim for
damages or indemnity against Landlord, or diminution or abatement of Minimum
Rent or Additional Rent, provided that Tenant shall continue to have access to
the Demised Premises, and that such work and any permanent changes to the
Improvements resulting therefrom do not (a) materially reduce, interfere with or
deprive Tenant of access to the Demised Premises, (b) reduce the usable floor
area of the Demised Premises to the extent that the same would materially
interfere with the conduct of Tenant's business at the Demised Premises or (c)
materially impede the operation of Tenant's business, but if the usable floor
area of the Demised Premises is permanently reduced by more than a minimal
amount, the Minimum Rent and Additional Rent shall be proportionately abated (on
a per square foot basis).

            Section 27.14. Brokers. Landlord and Tenant represent and warrant to
each other that the only agents or brokers with whom each has dealt in
connection with this Lease and/or the Demised Premises are Insignia/ESG, Inc.
("ESG") and CSFB Realty Corp. ("CSFB Realty"). Landlord agrees, in accordance
with the terms of a separate written agreement with ESG, to pay the commission,
if any, due ESG in connection with this Lease. Tenant agrees, in accordance with
the terms of a separate written agreement with CSFB Realty, to pay the
commission, if any, due CSFB Realty in connection with this Lease. Landlord and
Tenant each

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covenant and agree to pay, indemnify and hold the other harmless from and
against any and all claims for fees, commissions and other compensation made by
any agent or agents other than ESG and CSFB Realty based on any dealings between
Landlord or Tenant and to which the applicable party is indemnifying the other,
as the case may be, together with all costs and expenses incurred by Landlord or
Tenant in resisting such claims (including, without limitation, reasonable
attorney's fees and expenses). The obligations of Landlord and Tenant under this
Section 27.14 shall survive the expiration or termination of this Lease.

            Section 27.15. Designated Representative. If Landlord shall consist
of more than one person or entity, the parties constituting Landlord may
designate one person or entity (the "Designated Representative") to do all of
the following on behalf of all of such parties: (i) to accept any payments made
in connection with this Lease; (ii) to give and accept notices in connection
with this Lease; (iii) to grant or deny approval of any matter covered by this
Lease; and (iv) to otherwise take all such actions or omit to take such actions,
from time to time, in connection with this Lease, as may be required or
permitted; and each and/or all of the foregoing, if done by such Designated
Representative, shall be deemed to have been done by all of the parties
constituting Landlord. The Designated Representative may be changed only by
giving five (5) business days prior written notice of such change to Tenant,
which notice must be signed by all parties constituting Landlord.

            Section 27.16. Financial Statements. At Landlord's option, if
Landlord so requests from time to time, Tenant shall provide to Landlord a
statement of financial condition prepared in accordance with the generally
accepted accounting principles or other similarly recognized principles of a
foreign jurisdiction applicable to Tenant or its parent and as of the close of
Tenant's fiscal year ("Financial Statement") at least once each calendar year,
no later than 90 days after the end of Tenant's fiscal year. Such Financial
Statement shall be prepared by an independent certified public accountant. If
Tenant is required to file annual and quarterly reports with the Securities and
Exchange Commission ("SEC"), Tenant shall furnish copies of the same to Landlord
within thirty (30) days of the filing with the SEC; and such reports shall be
deemed to satisfy the requirements of this Section. Tenant shall also provide to
Landlord its most recent quarterly Financial Statement, within ten (10) days of
written request therefor by Landlord, with a statement certified as required
above by a duly authorized officer of Tenant indicating whether there exists any
material adverse changes, if any, in Tenant's financial condition since the date
of its most recent Financial Statement.

            Section 27.17. Vaults. Landlord shall have no responsibility for
title to or any other aspect of vaults and areas, if any, now or hereafter built
extending beyond the boundary line of the Land. Tenant may occupy and use the
same during the Term, subject to this Lease and applicable Legal Requirements.
No revocation on the part of any governmental department or authority of any
license or permit to maintain and use any such vault and areas shall in any way
affect this Lease or the amount of the Rent or any other charge payable by
Tenant hereunder. Tenant shall comply with all such licenses and, permits, and
if any such license or permit shall be revoked, Tenant shall do and perform all
such work as may be necessary to comply with any order revoking the same.

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            Section 27.18. Counterparts. This Lease may be executed in any
number of counterparts, each of which shall constitute an original, and all of
which together shall constitute one and the same instrument. Delivery of an
executed counterpart of a signature page to this Lease by telecopier shall be
effective as delivery of a manually executed counterpart of this Lease. Any
delivery of a counterpart signature by telecopier shall, however, be promptly
followed by delivery of a manually executed counterpart.

            Section 27.19. Zoning Rights. Tenant hereby assigns to Landlord any
interest of any kind in any zoning or development rights with respect to the
Land and/or the Improvements which Tenant might acquire by reason of this Lease;
and Tenant hereby releases to Landlord any claim or right of every kind
whatsoever with respect to all such zoning or development rights (if any).

            Section 27.20. Waiver of Consequential Damages. Notwithstanding
anything to the contrary contained in this Lease, each party hereby expressly
waives and forever releases all claims against the other party for consequential
damages, compensation or claims for inconvenience or loss of business, rents or
profits.

            Section 27.21. ERISA Representations.

                  (a) Tenant hereby covenants, represents and warrants that: (a)
Tenant is not an employee benefit plan as defined in Section 3(3) of the
Employee Retirement Income Security Act of 1974, as amended ("ERISA"), which is
subject to Title I of ERISA, nor a plan as defined in Section 4975(e)(1) of the
Internal Revenue Code of 1986, as amended (each of the foregoing hereinafter
referred to collectively as a "Plan"), (b) Tenant is acting on its own behalf
pursuant to this Lease and not on behalf of, on account of, or for the benefit
of any Plan, (c) Tenant will not assign its interest under this Lease or sublet
all or any portion of the Demised Premises to a Plan or an entity whose assets
constitute "plan assets" as defined in Department of Labor Regulation Section
2510.3-101 unless Tenant delivers an opinion from counsel reasonably
satisfactory to Landlord that such assignment or subletting will not cause a
violation of, or constitute a prohibited transaction under, ERISA, (d) Tenant
will not be reconstituted as a Plan or as an entity whose assets constitute
"plan assets" as defined in Department of Labor Regulation Section 2510.3-101
and (e) Tenant is not an entity whose assets constitute plan assets as defined
in Department of Labor Regulation Section 2510.3-101.

                  (b) Landlord represents and warrants that it is leasing the
Demised Premises on behalf of its general account which meets the requirements
of the Department of Labor Class Exemption 95-60.

            Section 27.22. No Merger of Title. There shall be no merger of this
Lease nor of the leasehold estate created by this Lease with the fee estate or
any other leasehold or subleasehold estate in the Demised Premises or any part
thereof by reason of the fact that the same person, firm, corporation or other
entity may acquire or own or hold, directly or indirectly, (a) this Lease or the
leasehold estate created by this Lease or any interest in this Lease or in any
such leasehold estate, and (b) the fee estate or any other leasehold or
subleasehold estate in the Demised Premises or any part thereof or any interest
in such fee estate or leasehold or

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subleasehold estate, and no such merger shall occur unless and until all
persons, firms, corporations and other entities having an interest in or lien
upon (i) this Lease or the leasehold estate created by this Lease and (ii) the
fee estate or any other leasehold or subleasehold estate in the Demised Premises
or any part thereof shall join in a written instrument effecting such merger and
shall duly record the same.

            Section 27.23. Survival of Indemnities. Any provisions of this Lease
which contain obligations of either Landlord or Tenant to indemnify the other
party hereto and its respective directors, officers, shareholders, employees and
agents, shall survive the expiration or other termination of the Term.

            Section 27.24. Transition. During the period commencing on March 1,
2001 and ending on February 28, 2002, Landlord shall provide Tenant access at
reasonable times, upon reasonable prior notice, to books and records relating to
the operation of the Building in Landlord's possession. During the period
commencing on November 1, 2001 and ending on February 28, 2002, Landlord shall
provide Tenant access at reasonable times, upon reasonable prior notice, to
employees of Landlord (such as engineers) who have been involved in the
operation of the Building.

            Section 27.25. Termination of Sublease. In the event that Landlord,
as subtenant under the Sublease, terminates the Takeback Sublease pursuant to
Section 6.06 thereof, this Lease shall be converted to a gross lease for the
Demised Premises other than the Long-Term Leaseback Space, with appropriate
adjustments to the form hereof as reasonably agreed by the parties. Landlord
shall reimburse Tenant for all reasonable attorneys' fees and expenses incurred
by Tenant in connection with the conversion of this Lease to a gross lease
within thirty' (30) days after written demand therefor.

            Section 27.26. Condominium Conversion. Landlord shall have the right
to convert its ownership in the Building to that of a synthetic condominium in
connection with entering into a transaction with the New York City Industrial
Development Agency pursuant to Section 6.06 of the Takeback Sublease, provided
that (a) all costs incurred in connection therewith shall be borne by Landlord,
(b) all documents entered into in connection therewith shall specifically
acknowledge that any inconsistencies between such documents and this Lease which
have an adverse economic impact on Tenant shall be governed by this Lease, (c)
documents entered into in connection therewith shall not allocate square
footages to any unit inconsistent with the square footages set forth in this
Lease and in the Takeback Sublease, (d) Tenant's obligations shall not be
increased thereby except to a de minimis extent, (e) Tenant's rights shall not
be diminished thereby except to a de minimis extent, and (f) Tenant shall have
the right to review the condominium declaration and any applicable tax agreement
at least thirty (30) days prior to the execution thereof. Tenant's right to
review such documentation shall be for the sole purpose of determining the
compliance of such documents with the provisions set forth in this Section
27.26. Tenant, at Landlord's sole cost and expense, shall cooperate with
Landlord in connection with any such transaction at the Building.

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                                   ARTICLE 28

                               HAZARDOUS MATERIAL

            Section 28.1. Obligation and Indemnity. Tenant shall (a) not cause
or permit any Hazardous Material (as such term is hereinafter defined) to be
brought upon, kept or used in or about the Demised Premises by Tenant, its
subtenants agents, employees, contractors or invitees, without the prior written
consent of Landlord (which Landlord shall not unreasonably withhold or delay as
long as Tenant (i) continues occupying the Demised Premises for the specific
purposes and uses permitted hereunder, (ii) demonstrates to Landlord's
reasonable satisfaction that such Hazardous Material is necessary for the normal
conduct of Tenant's business and (iii) demonstrates to Landlord's reasonable
satisfaction that the Hazardous Material will be used, kept, stored and disposed
of in a manner that complies with all Legal Requirements and the requirements of
any insurance company insuring the Demised Premises regulating any such
Hazardous Material so brought upon or used or kept in or about the Demised
Premises during the term of this Lease) and (b) in the event that Landlord
grants its consent to Tenant to use and store Hazardous Material pursuant to (a)
above then Tenant covenants that (i) the Hazardous Material will be used, kept,
stored and disposed of in a manner that complies with all Legal Requirements
regulating the use, storage and disposal of Hazardous Material and (ii) Tenant
shall discontinue such use and storage of Hazardous Material when such Hazardous
Material is no longer necessary for normal conduct of Tenant's business.
Notwithstanding the preceding sentence Tenant shall not generate, manufacture or
produce any Hazardous Material on the Demised Premises. If Tenant breaches the
obligations stated in the preceding sentences, or if the presence of Hazardous
Material on or about the Demised Premises during the Term of the Lease results
in contamination of the Demised Premises or any surrounding properties or any
water supplies, or if the presence of Hazardous Material injures or kills any
person or damages any property of any person or entity, Tenant shall indemnify,
defend and hold Landlord harmless from any and all claims, judgments, damages,
penalties, fines, costs, liabilities or losses (including, without limitation,
any third party claims, the cost of any required or necessary repair, clean-up
and detoxification and all amounts expended to pay for any settlement of claims
or threatened claims, reasonable attorneys' fees and expenses, consultant fees
and expert fees) which arise during or after the Term of this Lease as a result
of such contamination. Without limiting the foregoing, if the presence of any
Hazardous Material on or about the Demised Premises caused or permitted by
Tenant results in any contamination of the Demised Premises, any surrounding
areas or any water supplies, Tenant shall promptly take all actions at its sole
expense as are necessary to return the Demised Premises, any surrounding
properties or any water supplies, to the condition existing prior to the
introduction of such Hazardous Material to them; provided that Landlord's
approval of such actions shall first be obtained, which approval shall not be
unreasonably withheld or delayed so long as such actions would not potentially
have any material adverse long-term or short-term effect on the Demised Premises
contained therein.

            Notwithstanding anything contained in the preceding paragraph Tenant
shall not be required to obtain Landlord's prior consent to use, handle, store
or dispose of products containing small quantities of Hazardous Material, which
products are of a type customarily found in First-Class Office Buildings (such
as aerosol cans containing insecticides, toner for copies, paints or paint
remover), provided that Tenant shall handle, store, use and dispose of any

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such Hazardous Material in a safe and lawful manner and shall not allow such
Hazardous Material to contaminate the Demised Premises or the equipment.

            Section 28.2. Hazardous Material Defined. As used herein, the term
"Hazardous Material" means any hazardous or toxic substance, material or waste
which is or becomes regulated by any state or local governmental, quasi
governmental or other regulatory authority, or the United States Government. The
term "Hazardous Material" includes, without limitation, any material or
substance which is (i) designated as a "Hazardous Substance" pursuant to Section
311 of the Federal Water Pollution Control Act (33 U.S.C. ss. 1317), (ii)
defined as a "Hazardous Waste" pursuant to Section 1004 of the Federal Resource
Conservation and Recovery Act, 42 U.S.C. ss. 6901 et seq. (42 U.S.C. ss. 6903),
(iii) defined as a "Hazardous Substance" pursuant to Section 101 of the
Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C.
ss. 9601 et seq. (42 U.S.C. ss. 9601) or (iv) any other flammable explosives,
radioactive materials, hazardous wastes or materials, toxic waste or material or
other similar substances.

            Section 28.3. Landlord's Rights to Enter. Without in any way
limiting Landlord's other rights under this Article 28, Landlord, in its
reasonable discretion, shall have the right, at any reasonable time during the
Term and upon reasonable prior notice, to enter the Demised Premises for
purposes of inspecting the Demised Premises and conducting any tests, samplings,
borings and analysis ("Testing") that Landlord deems reasonably necessary for
the purpose of determining whether the Demised Premises or surrounding
properties have been contaminated. Tenant shall reimburse Landlord for the
reasonable cost and expense incurred by Landlord if the Testing discloses a
violation by Tenant of its obligations under this Article 28 and Tenant shall
pay same as Additional Rent within thirty (30) days after written demand is made
by Landlord.

            Section 28.4. Remedies. etc. In the event that Tenant is in
violation of its obligations contained in this Article 28 or, except as provided
in Sections 28.10 and 28.11 hereof, in the event that Landlord reasonably
believes that an environmentally hazardous condition exists or potentially
exists on the Demised Premises (or the surrounding properties if such condition
is a result of or related to Tenant's use, occupancy or activities on the
Demised Premises) then:

                  (a) Tenant shall take immediate action to remedy such
condition, including clean-up and removal of the Hazardous Material and the
delivery of same to properly licensed locations for the disposal of the
Hazardous Material,

                  (b) Landlord may itself remove the Hazardous Material in any
way that Landlord deems appropriate without in any way eliminating or reducing
Tenant's liability or obligation to indemnify Landlord as set forth in Section
28.1 of this Article 28. In the event that Landlord elects to remedy a hazardous
condition pursuant to this subsection 28.4(b), then Tenant shall, from time to
time, pay to Landlord, as Additional Rent within thirty (30) days after demand,
all reasonable amounts expended by Landlord in connection therewith, or

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                  (c) Landlord may require that Tenant immediately cease use and
storage of such Hazardous Material if such continued use and storage shall
materially increase the costs and expenses for which Tenant is obligated to
indemnify Landlord pursuant to Section 28.1 of this Article 28 or entails a
material risk of such increased cost or expense or if such continued use exposes
Landlord to any risk of criminal liability.

            Section 28.5. Investigations. Tenant shall promptly notify Landlord
of any investigations, audits or legal action conducted or filed by or any
subpoenas it receives from any Public Authority with respect to the Demised
Premises in connection with Hazardous Materials or Tenant's business at the
Demised Premises and Tenant shall send Landlord copies of all notices, filings,
reports, etc. Tenant receives or delivers to any Public Authority in connection
with Hazardous Materials at the Demised Premises.

            Section 28.6. Intentionally omitted.

            Section 28.7. Material Default, Survival. Notwithstanding anything
contained elsewhere in this Article 28 Tenant's failure to comply with any
provisions of this Article 28 within thirty (30) days after notice thereof from
Landlord (or if the said failure complained of shall be of a nature that the
same cannot be completely cured or remedied within said thirty (30) day period,
and if Tenant shall not have diligently commenced curing such failure within
such thirty (30) day period, and if Tenant shall not thereafter with reasonable
diligence and in good faith proceed to remedy or cure such failure) shall be
deemed a material default by Tenant, enabling Landlord to exercise any of the
remedies set forth in this Lease. All provisions of this Article 28 shall
survive the expiration or sooner termination of the Term of this Lease.

            Section 28.8. Reference to Other Provisions. The provisions set
forth in this Article 28 shall in no way be deemed to conflict with, restrict or
in any way modify the provisions set forth in Article 15 of this Lease.

            Section 28.9. ACP-5. Landlord has delivered to Tenant all ACP-5
certificates covering the Demised Premises which Landlord has in its possession.

            Section 28.10. Asbestos.

                  (a) To the extent that any exposed asbestos containing
materials are present in the tenant-usable areas of the Delivery Spaces
(excluding non-tenant usable areas such as, without limitation, perimeter
columns, steel beams and areas behind core walls) which are required to be
removed in order for Tenant to obtain an ACP-5 Certificate and build out such
Delivery Spaces for Tenant's use and occupancy or for use of the Demised
Premises by Tenant, then Tenant shall give prompt notice thereof to Landlord,
and as Tenant's sole remedy, Landlord shall reimburse Tenant for the reasonable
cost of removing or encapsulating such exposed asbestos containing materials as
so required.

                  (b) To the extent that any exposed asbestos containing
materials are present in the non-tenant usable areas of the Delivery Spaces,
including, without limitation, perimeter columns, steel beams and areas behind
core walls, which are required to be removed

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in order for Tenant to obtain an ACP-5 Certificate and build out such Delivery
Spaces for Tenant's use and occupancy, then Tenant shall give prompt notice
thereof to Landlord, which notice shall contain estimates of (x) the cost of
remediation or encapsulation of such asbestos and (y) if the build out can be
reasonably accomplished by altering or reconfiguring the design thereof, the
increased cost to Tenant of reconfiguring or altering its build out so as not to
encounter such asbestos, as estimated (at Landlord's expense) by a reputable
architect, engineer or contractor reasonably acceptable to Landlord. At
Landlord's option, Tenant shall either (i) remediate or encapsulate such
asbestos or (ii) reconfigure or alter its build out so as not to encounter such
asbestos, and as Tenant's sole remedy, Landlord shall reimburse Tenant, within
thirty (30) days after written demand therefor, for the reasonable cost of
remediating or encapsulating such exposed asbestos containing materials or the
reasonable increased cost to Tenant of reconfiguring or altering its build out
so as not to encounter such asbestos containing materials, as applicable.

                  (c) Notwithstanding that joint or concurrent liability may be
imposed upon Landlord by a Legal Requirement, Tenant will, except to the extent
caused by the negligence or tortious act or omission of Landlord or any of its
agents, officers, contractors, employees, servants and invitees, indemnify and
save harmless Landlord against and from all liabilities, obligations, damages,
penalties, claims, costs, charges and expenses, including, without limitation,
reasonable architects' and attorneys' fees and expenses, which may be imposed
upon, or incurred by, or asserted against Landlord by reason of Tenant's
removal, remediation and/or encapsulation of asbestos containing materials in
the Demised Premises.

                  (d) If Tenant ceases performing its build out in at least
7,500 square feet of a Delivery Space because Tenant, in its reasonable judgment
using standard construction practice, has isolated or cordoned off such portion
of the Delivery Space while the remediation and/or removal of asbestos
containing materials is being performed, then provided that Tenant performs such
remediation and/or removal as expeditiously as reasonably possible, Tenant shall
be entitled to a credit against Minimum Rent (which may be added to the rent
credit described in Section 4.3(b)) with respect thereto equal to the product of
(i) S40.00 times the number of rentable square feet which has been isolated or
cordoned off during such remediation and/or removal and (ii) a fraction, the
numerator of which is the number of days that such portion of the Delivery Space
is isolated or cordoned off and the denominator of which is 365.

            Section 28.11. Other Hazardous Materials.

                  (a) To the extent that any materials which are Hazardous
Materials (other than asbestos) on the date of this Lease are present in any of
the Delivery Spaces on the applicable Space Delivery Date (other than Hazardous
Materials which result from contamination caused by the introduction by Tenant
of Hazardous Materials to portions of the Demised Premises then occupied by
Tenant) and are required to be removed or remediated by any Legal Requirement
applicable on the date of this Lease, then Tenant shall give prompt notice
thereof to Landlord, and as Tenant's sole remedy, Landlord shall, at Landlord's
sole cost and expense, remove or remediate such Hazardous Materials in
compliance with applicable Legal Requirements.

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                  (b) Notwithstanding that joint or concurrent liability may be
imposed upon Tenant by a Legal Requirement, Landlord will, except to the extent
caused by the negligence or tortious act or omission of Tenant or any of its
agents, officers, contractors, employees, servants and invitees, indemnify and
save harmless Tenant against and from all liabilities, obligations, damages,
penalties, claims, costs, charges and expenses, including, without limitation,
reasonable architects' and attorneys' fees and expenses, which may be imposed
upon, or incurred by, or asserted against Tenant by reason of Landlord's removal
or remediation of Hazardous Materials in the Demised Premises.

                                   ARTICLE 29

                                 RENEWAL OPTIONS

            Section 29.1. Provided that (i) this Lease has not been earlier
terminated, (ii) no Material Monetary Default or material non-monetary Default
exists at the time of the exercise of the within applicable option or at
commencement of the applicable Extension Term and (ii) Tenant, as of the date
that Tenant exercises the within applicable option and the commencement date of
the applicable extension term, occupies at least seventy-five (75%) percent of
the Demised Premises (it being agreed that for purposes only of calculating such
percentage, the Long-term Leaseback Space shall not be included within the
Demised Premises, and for purposes of calculating the amount of space occupied
by Tenant, there shall be included any space which Tenant would be occupying but
for (x) the untenantability thereof or (y) the then actual performance therein
of Improvements for Tenant's own use), Tenant shall have the right to extend the
term of this Lease with respect to the entire Demised Premises for three (3)
successive extension periods of five (5) years each (hereinafter referred to
individually as an "Extension Term" and collectively as the "Extension Terms"),
the first of which periods (the "First Extension Term") shall commence on the
day following the last day of the initial lease term (provided the initial lease
term shall not have been theretofore terminated), the second of which periods
(the "Second Extension Term") shall commence on the day following the last day
of the First Extension Term (provided the First Extension Term shall not have
been theretofore terminated) and the third of which periods (the "Third
Extension Term") shall commence on the day following the last day of the Second
Extension Term (provided the Second Extension Term shall not have been
theretofore terminated). The within described options shall be exercisable only
in the following manner: Tenant shall, no later than thirty (30) months prior to
the last day of the (i) initial term of this Lease, in the case of the First
Extension Term, (ii) First Extension Term, in the case of the Second Extension
Term and (iii) Second Extension Term, in the case of the Third Extension Term,
give to Landlord written notice (the "Exercise Notice"), pursuant to and in
accordance with the terms of Article 24 hereof, of Tenant's election to extend
this Lease on the covenants, terms, provisions, agreements and conditions as
hereinafter provided in Section 29.2 hereof. In the event of the failure of
Tenant to give the Exercise Notice in accordance herewith with respect to any of
Tenant's options hereunder, Landlord shall give Tenant a notice thereof (the
"Reminder Notice") advising Tenant that Tenant is required to exercise its
option with respect to the Extension Term in question by giving notice to
Landlord within thirty (30) days from the giving of the Reminder Notice. If
Tenant shall fail to give the Exercise Notice within the 30-day period after the
giving of the Reminder Notice, time being of the essence, Tenant's right to
extend shall be conclusively deemed to have

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been waived and the term shall not be extended beyond the then established
expiration date provided for under this Lease. At the request of either party
following the exercise of an appropriate option to extend, both parties agree to
execute a confirmatory agreement confirming the extension and the newly extended
expiration date; provided that the failure to execute a confirmatory agreement
shall not invalidate Tenant's exercise of its option hereunder. Following the
exercise of the option to extend for the First Extension Term, there shall be no
further rights on the part of Tenant to further extend this Lease other than for
the Second Extension Term and Third Extension Term. Following the exercise of
the option to extend for the Second Extension Term, there shall be no further
rights on the part of Tenant to further extend this Lease other than for the
Third Extension Term. Following the exercise of the option to extend for the
Third Extension Term, there shall be no further right on the part of Tenant to
further extend this Lease.

            Section 29.2. Each of the Extension Terms shall be on the same
covenants, terms, provisions and conditions as the initial term of this Lease
(other than Sections 4.3 and 28.10(d)) except that (i) there shall be no right
to renew this Lease (a) beyond the Second Extension Term and Third Extension
Term in the case of the First Extension Term, (b) beyond the Third Extension
Term in the case of the Second Extension Term or (c) in the Third Extension Term
and (ii) the Minimum Rent for the applicable Extension Term shall be an amount
equal to the "fair market rent," as hereinafter defined, of the Demised Premises
for the applicable Computation Period, as of the first day of the applicable
Extension Term as determined by agreement of the parties or by decision of the
referee in the manner as specified in Article 30 hereof.

            Section 29.3. Notwithstanding anything hereinbefore contained to the
contrary, "fair market rent" shall be determined in accordance with the
procedures set forth in Article 30 and shall mean the Minimum Rent that a tenant
would pay for the "direct initial" (i.e., non-renewal) lease of the Demised
Premises, taking into account (and disregarding, as applicable) the factors
described in this Section 29.3 and Section 29.4 hereof, and assuming, subject to
this Section 29.3 and Section 29.1 hereof, that the Demised Premises were being
hypothetically rented on the open market to a third party in its then "as is"
condition (i. e., without any further Landlord's work, rent concessions or
construction or other allowance on a direct basis), that the tenant availability
for this space is competitive and Landlord has had sufficient time to locate
this third party, and that the term of the Lease is fifteen (15) years, not five
years.

            Section 29.4 Each appraiser selected by Landlord or Tenant and any
referee selected pursuant to Section 30.2 of this Lease are hereby directed to
include the following (as well as any other factors either of such appraisers or
the referee deems relevant) criteria in their respective determinations of fair
market rent: (i) the unique physical characteristics of the Building (other than
those installed by or on behalf of, or paid for, by Tenant), (ii) the amount of
power available to the Building and to Tenant, (iii) the signage and name of the
Building, (iv) the size and ceiling heights of the trading floors, if any, (v)
the then "as is" condition of the Demised Premises, (vi) the size of the
Building and the space occupied by Tenant, (vii) access, location and all other
factors unique to the Building, (viii) the fact that no commission or a reduced
commission is payable by Landlord and that there is no free rent period or
tenant allowance, and (ix) the fact that this Lease is a net lease as described
in Section 4.5 hereof (but taking into account the extent to which the costs of
certain alterations, improvements and replacements are

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reimbursable by Landlord to Tenant pursuant to this Lease). In no event,
however, shall any appraiser selected by Landlord or Tenant, or any referee
selected pursuant to Section 30.2 of this Lease, consider or make any increase
or decrease in the fair market rent for the Demised Premises in connection with
any of the following factors which shall be disregarded: (1) the additional
value of the Demised Premises, if any, based on special quality of Tenant's
Alterations in the Demised Premises, or any decrease in value as a result of the
age or obsolescence of the foregoing items or the wear and tear thereon; (2) the
fact that Tenant is an existing tenant then in occupancy exercising a right of
extension rather than considering the basis of the transaction to be a new
transaction between a new landlord and a new tenant; or (3) the fact that Tenant
occupies any other building or space at that time.

                                   ARTICLE 30

                     COMPUTATION OF RENT FOR EXTENSION TERMS

            Section 30.1. In the event Tenant exercises any or all of the
extension options set forth in Article 29, then the fair market rent for the
applicable Extension Term shall be determined as of the first day of the
applicable Extension Term (each of which shall be referred to as a "Computation
Date"). In this regard, no earlier than one hundred eighty (180) days and no
later than ninety (90) days prior to each Computation Date, which ninety (90)
day period is hereinafter referred to as an "Exchange Period", Landlord and
Tenant will each submit to the other a statement of their respective
determinations of the fair market rent for the Demised Premises (each, an
"Original Determination") as of the relevant Computation Date for the applicable
Extension Term (hereinafter individually referred to, as the "Computation
Period" and collectively as the "Computation Periods"), which statements shall
show how their respective determinations were derived. Each party's
determination of the fair market rent shall give due consideration to the rent
and Additional Rent (adjusted by all rent and construction allowances,
concessions and credits) then being charged by owners (including Landlord) of
First-Class Office Buildings and shall give due consideration to the factors set
forth in Section 29.3 and 29.4 hereof.

            Section 30.2. In the event that after the exchange of the statements
as above provided, the parties hereto are unable to agree upon the fair market
rent as of the applicable Computation Date for the applicable Computation
Period, the parties shall (within fifteen (15) days after the last of the
statements was exchanged, but in no event more than fifteen (15) days subsequent
to the expiration of the applicable Exchange Period) meet and attempt to agree
on the fair market rent as of the applicable Computation Date for the applicable
Computation Period. If the parties hereto cannot (within ten (10) days of their
first meeting, but in no event later than thirty (30) days subsequent to the
expiration of the applicable Exchange Period) agree on the fair market rent as
of the applicable Computation Date for the applicable Computation Period, they
shall attempt to agree on a referee to determine the matter. The referee must be
an MAI of the Appraisal Institute with at least ten (10) years experience in
appraising First Class Buildings in the County of New York, New York. If the
parties hereto cannot agree on the appointment of a referee within forty-five
(45) days subsequent to the expiration of the applicable Exchange Period, either
party may request the President of The Real Estate Board of New York, Inc. to
appoint a referee meeting the foregoing requirements. If the President of The
Real Estate Board

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of New York, Inc. shall refuse to appoint such referee or if The Real Estate
Board of New York, Inc. shall then no longer be in existence, either party
hereto on behalf of both, may apply to the Supreme Court in the County of New
York for the appointment of such referee, and the other party shall not raise
any question as to the Court's full power and jurisdiction to entertain the
application and make such appointment. The referee's sole discretion in
determining the matter shall be limited to selecting one of the Original
Determinations submitted by the parties hereto during the applicable Exchange
Period. In other words, the referee cannot submit an independent valuation of
his own but must determine the matter solely on which of the Original
Determinations submitted by each of the parties hereto during the applicable
Exchange Period more closely conforms with his or her valuation of the fair
market rent for the applicable Computation Period. The referee's decision,
determined as provided in this Article 30 shall be conclusive and binding on the
parties, shall constitute an "award" by the referee within the meaning of the
American Arbitration Association rules and applicable laws and judgments may be
entered and enforced thereon upon the application of either party to the Supreme
Court of the County of New York. Each party shall pay its own fees and expenses
relating to the engagement of its respective appraisers, counsels and experts,
and each party shall pay one-half (1/2) of the fees and expenses of the referee
and, if applicable, the fees and expenses of The Real Estate Board of New York,
Inc. in appointing the referee and the fees and expenses involved should either
party make application for an order of Judgment for or by the Supreme Court of
the Court of New York in connection with the referee's award.

            Section 30.3. In the event the computation of the fair market rent
under this Article 30 is not determined until after the applicable Computation
Date, Tenant shall continue paying the Minimum Rent that had been payable during
the last twelve (12) months prior to the applicable Computation Date, and at
such time as the Minimum Rent is determined, (i) the Minimum Rent shall be
retroactively adjusted to the applicable Computation Date, (ii) the parties
shall (within ten (10) days of written demand made by one or the other for a
reconciliation of the Minimum Rent paid by Tenant for the period commencing on
the applicable Computation Date through the date preceding the date Tenant
commences the payment of the Minimum Rent in the recomputed amount, the "Interim
Period") reconcile the amount paid by Tenant for the Interim Period, and if
Tenant shall have overpaid for the Interim Period, Landlord shall credit the
overage to the next payment of Minimum Rent payable under this Lease (provided
that if such overpayment exceeds one (1) month's payment of Minimum as so
recomputed, Landlord shall, within ten (10) business days after such
reconciliation, pay to Tenant the amount of such overage), and if Tenant shall
have underpaid such amount, Tenant shall within ten (10) business days pay the
deficiency to Landlord and (iii) commencing on the first day of the month
following the month in which the reconciliation referred to in the preceding
clause (ii) of this Section 30.3 was made, Tenant shall start making monthly
installments of Minimum Rent in the recomputed amount.

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                                   ARTICLE 31

                         NAME OF SOUTH BUILDING; SIGNAGE

            Section 31.1. Subject to the provisions of this Article and to
compliance with all Legal Requirements, then, for so long as no Default shall
exist under this Lease after notice and the expiration of the applicable cure
period, Tenant shall have the following rights to name the South Building:

                  (a) the South Building may be designated as the "Credit Suisse
First Boston Building" or the name of any successor by merger, consolidation or
sale of assets to Credit Suisse First Boston (USA), Inc. or any derivation of
such name(s); provided, the South Building may be designated with only one such
name at any one time.

                  (b) If, in accordance with the provisions of Article 14
hereof, this Lease shall be assigned or a portion of the Demised Premises
exceeding six hundred thousand (600,000) rentable square feet shall be sublet
for the balance of the Term, the South Building may be designated by the name of
such assignee or subtenant, as the case may be, only if all of the following
conditions are satisfied: (a) such assignee or subtenant shall be an Investment
Grade Entity, as defined in Section 31.1(c) hereof, (b) such assignee or
subtenant is in actual occupancy of at least six hundred thousand (600,000)
rentable square feet, (c) Landlord's prior consent to such name shall have been
obtained in writing, which consent shall not be unreasonably withheld or
delayed. Landlord shall not be deemed unreasonable if it withholds its consent
because: (i) in Landlord's reasonable judgment, the reputation, character or
business of such assignee or subtenant is below the standard of business
entities for whom First-Class Office Buildings are customarily named, or (ii)
such assignee or subtenant is generally recognized as a Competitor (as defined
in Section 14.4 hereof) of Landlord. Any dispute between Landlord and Tenant
regarding whether or not the foregoing conditions have been satisfied shall be
resolved by arbitration in accordance with Article 21 hereof.

                  (c) The term "Investment Grade Entity" shall mean an entity
(A) which has been assigned a Standard & Poor's Long-term Corporate Credit
Rating of BBB- or better or which has been assigned a Moody's Investors Service
Long Term Corporate Credit Rating of Baa3 or better (it being agreed that
"Long-term" means, with respect to any obligation as of a particular date, that
such obligation matures not less than ten (10) years from such date), and (B)
which is not on Standard & Poor's Credit Watch list or Moody's negative watch
list. If either or both Moody's or Standard & Poor's cease issuing such
ratings, then a successor rating agency of comparable stature to Moody's or
Standard & Poor's shall be substituted in its or their place.

            Section 31.2. The rights of Tenant set forth in Section 31.1 hereof
apply exclusively to the South Building, and nothing contained in the foregoing
provisions of Section 31.1 hereof shall give Tenant any rights whatsoever to
name the Tower. The Tower shall continue to be called the "MetLife Tower" or any
other name that Landlord shall hereafter designate in accordance with the
provisions of Section 23.01 of the Takeback Sublease. In exercising its rights
under Section 31.1 hereof, Tenant shall not, without Landlord's prior consent,
not to be unreasonably withheld or delayed, include the Tower within the
description of

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the South Building as so named, including without limitation, references thereto
(whether visual or verbal) in any promotional or advertising material,
stationery or any other written or internet documentation promulgated by Tenant.
In no event shall the Building address be changed from One Madison Avenue, New
York, New York. Nothing contained in this Article 31 or anywhere else in this
Lease shall prevent or preclude Landlord from marketing the Building as the "One
Madison Avenue Building" or some other derivative making use of One Madison
Avenue as the address of the Building. Notwithstanding the foregoing, in the
event that the Takeback Sublease shall expire or sooner terminate during the
Term, the rights granted to Tenant under Sections 31.1 and 31.3 shall also apply
to the Tower if permitted by Legal Requirements and provided that granting such
rights to Tenant will not jeopardize or risk or cause the loss of the Building's
eligibility for abatement, deferral and/or reduction of taxes under the ICIP
Laws.

            Section 31.3. Provided that granting to Tenant the following rights
to install signage on the South Building and in the South Building Lobby will
not jeopardize or risk or cause the loss of the Building's status as a
"Certified Historic Structure" for the purposes of Tax Credits and eligibility
for abatement, deferral and/or reduction of taxes under the ICIP Laws, then, for
so long as no default shall exist under this Lease after notice and the
expiration of the applicable cure period, Tenant and any assignee or subtenant
of Tenant for whom the South Building shall be named pursuant to Section 31.1(b)
hereof (for so long as such assignee or subtenant shall occupy at least six
hundred thousand (600,000) rentable square feet) shall have the right to
install on the exterior walls of the South Building and in the South Building
Lobby signage plaques with the name of Tenant and/or identification symbol or
logo of Tenant, the design, lettering, colors, material composition and method
of affixation to be selected by Tenant but approved by Landlord, which approval
shall not be unreasonably withheld or delayed. The size, number and location of
such signage plaques shall be subject to Landlord's reasonable approval, and
shall be appropriate and in keeping with the operation of a First-Class Office
Building; provided, however that Landlord shall not be deemed unreasonable in
withholding its consent to any such signage if, in Landlord's reasonable
opinion, such signage shall interfere with or adversely impact on the Tower.

            Section 31.4. Tenant acknowledges that Landlord has etched
"Metropolitan Life Insurance Company" in various locations on the stone facade
of the South Building. Notwithstanding anything to the contrary contained
herein, Tenant shall not modify or remove such etchings for so long as MetLife
is the owner of the Building and/or the subtenant under the Takeback Sublease.

            Section 31.5. In connection with a permitted subletting of any of
the Retail Space pursuant to Article 14 hereof, Tenant shall be permitted to
allow exterior signage on the storefront of such Retail Space provided that all
such retail signage shall be uniform for the South Building and consistent with
an overall retail signage program for all of the Retail Space, the
specifications (i.e., the design, lettering, colors, material composition and
method of affixation) for which shall have been submitted to, and approved by,
Landlord, which approval shall not be unreasonably withheld or delayed.

                         94a (The next page will be 94b)
<PAGE>

            Section 31.6. Notwithstanding anything to the contrary contained
herein, Tenant must comply with the provisions of Section 9.6(c) prior to
installing any signage permitted under this Article 31.

                                   ARTICLE 32

                               ROOF INSTALLATIONS

            Section 32.1. Subject to Tenant's compliance with the terms and
provisions of this Lease, Tenant shall have the right to erect, operate, remove,
repair, replace and maintain microwave and satellite communications equipment or
antennae as well as emergency generators and condenser water towers (the "Roof
Installation") on the Roof Areas (as hereinafter defined) of the South Building,
provided (i) all Roof Installations shall be the personal property of Tenant or
anyone claiming through or under Tenant, and all Roof Installations (other than
condenser water towers) shall be removed by Tenant, at Tenant's sole cost and
expense, at the expiration or earlier termination of this Lease, and any
resulting damage to the Building and Building equipment shall be repaired at, or
prior to, the Expiration Date, (ii) the installation and use of the Roof
Installation would not (and does not) unreasonably interfere with use of the
Roof Areas by Landlord pursuant to the Takeback Sublease, (iii) all such
installations shall be a Voluntary Alteration subject to the provisions of
Article 9 hereof, and shall be installed and maintained in accordance with Legal
Requirements, and (iv) prior to installing, or permitting any installation of,
any such Roof Installation, Tenant shall obtain Landlord's prior consent thereto
which shall be withheld by Landlord only if, in Landlord's reasonable judgment,
the visual impact of such installation (considering the aggregate of all such
installations then existing on such Roof Areas) on occupants of the Tower or the
building at Eleven Madison Avenue, New York, New York is below the standard of a
First-Class Office Building. All roofing and waterproofing related to the
installation, repair, replacement and/or removal of the Roof Installation shall
be performed by Tenant, at Tenant's cost. No Roof Installation may be visible
from the ground unless such Roof Installation will not operate unless it is
placed in a location where it will be visible from the ground, in which event
(provided the same will not jeopardize or risk or cause loss of the Building's
status as a "Certified Historic Structure" for purposes of Tax Credits and the
Building's eligibility for abatement, deferral and/or reduction of taxes under
ICIP Laws) it may be placed in a location on the Roof Areas of the Building,
mutually and reasonably determined by Landlord and Tenant, which permits such
Roof Installation to operate and minimizes its visibility from the ground. For
the purposes hereof, "Roof Areas" shall mean the available roof space on the
roofs above the 11th through 16th floors of the South Building, but shall in no
event include the roof above the 10th floor of the South Building (i.e., the
11th floor setback) for so long as any portion of the 11th floor shall be
occupied by Landlord as subtenant under the Takeback Sublease or anyone claiming
under or through Landlord as subtenant under the Takeback Sublease. Tenant shall
comply and remain in compliance with the FCC OET65 Rule.

            Section 32.2. The right to install and operate antennae,
communications dishes or other equipment on the Roof Areas shall be on a first
come, first served basis. The use of the aggregate amount of Roof Areas shall be
allocated between Landlord and Tenant proportionate to the aggregate amount of
space leased in the Building by each of Landlord and Tenant respectively. Tenant
shall not install or operate or permit anyone claiming by, through or under

                         94b (The next page will be 95)
<PAGE>

Tenant to install or operate antennae, communications dishes or other equipment
on the Roof Areas which will unreasonably interfere with the use or operation
(including the reception and transmission of signals to and from the same) of
other then existing antennae or communications dishes on the Roof Areas or other
then existing roof installations of Landlord pursuant to the Takeback Sublease
for similar purposes. Notwithstanding anything set forth in the Takeback
Sublease, Landlord shall not install or operate or permit anyone claiming by,
through or under Landlord to install or operate antennae, communications dishes
or other equipment on the Roof Areas which will unreasonably interfere with the
use or operation (including the reception and transmission of signals to and
from the same) of other then existing antennae or communications dishes on the
Roof Areas or other then existing roof installations of Tenant.

            Section 32.3. Subject to the provisions of this Article 32, Tenant
shall have the right to transfer or resell the use of, or the rights to the use,
the microwave and satellite communications equipment or antennae included in the
Roof Installations, including the granting of any licensing or other rights, and
in such event, any such transaction shall be deemed a sublease as to which all
of the provisions of Article 14 hereof, including without limitation, the profit
splitting provisions set forth in Section 14.4 hereof, shall apply except that
Landlord shall have no recapture right as set forth in Section 14.3 hereof. For
purposes of calculating Profit, there shall be allocated to the Roof Areas no
portion of the Minimum Rent. Notwithstanding anything to the contrary in the
foregoing sentence, Tenant shall not be permitted to enter into any such
transfer or resale with an entity who is a Competitor of Landlord on the date
the transaction is consummated.

            Section 32.4. Notwithstanding anything to the contrary contained
herein, Tenant must comply with the provisions of Section 9.6(c) prior to
installing any Roof Installations permitted under this Article 32.

            IN WITNESS WHEREOF, the parties hereto have duly executed this
instrument.

                                  METROPOLITAN LIFE INSURANCE COMPANY. Landlord

                                  By: /s/ W. Mark Kenney
                                      -----------------------------
                                              W. Mark Kenney
                                         Assistant Vice President

                                  CREDIT SUISSE FIRST BOSTON(USA), INC., Tenant

                                  By: /s/ Anthony F. Daddino
                                      -----------------------------
                                             Anthony F. Daddino
                                       Chief Administrative Officer

                                       95<PAGE>

                                                                   Exhibit 10.38

================================================================================

                     CREDIT SUISSE FIRST BOSTON (USA), INC.

                                   Sublandlord

                                       and

                       METROPOLITAN LIFE INSURANCE COMPANY

                                    Subtenant

                                    --------

                                    SUBLEASE

                                    --------

                         Dated: as of February 22, 2001

                     One Madison Avenue, New York, New York

================================================================================
<PAGE>

                                TABLE OF CONTENTS

                                                                            Page
                                                                            ----

ARTICLE 1 PREMISES, TERM, RENT ............................................    1

ARTICLE 2 ACCEPTANCE OF SUBLEASE PREMISES .................................    4

ARTICLE 4 SERVICES ........................................................    4

ARTICLE 5 OPERATING EXPENSES ..............................................   10

ARTICLE 6 TAXES ...........................................................   18

ARTICLE 7 REPAIRS .........................................................   23

ARTICLE 8 REQUIREMENTS OF LAW .............................................   25

ARTICLE 9 PROPERTY--LOSS, DAMAGE, REIMBURSEMENT ...........................   26

ARTICLE 10 ACCESS .........................................................   30

ARTICLE 11 RULES AND REGULATIONS ..........................................   31

ARTICLE 12 INABILITY TO PERFORM ...........................................   32

ARTICLE 13 ASSIGNMENT; SUBLETTING .........................................   32

ARTICLE 14 ALTERATIONS AND INSTALLMENTS ...................................   40

ARTICLE 15 DESTRUCTION--FIRE OR OTHER CAUSE ...............................   45

ARTICLE 16 CONDEMNATION ...................................................   47

ARTICLE 17 CONDITIONAL LIMITATIONS; SUBTENANT'S DEFAULTS; REMEDIES ........   49

ARTICLE 18 ELECTRIC .......................................................   52

ARTICLE 19 RENEWAL OPTIONS ................................................   54

ARTICLE 20 SUBTENANT'S RIGHT TO PERFORM SUBLANDLORD'S OBLIGATIONS .........   55

ARTICLE 21 HAZARDOUS MATERIAL .............................................   56

ARTICLE 22 INDEMNITY ......................................................   58

ARTICLE 23 NAME OF TOWER; SIGNAGE .........................................   59

ARTICLE 24 ROOF INSTALLATIONS .............................................   60

ARTICLE 25 INTENTIONALLY OMITTED ..........................................   63

ARTICLE 26 NOTICES ........................................................   63
<PAGE>

ARTICLE 27 BROKER .........................................................   63

ARTICLE 28 MECHANIC'S LIENS ...............................................   64

ARTICLE 28 MISCELLANEOUS ..................................................   64

ARTICLE 29 INCORPORATED TERMS .............................................   65

                                       2
<PAGE>

                             INDEX OF DEFINED TERMS

ADA .......................................................................   25
Additional Rent ...........................................................    4
Alterations ...............................................................   40
Area Calculations -- South Building .......................................    1
Area Calculations -- Tower ................................................    1
Building ..................................................................    1
Building Systems ..........................................................   24
Business Associates .......................................................   33
Business Hours ............................................................    5
Claimed Abatement .........................................................    3
Common Areas ..............................................................   10
Cost Savings ..............................................................   11
CSFB ......................................................................   46
Cut-Off Date ..............................................................   17
Damage Date ...............................................................   45
Dedicated Elevators .......................................................    6
Default ...................................................................   49
Demised Premises ..........................................................    1
Executive Dedicated Elevators .............................................    6
Exercise Notice ...........................................................   55
Expenses ..................................................................    8
Extension Term ............................................................   54
Extension Terms ...........................................................   54
First Extension Term ......................................................   54
Interim Leaseback Space ...................................................    2
Leaseback Space ...........................................................    1
Long-Term Leaseback Space .................................................    2
Material Alteration .......................................................   40
Material Alterations ......................................................   40
MetLife Tower .............................................................   59
Minimum Rent ..............................................................    2
Monetary Default ..........................................................   49
Operating Expenses ........................................................   10
Operating Payment .........................................................   15
Operating Statement .......................................................   14
Operating Year ............................................................   14
Overlandlord ..............................................................    1
Overlease .................................................................    1
Partial Restoration .......................................................   48
Partially Untenantable ....................................................   32
Profit ....................................................................   35
Proposed Sublease Commencement Date .......................................   34
Proposed Sublet Term ......................................................   33
Recapture Offer Notice ....................................................   33
Records ...................................................................   17
Reminder Notice ...........................................................   55
Renewal Option Space ......................................................   55
Rent ......................................................................    4
Rent Concession Period ....................................................    3
Roof Installation .........................................................   60
Rules and Regulations .....................................................   31

                                       3
<PAGE>

Second Alterations Request ................................................34,62
Second Extension Term .....................................................   54
Services ..................................................................    4
South Building ............................................................    1
Sublandlord ...............................................................    1
Sublandlord Extension Notice ..............................................   46
Sublandlord's Dedicated Elevator ..........................................    7
Sublease ..................................................................    1
Sublease Commencement Date ................................................    2
Sublease Expiration Date
Sublease Rent Commencement Date ...........................................    3
Sublease Term .............................................................    2
Subtenant .................................................................    1
Subtenant Extension Notice ................................................   46
Subtenant's Amenities Proportionate Share .................................   19
Subtenant's Plans .........................................................   40
Subtenant's Proportionate Share ...........................................   18
Subtenant's Successor .....................................................   33
Subtenant's Transaction Costs .............................................   36
Subtenant's Systems .......................................................   23
Tax Payment ...............................................................   19
Tax Statement .............................................................   19
Tax Year ..................................................................   18
Taxes .....................................................................   18
Third Extension Term ......................................................   54
Total Cost ................................................................   36
Total Income ..............................................................   36
Tower .....................................................................    1
Wholly Untenantable .......................................................   32

                                       4
<PAGE>

                                    SUBLEASE
                                     BETWEEN
                           CREDIT SUISSE FIRST BOSTON
                            (USA), INC., SUBLANDLORD
                                       AND
                           METROPOLITAN LIFE INSURANCE
                               COMPANY, SUBTENANT

            This SUBLEASE (this "Sublease") made as of the 22nd day of February,
2001, by and between CREDIT SUISSE FIRST BOSTON (USA), INC., a Delaware
corporation, having an office at Eleven Madison Avenue, New York, New York 100
10-3629 ("Sublandlord") and METROPOLITAN LIFE INSURANCE COMPANY, a New York
corporation, having an office at One Madison Avenue, New York, New York 10010
("Subtenant").

                               W I T N E S S E T H

            A. By lease dated of even date herewith (the "Overlease"),
Subtenant, as landlord (sometimes hereinafter called "Overlandlord") leased to
Sublandlord the entire land and building (collectively, the "Demised Premises")
known as One Madison Avenue, New York, New York in accordance with the terms of
the Overlease. The building located at One Madison Avenue is hereinafter called
the "Building", and is composed of two portions defined in the Overlease as the
"South Building" and the "Tower". A copy of the Overlease is annexed hereto as
Exhibit "A".

            B. The Overlandlord, as Subtenant, desires to sublease back portions
of the South Building and the Tower on terms and conditions contained in this
Sublease.

            C. Any capitalized term not defined in this Sublease shall have the
same meaning given to such term in the Overlease.

            NOW, THEREFORE, in consideration of the mutual covenants and
agreements hereinafter contained, it is hereby agreed as follows:

                                    ARTICLE 1

                              PREMISES, TERM, RENT

            Section 1.01 Subleased Premises; Term.

                  (a) Sublandlord hereby leases to Subtenant and Subtenant
hereby hires from Sublandlord the following premises (collectively, the
"Leaseback Space"):

                        (i) the entire eleventh (11th) floor (including the
                  exclusive use of the 11th floor setback as to which no portion
                  of Rent shall be allocable) of the South Building and the
                  entire lobby, the entire second (2nd) floor, and the entire
                  tenth (10th) through and including the forty-first (41st)
                  floors of the Tower, all as shown on the floor plans included
                  in the HLW Report as "Area Calculations - South Building" and
                  "Area Calculations - Tower," and

<PAGE>

                  the portion of concourse level B-2 of the Tower, depicted in
                  the HLW Report by the color blue as the useable area and the
                  portion of the South Building lobby shown hatched on the floor
                  plan annexed hereto as Schedule A. The foregoing premises are
                  called the "Long-Term Leaseback Space". Sublandlord and
                  Subtenant hereby agree that for purposes of this Sublease, the
                  Long-Term Leaseback Space shall be deemed to contain 270,670
                  rentable square feet. Annexed hereto as Schedule B is a list
                  of the rentable square footages allocable to each floor or
                  portion of a floor of the Long-Term Leaseback Space, and

                        (ii) the portions of the Demised Premises for which, as
                  of the Sublease Commencement Date, the Space Delivery Date
                  shall not have occurred pursuant to the Overlease. The
                  premises described in this clause (ii) are called the "Interim
                  Leaseback Space." Sublandlord and Subtenant hereby agree that
                  for purposes of this Sublease the Interim Leaseback Space
                  shall be deemed to contain the rentable square footages
                  allocable thereto from time to time, as shown on Schedules B-I
                  and B-2 to the Overlease which list the rentable square
                  footages allocable to each floor or portion of a floor of the
                  Demised Premises.

                  (b) The term (the "Sublease Term") of this Sublease shall
commence on January 1, 2002 (the "Sublease Commencement Date") and shall end on
December 30, 2020 (the "Sublease Expiration Date") subject to Subtenant's
renewal options set forth in Article 19 hereof. Notwithstanding the foregoing,
the Sublease Term with respect to the Interim Leaseback Space shall end as
portions of the Interim Leaseback Space are delivered to Sublandlord pursuant to
and in accordance with Article 2 of the Overlease, and accordingly the Sublease
Expiration Date with respect to each such portion of the Interim Leaseback Space
shall occur on the day preceding the Space Delivery Date applicable to such
portion.

            Section 1.02 Minimum Rent. Subject to Section 1.03 below, Subtenant
shall pay "Minimum Rent" with respect only to the Long-Term Leaseback Space as
follows (it being expressly agreed that no Minimum Rent shall be payable with
respect to the Interim Leaseback Space).

                  (a) During the period commencing on the expiration of the Rent
Concession Period, as defined in Section 1.03 hereof, and ending on the day
preceding the fifth (5th) anniversary of the Net Rent Base Increase Date, an
annual amount determined by the product of Forty and no/100 ($40.00) Dollars per
annum multiplied by 270,670 rentable square feet, which is equal to Ten Million
Eight Hundred Twenty-Six Thousand Eight Hundred and no/l00 Dollars
($10,826,800);

                  (b) During the period commencing on the fifth (5th)
anniversary of the Net Rent Base Increase Date and ending on the day preceding
the tenth (10th) anniversary of the Net Rent Base Increase Date, an annual
amount determined by the product of Forty-Five and no/100 ($45.00) Dollars per
annum multiplied by 270,670 rentable square feet, which is equal to Twelve
Million One Hundred Eighty Thousand One Hundred Fifty and no/l00 Dollars
($12,180,150);

                                       2
<PAGE>

                  (c) During the period commencing on the tenth (10th)
anniversary of the Net Rent Base Increase Date and ending on the day preceding
the fifteenth (15th) anniversary of the Net Rent Base Increase Date, an annual
amount determined by the product of Fifty and no/l00 ($50.00) Dollars per annum
multiplied by 270,670 rentable square feet, which is equal to Thirteen Million
Five Hundred Thirty-Three Thousand Five Hundred and no/l00 Dollars
($13,533,500); and

                  (d) During the period commencing on the fifteenth (15th)
anniversary of the Net Rent Base Increase Date and ending on the Sublease
Expiration Date, an annual amount determined by the product of Fifty-Five and
no/100 ($55.00) Dollars per annum multiplied by 270,670 rentable square feet,
which is equal to Fourteen Million Eight Hundred Eighty-Six Thousand Eight
Hundred Fifty and no/100 Dollars ($14,886,850).

Payments of Minimum Rent shall be in equal monthly installments, in advance in
lawful money of the United States of America, which shall be paid by check,
subject to collection, and shall be paid to Sublandlord without notice or demand
at the address indicated above or to such other person or at such other place as
Sublandlord may designate in writing from time to time. At Sublandlord's or
Subtenant's option such payments shall be made by wire transfer of immediately
available Federal funds to such account as Sublandlord shall designate in
writing to Subtenant from time to time. Provided that there is not then a
Claimed Abatement (as defined below) in effect, Sublandlord shall, in
satisfaction of Subtenant's obligation to pay Minimum Rent hereunder, on the
first day of each month, credit the amount of Minimum Rent due from Subtenant
hereunder for such month against the Sublandlord's concurrent obligation to pay
Minimum Rent under the Overlease. In the event that Subtenant shall deliver to
Sublandlord a written notice stating (x) that Subtenant is entitled to an
abatement of Minimum Rent pursuant to this Sublease and referencing the Section
of this Sublease pursuant to which Subtenant is claiming such abatement, (y) the
amount of abatement (the "Claimed Abatement") to which Subtenant is claiming it
is entitled and (z) the period during which such abatement is or will be in
effect, Sublandlord shall credit against Sublandlord's obligation to pay Minimum
Rent under the Overlease only that portion (if any) of the Minimum Rent payable
by Subtenant hereunder in excess of the Claimed Abatement.

No payment by Subtenant or receipt by Sublandlord of a lesser amount than the
Minimum Rent therein specified, nor any endorsement or statement on any check or
letter accompanying such check shall be deemed an accord and satisfaction, and
Sublandlord may accept such check or payment without prejudice to Sublandlord's
right to recover the balance of such Minimum Rent or pursue any other remedy in
this Sublease provided. In the event Subtenant's obligation to pay Minimum Rent
commences on a date other than the first day of a calendar month or ends on a
date other than the last day of a calendar month, the same shall be pro-rated.

            Section 1.03 Rent Concession Period. The Subtenant shall not be
obligated to pay Minimum Rent for the Long-Term Leaseback Space during the Rent
Concession Period. The term "Rent Concession Period" shall mean the 150-day
period that begins on the Sublease Commencement Date and ends one hundred
forty-nine (149) days thereafter. Minimum Rent for the Long-Term Leaseback Space
shall commence on the day after the expiration of the Rent Concession Period
(the "Sublease Rent Commencement Date").

            Section 1.04 Additional Rent. All sums of money, costs, expenses,
charges, interest, or fees of every kind or amount whatsoever, other than
Minimum Rent, which Subtenant

                                       3
<PAGE>

has assumed or agreed to pay to Sublandlord, or which otherwise may become due
and payable by Subtenant, under this Sublease are hereinafter called "Additional
Rent." Minimum Rent and Additional Rent are sometimes hereinafter collectively
called "Rent."

            Section 1.05 Late Charge. If Subtenant shall fail to pay when due
any installment or payment of Additional Rent or any portion thereof for a
period of five (5) days after such installment or payment shall have become due,
Subtenant shall pay interest thereon at a rate equal to the Interest Rate from
the date when such installment or payment shall have become due to the date of
the payment thereof, and such interest shall be deemed Additional Rent. The
provisions of this Section 1 .05 are in addition to all other remedies available
to Sublandlord for nonpayment of Additional Rent. In no event shall the
provisions of this Section 1.05 be applicable to the payment or failure to pay
any installment of Minimum Rent by Subtenant.

                                    ARTICLE 2

                         ACCEPTANCE OF SUBLEASE PREMISES

            Section 2.01 As is Condition. Subtenant is the current occupant of
the Leaseback Space and is aware of the physical condition thereof, and agrees
to take the same "as is," in its current condition and state of repair, with the
understanding that there shall be no obligation on the part of Sublandlord to
perform any work, supply any materials or incur any expense whatsoever in
connection with the preparation of the Leaseback Space for Subtenant's occupancy
thereof.

                                    ARTICLE 3

                                       USE

            Section 3.01 Use. Subtenant agrees that the Leaseback Space shall be
occupied in accordance with Article 6 of the Overlease, including, without
limitation, the rentable areas of the Tower located on the lobby level and/or
the second (2nd) floor and/or the portion of the concourse level B-2 included in
the Leaseback Space (which areas represent the space that may be used as retail
space by Subtenant).

                                    ARTICLE 4

                                    SERVICES

            Section 4.01 Services. Sublandlord shall at all times operate and
maintain the Building in accordance with the standards that are customarily
followed in the operation and maintenance of First-Class Office Buildings and
shall provide the specific facilities, utilities and services set forth in this
Article 4 (the "Services"). Subtenant and Subtenant's employees, agents and
permitted guests shall have access to the Leaseback Space on a 24 hour per day
basis, 365 days per year.

            Section 4.02 Cleaning. Subtenant, at its expense, shall contract
directly with a company to provide cleaning services for the Leaseback Space in
accordance with the standards of First-Class Office Buildings and Subtenant
acknowledges that Subtenant is responsible, at

                                       4
<PAGE>

Subtenant's expense, for its own rubbish removal. Sublandlord shall provide an
area in the loading dock for storage and pick-up of Subtenant's rubbish.
Sublandlord shall provide cleaning services with respect to the loading docks,
sidewalks, plazas and entryways adjoining the Building (including snow removal),
and the common areas of the Building not exclusively servicing the Leaseback
Space, all in accordance with the standards of First-Class Office Buildings.
Sublandlord shall not be required or obligated to provide any cleaning services
to the Leaseback Space or any floor on which Subtenant is the sole tenant or to
any area that is exclusively used by, or is exclusively available to, Subtenant.

            Section 4.03 HVAC.

                  (a) Subject to Section 10.7 of the Overlease, Sublandlord
shall furnish air conditioning, ventilation and heat (i) to the common areas of
the Building, including without limitation the Building lobby to the extent that
such areas would customarily be provided with such services and (ii) to the
Leaseback Space, during the hours between 8:00 A.M. and 6:00 P.M. on Business
Days (herein referred to as "Business Hours"), subject to all Legal Requirements
and in accordance with the Drawings and Specifications for HVAC, which are
attached hereto as Schedule C.

                  (b) Subtenant agrees to keep and cause to be kept closed all
the windows in the Leaseback Space at all times, and Subtenant agrees to
cooperate fully with Sublandlord and to abide by all the regulations and
requirements which Sublandlord may reasonably adopt for the proper functioning
and protection of the Building Systems.

                  (c) If Subtenant shall request any of the services required to
be provided by Sublandlord to the Leaseback Space pursuant to this Section 4.03
on one or more floors of the Leaseback Space (other than the Mechanical Space)
outside of Business Hours, Sublandlord shall furnish the same to the floor or
floors in question upon advance notice from Subtenant, given prior to 3:00 P.M.
on the day, Monday through Friday, on which such service is required, and given
prior to 3:00 P.M. on the Friday before any Saturday or Sunday or on the last
Business Day (but excluding Saturday) before any legal holiday on which service
is required. Subtenant, in lieu of providing daily requests for overtime or
above-standard service, may, at its option and from time to time, furnish
Sublandlord with a standing order, which order shall stay in effect until
Subtenant notifies Sublandlord in writing of any change to or revocation of such
standing order, which notice of change or revocation must be given to
Sublandlord prior to the required times provided in the preceding sentence of
this Section 4.03(c). Notwithstanding anything to the contrary contained in this
Section 4.03(c), to the extent any Subtenant daily notice has not been given
prior to the requisite times provided in this Section 4.03(c), Sublandlord
shall, nevertheless, use its reasonable efforts to provide such service as
timely as reasonably practical.

                  (d) Subtenant shall sign such service order forms or vouchers
as Sublandlord shall require to monitor the request or bill for such services.

                  (e) If the heating, ventilating or conditioned air being
delivered by Sublandlord to the Leaseback Space (other than the mechanical
space) is capable of meeting the design conditions required under this Section
4.03, but the temperature, humidity, and/or supply air in the Leaseback Space
(other than the mechanical space) does not meet such design conditions

                                       5
<PAGE>

because (x) the design or configuration of the heating, ventilation and
air-conditioning system designed to service the Leaseback Space was not
adequately designed or configured, or (y) any arrangement of the Subtenant's
partitioning or raised flooring interferes with the proper and efficient
operation of the aforesaid heating, ventilation and air conditioning system,
then Sublandlord shall not be responsible for deficiencies in meeting such
design conditions or performance criteria.

                  (f) Subtenant shall be entitled to Subtenant's Proportionate
Share of the 500 tons of condenser water in the Building and Sublandlord agrees
to reserve Subtenant's Proportionate Share for the operation of Subtenant's
supplemental air conditioning units servicing the Leaseback Space. Subtenant
shall advise Sublandlord by no later than May 1, 2002 of the amount of condenser
water Subtenant shall thereafter need for its supplemental condenser water
requirements. Prior to the date that Subtenant advises Sublandlord of the amount
of air conditioning required, Sublandlord shall reserve Subtenant's
Proportionate Share of the condenser water. If Subtenant fails to advise
Sublandlord of the amount of condenser water to reserve for Subtenant by May 1,
2002, Subtenant shall be deemed to reserve the Subtenant's Proportionate Share
thereof. Subtenant shall pay Sublandlord's Expenses for the amount of condenser
water reserved. whether or not actually used.

            Section 4.04 Elevators (a) Subtenant shall, at all times during
Business Hours of Business Days, have direct access to and use of the Building
freight elevators and the loading dock area on a first come, first served,
equitable basis (recognizing that the loading dock must be available for both
parties during Business Hours). Freight elevator service and use of the
Building's loading dock shall also be provided to the Leaseback Space on a
reserved basis at all other times.

                  (b) Sublandlord, at its expense, shall provide non-exclusive
passenger elevator service to each floor of the Leaseback Space twenty-four (24)
hours per day, seven (7) days per week, it being agreed that Sublandlord may
reasonably reduce the number of elevator cars in operation at times other than
during Business Hours.

                  (c) Sublandlord shall dedicate the two (2) passenger elevators
in the South Building identified on Schedule D hereto for Subtenant's sole and
exclusive use to the 11th floor and the 12th floor (the "Executive Dedicated
Elevators"). Sublandlord shall program and reprogram the Executive Dedicated
Elevators in accordance with Subtenant's reasonable requirements, at Subtenant's
Expense. Further, Subtenant shall, at its sole cost and expense, be entitled to
install, maintain, replace and use a key or card entry system to the Executive
Dedicated Elevators provided Subtenant provides Sublandlord with a reasonable
number of entry keys or cards, as the case may be. Sublandlord shall provide
Subtenant with access from the parking area where Subtenant has a designated
parking spot to the Executive Dedicated Elevators. In the event Subtenant is no
longer subleasing any portion of the 11th floor, Sublandlord will not be
required to provide the Executive Dedicated Elevators.

                  (d) Sublandlord shall dedicate five (5) of the six (6)
passenger elevators servicing the Tower for Subtenant's sole and exclusive use
(the "Dedicated Elevators") twenty-four (24) hours per day, seven (7) days per
week. Sublandlord shall program and reprogram the Dedicated Elevators in
accordance with Subtenant's reasonable requirements, at Subtenant's Expense.
Further, Subtenant shall, at its sole cost and expense, be entitled to install,
maintain, replace and use a key or card entry system to the Dedicated Elevators;
provided Subtenant at all

                                       6
<PAGE>

times furnishes Sublandlord with a reasonable number keys or cards, as the case
may be. The sixth (6th) passenger elevator in the Tower, which is identified as
the southeast elevator ("Sublandlord's Dedicated Elevator"), shall be designated
for the sole and exclusive use of Sublandlord (twenty-four (24) hours per day,
seven (7) days per week) and shall be programmed to service only the third (3rd)
through the ninth (9th) floors of the Tower. Sublandlord shall access
Sublandlord's Dedicated Elevator solely through the South Building. Sublandlord
and Subtenant, during the course of the next ninety (90) days, shall discuss the
responsibility for and coordinate the access, security, maintenance and general
operations for both the Tower lobby and the South Building lobby (the "Lobby
Security and Operations") and the allocation of costs therefor. The parties will
amend this Sublease and the Shared Services Agreement to reflect their
agreements with respect to the allocation of responsibility and costs for the
Lobby Security and Operations. In the event that the parties are unable to come
to an agreement with respect to responsibility for the Lobby Security Operations
and the allocation of costs therefor within the ninety (90) day period provided
for above, such dispute shall be resolved in accordance with Article 8 of the
Shared Services Agreement. Notwithstanding anything to the contrary in the
foregoing, during any Extension Term in which Subtenant shall not have extended
the term of this Sublease for all of the 10th through 41St floors of the Tower
and the 2nd floor of the Tower (unless such 2nd floor shall have been recaptured
by Sublandlord pursuant to Article 13 hereof), all six of the passenger
elevators servicing the Tower shall be for the non-exclusive use of all
occupants of the Tower (and the exclusive use of the Dedicated Elevators and
Sublandlord's Dedicated Elevator shall no longer be in effect).

                  (e) Sublandlord and Subtenant, during the next ninety (90)
days from the date hereof, shall work together to determine, (i) whether it is
feasible to allow Sublandlord to have access to the Tower lobby for
Sublandlord's access to its demised premises in the Tower, (ii) the security
measures to be implemented in the event Sublandlord may have access to the Tower
lobby, and (iii) the allocation of the costs associated with Sublandlord's use
of the Tower lobby and the security to be provided therein. In the event that
Sublandlord and Subtenant shall not reach an agreement with respect to any one
of the foregoing items, such disputed matter shall be resolved in accordance
with the dispute mechanism set forth in Article 8 of the Shared Services
Agreement.

            Section 4.05 Subject to the provisions of Article 12 hereof,
Sublandlord reserves the right to stop services on the heating, ventilating and
air-conditioning, elevator, plumbing, fire safety, life protection and
electrical systems and any other system serving the Building when necessary, in
the reasonable judgment of Sublandlord, for reason of accident or emergency or
for repairs, alterations, replacements or improvements, provided that (except in
case of accident or emergency), Sublandlord will give reasonable advance notice
to Subtenant, if possible, of any such stoppage and, if ascertainable, its
estimated duration, will reasonably cooperate with Subtenant, if possible, in
scheduling any such stoppage, and will proceed diligently with the work
necessary to resume such service as promptly as possible and in a manner so as
to minimize interference with Subtenant's use and enjoyment of the Leaseback
Space.

            Section 4.06 Sublandlord will, through vertical plumbing risers in
the Building, supply Subtenant with (i) an adequate quantity of warm and cool
water for (a) lavatory, cleaning and drinking purposes, and (b) pantry purposes,
provided that there is no more than one (I) pantry per floor of the Leaseback
Space consuming not more than three (3) gallons per minute per pantry, and such
pantry consists of no more than a sink, a unit for brewing and dispensing coffee
and a refrigerator, and that the same are used by Subtenant for standard pantry
purposes in keeping with

                                       7
<PAGE>

a First-Class Office Building and (ii) a quantity of water for Subtenant's
sprinklers in the Leaseback Space which complies with Legal Requirements.

            Section 4.07 If Subtenant is permitted hereunder to and does have a
separate area for the preparation or consumption of food in the Leaseback Space,
Subtenant, at its expense, shall be responsible to arrange for the removal from
the Building of any refuse or rubbish from such area and the cost of employing
on a regular basis, a reputable exterminator to keep the Leaseback Space free
from vermin.

            Section 4.08 Subject to the provisions of Section 4.01 hereof,
Sublandlord will furnish security for the common areas of the Building, the
procedures for which and type of security systems and personnel involved shall
be subject to Sublandlord's reasonable judgment, it being understood and agreed
that Sublandlord shall have no obligation to provide any security services or
systems to the Leaseback Space or any floor on which Subtenant is the sole
Subtenant or to any area or system that is exclusively used by, or is
exclusively available to, Subtenant other than existing tap-in points to the
Building's main vertical sprinkler riser and existing class "E" life-safety
system on each floor of the Leaseback Space, at Subtenant's Expense. Subtenant
shall have the right to provide security to the Tower lobby and to restrict
access into the Tower lobby to only Subtenant's employees, agents and invitees.
Subtenant, at Subtenant's Expense, shall be allowed to interface its electronic
security and life safety systems with the Building's systems so that Subtenant
will be able to trigger the Building's (i) security alarms through its security
system (if the existing security system, as modified, is capable of handling the
same), and (ii) life safety system alarms through its life safety system (if the
existing life safety system, as modified, is capable of handling the same)
provided that Subtenant's Systems (and the interfacing of the same with the
Building's Systems) are compatible with, and do not materially adversely affect,
the Building's Systems.

            Section 4.09 Sublandlord shall maintain and provide electric
lighting service, air-conditioning and heating, as appropriate, for all common
areas of the Building in the manner and to the extent appropriate for a
First-Class Office Building.

            Section 4.10 Subtenant shall have the right to request that
Sublandlord lock-out certain floors of the Leaseback Space from being serviced
by the passenger and freight elevators and Sublandlord shall do so unless the
same cannot be reasonably accomplished.

            Section 4.11 Subject to Section 10.7 of the Overlease, at all times
Sublandlord shall provide and monitor a fire alarm system for the Building into
which the smoke detectors, fire alarms, strobes, speakers, pull-stations and
other related equipment installed by Subtenant and approved by Sublandlord
within the Leaseback Space required by code compliance will be connected.
Sublandlord's fire alarm contractor shall connect Subtenant's fire alarm devices
and program the Building fire alarm system to accept the same (provided that the
existing fire alarm system, as modified, is capable of handling the same).
Subtenant shall pay all Expenses of such contractor's charges for that work.

            Section 4.12 Subtenant shall pay the Expenses to Sublandlord as
Additional Rent, within thirty (30) days after Sublandlord's written demand
therefor, for overtime or above standard Building services which Sublandlord
supplies to Subtenant, at Subtenant's request, if any. and for the other items
noted in this Article 4 as a Subtenant's Expense. The term "Expenses" shall

                                       8
<PAGE>

mean the actual incremental cost and expense to the party in question of
providing the item in question, which costs shall include the cost of labor and
material to third parties, but shall not include any markup for any interest
carry, depreciation, Sublandlord's internal charge or overhead charge or, in the
case of Sublandlord, payments to the Building management agent for services
which are part of its regular management duties (i.e., without additional cost
to Sublandlord).

            Section 4.13 Sublandlord will, through the Building's steam risers
make steam available to the Leaseback Space for humidification, air handling and
kitchen use purposes. Subtenant may obtain such steam by tapping into the
Building's steam risers, at Subtenant's sole cost and expense, in locations to
be reasonably designated by Sublandlord. Subtenant shall pay for the cost of the
steam consumed by Subtenant, as measured by submeter(s) to be installed by
Subtenant at its sole cost and expense, at the rate Sublandlord pays for such
steam, together with Sublandlord's actual costs of causing the submeter(s) to be
read. Prior to Subtenant's use of the Building's steam, Subtenant shall install
a submeter to measure the steam consumed by Subtenant.

            Section 4.14 Subtenant may obtain gas for use in the Leaseback Space
directly from the public utility company servicing the Building, and will pay
for the cost of such service directly to such public utility company. Subtenant
shall tap into the Building's gas lines to obtain gas for the Leaseback Space
only in those locations reasonably designated by Sublandlord.

            Section 4.15 Subtenant shall have a non-exclusive right of direct
access (as reasonably specified by Sublandlord), at all times, through the B-i
concourse level between the Tower and the freight elevators in the South
Building. Subtenant shall have the right to use the ramp on the B-i concourse
level in connection with its use of the freight elevators.

            Section 4.16 Upon request by Subtenant, Sublandlord will use
reasonable efforts to provide to Subtenant a reasonable amount of area in the
Mechanical Space of the South Building. Subtenant shall be entitled to
Subtenant's Proportionate Share of the Mechanical Space of the Tower for
Subtenant's equipment and machinery. Subtenant shall have a right of access to
the aforesaid mechanical spaces to install, service and maintain Subtenant's
equipment and machinery. Subtenant's right of access shall be subject to such
reasonable rules and regulations as Sublandlord shall reasonably adopt, in
writing, and provided Subtenant is given reasonable notice thereof.

            Section 4.17 Sublandlord shall reserve, for Subtenant's sole and
exclusive use, one (1) parking space in the loading dock area. Use of the
parking space shall be a personal right of MetLife (as defined in the Overlease)
which may not be transferred to any other assignee of MetLife and shall continue
only so long as MetLife is an occupant of the Building.

            Section 4.18 Sublandlord shall provide access through the entrance
from the Tower lobby into the South Building lobby for access by Subtenant's
employees, agents and invitees to the 11th Floor, and the Common Facilities (as
defined in the Shared Services Agreement). The foregoing right shall be personal
to MetLife and shall continue only for so long as MetLife continues to be an
occupant of the Building.

            Section 4.19 Sublandlord shall permit Subtenant to use the
wheelchair accessible Madison Avenue entrance of the South Building for access
to the Tower lobby.

                                       9
<PAGE>

            Section 4.20 The shaftways in the Tower and the South Building shall
be reasonably apportioned between Sublandlord and Subtenant.

            Section 4.21 Subtenant shall have the right to install automated
teller machines operated by Subtenant in the Leaseback Space.

            Section 4.22 Subtenant shall be permitted to use the fire stairwells
between the floors of the Leaseback Space subject to Legal Requirements.

                                    ARTICLE 5

                               OPERATING EXPENSES

            Section 5.01 For the purposes of this Article 5:

                  (a) The term "Operating Expenses" shall mean all expenses of
each and every type and nature, foreseen and unforeseen, ordinary and
extraordinary paid or incurred (without duplication of an included item) by
Sublandlord in respect of the operation, repair, safety, management, security
and maintenance (including deferred maintenance) of the Demised Premises which
are necessary or appropriate for the operation of the Building as a First-Class
Office Building, but specifically excluding (or deducting as appropriate)
expenses incurred in connection with or arising from:

                        (i) Sublandlord's operation of the Building at a higher
                  standard than that being provided to Sublandlord on the date
                  of this Sublease pursuant to that certain Agreement of Lease
                  dated September 10, 1997 between Subtenant, as landlord, and
                  Credit Suisse First Boston Corporation, as tenant, for the
                  13th floor at 11 Madison Avenue, New York, New York;

                        (ii) Any lobby area of the Building (other than the cost
                  of providing air conditioning, ventilation and heat thereto);

                        (iii) Taxes;

                        (iv) Janitorial and cleaning services with respect to
                  any lobby area, any Mechanical Space, roof space or any other
                  space dedicated to Sublandlord as tenant under the Overlease
                  or to Subtenant hereunder, or any area of the Building denoted
                  as leaseable space in the HLW Report;

                        (v) Fees paid or payable for managing and/or operating
                  the Building in excess of the amount customarily charged by
                  highly reputable managing and/or operating firms providing
                  such services in First-Class Office Buildings;

                        (vi) Providing electricity to any Mechanical Space, roof
                  space or any other space dedicated to Sublandlord as tenant
                  under the Overlease or to Subtenant hereunder or to any area
                  of the Building denoted as leaseable space in the HLW Report;

                                       10
<PAGE>

                        (vii) The Bridge and the Tunnel;

                        (viii) Any Alteration which is a Reimbursable
                  Replacement or Reimbursable Structural Work under the
                  Overlease;

                        (ix) The portion of any Reimbursable Legal Requirement
                  Alteration which is reimburseable under Section 9.5 of the
                  Overlease;

                        (x) Any Reimbursable Legal Requirement Alteration which
                  pertains to a Legal Requirement which affects only leaseable
                  space other than the Leaseback Space;

                        (xi) Any Voluntary Alteration made by Sublandlord unless
                  such Voluntary Alteration results in a savings of, or
                  reduction in, Operating Expenses ("Cost Savings"); provided,
                  however, (i) the costs of such Voluntary Alteration shall only
                  be included in Operating Expenses in any Operating Year to the
                  extent of the annual amortization thereon calculated on a
                  straight-line basis over the useful life of such capital
                  improvement (as reasonably determined in accordance with
                  generally accepted accounting principles), together with
                  interest thereon at the Interest Rate and (ii) in no event
                  shall there in included in Operating Expenses for any
                  Operating Year an amount greater than the amount by which
                  Operating Expenses are reduced in such Operating Year due to
                  such Voluntary Alteration;

                        (xii) Any other capital improvement or replacement not
                  described in clauses (viii) through (xi) above made by
                  Sublandlord unless such capital improvement is (A) required by
                  a Legal Requirement other than a Legal Requirement which
                  affects only leaseable space other than the Leaseback Space;
                  provided, however, the costs of such capital improvement shall
                  only be included in Operating Expenses in any Operating Year
                  to the extent of the annual amortization thereon calculated on
                  a straight-line basis over the useful life of such capital
                  improvement (as reasonably determined in accordance with
                  generally accepted accounting principles), together with
                  interest thereon at the Interest Rate, or (B) results in a
                  Cost Savings in Operating Expenses; provided, however, (i) the
                  costs of such capital improvement shall only be included in
                  Operating Expenses in any Operating Year to the extent of the
                  annual amortization thereon calculated on a straight-line
                  basis over the useful life of such capital improvement (as
                  reasonably determined in accordance with generally accepted
                  accounting principles), together with interest thereon at the
                  Interest Rate and (ii) in no event shall there in included in
                  Operating Expenses for any Operating Year an amount greater
                  than the amount by which Operating Expenses are reduced in
                  such Operating Year due to such capital improvement;

                        (xiii) Any repairs (whether or not pursuant to Legal
                  Requirements) made solely for the benefit of leaseable space
                  other than the Leaseback Space;

                                       11
<PAGE>

                        (xiv) Any machinery, equipment or tools used (A) solely
                  within, or solely for the benefit of leaseable areas (other
                  than the Leaseback Space) or (B) in connection with any
                  Alteration or other capital improvement or replacement which
                  is excluded from Operating Expenses;

                        (xv) Premiums for any insurance carried by Sublandlord
                  other than (A) the insurance specified in Sections 7.1(a),
                  (b), (c), (d), (e), (f), (g) and (i) of the Overlease and (B)
                  the insurance specified in Section 7.1(h) of the Overlease to
                  the extent that such insurance relates to an Alteration which
                  is not excluded from Operating Expenses pursuant hereto;

                        (xvi) Professional and consulting fees, including legal
                  and accounting fees, not directly related to the operation of
                  the Demised Premises;

                        (xvii) Computer time, telephone, bookkeeping and other
                  expenses not directly related to the operation of the Demised
                  Premises;

                        (xviii) Security in any lobby area of the Building or
                  within any leaseable space;

                        (xix) Leasing or procuring subtenants for the Building,
                  including leasing commissions and advertising expenses, and
                  all legal, accounting and consultants, fees, disbursements and
                  expenses incurred in disputes with subtenants or enforcement
                  of subleases or entering into subleases or preparing space for
                  any subtenant;

                        (xx) Any items which are reimbursable to Sublandlord by
                  insurance, warranties or otherwise other than pursuant to
                  operating expense clauses similar to this Article 5;

                        (xxi) Charges for which Sublandlord is entitled to
                  reimbursement from Overlandlord or any subtenant, including
                  services rendered or performed directly for the account of
                  subtenants at such subtenants' cost or for which a separate
                  charge is made (other than pursuant to operating expense
                  clauses similar to this Article 5);

                        (xxii) Depreciation (provided, however, that such
                  exclusion of depreciation shall not affect the inclusion in
                  Operating Expenses of the amortized items required to be
                  amortized pursuant to the provisions of clauses (xi) and (xii)
                  of this Section 5.01(a));

                        (xxiii) Any debt incurred by Sublandlord, including,
                  without limitation, installments of principal and interest and
                  any other sum due and payable under any mortgage (provided
                  that the foregoing shall not exclude the costs of performing
                  any obligations under such mortgage if such costs are not
                  otherwise excluded under this Section 5.01), and any expenses
                  incurred in connection therewith;

                                       12
<PAGE>

                        (xxiv) Rent and other charges due and payable under the
                  Overlease (provided that the foregoing shall not exclude the
                  costs of performing any obligations under the Overlease if
                  such costs are not otherwise excluded under this Section
                  5.01);

                        (xxv) Any service or facility which is included in the
                  Shared Services Agreement;

                        (xxvi) Any repair or restoration required under Articles
                  15 and 16 of this Sublease;

                        (xxvii) The portion of any costs paid to a party related
                  to Sublandlord and included in Operating Expenses which is in
                  excess of the amount which would have been paid in the absence
                  of such relationship;

                        (xxviii) The costs of acquiring, maintaining, displaying
                  and insuring all sculptures, paintings and other works of art
                  in the Building (other than the costs of maintaining and
                  insuring the Works of Art);

                        (xxix) Lease payments for rented equipment, the cost of
                  which equipment if purchased would not be includable in
                  Operating Expenses;

                        (xxx) Income, franchise, capital stock, transfer,
                  inheritance, estate or gift taxes of Sublandlord;

                        (xxxi) Investigation, removal, enclosure or
                  encapsulation of asbestos or other Hazardous Material;

                        (xxxii) All employee wages, salaries and other labor
                  costs for personnel above the grade of building manager and
                  the portion of employee wages, salaries and other labor costs
                  attributable to time not spent in connection with the Building
                  or for items excludable from Operating Expenses (it being
                  agreed that items such as vacation time, sick days and such
                  other time off included in other labor costs shall not be
                  deemed to be "time not spent in connection with the Building"
                  but shall be apportioned in the same manner as wages and
                  salaries);

                        (xxxiii) The gross negligence, willful misconduct or
                  other tortious conduct of Sublandlord or any of Sublandlord's
                  subtenants (other than Subtenant and any person (other than
                  Sublandlord) rightfully claiming by, through or under
                  Subtenant in its capacity as subtenant under this Sublease);

                        (xxxiv) Fines or penalties, interest or late fees
                  imposed upon Sublandlord;

                        (xxxv) Advertising and other promotional expenditures or
                  any signage installed by Sublandlord in or on the Building;

                                       13
<PAGE>

                        (xxxvi) Sublandlord's Roof Installations;

                        (xxxvii) Any amounts Sublandlord is required to pay
                  pursuant to any indemnity provision of the Overlease;

                        (xxxviii) The contest of any Legal Requirement if such
                  Legal Requirement applies solely to leaseable space other than
                  the Leaseback Space;

                        (xxxix) Any special events (e.g., receptions, concerts);

                        (xl) Any violation by Sublandlord or any of
                  Sublandlord's subtenants (other than Subtenant and any person
                  (other than Sublandlord) rightfully claiming by, through or
                  under Subtenant in its capacity as subtenant under this
                  Sublease) of any other sublease of space in the Building
                  (provided that the foregoing shall not exclude the costs
                  incurred by Sublandlord in performing any of Sublandlord's
                  obligations (such as repairs) under such sublease if such
                  costs are not otherwise excluded under this Section 5.01);

                        (xli) Sublandlord's general corporate overhead and
                  general and administrative expenses;

                        (xlii) All charitable or political contributions (other
                  than any reasonable fees, dues and other contributions paid by
                  or on behalf of Sublandlord to real estate organizations such
                  as the Real Estate Board of New York and BOMA (and their
                  successors) to the extent generally that landlords of
                  First-Class Office Buildings are members thereof or make
                  contributions thereto);

                        (xliii) The cost of installing, operating and
                  maintaining any specialty service, such as an observatory,
                  broadcasting facilities, luncheon club, athletic or
                  recreational club;

                        (xliv) The incremental additional cost of providing
                  services to another occupant of the Building in excess of the
                  services which Sublandlord is obligated to provide to
                  Subtenant under this Sublease at Sublandlord's expense; and

                        (xlv) Any takeover lease obligations or lease or
                  sublease obligations assumed by Sublandlord.

                  (b) The term "Operating Year" shall mean the calendar year in
which the Sublease Commencement Date occurs and each succeeding calendar year
thereafter.

                  (c) The term "Operating Statement" shall mean a written
statement prepared by Sublandlord or its agent, setting forth Sublandlord's
computation of the sum payable by Subtenant under this Article 5 for a specified
Operating Year.

                                       14
<PAGE>

                  (d) In determining the amount of Operating Expenses for any
Operating Year, if less than all of the Building leasable area shall have been
occupied by Sublandlord and/or subtenant(s) (including Subtenant) at any time
during any such Operating Year, Operating Expenses shall be determined for such
Operating Year to be an amount equal to the like expenses which would normally
be expected to be incurred had all such areas (to the extent of ninety-eight
percent (98%) of the leasable area of the Building, excluding all Mechanical
Space and areas used to provide the services described in the Shared Services
Agreement) been occupied throughout such Operating Year.

            Section 5.02 Subtenant shall pay to Sublandlord Subtenant's Lobby
Share (as defined below) of the reasonable costs and expenses incurred by
Sublandlord in connection with providing cleaning and janitorial services to,
and security for, the South Building lobby. "Subtenant's Lobby Share" shall mean
(i) for so long as Subtenant is using the services provided under the Shared
Services Agreement, an amount equal to Subtenant's Proportionate Share (as
defined in Section 6.01(c)) of the reasonable costs and expenses incurred by
Sublandlord in connection with providing cleaning and janitorial services to,
and security for, the South Building lobby, and (ii) in the event that Subtenant
is no longer using any of the services provided under the Shared Services
Agreement, an amount equal to the product of(A) the reasonable costs and
expenses incurred by Sublandlord in connection with providing cleaning and
janitorial services to, and security for, the South Building lobby, multiplied
by (B) a fraction, the numerator of which is the leaseable square footage then
leased by Subtenant (and Subtenant's sub-subtenants) in the South Building and
the denominator of which is the aggregate leaseable square footage in the South
Building.

            Section 5.03 For each Operating Year, Subtenant shall pay to
Sublandlord as Additional Rent, an amount (herein called the "Operating
Payment") equal to the sum of Subtenant's Lobby Share plus Subtenant's
Proportionate Share (or Subtenant's Amenities Proportionate Share, if
applicable) of the Operating Expenses for such Operating Year. Subtenant's Lobby
Share and Subtenant's Proportionate Share (or Subtenant's Amenities
Proportionate Share, if applicable) of Operating Expenses shall be determined
and, where necessary, redetermined each time a portion of the Interim Leaseback
Space is delivered to Sublandlord in accordance with the provisions of the
Overlease. If Subtenant's Proportionate Share (or Subtenant's Amenities
Proportionate Share, if applicable) for an applicable Operating Year is so
determined or redetermined in a particular Operating Year, Subtenant's Operating
Payment for that Operating Year shall be adjusted accordingly to reflect the
applicable determination or redetermination of Subtenant's Proportionate Share
(or Subtenant's Amenities Proportionate Share, if applicable).

            Section 5.04 Sublandlord shall furnish to Subtenant, prior to the
commencement of each Operating Year (except for the first Operating Year, which
will be furnished as soon as Sublandlord has been able to determine the same), a
written statement setting forth in reasonable detail Sublandlord's reasonable
estimate of the Operating Payment for such Operating Year, based upon the method
set forth in Section 5.03 for computing the Operating Payment. Commencing on the
Sublease Commencement Date, Subtenant shall pay to Sublandlord on the first day
of each month during such Operating Year an amount equal to one-twelfth (1/12th)
of Sublandlord's reasonable estimate of the Operating Payment for such Operating
Year (or the amount necessary to pay the estimate in full in equal monthly
installments prior to the expiration of the then Operating Year). If, however,
Sublandlord shall furnish any such estimate for an Operating Year subsequent

                                       15
<PAGE>

to the thirtieth (30th) day prior to the commencement thereof, then (a) until
the first day of the month following the month in which such estimate is
furnished to Subtenant. Subtenant shall pay to Sublandlord on the first day of
each month an amount equal to the monthly sum payable by' Subtenant to
Sublandlord under this Section 5.04 in respect of the last month of the
preceding Operating Year; (b) promptly after such estimate is furnished to
Subtenant, Sublandlord shall give notice to Subtenant stating whether the
installments of the Operating Payment previously made for the Operating Year
were greater or less than the installments of the Operating Payment to be made
for such Operating Year in accordance with such estimate, and (i) if there shall
be a deficiency. Subtenant shall pay the amount thereof within thirty (30) days
after demand therefor, and (ii) if there shall have been an overpayment,
Sublandlord shall, within thirty (30) days of providing Subtenant with such
estimate, at Subtenant's election either refund to Subtenant the amount thereof
or permit Subtenant to credit the amount thereof against the Rent payable
hereunder; and (c) on the first day of the month commencing at least thirty (30)
days subsequent to date on which such estimate is furnished to Subtenant, and
monthly thereafter throughout the remainder of such Operating Year, Subtenant
shall pay to Sublandlord an amount equal to one-twelfth (1/12th) of the
Operating Payment shown on such estimate. Sublandlord may, not more than twice
during each Operating Year, furnish to Subtenant a revised statement of
Sublandlord's estimate of the Operating Payment for such Operating Year, based
upon the method set forth in Section 5.03 for computing the Operating Payment;
and in such case, the Operating Payment for such Operating Year shall be
adjusted and paid or refunded, as the case may be, substantially in the same
manner as provided in the preceding sentence.

            Section 5.05 Within one hundred twenty (120) days after the end of
each Operating Year, Sublandlord shall furnish to Subtenant an Operating
Statement for such Operating Year, based on the method set forth in Section 5.03
for computing the Operating Payment and certified by a reputable independent
certified public accountant selected by Sublandlord. and reasonably approved by
Subtenant setting forth in reasonable detail the actual Operating Expenses
incurred by Sublandlord during such Operating Year. If the Operating Statement
shall show that the sums paid by Subtenant under Section 5.04 exceeded the
Operating Payment to be paid by Subtenant for such Operating Year, Sublandlord
shall promptly at Subtenant's election either refund to Subtenant the amount of
such excess or permit Subtenant to credit the amount of such excess against
subsequent payments of Rent or Additional Rent payable under this Sublease; and
if the Operating Statement for such Operating Year shall show that the sums so
paid by Subtenant were less than the Operating Payment to be paid by Subtenant
for such Operating Year, Subtenant shall pay the amount of such deficiency
within thirty (30) days after demand therefor. If the Operating Statements shall
show that the estimated sums theretofore estimated by Sublandlord and paid by
Subtenant for such operating Year exceeded the Operating Payment for such
Operating Year by more than ten (10%) percent, Sublandlord shall pay to
Subtenant interest on the excess over ten (10%) percent at the Interest Rate
from the end of the applicable Operating Year to which the overpayment relates
to the date such overpayment is refunded or credited; provided, if Sublandlord's
estimate of the Operating Payment was based on Subtenant's Proportionate Share
(or Subtenant's Amenities Proportionate Share, if applicable) at the time such
estimate was prepared (taking into account any Outside Date for delivery of
Interim Leaseback Space occurring during such Operating Year) and Subtenant
thereafter delivered Interim Leaseback Space to Sublandlord prior to the
applicable Outside Date thereof, Sublandlord shall not be required to pay
interest on any excess relating to the reduction in Subtenant's Proportionate
Share (or Subtenant's Amenities Proportionate Share, if applicable) as a result
of such delivery.

                                       16
<PAGE>

            Section 5.06 Each Operating Statement given by Sublandlord pursuant
to Section 5.05 shall be conclusive and binding upon Subtenant (i) unless within
three (3) months after the receipt of the Operating Statement for the succeeding
Operating Year, Subtenant shall notify Sublandlord that it disputes the
correctness of the Operating Statement specifying the particular respects in
which the Operating Statement is claimed to be incorrect, and (ii) if such
disputes shall not have been settled by agreement within three (3) months after
such notice of dispute, either party may submit the dispute to arbitration in
accordance with the provisions of Article 21 of the Overlease. Pending the
determination of such dispute by agreement or arbitration as aforesaid,
Subtenant shall within thirty (30) days after the receipt of such Operating
Statement pay Additional Rent in accordance with Sublandlord's statement,
without prejudice to Subtenant's position. If the dispute shall be determined in
Subtenant's favor, Sublandlord shall forthwith pay to Subtenant the amount of
Subtenant's overpayment resulting from compliance with Sublandlord's Operating
Statement and interest, if applicable, in accordance with Section 5.05 hereof.

            Section 5.07 If an Operating Year commences before the Sublease Rent
Commencement Date or ends after the expiration or termination of this Sublease,
the Additional Rent in respect thereof payable under this Article shall be
appropriately prorated.

            Section 5.08 The failure of Sublandlord to render an Operating
Statement for any Operating Year shall not prejudice Sublandlord's right, or
relieve Sublandlord of the obligation, to thereafter render such Operating
Statement or relieve or release Subtenant from any obligation to pay Subtenant's
Proportionate Share (or Subtenant's Amenities Proportionate Share, if
applicable) of Operating Expenses for any Operating Year, but, if Sublandlord
shall fail to render an Operating Statement for any year by June 30 of the
succeeding calendar year, Subtenant may cease to pay, until such Operating
Statement is rendered, estimated installments of Subtenant's Operating Payment.
Further, Sublandlord shall be precluded from adjusting any Operating Statement
to increase the costs included within Subtenant's Proportionate Share (or
Subtenant's Amenities Proportionate Share, if applicable) of Operating Expenses
subsequent to the date (the "Cut-Off Date") that is thirty-six (36) months
subsequent to the expiration of the Operating Year to which the applicable
Operating Statement relates, but nothing shall preclude or prevent Sublandlord
from furnishing Subtenant with corrections or adjustments to any Operating
Statement for any applicable Operating Year prior to the applicable Cut-Off
Date.

            Section 5.09 Subtenant, upon reasonable notice, may (but only with
its authorized employees or with a firm of reputable independent certified
public accountants selected by Subtenant) elect to examine such of Sublandlord's
books and records with respect to the applicable Operating Statement
(collectively, "Records") as are directly relevant to any disputed amount
included in the Operating Statement in question. In making such examination,
Subtenant shall, and shall cause its officers, employees and accountants to,
keep confidential any and all information contained in the Records.

            Section 5.10 The provisions of this Article 5 shall survive the
expiration or earlier termination of this Sublease as to all Additional Rent due
Sublandlord or credit owed Subtenant accruing on or before the date of such
expiration or termination, including all disputed items as well as the
Additional Rent due for the last Operating Year, or portion thereof, falling
within the Sublease Term. Within one hundred fifty (150) days following such
expiration or earlier termination, Sublandlord shall render to Subtenant a
preliminary uncertified Operating Statement,

                                       17
<PAGE>

and Sublandlord and Subtenant shall, subject to year-end adjustments,
preliminarily adjust the amount due Sublandlord or Subtenant, as the case may
be, for such last year or portion thereof, subject to year-end adjustments, and
the party owing any portion of the same to the other shall promptly pay the
same. Sublandlord shall issue a final Operating Statement for such last year or
portion thereof on or before April 30 of the succeeding calendar year, and all
amounts due Sublandlord or Subtenant based thereon shall be adjusted between the
parties.

                                    ARTICLE 6

                                      TAXES

            Section 6.01 For the purposes of this Article 6 and other provisions
of this Sublease:

                  (a) The term "Taxes" shall mean (i) all Impositions paid by
Sublandlord under the Overlease, specifically excluding therefrom any
Impositions relating to: (A) such franchises, licenses and permits as may
pertain to Sublandlord's use (as opposed to franchises. licenses and permits
needed generally to occupy any leasable space)of any leaseable space in the
Demised Premises (other than the Long-Term Leaseback Space), (B) the Overlease,
and (C) the Bridge and the Tunnel; and (ii) any expenses incurred by Sublandlord
in contesting any Impositions (other than any security deposited by Sublandlord
with Overlandlord (as opposed to actually applied by Overlandlord) pursuant to
Section 5.3 of the Overlease). Anything contained herein to the contrary
notwithstanding, Taxes shall not be deemed to include (I) any income taxes,
franchise taxes, estate, succession, inheritance or transfer taxes or any
similar taxes payable by Sublandlord. unless such taxes are levied, assessed or
imposed in lieu of, or as a substitute for, or (if then generally included in
the determination of real estate taxes by owners of First-Class Office
Buildings) additions to, the whole or any part of the taxes, levies, assessments
or impositions which now constitute Impositions; (2) any interest, late fees or
penalties imposed on Sublandlord for late payment of any Impositions (provided
that Subtenant has made its corresponding Tax Payment, if any, hereunder in the
time period required hereunder); and (3) any Impositions relating to
Sublandlord's failure to comply with the provisions of Sections 5.4(c) and 9.6
of the Overlease.

                  (b) The term "Tax Year" shall mean the fiscal tax year for
which Impositions are levied by the City of New York, which, on the date hereof,
assesses real property tax on a fiscal year basis commencing on July 1 of each
calendar year and the following June 30.

                  (c) The term "Subtenant's Proportionate Share" shall mean the
quotient (expressed as a percentage) obtained by (x) dividing the number of
rentable square feet in the Leaseback Space then demised to Subtenant hereunder
as set forth in Schedule I hereof by (y) 1,443,908. Notwithstanding the
foregoing for any period during which Subtenant is utilizing the Cafeteria
and/or the Fitness Center (as defined in the Shared Services Agreement), (i) if
Subtenant is utilizing the Cafeteria and the Fitness Center under the Shared
Services Agreement, then for purposes of calculating Subtenant's Proportionate
Share under this Section 6.01(c), the denominator shall be 1,401,805 (1,443,908
minus 33,143 minus 8,960); (ii) if Subtenant is utilizing only the Cafeteria
(and not the Fitness Center) under the Shared Services Agreement, then for
purposes of calculating Subtenant's Proportionate Share under this Section 6.0
1(c), the denominator shall be 1,410,765 (1,443,908 minus 33,143); and (iii) if
Subtenant is utilizing the Fitness Center (and not

                                       18
<PAGE>

the Cafeteria) under the Shared Services Agreement, then for the purposes of
calculating Subtenant's Proportionate Share under this Section 6.01(c), the
denominator shall be 1,434,948 (1,443.908 minus 8,960) (the applicable
Subtenant's Proportionate Share calculated pursuant to the foregoing clauses
(i), (ii) or (iii) being hereinafter referred to as the "Subtenant's Amenities
Proportionate Share"). Subtenant's Proportionate Share (or Subtenant's Amenities
Proportionate Share, if applicable) of Taxes shall be determined and, where
necessary, redetermined each time a portion of the Interim Leaseback Space is
delivered to Sublandlord in accordance with the provisions of the Overlease. In
the event of a casualty to or partial condemnation of the Building, Subtenant's
Proportionate Share (or Subtenant's Amenities Proportionate Share, if
applicable) shall also be redetermined if. after completion of Restoration of
the Building, the rentable square footage of the Building (calculated in the
same mariner as rentable square foot is calculated in the HLW Report) is greater
or less than 1,443,908. If Subtenant's Proportionate Share (or Subtenant's
Amenities Proportionate Share, if applicable) for an applicable Tax Year is so
determined or redetermined in a particular Tax Year, Subtenant's Tax Payment for
that Tax Year shall be adjusted accordingly to reflect the applicable
determination or redetermination of Subtenant's Proportionate Share (or
Subtenant's Amenities Proportionate Share, if applicable).

                  (c) The term "Tax Statement" shall mean a written statement
prepared by Sublandlord or its agent, setting forth Sublandlord's computation of
the sum payable by Subtenant under this Article 6 for a specified Tax Year.

            Section 6.02 Subtenant agrees to pay to Sublandlord, as Additional
Rent, for each Tax Year occurring wholly or in part during the period commencing
on the Sublease Commencement Date and ending on the Sublease Expiration Date, an
amount (herein called "Tax Payment") equal to Subtenant's Proportionate Share
(or Subtenant's Amenities Proportionate Share. if applicable) of the Taxes for
such Tax Year. At least thirty (30) days prior to the due date of the payment of
Impositions to the taxing authority, Sublandlord shall render to Subtenant a Tax
Statement or Statements showing the amount of the Tax Payment, which Tax
Statement shall be accompanied by a copy of the real estate tax bill (if
theretofore received by Sublandlord). Subtenant shall pay to Sublandlord, in two
(2) equal installments, in advance, on June 1st and December 1st of each year,
the Tax Payment shown in such Tax Statement; provided, however, that if
Sublandlord shall render any Tax Statement less than thirty (30) days prior to
the date on which an installment of the Tax Payment is due, than such payment
shall be due thirty (30) days after the date on which Sublandlord shall have
delivered such Tax Statement. If Impositions are required to be paid on any
other date or dates than as presently required by the governmental authority
imposing the same, then the due date of the installments of the Tax Payment
shall be correspondingly accelerated or revised so that the Tax Payment (or the
two (2) installments thereof) is due thirty (30) days prior to the date the
corresponding payment is due to the governmental authority. If the Tax Year
established by the applicable governmental authority shall be changed, any Taxes
for the Tax Year prior to such change which are included within the new Tax Year
and which were the subject of a prior Tax Statement shall be apportioned for the
purpose of calculating the Tax Payment payable with respect to such new Tax
Year. In the event Subtenant's Proportionate Share (or Subtenant's Amenities
Proportionate Share, if applicable) of Taxes for a Tax Year is unknown at the
commencement of such Tax Year, Sublandlord shall estimate the same, based on the
Taxes for the previous Tax Year, which amount shall be appropriately adjusted
when the actual amount of Subtenant's Proportionate Share (or Subtenant's
Amenities Proportionate Share, if applicable) of Taxes for such Tax Year becomes
known. If it becomes necessary to adjust the regular payments during a Tax Year,

                                       19
<PAGE>

Sublandlord agrees to give Subtenant not less than twenty (20) days notice of
such adjustment, which notice shall include appropriate copies of documentation
serving as the basis for such adjustment.

            Section 6.03 If Sublandlord shall receive a refund of Impositions
for any Tax Year for which Subtenant has made its Tax Payments, Sublandlord
shall either, at Subtenant's election, pay to Subtenant, or permit Subtenant to
credit against subsequent payments of Minimum Rent payable under this Sublease,
Subtenant's Proportionate Share (or Subtenant's Amenities Proportionate Share,
if applicable) of such net refund (after deducting from such total refund the
costs and expenses, including, but not limited to, appraisal, accounting and
legal fees incurred or expended in obtaining the same, to the extent that such
costs and expenses were not included in the Taxes for such Tax Years) and to the
extent Sublandlord actually receives the same, interest thereon; provided,
however, such payment or credit to Subtenant shall in no event exceed
Subtenant's Tax Payment paid for such Tax Year. Such payment or credit shall be
made within sixty (60) days following receipt of such refund by Sublandlord.

            Section 6.04 If a Tax Year commences before the Sublease
Commencement Date or ends after the expiration or termination of this Sublease,
the Tax Payment thereof shall be pro-rated to correspond to that portion of such
Tax Year occurring within the Sublease Term.

            Section 6.05 ICIP Benefits.

                  (a) Sublandlord covenants that it shall timely apply for the
Real Property Tax Exemption and Deferral created by Title U, Chapter 2, Part 3
of the Administrative Code of the City of New York for an abatement, deferral or
reduction of the real estate taxes for the Improvements for a period of time.
Sublandlord shall file a preliminary application with respect thereto prior to
commencing any work whatsoever in the Building, including without limitation any
demolition work. Sublandlord, at its expense, agrees that it shall timely comply
with the ICIP Law to ensure that it remains an eligible Recipient (as such term
is defined under the ICIP Law) of the benefits under the ICIP Law. Sublandlord
shall take all actions and submit all reports, annual filings of certificates of
continuing use and records to the Department of Finance, the Divisions of Labor
Services and all other Public Authorities involved in the administration of the
ICIP Law and shall maintain all records and reports required to evidence such
compliance;

                  (b) Subtenant represents that it has applied for the Real
Property Tax Exemption and Deferral created by Title II, Chapter 2, Part 3 of
the Administrative Code of the City of New York for an abatement, deferral or
reduction of the real estate taxes for the Improvements for a period of time.
Subtenant, at its expense, agrees that it shall timely comply with the ICIP Law
to ensure that it remains an eligible Recipient of the benefits under the ICIP
Law. Subtenant shall take all actions and submit all reports, annual filings of
certificates of continuing use and records to the Department of Finance, the
Divisions of Labor Services and all other Public Authorities involved in the
administration of the ICIP Law and shall maintain all records and reports
required to evidence such compliance;

                  (c) Sublandlord and Subtenant shall each (both for its own
benefit and the benefit of the other party): (I) supply information and comply
with such reporting requirements as are necessary to comply with and/or obtain
the benefits of the ICIP Law and (II) submit all reports,

                                       20
<PAGE>

annual filings of certificates of continuing use and records to the Department
of Finance, the Division of Labor Services and all other Public Authorities
involved in the administration of the ICIP Law and (III) maintain all records
and reports required to evidence such compliance, except that no such
cooperation with the other party shall require either party to reveal
proprietary business information unrelated to the matters below or to materially
modify or restrict its hiring practices or operations in conducting its business
in (as opposed to the construction of) the Leaseback Space or the Demised
Premises, as applicable, and each party shall:

                        (i) provide access to the Leaseback Space or the Demised
      Premises, as applicable, by employees and agents of the Department of
      Finance of the City of New York or any successor agency at all reasonable
      times and upon reasonable prior notice at the request of the other party;

                        (ii) report to the other party upon request the number
      of workers permanently engaged in employment in the Leaseback Space or the
      Demised Premises, as applicable,, the nature of each worker's employment
      and the residency of each worker; and

                        (iii) provide any other access, records or information
      (other than proprietary business information) which may be reasonably
      required by the other party in connection with such party's compliance
      with the ICIP Law.

                  (d) Neither party shall be required (I) to pay Impositions (or
in Subtenant's case, Subtenant's Proportionate Share (or Subtenant's Amenities
Proportionate Share, if applicable) of Taxes which relate to Impositions) which
become due because of the failure by the other party to comply with the ICIP
Law, or (II) otherwise relieve or indemnify the other party from any personal
liability arising under the ICIP Law, except where imposition of such Taxes or
liability is occasioned by actions or non-actions of such party. Sublandlord and
Subtenant shall indemnify each other for any liability incurred by each as a
result of the other's failure to comply with the ICIP Law.

                  (e) Each party agrees, at no cost or exposure to itself, to
reasonably cooperate with the other party in order to enable the other party to
realize the maximum benefits available to the other party with respect to any
work or Alterations made by the other party under the ICIP Law or other similar
incentive program, provided such benefits do not adversely affect the value of
the Leaseback Space or the Demised Premises (other than the Leaseback Space), as
applicable.

            Section 6.06 Municipal Incentives

                  (a) The parties hereto acknowledge that Subtenant is
negotiating with the Economic Development Corporation of the City of New York
(the "City") for incentives in connection with the retention of all or a portion
of MetLife's New York City operations at various locations within the City (the
"MetLife Locations"), including without limitation the space covered by this
Sublease (the "Premises"). The incentives that Subtenant may obtain from the
City may be realized through various tax exemptions and tax abatements at the
MetLife Locations, including without limitation the Premises. Sublandlord hereby
agrees to cooperate with Subtenant, at Subtenant's expense and to the extent
Subtenant reasonably requests such cooperation in connection with Subtenant's
applications for such incentives, provided that same will not adversely affect
any

                                       21
<PAGE>

such incentives to which Sublandlord is entitled. Sublandlord's cooperation will
include, but not be limited to, supplying any necessary information that
Subtenant reasonably requests, executing required forms that Subtenant
reasonably requests, and other similar actions. In addition. Sublandlord hereby
agrees that if Subtenant is successful in obtaining such incentives and if any'
portion of the incentives may be derived from the Premises demised hereunder,
then Sublandlord agrees to cooperate, at Subtenant's expense, in re-structuring
this Sublease so as to allow Subtenant to realize the benefits to the fullest
extent possible from the Premises demised hereunder, including without
limitation (i) cooperation in the creation of a condominium (or synthetic
condominium structure) to permit the Premises to be exempt from real estate
taxes, (ii) structuring the rents and additional rents under the Overlease and
this Sublease to accomplish the pass-through of benefits to Subtenant which
arise from tax exemptions (whether of sales taxes, mortgage recording taxes,
real estate taxes or other taxes) or reduced expenses for utilities, which are
intended for Subtenant's benefit or (iii) such other actions as may be
reasonably required to permit the full realization of the incentives granted to
Subtenant by the City to the extent such incentives can be realized from the
Premises.

                  (b) Sublandlord further agrees that if the City shall not
approve a package of incentives reasonably satisfactory to Subtenant within
sixty (60) days after execution of this Sublease, then Subtenant shall have the
right to terminate this Sublease upon ten (10) Business Days notice to
Sublandlord.

                  (c) Sublandlord further agrees that to the extent that it will
not utilize for its own benefit (and provided that same will not adversely
affect any such incentives to which Subtenant is entitled), Sublandlord will not
object to Subtenant's applying for and obtaining the benefit of any incentives
derived from or through the Building based on Sublandlord's expenditures to
improve the Building. In connection with Subtenant's application for such
incentives. Sublandlord will, at Subtenant's expense, cooperate with Subtenant
to enable Subtenant to realize the benefit of such incentives, such cooperation
to include, but not be limited to, (i) Sublandlord's utilizing a Certificate of
Exemption for capital improvements made by Sublandlord in any portion of the
Building and paying the equivalent amount of the sales taxes saved thereby to
Subtenant or to a fund for Subtenant's benefit; and (ii) Sublandlord's paying
the Real Estate Taxes otherwise payable by Sublandlord through a payment in lieu
of taxes (PILOT) mechanism, so that all or a portion of such taxes may be
reserved for Subtenant's benefit.

                  (d) Subtenant shall indemnify Sublandlord for liabilities
incurred by Sublandlord in connection with the foregoing provisions of this
Section 6.06, except to the extent resulting from or in connection with (i) the
breach or default or non-compliance by Sublandlord under the foregoing
provisions of this Section 6.06, or (ii) the wilful misconduct or gross
negligence of Sublandlord.

            Section 6.07 Sublandlord agrees, at no cost or exposure to
Sublandlord, to reasonably cooperate with Subtenant in order to enable Subtenant
to realize the maximum benefits available to Subtenant with respect to any
Alterations made by Subtenant under the ICIP Law or other similar incentive
program.

            Section 6.08 The provisions of this Article 6 shall survive the
expiration or earlier termination of this Sublease as to all Additional Rent due
Sublandlord or credit owed

                                       22
<PAGE>

Subtenant accruing on or before the date of such expiration or termination,
including all Additional Rent due for the last Tax Year, or portion thereof,
falling within the Sublease Term.

                                    ARTICLE 7

                                     REPAIRS

            Section 7.01 Subject to the terms of this Sublease, Subtenant shall,
at its sole cost and expense, (i) make such repairs to the Leaseback Space and
the fixtures and appurtenances therein (A) necessitated by the act or omission
by Subtenant in violation of Subtenant's obligations under; or by the covenants,
terms, provisions or agreements contained in this Sublease or (B) pursuant to
Legal Requirements or Insurance Requirements with which Subtenant is obligated
to comply pursuant to the covenants, terms, provisions or agreements contained
in this Sublease, or (C) necessitated by the negligence of Subtenant, its
employees, agents or contractors, and the employees of such agents and
contractors (except for damage arising from fire or other casualty as provided
in Section 15.01 in this Sublease, but nothing contained herein shall relieve or
release Subtenant from its obligations to replace Subtenant's property pursuant
to Section 15.01 of this Sublease), and (ii) during such periods as Subtenant
shall be operating the same, maintain and make such repairs to Subtenant's
Systems (hereinafter defined), as and when needed to preserve them in good
working order and condition as the same would have been maintained by owners of
First Class Office Buildings. All damage or injury to the Leaseback Space and to
its fixtures, appurtenances and equipment, the Subtenant's Systems or the
Building or to its fixtures, appurtenances and equipment caused by Subtenant
moving property in or out of the Building or by installation or removal of
furniture, fixtures or other property by, or on behalf of, Subtenant shall be
repaired, restored or replaced promptly by Subtenant at its sole cost and
expense. Anything to the contrary provided herein notwithstanding, but subject
to the provisions of Section 9.03 of this Sublease, in no event shall Subtenant
be responsible for any repairs necessitated by the act, omission (in violation
of Sublandlord's obligations under, or agreements contained in, this Sublease,
the Overlease or pursuant to Legal Requirements or Insurance Requirements) or
negligence of Sublandlord or its employees, agents or contractors (and the
employees of such agents and contractors). As used herein, the term "Subtenant's
Systems" means all plants, machinery, equipment, trade fixtures and personal
property which becomes part of the real property by incorporation therein,
including, but not limited to, any ventilating and air conditioning systems,
communications and telecommunications apparatus, electrical equipment and all
equipment and materials and any ancillary cabling and wiring used in connection
therewith or necessary for the use thereof, designed or used exclusively for
Subtenant's sole use or for systems owned by Subtenant or systems dedicated to
Subtenant's sole and exclusive use or which Subtenant has the exclusive right,
under this Sublease, to operate.

            Section 7.02 Sublandlord shall, at its sole cost and expense, make
all repairs (both structural and nonstructural) to (i) the Building (other than
the Leaseback Space); (ii) the Building Systems (hereinafter defined) and (iii)
all structural elements of the Leaseback Space, unless, in each event, the need
for such repairs arises from (A) violation by Subtenant of Subtenant's
obligations under, or covenants, terms, provisions or agreements contained in
this Sublease, (B) Legal Requirements or Insurance Requirements with which
Subtenant is obligated to comply, or (C) negligence (including negligent
maintenance) of Subtenant, its agents or contractors (and the employees of such
agents and contractors). Notwithstanding anything to the contrary contained in

                                       23
<PAGE>

this Section 7.02 or anywhere else in this Sublease, Sublandlord shall not be
required to maintain or repair any of Subtenant's Alterations, Subtenant's
personal property or Subtenant's Systems or the corridors, toilet room(s) and
elevator lobbies on floors wholly leased to Subtenant except, in such event, for
damage to the same caused (x) in violation of Sublandlord's obligations under,
or agreements or covenants contained in this Sublease or the Overlease, (y)
pursuant to Legal Requirements or Insurance Requirements which are Sublandlord's
obligation under this Sublease, or (z) by the negligence of Sublandlord, its
agents, contractors and its or their employees. The term "Building Systems"
shall mean the mechanical, gas, electrical, sanitary, heating, air conditioning,
ventilating, elevator, plumbing and life-safety and other service systems of the
Building, other than (i) any Subtenant's Systems, and (ii) the distribution
portions of such Building Systems located within the Leaseback Space other than
perimeter heating systems.

            Section 7.03 Business machines and mechanical equipment belonging to
Subtenant which cause (i) vibration, noise, cold or heat that may be transmitted
to the Building structure or to any leased space other than the Leaseback Space
to such a degree as to be reasonably objectionable to Sublandlord or to any
other tenant in the Building shall be placed and maintained by Subtenant, at its
expense, in settings sufficient to absorb and prevent such vibration or noise or
(ii) noise outside of the Building shall be muffled in such manner as shall
eliminate such noise. Sublandlord, in furtherance of its obligations under
Article 4 of this Sublease. shall itself conform and shall use diligent efforts
(including the institution and prosecution of legal proceedings) to cause all
other Building occupants to conform to the requirements of the immediately
preceding sentence with respect to the transmission of vibrations, noise, cold
or heat from other portions of the Building to the Leaseback Space. The parties
hereto recognize that the operation of elevators, generators, air-conditioning
and heating equipment will cause some vibration, noise, heat or cold which may
be transmitted to other parts of the Building and the Leaseback Space. Neither
Sublandlord nor Subtenant shall be under any obligation to endeavor to reduce
such vibration, noise, heat or cold beyond what is customary for a First-Class
Office Building.

            Section 7.04 Except as otherwise expressly provided in this Sublease
there shall be no allowance to or for Subtenant for a diminution of rental value
and no liability on the part of Sublandlord by reason of inconvenience,
annoyance or injury to business arising from the making of any repairs,
alterations, additions or improvements in or to any portion of the Building or
the Leaseback Space or in or to fixtures, appurtenances or equipment thereof
Sublandlord agrees to use reasonable efforts to minimize any interruption of
Subtenant's business operations as a result of Sublandlord's making of any
repairs, alterations, additions or improvements in or to any portion of the
Building or the Leaseback Space or in or to fixtures, appurtenances or equipment
thereof but nothing contained herein shall require Sublandlord to expend or
incur any charges or costs for overtime labor or pay any premiums in order to
minimize such interruption, except that Sublandlord shall employ contractors or
labor at overtime or other premium pay rates (a) at its expense if necessary to
make any repair required to be made by it hereunder to remedy any condition that
(i) results in a denial of reasonable access to the Leaseback Space, (ii)
threatens the health or safety of any occupant of the Leaseback Space, or (iii)
except in the case of damage by casualty or other destruction, materially
interferes with Subtenant's ability to conduct its business in the Leaseback
Space or (b) at Subtenant's request and expense, in all other cases. Sublandlord
shall provide Subtenant with reasonable prior notice of any repairs or work
(other than emergency work) that, in Sublandlord's reasonable judgment, will
materially interfere with the conduct of Subtenant's business in the Leaseback
Space.

                                       24
<PAGE>

                                   ARTICLE 8

                               REQUIREMENTS OF LAW

            Section 8.01 (a) Subtenant, at its expense, shall comply with all
Legal Requirements relating to the Leaseback Space including, without
limitation, those applicable to the making of any Alterations in the Leaseback
Space or the result of the making of such Alterations and those applicable by
reason of the nature or type of business operated by Subtenant in the Leaseback
Space. Subtenant shall not be under any obligation to make any Alterations in
order to comply with Legal Requirement applicable to the mere general "office"
use (as opposed to the manner of use) of the Leaseback Space, unless expressly
required herein or if required as a result of any Alterations made by Subtenant.
Subtenant, at its expense, shall comply (and Subtenant hereby expressly assumes
all responsibility for compliance) with the Americans With Disabilities Act of
1990 and any and all regulations promulgated thereunder, as the same may be
amended from time to time, (the "ADA") relating to the Long-Term Leaseback Space
to the extent such compliance involves work or other measures within the
Long-Term Leaseback Space, including, but not limited to, any path of travel
alterations from the elevators serving the Long-Term Leaseback Space through
each portion of the Long-Term Leaseback Space and any requirements of the ADA
relating to Subtenant's employees and business operations within the Long-Term
Leaseback Space. Any Alterations required to be performed by Subtenant to the
Long-Term Leaseback Space for the purpose of complying with the ADA, as
aforesaid, or which otherwise require compliance with the ADA, shall be done in
accordance with the terms, provisions, agreements, covenants and conditions of
this Sublease. Notwithstanding the foregoing, (i) if Sublandlord has performed
any work or Alterations anywhere in the Demised Premises (to prepare the same
for Sublandlord's use or occupancy as opposed to performing Sublandlord's
obligations as landlord under this Sublease) and, as a result thereof, Subtenant
would be required under any Legal Requirement to perform Alterations in the
Leaseback Space (each, a "Sublandlord-Triggered Alteration"), then Subtenant
shall perform such Sublandlord-Triggered Alteration at Sublandlord's sole cost
and expense (which shall be reimbursed to Subtenant within thirty (30) days
after written demand thereof) and (ii) if, in connection with any build out of
any Interim Leaseback Space by Sublandlord after such Interim Leaseback Space
has been delivered to Sublandlord, Sublandlord demolishes and rebuilds all or
any portion of the Sublandlord-Triggered Alteration, then Subtenant shall refund
to Sublandlord an amount equal to fifty percent (50%) of the amount paid by
Sublandlord for such Sublandlord-Triggered Alteration or allocable portion
thereof pursuant to clause (i) of this Section 8.01(a).

                  (b) Subtenant, at its expense, after written notice to
Sublandlord, may contest, by appropriate proceedings prosecuted diligently and
in good faith, the validity or applicability of any Legal Requirement as to
which Subtenant has the obligation to comply pursuant to this Section 8.01(a);
provided such is done in accordance with Section 6.5 of the Overlease as if
Sublandlord was Overlandlord.

            Section 8.02 Subtenant shall not do or permit to be done any act or
thing upon said Leaseback Space, which will invalidate or be in conflict with
New York standard fire insurance policies covering the Building and fixtures and
property therein.

            Section 8.03 If, as a result of any use, act or omission (in
violation of Subtenant's obligations under this Sublease or which are violative
of Legal Requirements or

                                       25
<PAGE>

Insurance Requirements for which Subtenant is obligated to comply with) by
Subtenant, the rate of fire insurance applicable to the Building shall be
increased to an amount higher than it otherwise would be, Subtenant shall
reimburse Sublandlord for all increases of Sublandlord's fire insurance premiums
so caused; such reimbursement to be Additional Rent payable within thirty (30)
days after demand by Sublandlord. In any action or proceeding concerning the
rate of fire insurance applicable to the Building wherein Sublandlord and
Subtenant are parties, a schedule or "make-up" of rates for the Building or
Leaseback Space issued by the body making fire insurance rates for said
Leaseback Space or by the insurance carrier issuing the fire insurance on the
Building shall be presumptive evidence of the facts therein stated and of the
several items and charges in the fire insurance rate then applicable to said
Leaseback Space.

            Section 8.04 Sublandlord shall comply with (i) all ADA requirements
which are not the obligation of the Subtenant pursuant to Section 8.01(a) of
this Sublease and (ii) all other Legal Requirements affecting the Building,
which are not the responsibility of Subtenant under Section 8.01(a).
Sublandlord shall have the right to contest the applicability or validity of any
Legal Requirement as provided in Section 6.5 of the Overlease.

                                    ARTICLE 9

                     PROPERTY -- LOSS, DAMAGE, REIMBURSEMENT

            Section 9.01 Sublandlord or its agents shall not be liable for any
injury or damage to persons or property resulting from fire, explosion, falling
plaster, steam, gas, electricity, water, rain, or snow or leaks from any part of
the Building, or from the pipes, appliances or plumbing works or from the roof,
street or subsurface or from any other place or by dampness or by any other
cause of whatsoever nature, except to the extent any of the foregoing shall be
caused by or due to the willful misconduct or negligent act or omission (or in
violation of Sublandlord's obligations under, or covenants, terms, provisions or
agreements contained in, this Sublease or which would be violative of Legal
Requirements or Insurance Requirements which Sublandlord is obligated to comply
with pursuant to the covenants, provisions or agreements of this Sublease) of
Sublandlord, its agents, servants or employees, subject in each event to the
provisions of Section 27.20 of the Overlease.

            Section 9.02 Subtenant shall give Sublandlord prompt notice in case
of a fire or accident in the Leaseback Space as well as notice of any other
event occurring in the Leaseback Space which could give rise to a damage or
injury claim against Sublandlord or Subtenant promptly after Subtenant is aware
of such fire, accident or other event.

            Section 9.03 (a) Sublandlord agrees that it will include in its fire
insurance policies appropriate clauses pursuant to which the insurance companies
(i) waive all right of subrogation against Subtenant with respect to losses
payable under such policies and/or (ii) agree that such policy or policies shall
not be invalidated should the insured waive in writing prior to a loss any or
all right of recovery against any party for losses covered by such policy or
policies. If Sublandlord is unable to obtain in such policy or policies either
of the clauses described in the preceding sentence, Sublandlord shall, if
legally possible and without necessitating a change in insurance carriers, have
Subtenant named in such policy or policies as an additional insured. If
Subtenant shall be named as an additional insured in accordance with the
foregoing, Subtenant

                                       26
<PAGE>

agrees to endorse promptly to the order of Sublandlord, without recourse, any
check, draft, or order for the payment of money representing the proceeds of any
such policy or representing any other payment growing out of, or connected with,
said policies, and Subtenant does hereby irrevocably waive any and all rights in
such proceeds and payments.

                  (b) Subtenant agrees to include, in its fire insurance policy
or policies on Subtenant's property, appropriate clauses pursuant to which the
insurance company or companies (i) waive the right of subrogation against
Sublandlord and/or any tenant of space in the Building with respect to losses
payable under such policy or policies and/or (ii) agree that such policy or
policies shall not be invalidated should the insured waive in writing prior to a
loss any or all right of recovery against any party for losses covered by such
policy or policies. If Subtenant is unable to obtain in such policy or policies
either of the clauses described in the preceding sentence, Subtenant shall, if
legally possible and without necessitating a change in insurance carriers, have
Sublandlord named in such policy or policies as an additional insured. If
Sublandlord shall be named as an additional insured in accordance with the
foregoing, Sublandlord agrees to endorse promptly to the order of Subtenant,
without recourse, any check, draft, or order for the payment of money
representing the proceeds of any such policy or representing any other payment
growing out of, or connected with, said policies, and Sublandlord does hereby
irrevocably waive any and all rights in and to such proceeds and payments.

                  (c) To the extent of the waiver included in Sublandlord's fire
insurance policy pursuant to subsection (a) above or, if Sublandlord fails to
comply with its obligations under such subsection (a), to the extent of the
waiver which would have been included if Sublandlord had procured the same,
Sublandlord hereby waives any and all right of recovery which it might otherwise
have against Subtenant, its servants, agents and employees, for loss or damage
occurring to the Building and the fixtures, appurtenances and equipment therein,
to the extent the same is covered by Sublandlord's insurance, notwithstanding
that such loss or damage may result from the negligence or fault of Subtenant,
its servants, agents or employees. To the extent of the waiver included in
Subtenant's fire insurance policy pursuant to subsection (b) above or, if
Subtenant fails to comply with its obligations under such subsection (b), to the
extent of the waiver which would have been included if Subtenant had procured
the same, Subtenant hereby waives any and all right of recovery which it might
otherwise have against Sublandlord, its servants, and employees and against
every other tenant in the Building who shall have executed a similar waiver as
set forth in this Section 9.03(c) for loss or damage to Subtenant's furniture,
furnishing, fixtures and other property removable by Subtenant under the
provisions hereof to the extent that same is covered by Subtenant's insurance,
notwithstanding that such loss or damage may result from the negligence or fault
of Sublandlord, its servants, agents or employees, or such other tenant and the
servants, agents or employees thereof.

                  (d) Each of Sublandlord and Subtenant hereby agrees to advise
each other promptly if the clauses to be included in their respective insurance
policies pursuant to subparagraphs (a) and (b) above cannot be obtained, and
thereafter to furnish the other with a Certificate of Insurance or copy of such
policies showing the naming of the other as an additional insured, as aforesaid.
Each of Sublandlord and Subtenant hereby also agrees to notify the other
promptly, but no later than thirty (30) days after such party becomes aware, of
any cancellation or change of the terms of any such policy which would affect
such clauses or naming. All such policies which name both Sublandlord and
Subtenant as additional insureds shall, to the extent obtainable,

                                       27
<PAGE>

contain agreements by the insurers to the effect that no act or omission of any
additional insured will invalidate the policy as to the other additional
insureds.

            Section 9.04 Subtenant shall maintain at its own cost and expense
primary and non-contributory insurance with a company or companies reasonably
acceptable to Sublandlord and licensed to do business or authorized in New York
state, insuring Subtenant as follows:

                  (a) Primary and Non-Contributory Commercial General Liability
Insurance covering the Leaseback Space on an occurrence basis against all claims
for personal injury, bodily injury, death and property damage, including
contractual liability covering the indemnification provisions in this Sublease
and owner's protective liability insurance. Such insurance shall be for limits
not less than a combined single limit of Thirty Million Dollars ($30,000,000).
Such policy shall name Sublandlord and any ground lessor, Overlandlord, managing
agent or mortgagee of the Building in which the Leaseback Space are a part as
additional insureds;

                  (b) Employers' Liability Insurance with a minimum limit of One
Million Dollars ($1,000,000) and Workers' Compensation insurance in statutory
limits;

                  (c) "All Risks" Property Insurance in an amount adequate to
cover the full replacement cost of all Subtenant's property with a commercially
reasonable deductible;

                  (d) In the event a motor vehicle is to be used by Subtenant in
connection with its business operation from the Leaseback Space, Comprehensive
Automobile Liability Insurance coverage with limits of not less than Three
Million Dollars ($3,000,000) combined single limit coverage against bodily
injury liability and property damage liability arising out of the use by or on
behalf of Subtenant, its agents and employees in connection with this Sublease,
of any owned, non-owned or hired motor vehicles. This policy shall name
Sublandlord and any ground lessor, Overlandlord, managing agent or mortgagee of
the Building as additional insureds;

                  (e) Host liquor liability insurance; and

                  (f) When reasonably required by Sublandlord, such other
insurance against other insurable hazards and in such amounts as may from time
to time be commonly and customarily insured by subtenants against in First-Class
Office Buildings in New York City.

            Section 9.05 All policies shall provide, inter alia, (i) that same
may not be cancelled or terminated without at least thirty (30) days' written
notice to Sublandlord and such additional insureds (when applicable) by the
insurance company issuing such policy and (ii) that no such act or omission to
act of Subtenant shall invalidate such insurance as to Sublandlord and such
additional insureds.

            Section 9.06 Subtenant shall, on or before the Sublease Commencement
Date, furnish Sublandlord with Certificates of Insurance or copies of insurance
policies showing that all insurance required by this Article is being maintained
as required herein. Subtenant's Certificates of Insurance (except for those
evidencing Worker's compensation coverage) shall name Sublandlord, and, to the
extent identified in writing to Subtenant, its managing agent as additional
insureds. Upon renewal of any such insurance that expires before the expiration
of this Sublease, Sublandlord shall be provided with renewal Certificates of
Insurance or binders or copies of policies not less than ten

                                       28
<PAGE>

(10) days prior to such expiration, together with evidence of the payment of the
premiums thereon. Receipt of each Certificate of Insurance or other
documentation of insurance or copies of policies by Sublandlord or by any of its
representatives which indicate less coverage than required herein will not
constitute a waiver of Subtenant's obligation to fulfill said insurance
requirements.

            Section 9.07 Sublandlord shall maintain in respect of the Building
at all times the Required Insurance set forth in Section 7.1 of the Overlease.

      Upon Subtenant's reasonable request, Sublandlord shall deliver to
Subtenant certificates of the foregoing insurance. Sublandlord's commercial
general liability policy shall name Subtenant as an additional insured as its
interest may appear.

      Any insurance required by the terms of this Sublease to be carried by
Sublandlord may be under a blanket policy (or policies) covering other
properties of Sublandlord and/or Sublandlord's Affiliates, provided that (i)
Subtenant shall, to the extent of any commercial general liability coverage, be
named as an additional insured as its interest may appear, (ii) the Building is
expressly listed (by address) as a covered property, (iii) the amount of
coverage allocated to the Building shall be expressly listed, and shall not be
less than the amounts otherwise required hereunder, and (iv) such blanket policy
shall not diminish the obligations of Sublandlord so that the proceeds from such
blanket policy shall be an amount no less than the amount of the proceeds that
would be available if Sublandlord obtained the required insurance under policies
separately insuring the risks which this Sublease requires Sublandlord to
insure.

            Section 9.08 Each of Sublandlord and Subtenant shall be responsible
for its own deductibles and self-insurance retention and such costs shall not be
the responsibility or liability of the other party.

            Section 9.09 Should Subtenant engage a contractor or consultant to
do work in or on any portion of the Building, Subtenant shall require such
parties to obtain (and name Sublandlord as an additional insured on) such
insurance policies as would customarily be required for such parties doing work
in a First-Class Office Building. Upon Sublandlord's request, Subtenant shall
deliver to Sublandlord certificates of the foregoing insurance.

            Section 9.10 Subtenant shall not do or suffer or permit anything to
be done on its behalf in or about the Leaseback Space or the Building which
would (i) cause insurance companies of good standing to refuse to insure the
Building in amounts reasonably satisfactory to Sublandlord, (ii) result in the
cancellation of any policy of insurance or the assertion of any defense by the
insurer to any claim under any policy of insurance maintained by or for the
benefit of Sublandlord, or (iii) violate any Insurance Requirement of which
Subtenant has been given notice.

            Section 9.11 If Subtenant shall fail to furnish or maintain the
insurance coverages required to be obtained and maintained by Subtenant pursuant
to, and as required by, this Article 9 and to furnish evidence reasonably
satisfactory to Sublandlord that such insurance coverages have been obtained and
are, at all times throughout the Sublease Term, in full force and effect,
Sublandlord shall have the right (but not the obligation) to obtain and maintain
such insurance coverages on behalf of Subtenant and Subtenant hereby covenants
and agrees to (i) furnish Sublandlord with all necessary information required by
Sublandlord to obtain and maintain such

                                       29
<PAGE>

insurance coverages and (ii) to pay the premiums therefor upon Sublandlord's
demand for such payment.

            Section 9.12 Any type of insurance or any increases in the limits of
liability described in this Article 9 that Subtenant obtains for its own
protection or as otherwise required by statute shall be at Subtenant's sole cost
and expense.

            Section 9.13 All insurance required to be carried by Subtenant
herein shall be evidenced by valid and enforceable policies issued by and
distributed among insurers permitted under Section 7.3 of the Overlease.
Notwithstanding the immediately preceding sentence, any insurance required by
the terms of this Sublease to be carried by Subtenant may be under a blanket
policy (or policies) covering other properties of Subtenant and/or Subtenant's
Affiliates, provided that Sublandlord and all other additional insureds required
to be named by Subtenant pursuant to this Article are named in such policy as
additional insureds. A certificate of each such policy shall be delivered to
Sublandlord concurrently with the execution and delivery hereof.

                                   ARTICLE 10

                                     ACCESS

            Section 10.01 Subtenant shall permit Sublandlord to erect, use and
maintain pipes, ducts, fans, wires and conduits in and through the Leaseback
Space, provided the same are installed adjacent to or concealed behind, beneath
or within partitioning, columns, floors, walls and ceilings of the Leaseback
Space or otherwise completely furred at points immediately adjacent to any of
the foregoing and provided further that the installation and maintenance of the
same do not (i) materially adversely affect Subtenant's Systems, (ii) materially
adversely affect the use of the Leaseback Space for Subtenant's business
purposes, or (iii) reduce the useable area of the Leaseback Space by a material
amount (it being agreed that Subtenant shall be entitled to a rent reduction.
calculated on per square foot basis, for any reduction in the usable area of the
Leaseback Space above a de minimis amount as a result of the foregoing) and
Sublandlord shall have used reasonable efforts to first install the same in
portions of the Building (such as shaftways) reserved by Sublandlord for use in
common. Sublandlord and persons authorized by Sublandlord shall have a right to
enter and/or pass through the Leaseback Space, at all necessary times, to make,
and have the right to make, such repairs, alterations, additions and
improvements in or to the Leaseback Space, the Building and the facilities and
equipment in either or both as Sublandlord is required to make under this
Sublease or the Overlease, provided that such repairs, alterations, additions or
improvements shall be performed during such hours and in such manner so as not
to unreasonably cause material interference with the conduct of Subtenant's
business. Sublandlord shall be allowed to take all material into and upon the
Leaseback Space that may be required for the repairs or alterations above
mentioned as the same is required for such purpose, provided that the presence,
nature or location of such material shall not unreasonably interfere with the
conduct of Subtenant's business, without the same constituting eviction of
Subtenant in whole or in part, and the Rent reserved shall in no wise abate,
except as otherwise provided in this Sublease, while said repairs or alterations
are being made. Sublandlord shall have no liability by reason of loss or
interruption of the business of Subtenant or annoyance or inconvenience to
Subtenant because of the prosecution of any such work, provided Sublandlord
diligently proceeds therewith and complies with the provisions of this Article
10. Sublandlord shall exercise reasonable diligence so as not to

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<PAGE>

unreasonably cause interference with the conduct of Subtenant's business and
shall take reasonable care to safeguard the Leaseback Space and Subtenant's
property and shall repair any damage caused by Sublandlord, its contractors and
employees, but nothing contained in this Article 10 shall require Sublandlord to
expend or incur any charges or costs for overtime labor or pay any premiums
other than on the basis provided in Section 7.04 of this Sublease.

            Section 10.02 Notwithstanding the foregoing, any entry into the
Leaseback Space pursuant to this Article 10 shall be subject to the following
conditions:

                  (a) Sublandlord shall, except in case of emergency, provide
Subtenant with not less than one Business Day's prior notice of any such entry;

                  (b) any damage to the Leaseback Space resulting from
Sublandlord's exercise of the foregoing rights shall be repaired promptly by
Sublandlord, at Sublandlord's expense; and

                  (c) if Subtenant shall not be present when for any reason
entry into the Leaseback Space shall be necessary or permissible, Sublandlord or
Sublandlord's agents may enter any portion of the same, other than areas
previously designated in a written notice to Sublandlord by Subtenant as
"security areas" where securities, negotiable instruments or currency are kept
by Subtenant. Neither Sublandlord nor Sublandlord's agents shall enter such
"security areas" except in the case of an emergency unless accompanied by
Subtenant.

                                   ARTICLE 11

                              RULES AND REGULATIONS

            Section 11.01 Subtenant, and those claiming by, through or under
Subtenant, and the servants, employees and agents of each of the foregoing,
shall observe faithfully and comply with the Rules and Regulations set forth in
Schedule E attached hereto and made part hereof and such reasonable changes
thereto (whether by modification, elimination or addition) as Sublandlord at any
time or times hereafter may make and communicate to Subtenant, which, in
Sublandlord's reasonable judgment, shall be necessary for the reputation,
safety, care and appearance of the Building, or the preservation of good order
therein, or the operation or maintenance of the Building, and which do not
unreasonably affect the conduct in the Leaseback Space of the business of
Subtenant or Subtenant's Affiliates; provided that (i) Sublandlord gives
Subtenant prior written notice of such changes and (ii) such new rules and
regulations or changes in existing rules and regulations do not require
expenditures by Subtenant by more than a non-material amount and do not require
expenditures for alterations other than in non-material amounts, not
contemplated by the terms of the Sublease (such rules and regulations as changed
from time to time being herein called "Rules and Regulations"). In case of any
conflict or inconsistency between the provisions of the Sublease and any of the
Rules and Regulations, the provisions of the Sublease shall control.

            Section 11.02 Sublandlord shall (a) not enforce against Subtenant
any Rules or Regulations which Sublandlord is not then generally enforcing
against all other occupants of the Building and observing itself, (b) not
unreasonably withhold or delay its consent from Subtenant for

                                       31
<PAGE>

any approval or consent required under the Rules and Regulations; and (c)
exercise its judgment in good faith in any instance providing for the exercise
of its judgment in the Rules and Regulations.

                                   ARTICLE 12

                              INABILITY TO PERFORM

            Section 12.01 If by reason of an Unavoidable Delay, either party
shall be unable to fulfill its obligations under this Sublease during the Term,
this Sublease and any obligation hereunder, including the obligation to pay
Rent or make any other monetary payment, shall in no wise be affected, impaired
or excused (except as provided in Section 12.02 below); provided however, that
as soon as the relevant party shall learn of the happening of any of the
foregoing conditions, such party shall promptly notify the other of such event
and, if ascertainable, its estimated duration and will proceed promptly and
diligently with the fulfillment of its obligations as soon as reasonably
possible.

            Section 12.02 The foregoing provisions of this Section 12.01
notwithstanding, if for any reason whatsoever, including the matters described
in Article 4 of this Sublease, Sublandlord shall fail to provide any service
required to be provided by Sublandlord to Subtenant under this Sublease or if
Sublandlord shall fail to perform any repair and maintenance and if, as a result
of Sublandlord's failure to provide all or any of said services, the Leaseback
Space is rendered Wholly Untenantable or Partially Untenantable (as such terms
are hereinafter defined) for more than five (5) consecutive Business Days after
written notice of the existence of which condition has been given by Subtenant
to Sublandlord or any six (6) Business Days in a ten (10) day period, Subtenant,
as its sole right and remedy, shall be entitled to an abatement of Minimum Rent
and Additional Rent (relating to Operating Expenses and Taxes) (on a per square
foot basis) for each day after said five (5) day period or the seventh (7th) day
in any ten (10) day period until the Leaseback Space or the applicable portion
thereof cease to be Wholly Untenantable or Partially Untenantable, as the case
may be. For the purposes of this Article 12, "Wholly Untenantable" shall mean
that Subtenant, due to the cessation of one or more of the services required to
be provided by Sublandlord is actually unable to use the entire Leaseback Space
in the normal course of its business and that Subtenant, due to the cessation of
such services required to be provided by Sublandlord hereunder, completely
ceases to occupy the same for the conduct of its business, and "Partially
Untenantable" shall mean that Subtenant, due to the cessation of one or more of
the services required to be provided by Sublandlord hereunder, is actually
unable to use a portion of the Leaseback Space in the normal course of its
business and that Subtenant, due to the cessation of such services, ceases to
occupy the same for the conduct of its business.

                                   ARTICLE 13

                             ASSIGNMENT; SUBLETTING

            Section 13.01 Subject to the terms below, Subtenant shall have the
right without obtaining the consent or approval of Sublandlord to assign or
mortgage this Sublease or to sublease or grant a license or occupancy agreement
for all or any part of the Long-Term Leaseback Space. Except as specifically
provided below with respect to the portion of the Long-Term Leaseback

                                       32
<PAGE>

Space located on the 11th floor of the South Building and/or the second (2nd)
floor of the Tower (collectively or individually, the "Recapture Space"),
Sublandlord shall not have any recapture rights or splitting of profits' rights
with respect to the Long-Term Leaseback Space. If the entire 11th floor of the
South Building shall be subleased, such sublease shall automatically include
within the subleased premises the entire 11th floor setback. If only a portion
of such 11th floor is subleased, such sublease shall not include any part of the
11th floor setback.

            Section 13.02 With respect to the Interim Leaseback Space, Subtenant
shall not sublease all or any part of the Interim Leaseback Space (provided that
occupancy by Subtenant's successors in interest by merger, consolidation or sale
of substantially all of the assets or stock ("Subtenant's Successors") or to
Subtenant's Affiliates shall not be deemed or construed to be a sublease).

            Section 13.03 Subtenant agrees that it shall not sublease the
Recapture Space or any portion thereof unless it has first complied with the
terms of Section 13.04 and 13.05. Possession or occupancy of any portion of the
Recapture Space by one or more of Subtenant's Affiliates and/or Subtenant's
Successor (whether or not pursuant to a written agreement) shall not be deemed
or construed to be a sublease of the Recapture Space hereunder and Subtenant
shall be permitted to allow, without having to comply with the provisions of
Sections 13.04 through 13.10 hereof, Subtenant's Affiliates and/or Subtenant's
Successor to occupy the Recapture Space. Notwithstanding the foregoing, in the
case of possession or occupancy of any portion of the Recapture Space by
Subtenant's Affiliates, any subsequent transaction whereby such occupant shall
cease to be an Affiliate shall be subject to the provisions of clauses (a) and
(b) of Section 13.05 hereof, but shall not be subject to the provisions of
Section 13.04 hereof (provided that such subsequent transaction shall be done
for a good business purpose and not primarily for the purpose of circumventing
compliance with Section 13.04). The Subtenant originally named herein (i.e.,
Metropolitan Life Insurance Company) and any Subtenant's Successor shall be
permitted to allow, subject to the terms and conditions of the Sublease (but
without having to comply with the provisions of Sections 13.03, 13.04 and 13.05
hereof), Subtenant's "Business Associates" as hereinafter defined, to occupy
portions of the Recapture Space on a temporary basis from time to time (it being
agreed that the term "temporary" as used in this Section 13.03 shall mean the
duration of the ongoing business or professional relationship), provided that
the space occupied by Subtenant's Business Associates shall not be separately
demised from the Leaseback Space. "Business Associates" shall mean professional
and business entities with whom the named Subtenant shall have an on-going
professional or business relationship. Any subtenant of the Subtenant originally
named herein shall also be permitted to allow its Business Associates to occupy
up to fifteen (15%) percent of its sublet space, from time to time on a
temporary basis provided that the space occupied by such Business Associates
shall not be separately demised from such subtenant's demised space.

            Section 13.04 (a) Prior to Subtenant's subleasing the Recapture
Space or any portion thereof, Subtenant must first present Sublandlord with a
written offer ("Recapture Offer Notice") to sublease such space to Sublandlord
for occupancy by Sublandlord or Sublandlord's Affiliates, as additional space to
be included within the Demised Premises under the Overlease. The Recapture Offer
Notice shall set forth: (i) the area proposed to be sublet, in the case of a
proposed subletting of a portion of the Recapture Space, and (ii) the term of
the proposed subletting (the "Proposed Sublet Term") and the date the area to be
sublet is intended to be vacated by Subtenant,

                                       33
<PAGE>

which date shall not be less than sixty (60) days after the date Sublandlord
receives such Recapture Offer Notice. Sublandlord shall have a period of sixty
(60) days after its receipt of said Recapture Offer Notice within which to
accept or reject the offer. If Sublandlord shall fail to respond to Subtenant's
Recapture Notice within such sixty (60) day period, then Subtenant shall have
the right to give to Sublandlord a second notice (a "Second Recapture Notice"),
and if Sublandlord shall fail to respond to such Second Recapture Notice within
ten (10) Business Days after Sublandlord's receipt thereof, then Sublandlord
shall be deemed to have rejected such offer, provided and on condition that the
Second Recapture Notice shall state in bold uppercase letters on the first page
thereof "SUBLANDLORD SHALL BE DEEMED TO HAVE REJECTED THE RECAPTURE RIGHT
DESCRIBED IN THIS NOTICE IF SUBLANDLORD FAILS TO RESPOND WITHIN TEN (10)
BUSINESS DAYS AFTER THIS NOTICE SHALL HAVE BEEN GIVEN TO SUBLANDLORD." If
Sublandlord shall accept such offer, Subtenant and Sublandlord shall execute and
deliver an amendment to the Overlease to add such portion of the Recapture Space
within the Demised Premises, which amendment shall provide that the term of such
subletting shall commence on the later of the following dates (the "Proposed
Sublease Commencement Date"): (x) the date specified in the Recapture Offer
Notice and (y) the date which is sixty (60) days after the date of delivery of
the Recapture Offer Notice to Sublandlord, and shall be for the term specified
in the Recapture Offer Notice and for the rents and on the terms and conditions
set forth in Sections 13.04 (b) or (c) hereof in the event Sublandlord does not
acquire all of the space on the 11th floor or the 2nd floor, as the case may be,
Sublandlord (at Subtenant's sole cost and expense) will do all the work
necessary to physically separate the portion of the Recapture Space on such
floor (so added to the Demised Premises under the Overlease) from the portion of
the floor so retained by Subtenant, which work shall include, without
limitation, the erection of a demising wall between the portion of the Recapture
Space so surrendered to Sublandlord and the balance of the Recapture Space on
such floor retained by Subtenant. In addition, in the event the portion of the
Recapture Space so surrendered to Sublandlord does not have direct access to a
public corridor in the Building or to an elevator bank serving such surrendered
portion, Subtenant, shall, and will at all times, provide and permit reasonably
appropriate means of ingress to and egress from and access across and through
the balance of the Recapture Space retained by Subtenant, provide and permit
appropriate use of the elevators serving such surrendered portion, including
access across lobby and corridor areas.

                  (b) If Sublandlord shall accept the offer set forth in Section
13.04(a) hereof to add such space to the Demised Premises under the Overlease in
the case of a proposed subletting of all or any portion of the Recapture Space
for the remainder the Sublease Term (less one day), this Sublease shall
terminate with respect only to the Recapture Space, or portion thereof in
question, as of the Proposed Sublease Commencement Date and for the remainder of
the Sublease Term and the Minimum Rent and Additional Rent payable hereunder
shall be apportioned as of such termination date, and Subtenant's Proportionate
Share (or Subtenant's Amenities Proportionate Share, if applicable) shall be
appropriately adjusted, and such space shall be included as part of the Demised
Premises under the Overlease on all the terms and conditions of the Overlease,
including without limitation the payment of Minimum Rent and Additional Rent. At
the request of either party, Sublandlord and Subtenant shall execute and deliver
an instrument or instruments in form reasonably satisfactory to the other,
setting forth any modifications to this Sublease and to the Overlease,
contemplated in or resulting from the operation of the provisions of the
foregoing clause; however, neither Sublandlord's nor Subtenant's failure to
execute or deliver any such instruments shall vitiate the effect of the
provisions of such foregoing clause.

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<PAGE>

                  (c) If Sublandlord shall accept the offer set forth in Section
13.04(a) hereof to add such space to the Demised Premises under the Overlease in
the case of a proposed subletting of all or any portion of the Recapture Space
for less than the remainder of the Sublease Term (less one day), this Sublease
shall temporarily terminate with respect only to the Recapture Space, or the
portion thereof in question as of the Proposed Sublease Commencement Date and
for the remainder of the Proposed Sublet Term, and, during the Proposed Sublet
Term: (I) the Minimum Rent and Additional Rent payable hereunder shall be
apportioned as of such termination date, (II) Subtenant's Proportionate Share
(or Subtenant's Amenities Proportionate Share, if applicable) shall be
appropriately adjusted, and (III) such space shall be included as part of the
Demised Premises under the Overlease on all the terms and conditions of the
Overlease, including without limitation the payment of Minimum Rent and
Additional Rent. At the request of either party, Sublandlord and Subtenant shall
execute and deliver an instrument or instruments in form reasonably satisfactory
to the other, setting forth any modifications to this Sublease and to the
Overlease, contemplated in or resulting from the operation of the provisions of
the foregoing clause; however, neither Sublandlord's nor Subtenant's failure to
execute or deliver any such instruments shall vitiate the effect of the
provisions of such foregoing clause. Upon the expiration of the Proposed
Sublease Term, Sublandlord shall deliver such space back to the Subtenant in
good order and condition with all Specialty Alterations installed by Sublandlord
therein having been removed to the extent required to be removed under the
Overlease and such space shall once again become part of the Leaseback Space
upon all the terms and conditions of this Sublease including without limitation
that Subtenant shall pay Minimum Rent and Additional Rent with respect to such
space under this Sublease. At the request of either party, Sublandlord and
Subtenant shall execute and deliver an instrument or instruments in form
reasonably satisfactory to the other setting forth any modifications to this
Sublease resulting from the operation of the provisions of this paragraph (c);
however, neither Sublandlord's nor Subtenant's failure to execute or deliver any
such instruments shall vitiate the effect of the provisions of this paragraph
(c).

            Section 13.05 (a) Notwithstanding anything to the contrary in the
foregoing, if Sublandlord shall reject (or shall be deemed to reject) the offer
set forth in Section 13.04(a) hereof to add the Recapture Space or any portion
thereof to the Demised Premises under the Overlease and Subtenant shall
thereafter sublease the Recapture Space (or any portion thereof) and the rent
payable under such sublease exceeds the rent payable under this Sublease on a
prorated basis (determined on a per square foot basis), Subtenant shall pay to
Sublandlord (as and when received by Subtenant, and as Additional Rent) fifty
(50%) percent of the Profit, as such term is hereinafter defined. Subtenant
shall deliver to Sublandlord a duplicate original of the sublease no later than
ten (10) Business Days after the effective date of the sublease. Payments of
Profit hereunder by Subtenant to Sublandlord shall not be deemed to be part of
"Total Income" of Sublandlord allocable to such Recapture Space for purposes of
calculating "Profit" pursuant to Section 14.4 of the Overlease.

                  (b) The term "Profit" shall mean the excess, if any, of (i)
the rentals actually received by Subtenant under any sublease of the Recapture
Space (it being understood that the rentals actually received under any sublease
shall include sums paid for the sale or rental of Subtenant's fixtures,
leasehold improvements, equipment, furniture or other personal property, less,
(A) in the case of the sale thereof, the then net unamortized or undepreciated
cost thereof determined on the basis of Subtenant's federal income tax returns,
and (B) in the case of the rental thereof, the then net unamortized cost
thereof, amortized over the useful life of such item(s), and any other
consideration actually received by Subtenant under such sublease (other than
payments in the nature

                                       35
<PAGE>

of reimbursements for amounts payable to third parties such as indemnity
payments) (the "Total Income")), over (ii) the sum (the "Total Cost") of (x) all
Minimum Rent and Additional Rent paid by Subtenant to Sublandlord hereunder,
each of the foregoing as prorated on a rentable square foot basis to the portion
of Recapture Space so sublet, and (y) "Subtenant's Transaction Costs", as
hereinafter defined, and (z) any "Carryover Credit", as hereinafter defined. The
term "Subtenant's Transaction Costs" shall mean and include all actual
reasonable costs and expenses incurred by Subtenant consistent with the then
market requirements in effectuating the subletting, including, without being
limited to, reasonable marketing expenses, real estate transfer taxes, sales
taxes and taxes of like import imposed in connection with the transaction,
brokerage commissions, attorney's fees and disbursements, remodeling and
redecorating costs, rent paid during any free-rent periods and takeover costs
and expenses. In computing Profits, the Total Income, as and when received by
Subtenant, shall first be offset against Subtenant's Transaction Costs, as and
when incurred or paid by Subtenant on the basis hereinafter provided, until
Subtenant has recovered Subtenant's Total Transaction Costs. The Total Income,
as and when received, less such Total Cost as may be paid or incurred by
Subtenant on the basis herein provided shall constitute Profit. If at any time a
prior sublease shall have resulted in a net loss to Subtenant with respect to
such sublease (i.e., the total of the items included in clauses (x) and (y) of
this Section 13.05(b) paid for the duration of such sublease exceeds the Total
Income received under the terms thereof), such net loss, to the extent
theretofore incurred (a "Carryover Credit"), shall be carried over and applied
to other then existing or succeeding transactions, it being understood that in
no event shall Sublandlord ever be required to refund or credit to Subtenant any
sums previously paid or determined to be owing to Sublandlord for prior
determinations of Profit in respect of earlier subleases. There shall be no
duplication of offsets against Total Income. Notwithstanding the foregoing to
the contrary, Subtenant shall not be obligated to pay any Profit to Sublandlord
which shall be received by Subtenant as amounts paid to Subtenant as Landlord
under the Overlease.

                  (c) If Subtenant shall not consummate a subletting of the
Recapture Space or the portion thereof in question, as the case may be, as shall
have been specified in the Recapture Offer Notice within twelve (12) months
following Sublandlord's rejection (or deemed rejection), in the case of a
subletting of 200,000 rentable square feet of the Long-Term Leaseback Space or
less, or within eighteen (18) months after such waiver (or deemed waiver) in the
case of an assignment of this Sublease or a subletting of more than 200,000
rentable square feet, Subtenant shall not have the right to consummate the
subletting of the Recapture Space, as the case may be, without again complying
with all of the provisions of Section 13.04 hereof.

            Section 13.06 Nothing in this Article 13 shall be deemed or
construed to release Subtenant from liability after a subletting (other than a
subletting to Sublandlord, but then only to the extent of the area so subleased
to Sublandlord and only for the application period and any holdover by
Sublandlord) or, an assignment, it being understood and agreed that Subtenant
shall and will remain fully liable for payment of the Minimum Rent and
Additional Rent due and to become due hereunder and for the performance of all
the covenants, agreements, terms, provisions and conditions contained in this
Sublease on the part of Subtenant to be performed, and all acts and omissions of
any assignee, licensee or sublessee or anyone claiming under or through any
assignee or sublessee (other than through Sublandlord) which shall be in
violation of any of the obligations of this sublease shall be deemed to be a
violation by Subtenant.

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<PAGE>

            Section 13.07 No subletting or assignment will release Subtenant
from any of its obligations under this Sublease. In the event of an assignment
or other transfer (other than a sublease), the assignee or transferee shall be
deemed to have assumed all of Subtenant's obligations under this Sublease
accruing from and after the date hereof and shall be jointly and severally
liable with Subtenant for all of the obligations of the Subtenant under this
Sublease. If this Sublease shall be assigned or if the Long-Term Leaseback Space
shall be sublet or occupied by anyone other than Subtenant, whether or not in
violation of the provisions of this Sublease, then Sublandlord may collect from
the assignee or transferee or, after a Default shall have occurred and be
continuing, from the subtenant, and Subtenant hereby authorizes and directs such
party to pay to Sublandlord, all Rent, Additional Rent and other charges payable
pursuant to such instrument, with the net amount so collected applied to the
Minimum Rent, Additional Rent and other charges payable under this Sublease, but
no such acceptance of Rent by Sublandlord from any person other than Subtenant
will be deemed a waiver by Sublandlord of any provision of this Article 13 or an
acceptance by Sublandlord of the assignee, transferee or subtenant as a
Subtenant, or a release of Subtenant from the further performance of the
covenants and agreements to be performed by Subtenant under this Sublease.

            Section 13.08 Anything to the contrary contained herein
notwithstanding, if there is a dispute between Sublandlord and Subtenant as to
the right of Sublandlord to recapture the Recapture Space, Sublandlord and
Subtenant agree to diligently proceed in good faith to have such dispute
resolved by arbitration in the City of New York in accordance with the rules of
The American Arbitration Association (or its successor) by an arbitrator
selected by The American Arbitration Association (or its successor). Such
arbitrator shall be an attorney with at least 10 years experience in Manhattan
office leasing for First-Class Office Buildings. The costs and expenses of
arbitration shall be shared equally by Sublandlord and Subtenant, but each party
shall be responsible for its own costs and expenses and the fees and expenses of
its own witnesses and counsel. In rendering his decision, the arbitrator shall
have no power to vary, modify or amend any provision of this Sublease. A
determination made by arbitration pursuant to this paragraph shall be final and
binding upon the parties. The arbitrator shall be required to furnish written
arbitral findings to each of the parties hereto.

            Section 13.09 If this Sublease is assigned to any person or entity
pursuant to the provisions of the Bankruptcy Code, any and all monies or other
consideration payable or otherwise to be delivered in connection with such
assignment shall be paid or delivered to Sublandlord, shall be and remain the
exclusive property of Sublandlord and shall not constitute property of Subtenant
or of the estate of Subtenant within the meaning of the Bankruptcy Code. Any and
all monies or other consideration constituting Sublandlord's property under the
preceding sentence not paid or delivered to Sublandlord shall be held in trust
for the benefit of Sublandlord and shall be promptly paid to or turned over to
Sublandlord.

                  (a) Any person or entity to which this Sublease is assigned
pursuant to the provisions of the Bankruptcy Code shall be deemed without
further act or deed to have assumed all of the obligations arising under this
Sublease on and after the date of such assignment. Any such assignee shall
execute and deliver to Sublandlord upon demand an instrument confirming such
assumption. No assignment of this Sublease shall relieve Subtenant of its
obligations hereunder and, subsequent to any assignment, Subtenant's liability
hereunder shall continue notwithstanding any

                                       37
<PAGE>

subsequent modification or amendment hereof or the release of any subsequent
Subtenant hereunder from any liability, to all of which Subtenant hereby
consents in advance.

                  (b) If Subtenant assumes this Sublease and proposes to assign
the same pursuant to the provisions of the Bankruptcy Code to any person or
entity who shall have made a bona fide offer to accept an assignment of this
Sublease on terms acceptable to Subtenant, then notice of such proposed
assignment shall be given to Sublandlord by Subtenant no later than twenty (20)
days after receipt by Subtenant, but in any event no later than ten (10) days
prior to the date that Subtenant shall make application to a court of competent
jurisdiction for authority and approval to enter into such assignment and
assumption. Such notice shall set forth (a) the name and address of such person
or entity, (b) all of the terms and conditions of such offer, and (c) adequate
assurance of future performance by such person or entity under the Sublease as
set forth in Section 13.09(c) below, including, without limitation, the
assurance referred to in Section 365(b)(3) of the Bankruptcy Code. Sublandlord
shall have the prior right and option, to be exercised by notice to Subtenant
given at any time prior to the effective date of such proposed assignment, to
accept an assignment of this Sublease upon the same terms and conditions and for
the same consideration, if any, as the bona fide offer made by such person or
entity, less any brokerage commissions which would otherwise be payable by
Subtenant out of the consideration to be paid by such person or entity in
connection with the assignment of this Sublease.

                  (c) The term "adequate assurance of future performance" as
used in this Sublease shall mean that any proposed assignee shall, among other
things, (i) deposit with Sublandlord on the assumption of this Sublease the sum
of the then Minimum Rent as security for the faithful performance and observance
by such assignee of the terms and obligations of this Sublease, which sum shall
be held as security by Sublandlord, (ii) furnish Sublandlord with financial
statements of such assignee for the prior three (3) fiscal years, as finally
determined after an audit and certified as correct by a certified public
accountant, which financial statements shall show a net worth of at least six
(6) times the then Minimum Rent for each of such three (3) years, (c) grant to
Sublandlord a security interest in such property of the proposed assignee as
Sublandlord shall deem necessary to secure such assignee's future performance
under this Sublease, and (d) provide such other information or take such action
as Sublandlord, in its reasonable judgment shall determine is necessary to
provide adequate assurance of the performance by such assignee of its
obligations under the Sublease.

            Section 13.10 If, at any time after the originally named Subtenant
herein may have assigned Subtenant's interest in this Sublease, this Sublease
shall be disaffirmed or rejected in any proceeding of the types described in
Section 17.02(b), or in any similar proceeding, or in the event of termination
of this Sublease by reason of any such proceeding or by reason of lapse of time
following notice of termination given pursuant to Article 17 based upon any of
the events of default set forth in such Section 17.02(b), any prior Subtenant,
including, without limitation, the originally named Subtenant, upon request of
Sublandlord given within thirty (30) days next following any such disaffirmance,
rejection or termination (and actual notice thereof to Sublandlord in the event
of a disaffirmance or rejection or in the event of termination other than by act
of Sublandlord), shall (1) pay to Sublandlord all Minimum Rent, Additional Rent
and other items due and owing by the assignee to Sublandlord under this Sublease
to and including the date of such disaffirmance, rejection or termination, and
(2) as "Subtenant", enter into a new sublease with Sublandlord of the Leaseback
Space for a term commencing on the effective date of such disaffirmance,
rejection or

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<PAGE>

termination and ending on the date set forth in this Sublease for the expiration
of the term hereof, unless sooner terminated as in such sublease provided, at
the same Minimum Rent and Additional Rent and upon the then executory terms,
covenants and conditions as are contained in this Sublease, except that (a)
Subtenant's rights under the new sublease shall be subject to the possessory
rights of the assignee under this Sublease and the possessory rights of any
person claiming through or under such assignee or by virtue of any statute or of
any order of any court, (b) such new sublease shall require all defaults
existing under this Sublease to be cured by Subtenant with due diligence, and
(c) such new sublease shall require Subtenant to pay all escalated rent reserved
in this Sublease which had this Sublease not been so disaffirmed, rejected or
terminated, would have accrued under the provisions hereof after the date of
such disaffirmance, rejection or termination with respect to any period prior
thereto. If any such prior subtenant shall default in its obligation to enter
into said new sublease for a period often (10) days next following Sublandlord's
request therefor, then, in addition to all other rights and remedies by reason
of such default, either at law or in equity, Sublandlord shall have the same
rights and remedies against such subtenant as if such subtenant had entered into
such new sublease and such new sublease had thereafter been terminated as of the
sublease commencement date thereof by reason of such subtenant's default
thereunder.

            Section 13.11 With respect to any sublease of the Leaseback Space or
any part thereof (a) which demises at least Twenty-Five Thousand (25,000)
rentable square feet, (b) the term of which is for at least ten (10) years or
for remainder of the Term, less one day, if less than 10 years then remains in
the Term; (c) the rent and additional rent on account of escalations payable on
a rentable square foot basis thereunder with respect to the sublet space shall
be no less than the rent and additional rent on account of escalations payable
on a rentable square foot basis (or, if such rent is less, the subtenant shall
agree to pay same at the rate payable hereunder applicable on a pro-rata basis);
(d) the subtenant under which is, in Sublandlord's reasonable judgment,
financially sound and capable of performing its obligations thereunder, and
Subtenant shall have delivered to Sublandlord evidence reasonably satisfactory
to Sublandlord of such financial status; (e) which shall entitle the subtenant
to services (HVAC, elevators, cleaning, etc.) no more burdensome to provide than
the services provided under typical leases for comparable space in First-Class
Office Buildings as of the date of such sublease; and (f) which provides that,
after termination of this Sublease and attornment by the subtenant to
Sublandlord, the subtenant shall not, without the prior written consent of
Sublandlord, sublease all or any part of the premises demised thereby or assign
the sublease, except in either case, to a wholly-owned subsidiary of, or an
entity wholly owning, the subtenant, or to a successor of the subtenant, by
merger, sale of assets or consolidation, provided that the net worth of such
successor subtenant, calculated in accordance with generally accepted accounting
principles, without regard to good will, shall be at least equal to the net
worth of subtenant, as so calculated, ninety (90) days prior to the succession
transaction, and evidence of such net worth (in the form of current financial
statements certified by a "Big Five" firm of certified public accountants or
current registration statements or reports filed with the Securities and
Exchange Commission) shall have been delivered to Sublandlord, Sublandlord
shall, upon Subtenant's request, enter into an agreement in substantially the
form attached hereto as Schedule F (a "Subtenant Non-Disturbance Agreement")
with such subtenant. Any dispute as to whether any sublease complies with the
provisions of this Section 13.11 shall be resolved by arbitration in accordance
with Section 14.13 of the Overlease hereof, provided, however, that the form of
the Subtenant Non-Disturbance Agreement shall not be subject to arbitration. If
the result of such arbitration shall be adverse to Sublandlord, Sublandlord
shall not be liable for damages but Sublandlord shall then execute a Subtenant
Non-Disturbance Agreement. If Subtenant shall make any request under this
Section

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<PAGE>

13.11, it shall reimburse Sublandlord for Sublandlord's reasonable
out-of-pocket expenses (including attorneys' fees and disbursements, credit
investigation fees and the fees and disbursements of other professionals)
incurred by Sublandlord in order to determine if the sublease complies with
clauses (a) through (d) above, but not the costs of any such arbitration.
Notwithstanding anything in this Section 13.11, in no event shall the granting
of a Subtenant Non-Disturbance Agreement by Sublandlord to any subtenant be
deemed to create any privity of estate between Sublandlord and such subtenant
prior to the date of any such attornment.

                                   ARTICLE 14

                          ALTERATIONS AND INSTALLATIONS

            Section 14.01 (a) Except as may otherwise be expressly provided in
this Article 14, Subtenant shall be allowed to make any alterations,
installations, additions or improvements (collectively, the "Alterations") in or
to (i) the Interim Leaseback Space without Sublandlord's prior written consent;
provided that any such Alterations (x) do not reduce the usable square footage
of such Interim Leaseback Space and will not require any Alterations to be made
to comply with Legal Requirements within the Interim Leaseback Space, and (y)
are not Specialty Alterations (unless Subtenant agrees to remove such Specialty
Alterations prior to the Space Delivery Date of such Interim Leaseback Space);
and (ii) the Long-Term Leaseback Space without Sublandlord's prior written
consent. Subtenant shall not make, without Sublandlord's consent, any
Alterations to the 12th Floor, the South Building lobby or the South Building
Concourse levels B-l and B-2. Notwithstanding anything to the contrary in the
immediately preceding sentences, Subtenant (as Overlandlord) shall be allowed to
perform the Rehabilitation Work in the Building in accordance with the terms of
the Overlease. If an Alteration is a "Material Alteration" (as defined below),
Subtenant shall not be allowed to make such Material Alteration without
Sublandlord's prior written consent, which consent by Sublandlord shall not be
unreasonably withheld, conditioned or delayed. If Subtenant disputes the
reasonableness of Sublandlord's withholding of consent to any Material
Alteration or to the Subtenant's Plans therefor, such dispute will be resolved
by arbitration in accordance with Article 21 of the Overlease and the
determination of the arbitrators shall be final and conclusive upon the parties
hereto. Alterations which may unreasonably interfere with the use and enjoyment
by other occupants of the Building of such occupant's space (such as, for
example, core drilling) shall be done at times other than during Business Hours.

                  (b) Prior to making any Material Alterations, Subtenant shall
submit to Sublandlord complete plans and specifications ("Subtenant's Plans")
for such proposed Material Alterations. Notwithstanding the foregoing, Subtenant
shall not be required to submit Subtenant's Plans (i) for which no plans are
required to be filed with the New York City Buildings Department (or any other
governmental body), and (ii) with respect to which the preparation of such plans
is not customary in accordance with good construction practice, but in such
event, Subtenant shall, at least five (5) days in advance of Subtenant's
commencing any Alterations, nevertheless notify Sublandlord of such Alterations,
which notification shall include a description, in reasonable detail, of the
proposed alteration.

                  (c) Alterations are "Material Alterations" if either such
Alterations or the construction thereof:

                                       40
<PAGE>

                        (i) will affect the structural integrity of the Building
                  or any of its exterior walls, roof, supporting beams, columns,
                  floor slabs or foundations; or

                        (ii) will affect the outside appearance of the Building
                  or be visible from the ground anywhere outside the Building
                  (excluding Subtenant's signage, which shall not be deemed to
                  be a Material Alteration); or

                        (iii) will (y) affect the Building Systems other than
                  the distribution portions of those systems located within the
                  Leaseback Space and exclusively serving, and which effect is
                  confined to, the Leaseback Space (for the consequences of
                  which effect obtain on the Leaseback Space Sublandlord shall
                  have no responsibility hereunder) or (z) increase
                  Sublandlord's costs of providing Building services (unless
                  Subtenant expressly agrees in writing to reimburse Sublandlord
                  for such increases in costs on such basis as shall be
                  reasonably acceptable to Sublandlord and Subtenant, in which
                  case such Alteration shall not be deemed a Material
                  Alteration); or

                        (iv) will result in a change to, or revocation,
                  suspension or loss of, the certificate of occupancy or any
                  other permit or license for operating and using any portion of
                  the Building, unless only Subtenant's occupancy would be
                  affected thereby, in which event such Alterations shall not be
                  deemed as falling within the definition of the term Material
                  Alterations solely by virtue of such effect and Subtenant
                  shall obtain, at Subtenant's sole cost and expense, said
                  certificate of occupancy or permits upon completion of the
                  Alterations;

                        (v) will involve or alter the use of the Building's fire
                  exits and stairwells for ingress and egress to the Leaseback
                  Space; or

                        (vi) will involve plumbing over the Sublandlord's
                  approximately 25,000 square foot data center unless (A) such
                  plumbing is already in existence or (B) Subtenant agrees to
                  pay for the cost of waterproofing or other protective measures
                  to prevent the possibility of water penetration into the data
                  center.

                  (d) Within fifteen (15) Business Days after Subtenant submits
Subtenant's Plans to Sublandlord, Sublandlord shall notify Subtenant whether or
not Sublandlord consents to such Material Alterations. Any withholding of
Sublandlord's consent shall include a written explanation of the grounds
therefor in reasonable detail which specifically references the specific aspects
of Subtenant's Plans which are unacceptable. Successive submissions of
Subtenant's Plans may be made by Subtenant to Sublandlord based upon a
disapproval of a prior submission or Subtenant's desire to change Subtenant's
Plans which have been previously approved by Sublandlord, which changes would
require Sublandlord's reapproval in accordance herewith. The foregoing mechanism
for submission, objection and approval of Subtenant's Plans shall apply to each
submission and each resubmission of Subtenant's Plans (and any changes thereto
requiring Sublandlord's reapproval) with respect to any Material Alterations. If
Sublandlord shall approve

                                       41
<PAGE>

elements of Subtenant's Plans that can, in accordance with good engineering and
construction practice, be constructed independent of any portion of Subtenant's
Plans that were not approved by Sublandlord and which may be completed without
any adverse affect to the items referred to in clauses (i) through (iii) of
Section 14.01(c) of this Sublease and do not involve the use of the items
referred to in clause (iv) of said Section 14.01(c), Subtenant shall, subject to
the terms, conditions and provisions of this Article 14, have the right, at its
sole risk, cost and expense, to construct those elements so approved by
Sublandlord. If Sublandlord fails to furnish Subtenant with such written
explanation within fifteen (15) Business Day's period, Subtenant may, at its
option, serve Sublandlord with a notice in accordance with Article 24 of the
Overlease, which notice to be effective must make specific reference to this
Section 14.0 1(c) and set forth in bold upper case type that "SUBLANDLORD'S
FAILURE TO RESPOND TO SUBTENANT'S PRIOR SUBMISSION OF SUBTENANT'S PLANS WITHIN
FIFTEEN (15) BUSINESS DAYS OF SUBLANDLORD'S RECEIPT OF THE NOTICE SHALL BE
DEEMED AN APPROVAL OF THE PROPOSED MATERIAL ALTERATIONS", and if Sublandlord
does not furnish Subtenant with its disapproval or withholding of consent with
an explanation of the grounds therefor in reasonable detail which specifically
references the specific aspects of Subtenant's Plans which are unacceptable
within fifteen (15) Business Days after Sublandlord's receipt of the notice,
Subtenant's Plans shall be deemed approved. Pending Sublandlord's consent (or
deemed consent) to Material Alterations, Subtenant shall not commence all or any
portion of the work for such Material Alterations. Any Alteration shall be
performed in a manner that reasonably minimizes any interference with or
inconvenience to Sublandlord and/or other subtenants of the Building and shall
be completed with the Plans and Specifications approved by Sublandlord to the
extent required. Upon completion of any Material Alteration for which
Subtenant's Plans were required to be submitted to Sublandlord pursuant to this
Section 14.01(b), Subtenant shall deliver to Sublandlord three (3) complete
sets (mylar and computer digitized in AutoCADD Version 12, or the then current
digitized system used by Sublandlord, provided such then current system is then
generally accepted in the real estate industry in New York City) of final
as-built plans (or as-built plans or final construction plans with field notes
marked) for such Material Alteration. In addition, if Subtenant is not otherwise
required to deliver such as-built plans but has actually prepared plans showing
as-built conditions, Subtenant shall deliver the same to Sublandlord promptly
upon completion thereof.

            Section 14.02 (a) All Alterations shall at all times comply with all
Legal Requirements and Insurance Requirements. Subtenant, at its expense, shall
(i) obtain all necessary municipal and other governmental permits, licenses,
authorizations, approvals and certificates for the commencement and prosecution
of such Alterations and for final approval thereof upon completion, (ii) obtain
all insurance certificates with respect to insurance, if any, which Subtenant is
required to carry during performance of work leading to, and through, the
completion of the Alterations and (iii) deliver three (3) copies of such
insurance certificates to Sublandlord prior to commencing the construction of
the Alterations in question. If Subtenant's execution alone would not be
sufficient to obtain the following, Sublandlord shall promptly execute and
deliver (or cause to be executed and delivered), all factually correct and
lawful applications and consents required by Legal Requirements and/or Insurance
Requirements to be filed in order to enable Subtenant to obtain the permits,
authorizations, licenses, approvals and certificates referred to in clause (i)
of this paragraph (a) of Section 14.02, and will otherwise reasonably cooperate,
with Subtenant and take actions reasonably requested by Subtenant in order to
obtain the same, provided Sublandlord thereby incurs no expense which is not
reimbursed by Subtenant and no liability related to the Alterations proposed by
Subtenant or the documents requested by Subtenant to be executed by Sublandlord,

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<PAGE>

unless in each event Subtenant has agreed to indemnify Sublandlord in respect
thereof to Sublandlord's reasonable satisfaction.

                  (b) All work leading to, and through, the completion of all
Alterations shall be performed so as not to unreasonably interfere with the
occupancy of Sublandlord (or any other occupant or tenant) or materially delay
Sublandlord in the construction, maintenance, cleaning, repair, safety,
management, security or operation of the Building or the Building's systems. If
any additional out-of-pocket expenses shall be incurred or paid for by
Sublandlord as a direct result of Subtenant's performance under this Article 14,
Subtenant shall pay such additional out-of-pocket expenses to Sublandlord within
thirty (30) days after demand.

                  (c) Throughout the making of all Alterations, Subtenant, at
its expense, shall carry or cause to be carried the insurance coverages required
to be carried pursuant to Article 9 of this Sublease. Subtenant shall furnish
Sublandlord with satisfactory evidence that such insurance is in effect before
the commencement of such Alterations and, on request, at reasonable intervals
thereafter.

                  (d) Subtenant, at its expense, shall promptly procure the
cancellation or discharge of all notices of violations of Legal Requirements
arising from or related to Alterations, but nothing contained herein or
elsewhere in this Sublease shall be, or be deemed to be, an acquiescence or
consent by Sublandlord to the existence or continuation of any such violation or
relieve or release Subtenant from its obligations under this Article.

                  (e) Subtenant shall promptly pay the cost of such Alterations
to the extent due and payable to the contractors and suppliers performing the
same, but the failure to do so shall not be a default under the Sublease. Notice
is hereby given that neither Sublandlord, Sublandlord's agents, or any other
party claiming by, through or under Sublandlord or Sublandlord's agents shall be
liable for any labor or materials furnished or to be furnished to Subtenant upon
credit, and that no mechanics' or other lien for such labor or materials shall
attach to or affect any estate or interest of Sublandlord.

                  (f) Subtenant shall have the right, either directly or
indirectly, to employ or permit the employment of any contractor, mechanic,
supplier, vendor, materialman or laborer in the Leaseback Space so long as the
employment or use of such contractor, mechanic, supplier, vendor, materialman or
laborer would not violate Sublandlord's union contracts or Sublandlord's
contractors' (or their subcontractors') union contracts affecting the Building,
or create any jurisdictional dispute with other contractors, mechanics,
suppliers, vendors, materialmen or laborers engaged by Sublandlord or the agents
of Sublandlord, it being understood and agreed that it shall be deemed
reasonable for Sublandlord to rely on the written advice of its counsel in the
determination of any of the foregoing. Subject to Subtenant furnishing
Sublandlord with a reasonably acceptable confidentiality agreement, a copy of
such advice will be forwarded to Subtenant promptly following Subtenant's
written request therefor.

                  (g) Sublandlord's review of, approval of, or consent to,
Subtenant's Plans shall not be deemed to be an agreement, warranty or
representation by Sublandlord that the contemplated Material Alterations are fit
for their intended use or comply with any Legal Requirements or Insurance
Requirements or the certificate of occupancy for the Building nor shall

                                       43
<PAGE>

same be deemed a waiver by Sublandlord of compliance by Subtenant with any of
the terms, provisions, covenants, conditions and agreements of this Sublease, or
a warranty or representation as to the adequacy, correctness or efficiency
thereof.

                  (h) Subtenant shall pay to Sublandlord within thirty (30) days
after demand, as Additional Rent, Sublandlord's reasonable out-of-pocket costs
and expenses (including the fees of any architect or engineer employed or
retained by Sublandlord for such purpose, but excluding any "in-house" charge or
attribution of overhead or supervision costs for services rendered or provided
by Sublandlord's employees in connection with the same) for reviewing
Subtenant's Plans for Material Alterations.

            Section 14.03 Subtenant acknowledges that it understands that
Sublandlord shall have the right to adopt and thereafter modify, from time to
time, reasonable general tenant guidelines for the Building covering
construction, maintenance, repair or other work. Subtenant agrees that all
repairs, renovations, alterations, installations, additions and Alterations and
other activities within the scope of the general tenant guidelines for the
Building (including, without limitation, fire protection, life safety, plumbing,
HVAC, mechanical, electrical and communications systems) effected by or on
behalf of Subtenant in the Leaseback Space shall be conducted in accordance with
and pursuant to the aforesaid tenant guidelines (as same may be reasonably
amended by Sublandlord from time to time), as well as any applicable
governmental requirements and regulations. Subtenant agrees that it is its
responsibility to ensure that Subtenant and those working for Subtenant comply
with the aforesaid tenant guidelines as well as any other applicable
governmental requirements and regulations. Sublandlord shall (a) not enforce
against Subtenant any of the general tenant guidelines which Sublandlord is not
then enforcing against all the other occupants of the Building and observing
itself, (b) not unreasonably withhold or delay its consent from Subtenant for
any approval required under the general tenant guidelines; and (c) exercise its
judgment in good faith in any instance providing for the exercise of its
judgment in the general tenant guidelines. In the case of any conflict or
inconsistency between the provisions of this Sublease and any of the general
tenant guidelines, the provisions of this Sublease shall control. If Subtenant
disputes the reasonableness of any additional rule or regulation hereafter
adopted by Sublandlord, the dispute shall be determined by arbitration in
accordance with Article 21 of the Overlease and, to the extent and for the
duration that Subtenant disputes the same, Subtenant shall not be deemed to be
in default under this Sublease as a result of a failure to comply with the same,
unless the failure to comply with the same shall result in a violation of Legal
Requirements, Insurance Requirements, or any mortgage or ground lease to which
the Sublease is subordinate. Any such determination shall be final and
conclusive upon the parties hereto. The right to dispute the reasonableness of
any additional rule or regulation upon Subtenant's part shall be deemed waived
unless the same shall be asserted by service of a notice upon Sublandlord within
thirty (30) days after receipt by Subtenant of notice of the adoption of any
such additional rule or regulation.

            Section 14.04 Notwithstanding anything to the contrary contained in
this Article 14, Subtenant agrees that prior to commencing any Alterations
Subtenant will first comply with the terms and provisions set forth in Section
9.6 of the Overlease.

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<PAGE>

                                   ARTICLE 15

                        DESTRUCTION--FIRE OR OTHER CAUSE

            Section 15.01 If the Building shall be partially damaged or
destroyed, or if the Leaseback Space shall be partially damaged or destroyed, by
fire, casualty or other cause, then whether or not the damage or destruction
shall have resulted from the fault or neglect of Subtenant, or its servants,
employees, agents, visitors or licensees (and if this Sublease shall not have
been cancelled as in this Article hereinafter provided), Sublandlord will
promptly and with due diligence and continuity repair the damage, and restore,
replace, and rebuild the Building and the Leaseback Space at its expense in
accordance with the provisions of the Overlease, after notice to it of the
damage or destruction; provided, however, that Sublandlord shall not be required
to repair or replace any of Subtenant's personal property, which repairs or
replacements to Subtenant's personal property shall be made by Subtenant, at its
own expense and subject to the provisions of this Sublease. If the Leaseback
Space shall be partially damaged or partially destroyed, the Minimum Rent and
Additional Rent payable hereunder shall be proportionately abated (on a per
square foot basis) to the extent that the Leaseback Space shall have been
rendered untenantable or unfit for the conduct of Subtenant's business in
substantially the manner in which such business was being conducted immediately
prior to such casualty, and if Subtenant does not occupy such damaged or
destroyed part of the Leaseback Space for the conduct of business, for the
period from the date of such damage or destruction (the "Damage Date") to the
date that the damage shall be repaired or restored. If the Leaseback Space or a
major part thereof shall be totally, or substantially totally, damaged or
destroyed or rendered completely, or substantially completely, untenantable or
unfit for the conduct of Subtenant's business in substantially the manner in
which such business was being conducted immediately prior to such fire, casualty
or other cause then the Minimum Rent and Additional Rent shall completely abate
as of the Damage Date until Sublandlord shall repair, restore, replace and
rebuild the Leaseback Space as provided in the first sentence of this Section
15.01; provided, however, that, should Subtenant reoccupy a portion of the
Leaseback Space for the purpose of conducting business during the period the
restoration work is taking place pursuant to this Section 15.01 and prior to the
date when the same is made completely tenantable, Minimum Rent and Additional
Rent shall be apportioned and be payable by Subtenant in proportion to the part
of the Leaseback Space occupied by it.

            Section 15.02 Within sixty (60) days after total or substantially
total damage or destruction to the Leaseback Space or a major part thereof,
Sublandlord shall deliver to Subtenant a statement prepared by a reputable
contractor or architect setting forth such party's estimate of the time required
to repair such damage. If the estimated period exceeds thirty-six (36) months
from the Damage Date, Subtenant may elect to terminate this Sublease by notice
to Sublandlord not later than sixty (60) days following receipt of such
statement. Such architect's estimate shall not assume the use by Sublandlord of
any overtime labor unless Sublandlord agrees to employ same. If Subtenant shall
reasonably dispute whether the restoration may or may not be completed by
Sublandlord within thirty-six (36) months from the date of the casualty, the
determination of whether the restoration may or may not be completed within said
period of thirty-six (36) months shall be determined by the Appropriate
Construction Manager, and the sixty (60) day period for giving of a notice of
termination shall commence upon the receipt by Sublandlord and Subtenant of such
Appropriate Construction Manager's estimate of such rebuilding time. In any case
of total or substantially total damage or destruction to the Leaseback Space or
a major part thereof, Subtenant

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<PAGE>

shall have the right to terminate this Sublease if Sublandlord shall not have
completed the repair or restoration thereof within thirty-six (36) months after
the Damage Date unless the estimated period for such repair and restoration was
calculated to exceed thirty-six (36) months in accordance with the foregoing
provisions of this Section 15.02, and Subtenant shall not have exercised its
termination right.

            Section 15.03 In case the Leaseback Space shall be substantially
damaged or destroyed by fire or other cause at any time during the last two (2)
years of the then term of this Sublease, then either Sublandlord or Subtenant
may cancel this Sublease and the term hereby granted upon written notice to the
other party hereto given within sixty (60) days after such damage or
destruction; provided, that neither Sublandlord nor Subtenant shall have the
right to cancel this Sublease if, prior to the Damage Date or within sixty (60)
days after the Damage Date: (I) Subtenant shall have delivered, or shall
deliver, to Sublandlord notice (a "Subtenant Extension Notice") of its
irrevocable election to extend this Sublease pursuant to Section 19.01 hereof,
and (II) Sublandlord, as Tenant under the Overlease, shall have delivered, or
shall deliver, to Overlandlord, notice (a "Sublandlord Extension Notice") of
its irrevocable election to extend the Overlease pursuant to Article 29 of the
Overlease. If both the Subtenant and Sublandlord Extension Notices shall have
been duly given, then neither Sublandlord nor Subtenant may elect to terminate
this Sublease with respect to any portions of the Leaseback Space which is the
subject of such extension, other than on the basis set forth in Section 15.02 of
this Sublease. Notwithstanding the foregoing, if (a) only Subtenant shall have
duly given a Subtenant Extension Notice, but Sublandlord shall not have given a
Sublandlord Extension Notice, and (b) Sublandlord shall have timely delivered to
Subtenant a notice to terminate this Sublease pursuant to the provisions of
Section 15.03, then Sublandlord shall have the right to terminate this Sublease
in accordance with such termination notice, provided and on condition that
within ten (10) Business Days after the later of Sublandlord's receipt of the
Extension Notice or Sublandlord's giving of the termination notice, Sublandlord,
as Tenant under the Overlease, shall deliver to Subtenant, as Overlandlord, a
notice irrevocably waiving all of Sublandlord's rights to extend the term of the
Overlease pursuant to Article 29 of the Overlease. Notwithstanding the
foregoing, in the event Subtenant elects to make the repairs to the Leaseback
Space, this Sublease shall continue (subject to the rent abatements provided
herein) and Sublandlord shall pay to Subtenant the insurance proceeds from
Sublandlord's insurer plus the amount of any deductible.

            Section 15.04 Except to the extent expressly set forth in this
Article 1 5, neither Sublandlord nor Subtenant shall have any right to terminate
this Sublease in the event of fire or other casualty. Furthermore,
notwithstanding anything to the contrary in this Article 15, as long as MetLife
is the Subtenant and Credit Suisse First Boston (USA), Inc. (and its present and
future Affiliates and any successors thereto by merger, consolidation or
corporate reorganization or sale of substantially all of its assets ("CSFB")) is
the Sublandlord under this Sublease, MetLife agrees that it will not exercise
any termination right under this Article 15 (other than as provided in Section
15.03).

            Section 15.05 In the event of the termination of this Sublease
pursuant to the provisions of this Article, this Sublease shall expire as fully
and completely on the date fixed in such notice of termination as if that were
the date definitely fixed for the expiration of this Sublease, but the Minimum
Rent and Additional Rent shall be apportioned and shall be paid up to and
including

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<PAGE>

the Damage Date and any prepaid Minimum Rent or prepaid Additional Rent shall be
refunded to Subtenant.

            Section 15.06 No damages, compensation or claim shall be payable by
Sublandlord for inconvenience, loss of business or annoyance arising from any
repair or restoration of any portion of the Leaseback Space or of the Building,
made in the manner required by this Article 15 hereof.

            Section 15.07 The provisions of this Article 15 shall be considered
an express agreement governing any case of damage or destruction of the Building
or the Leaseback Space by fire or other casualty, and Section 227 of the Real
Property Law of the State of New York and any other law of like import now or
hereafter in force providing for such contingency, shall have no application.

            Section 15.08 Subtenant shall, on an annual basis, report to
Sublandlord the replacement value of the Leaseback Space for purposes of
Sublandlord carrying the appropriate amount of insurance. If Subtenant fails to
report (for any year) any increased value in the Leaseback Space, Sublandlord
shall only be responsible to restore the Leaseback Space to the extent of the
insurance proceeds received by Sublandlord based on Subtenant's report to
Sublandlord of the replacement value of the Leaseback Space.

                                   ARTICLE 16

                                  CONDEMNATION

            Section 16.01 Total Taking. In the event of the Taking of the entire
Leaseback Space, this Sublease, the Sublease Term and the estate hereby granted
shall forthwith cease and terminate as of the date of vesting of title (the
"date of taking"), and the award in condemnation shall be divided and
distributed in accordance with the provisions of Article 16 of the Overlease.

            Section 16.02 Partial Taking.

                  (a) In the event that any part of the Leaseback Space shall be
so condemned or taken, then this Sublease shall be and remain unaffected by such
condemnation or taking, except that the Minimum Rent and Additional Rent
allocable to the part so taken shall be apportioned (on a per square foot basis)
as of the date of taking, provided, however, that (a) Subtenant may elect to
cancel this Sublease (i) in the event the area of the Leaseback Space remaining
following the condemnation or taking shall not be sufficient, in the reasonable
judgment of Subtenant, to enable Subtenant to continue the operation of its
business therein in substantially the manner in which such business was being
conducted immediately prior to such taking, or (ii) if such taking materially
adversely impairs the means of access to the Leaseback Space or the entrances or
lobby of the Tower or Building. Upon such partial taking and this Sublease
continuing in force as to any part of the Leaseback Space not so taken, the
Minimum Rent and Additional Rent shall be adjusted proportionately. If as a
result of the partial taking (and this Sublease continuing in force as to the
part of the Leaseback Space not so taken) such part is damaged, Sublandlord
agrees to promptly restore the damaged portion remaining after the taking, to
the condition existing immediately prior to the taking.

                                       47
<PAGE>

                  (b) In the event of a Taking which does not result in a
termination of this Sublease pursuant to this Section 16.02, this Sublease shall
terminate and expire with respect only to the portion of the Leaseback Space so
taken, on and as of the date of taking. In all other respects this Sublease
shall remain in full force and effect except that Subtenant shall be entitled,
after such date, to a reduction in the Minimum Rent and Additional Rent in the
proportion which the area of the Leaseback Space so taken bears to the total
area of the Leaseback Space at the time of such Taking.

                  (c) Nothing hereinabove provided shall (in the event the
Sublease is terminated as above provided) preclude Subtenant from appearing,
claiming, proving and receiving in the condemnation proceeding, Subtenant's
moving expenses, and the value of Subtenant's personal property. In the event
that Subtenant is not permitted to make a separate claim for such items in such
proceeding, Sublandlord shall prosecute all claims in such proceeding on behalf
of both Sublandlord and Subtenant, in which event Subtenant may, if it so elects
and at its expense, join with Sublandlord in such proceeding, retain co-counsel,
attend hearings, present arguments and generally participate in the conduct of
the proceeding; provided, however, that, if Sublandlord incurs any additional
expense because of Subtenant's exercising its fights under this sentence,
Subtenant will bear such additional expense.

                  (d) Sublandlord, at its sole cost and expense and whether or
not the proceeds shall be sufficient for the purpose, shall proceed, within
forty (40) days after such Taking, with diligence and continuity, to repair,
alter (including any necessary demolition and reconstruction) and restore the
remaining part of the Leaseback Space to substantially their former condition,
so as to constitute a complete structure suitable for the purposes the Leaseback
Space are being used for as of the date hereof. All repairs, alterations,
restorations or demolition conducted by Sublandlord as a result of a partial
Taking, including temporary repairs for the protection of the Improvements or
other property pending the completion thereof, are referred to in this Article
as the "Partial Restoration."

                  (e) The conditions under which the Partial Restoration is to
be performed and the method of proceeding with and performing the same shall be
governed by all of the provisions of Article 9 of the Overlease; and the cost of
the Partial Restoration shall include the reasonable fees of the Construction
Manager.

            Section 16.03 Temporary Taking. In the event of a Taking of the
whole or any part of the Leaseback Space or of Subtenant's interest in this
Sublease for a temporary use or occupancy, the Sublease Term shall not be
reduced or affected in any way; provided, however, that the Rents allocable to
the period of such temporary taking shall be abated. Subtenant shall continue to
perform and observe all of the other terms of this Sublease (other than the
payment of Minimum Rent and Additional Rent) as though such temporary taking had
not occurred to the extent that such performance and observance is reasonably
practicable without possession of the Leaseback Space. Sublandlord shall be
entitled to the portion of the award or compensation for such temporary Taking
equal to the Rents payable hereunder during the period covered, and Subtenant
shall be entitled to the portion of the award or compensation for such temporary
Taking equal to the reasonable and actual expenses that Subtenant incurs in
connection with relocation to alternate space for the period of such temporary
Taking.

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<PAGE>

            Section 16.04 Arbitration. If the order or decree in any
condemnation or similar proceedings shall fail to determine the separate amounts
to be awarded to those who are entitled to such amounts hereunder, and if
Sublandlord and Subtenant do not agree thereon within thirty (30) days after the
final award or awards shall have been fixed and determined, such separate
amounts shall be determined by arbitration, but the arbitrators shall be bound
by the provisions of this Article 16 in the division of such award or awards.

            Section 16.05 Right to Appear. Sublandlord and Subtenant shall each
have the right, at their own expense, to appear in any condemnation proceeding
and to participate in any and all hearings, trials and appeals therein.

            Section 16.06 Notice. In the event Sublandlord or Subtenant shall
receive notice of any proposed or pending Taking affecting the Leaseback Space,
the party receiving such notice shall promptly notify the other party of the
receipt and contents thereof.

            Section 16.07 Termination. Notwithstanding anything to the contrary
contained in this Article 16, Subtenant agrees that as long as MetLife is the
Subtenant and CSFB is the Sublandlord under this Sublease, MetLife agrees that
it will not exercise any termination right under this Article 16.

                                   ARTICLE 17

             CONDITIONAL LIMITATIONS; SUBTENANT'S DEFAULTS; REMEDIES

            Section 17.01 Each of the following shall constitute a "Default" by
Subtenant under this Sublease:

                  (a) If (i) Subtenant fails to pay any item of Additional Rent
on the due date and such failure continues for fifteen (15) days after notice
from Sublandlord to Subtenant of the failure to pay the same or (ii) Subtenant
fails to pay any installment of Minimum Rent within five (5) days after notice
from Sublandlord to Subtenant of the failure to pay the same (a "Monetary
Default");

                  (b) (i) If Subtenant shall commence or institute any case,
proceeding or other action (x) seeking relief on its behalf as debtor, or to
adjudicate it a bankrupt or insolvent, or seeking reorganization, arrangement,
adjustment, winding-up, liquidation, dissolution, composition or other relief
with respect to it or its debts under any existing or future law of any
jurisdiction, domestic or foreign, relating to bankruptcy, insolvency,
reorganization or relief of debtors, or (y) seeking appointment of a receiver,
trustee, custodian or other similar official for it or for all or any
substantial part of its property;

                        (ii) If Subtenant shall make a general assignment for
                  the benefit of creditors;

                        (iii) If any case, proceeding or other action shall be
                  commenced or instituted against Subtenant (x) seeking to have
                  an order for relief entered against it as debtor or to
                  adjudicate it a bankrupt or insolvent, or seeking
                  reorganization, arrangement, adjustment, winding-up,
                  liquidation,

                                       49
<PAGE>

                  dissolution, composition or other relief with respect to it or
                  its debts under any existing or future law of any
                  jurisdiction, domestic or foreign. relating to bankruptcy,
                  insolvency, reorganization or relief of debtors, or (y)
                  seeking appointment of a receiver, trustee. custodian or other
                  similar official for it or for all or any substantial part of
                  its property, which in either of such cases (A) results in any
                  such entry of an order for relief, adjudication of bankruptcy
                  or insolvency or such an appointment or the issuance or entry
                  of any other order having a similar effect or (B) remains
                  undismissed for a period of sixty (60) days;

                        (iv) If any case, proceeding or other action shall be
                  commenced or instituted against Subtenant seeking issuance of
                  a warrant of attachment, execution, distraint or similar
                  process against all or substantially all of its property or
                  against its interest in this Sublease which results in the
                  entry of an order for any such relief which shall not have
                  been vacated, discharged, or stayed or bonded pending appeal
                  within sixty (60) days from the entry thereof;

                        (v) If a trustee, receiver or other custodian is
                  appointed for all or substantially all of the assets of
                  Subtenant or against Subtenant's interest in this Sublease,
                  which appointment is not vacated or stayed within seven (7)
                  Business Days; or

                        (vi) If any execution or attachment shall be issued
                  against Subtenant or any of Subtenant's property whereupon the
                  Leaseback Space shall be taken or occupied by someone other
                  than Subtenant;

                  (c) If Subtenant shall default in the observance or
performance of any term, agreements, covenant, provision or condition of this
Sublease on Subtenant's part to be observed or performed (other than those
specified in clauses (a) or (b) of this Section 17.02), and if Subtenant shall
have failed to comply with or remedy any default specified in this clause (c)
within thirty (30) days after notice thereof from Sublandlord, or if the said
default or omission complained of shall be of a nature that the same cannot be
completely cured or remedied within thirty (30) day period, and if Subtenant
shall not have diligently commenced curing such default within such thirty (30)
day period, and if Subtenant shall not thereafter with reasonable diligence and
in good faith proceed to remedy or cure such default.

                  (d) If there shall be any material default by Subtenant under
the Shared Services Agreement and if Subtenant shall have failed to comply with
or remedy any such default within sixty (60) days after notice thereof from
Sublandlord, or if the said default or omission complained of shall be of a
nature that the same cannot be completely cured or remedied within said sixty
(60) day period, and if Subtenant shall not have diligently commenced curing
such default within such sixty (60) day period, and if Subtenant shall not
thereafter with reasonable diligence and in good faith proceed to remedy or cure
such default.

      In each such event set forth in clauses (a), (c) or (d) of this Section
17.01, Sublandlord may, at its option, serve a second written notice ("Second
Default Notice") upon Subtenant, which such

                                       50
<PAGE>

notice shall specifically refer to this Section 17.01 and shall state in bold,
uppercase type on the first page thereof FAILURE TO CURE THE DEFAULT DESCRIBED
HEREIN WITHIN TWO DAYS FROM THE DATE HEREOF IN THE CASE OF A MONETARY DEFAULT OR
FIVE DAYS FROM THE DATE HEREOF IN THE CASE OF A NON-MONETARY DEFAULT SHALL
RESULT IN A TERMINATION OF THE SUBLEASE AT ONE MADISON AVENUE.

            Section 17.02 In the case of (a) a Default described in Section
17.01(b), (b) a Default described in Section 17.01(a) which is not cured by
Subtenant within two (2) days from receipt of the Second Default Notice and/or
(c) a Default described in Section 17.01(c) or (d) which is not cured by
Subtenant within five (5) days from receipt of the Second Default Notice,
Sublandlord may, at its option, serve a written five (5) days' notice of
cancellation of this Sublease upon Subtenant, and upon the expiration of said
five (5) days, this Sublease and the term thereunder shall end and expire as
fully and completely as if the expiration of such five (5) day period were the
Expiration Date and Subtenant shall then quit and surrender the Leaseback
Premises to Sublandlord but Subtenant shall remain liable as hereinafter
provided.

            Section 17.03 If the five (5) day notice provided for in Section
17.02 hereof shall have been given, and the Sublease Term shall expire as
aforesaid, then, Sublandlord may re-enter the Leaseback Space and dispossess
Subtenant and the legal representative of Subtenant or other occupants of the
Leaseback Space by summary or other legal proceedings and remove their effects
and hold the Leaseback Space as if this Sublease had not been made.

            Section 17.04 Notwithstanding any expiration or termination prior to
the Sublease Expiration Date as set forth in Article 17, Subtenant's obligation
to pay Minimum Rent and Additional Rent under this Sublease shall continue to
cover all periods up to the Sublease Expiration Date.

            Section 17.05 Anything contained in this Article 17 to the contrary
notwithstanding, if any termination of this Sublease pursuant to this Article 17
shall be stayed by order of any court having jurisdiction over any proceeding
described in Section 17.01(b) hereof, or by federal or state statute, then,
following the expiration of any such stay, Subtenant or Subtenant, as
debtor-in-possession, shall fail to assume Subtenant's obligations under this
Sublease within the period prescribed therefor by law or within one hundred
twenty (120) days after entry of the order for relief or as may be allowed by
the court, or if said trustee, Subtenant or Subtenant as debtor-in-possession
shall fail to provide adequate protection of Sublandlord's right, title and
interest in and to the Leaseback Space or adequate assurance of the complete and
continuous future performance of Subtenant's obligations under this Sublease as
provided in Section 13.09(c), Sublandlord, to the extent permitted by law or by
leave of the court having jurisdiction over such proceeding, shall have the
right, at its election, to terminate this Sublease on five (5) days' notice to
Subtenant, Subtenant as debtor-in-possession or said trustee and upon the
expiration of said five (5) day period this Sublease shall cease and expire as
aforesaid and Subtenant, Subtenant as debtor-in-possession or said trustee shall
quit and surrender the Leaseback Space as aforesaid.

      If at any time, (i) Subtenant shall be comprised of two (2) or more
persons, or (ii) Subtenant's obligations under this Sublease shall have been
guaranteed by any person other than Subtenant, or (iii) Subtenant's interest in
this Sublease shall have been assigned, the word

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<PAGE>

"Subtenant", as used in Section 17.0 1(b), shall be deemed to mean any one or
more of the persons primarily or secondarily liable for Subtenant's obligations
under this Sublease. Any monies received by Sublandlord from or on behalf of
Subtenant during the pendency of any proceeding of the types referred to in
Section 17.01(b) shall be deemed paid as compensation for the use and
occupation of the Leaseback Space and the acceptance of any such compensation by
Sublandlord shall not be deemed an acceptance of rental or a waiver on the part
of Sublandlord of any rights under this Article 17.

            Section 17.06 In the event of any Default which shall result in a
termination of this Sublease or a re-entry and dispossession as set forth in
this Article 17, Sublandlord shall have the remedies set forth in Sections 18.1,
18.2, 18.3 and 18.4 of the Overlease.

                                   ARTICLE 18

                                    ELECTRIC

            Section 18.01 Submetered Electricity for Long-Term Leaseback Space.

                  (a) Sublandlord shall provide electric energy to the Long-Term
Leaseback Space in accordance with the provisions of this Article 18. Subtenant
shall pay to Sublandlord, in consideration of the furnishing of such electric
energy to the Long-Term Leaseback Space, during the Sublease Term, an amount
(the "Electricity Submeter Charge") equal to (x) the amount Sublandlord actually
pays to the utility company to provide electricity to the Long-Term Leaseback
Space, or the applicable portion thereof, including all applicable surcharges,
demand charges, time-of-day charges, energy charges, fuel adjustment charges,
rate adjustment charges, taxes and other sums payable in respect thereof based
on Subtenant's demand and/or consumption of electricity (and/or any other method
of quantifying Subtenant's use of or demand for electricity as set forth in the
utility company's tariff) as registered on a meter or submeter (to be installed
by Subtenant at Subtenant's cost and expense) for purposes of measuring such
demand, consumption and/or other method of quantifying Subtenant's use of, or
demand for, electricity (it being agreed that such meter or submeter shall
measure demand and consumption, and off-peak and on-peak use, in either case to
the extent such factors are relevant in making the determination of
Sublandlord's cost) plus (y) an amount equal to the out-of-pocket costs and
expenses incurred by Sublandlord in connection with reading such meters and
preparing the bills therefor. Subtenant, from time to time, shall have the right
to review Sublandlord's meter readings, and Sublandlord's calculation of the
Electricity Submeter Charge, at reasonable times and on reasonable prior notice,
by giving notice thereof to Sublandlord. Any disputes with respect to such
readings shall be resolved by arbitration in accordance with Article 21 of the
Overlease. If any such meters or submeter(s) shall not have been installed and
in working order in any portion of the Long-Term Leaseback Space on or before
the Sublease Commencement Date, then Subtenant shall pay to Sublandlord, for
electricity furnished to such portion of the Long-Term Leaseback Space during
the period commencing on the Sublease Commencement Date and ending on the date
on which said submeter(s) shall have been installed and be in good working
order, a monthly sum equal to the quotient obtained by dividing (x) the product
of the rentable area of such portion of the Long-Term Leaseback Space and $2.50
(as adjusted by CPI, as defined in Section 18.02), by (y) twelve (12). Said
charge shall be payable on the first day of every calendar month during the
applicable period, as Additional Rent, and shall be pro-rated with respect to
any partial month.

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<PAGE>

                  (b) Where more than one meter measures the electricity
supplied by Sublandlord to the Long-Term Leaseback Space, the electricity
rendered through each meter shall be aggregated and computed and billed in
accordance with the provisions hereinabove set forth. Bills for the Electricity
Submeter Charge shall be rendered to Subtenant at such time as Sublandlord may
elect, but no more frequently than monthly, and Subtenant shall pay the amount
shown thereon to Sublandlord within thirty (30) days after receipt of such bill.
All submeters shall be read by an electrical consultant retained by Sublandlord
or an energy management system in the Building installed by Sublandlord. Any
disputes with respect to such readings shall be resolved by arbitration in
accordance with Article 21 of the Overlease. Subtenant may install a totalizer
in connection with the submeters measuring Subtenant's electricity.

                  (c) Notwithstanding anything to the contrary in this Sublease
or the Overlease, in no event shall (i) the Electricity Submeter Charge reflect
any discount available through the New York City Public Utility Service or
Consolidated Edison due to the IDA benefits available to Sublandlord or (ii)
Sublandlord obtain the benefit of any discount available through the New York
City Public Utility Service or Consolidated Edison due to the IDA benefits
available to Subtenant.

            Section 18.02 Electric Charges for Interim Leaseback Space.
Subtenant shall pay to Sublandlord, as Additional Rent, with respect to the
Interim Leaseback Space, an annual charge for electricity furnished to the
Interim Leaseback Space (the "Interim Electric Charge") equal to the product
of (i) $2.50 per annum, as adjusted by CPI, as hereinafter defined, and (ii) the
number of rentable square feet contained in the Interim Leaseback Space from
time to time, which amount shall be payable in equal monthly installments in
advance on the first day of each calendar month during the Sublease Term
together with each monthly installment of Minimum Rent. As used in this Article,
"adjusted by CPI" shall mean that the amount in question shall be adjusted on
the first day of January, 2003 and each January 1 thereafter, by adding to
$2.50, an amount equal to the product of (i) $2.50 and (ii) the percentage of
increase, if any, in the Consumer Price Index for January 1 in question over the
Consumer Price Index for January 1, 2002. "Consumer Price Index" shall mean the
Consumer Price Index for all Urban Consumers published by the Bureau of Labor
Statistics of the United States Department of Labor, New York, New
York-Northeastern New Jersey Area (1982-84 = 100), or any successor index
thereto. In the event that the Consumer Price Index is converted to a different
standard reference base or otherwise shall be made with the use of such other
conversion factor, formula or table for converting the Consumer Price Index as
may be published by the Bureau of Labor Statistics or, if said Bureau shall not
publish the same, then with the use of other such conversion factor, formula or
table as may be published by Prentice-Hall, Inc., or any other nationally
recognized publisher of similar statistical information, provided that if there
shall be no successor index and the parties shall be unable to agree on a
substitute index within thirty (30) days, or if the parties shall fail to agree
on the appropriate adjustment of such successor or substitute index within
thirty (30) days, a substitute index or the appropriate adjustment of a
successor or substitute index, as the case may be, shall be determined by
arbitration pursuant to Article 21.

            Section 18.03 Use of Electricity. Subject to the provisions of this
Article 18, Sublandlord shall furnish a demand electric load to the electrical
closets servicing the Leaseback Space of six (6) watts per useable square foot
in the Leaseback Space (exclusive of base Building HVAC). Subtenant's use of
electricity in the Leaseback Space shall not at any time exceed the capacity of
any of the electrical conductors, machinery and equipment in or otherwise
servicing the

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<PAGE>

Leaseback Space. All additional risers or other equipment required to supply
Subtenant's electrical requirements (in excess of the electrical load specified
in this Section 18.03) shall be provided by Subtenant.

            Section 18.04 Interruption of Electric Service. Subject to the
provisions of Section 12.02 hereof, Sublandlord shall not be liable in any way
to Subtenant for any failure or defect in the supply or character of
electricity, steam or other utilities furnished to the Premises by reason of any
requirement, act or omission of the public utility serving the Building with
electricity or steam or for any other reason unless that same shall be
attributable to the negligence or willful misconduct of Sublandlord or its
agents, employees, contractors or representatives or anyone claiming under or
through Sublandlord.

                                   ARTICLE 19

                                 RENEWAL OPTIONS

            Section 19.01 Provided that

                  (a) the Sublease has not been earlier terminated (not
including the temporary termination allowed under Section 13.04(b)), and

                  (b) no Monetary Default (which the aggregate unpaid amount
equals or exceeds $50,000) or material non-monetary Default exists at the time
of the exercise of the within applicable option or at the commencement of the
applicable Extension Term, and

                  (c) Subtenant, as of the date that Subtenant exercises the
within applicable option and the commencement of the applicable Extension Term,
occupies at least seventy-five (75%) percent of the Renewal Option Space, as
hereinafter defined (it being agreed that for purposes of calculating the amount
of space occupied by Subtenant, there shall be included any space which
Subtenant would be occupying but for (x) the untenantability thereof, or (y) the
then actual performance therein of Alterations for Subtenant's own use),

then Subtenant shall have the right to extend the term of this Sublease with
respect to the Leaseback Space, or a portion thereof, as hereinafter set forth,
for three (3) successive extension periods of five (5) years each (hereinafter
referred to individually as an "Extension Term" and collectively as the
"Extension Terms"), the first of which periods (the "First Extension Term")
shall commence on the day following the last day of the initial Sublease Term
(provided the initial Sublease Term shall not have been theretofore terminated),
the second of which periods (the "Second Extension Term") shall commence on the
day following the last day of the First Extension Term (provided the First
Extension Term shall not have been theretofore terminated) and the third of
which periods (the "Third Extension Term") shall commence on the day following
the last day of the Second Extension Term (provided the Second Extension Term
shall not have been theretofore terminated). In connection with Tenant's
exercise of any of its options provided in this Section 19.01, Subtenant shall
have the right to extend the Sublease Term on all of the Leaseback Space as of
the exercise of the option in question or on less than all such space provided
that (a) as to such lesser space located in the Tower, same consists of entire
floors of contiguous office space in the Tower starting from the highest floor
of office space in the Tower demised to Subtenant as of Subtenant's exercise of
said

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<PAGE>

option, it being agreed that notwithstanding the foregoing, such lesser space
may, at Subtenant's election also include the portions of the South Building
11th floor and 10th floor set back and/or the portions of the Tower 2nd floor
then constituting the Long Term Leaseback Space, and/or the rentable square
footage in the Tower lobby and/or the portion of Tower concourse level B-2
initially demised hereunder, and (b) Subtenant specifies in its notice of the
exercise of the option in question the space on which it is exercising said
option (the "Renewal Option Space").

            Section 19.02 The options described in Section 19.01 hereof shall be
exercisable only in the following manner: Subtenant shall, no later than
thirty-six (36) months prior to the last day of the (i) initial Sublease Term,
in the case of the First Extension Term, (ii) the First Extension Term, in the
case of the Second Extension Term and (iii) the Second Extension Term, in the
case of the Third Extension Term, give to Sublandlord written notice (the
"Exercise Notice"), pursuant to and in accordance with the terms of Article 26
hereof, of Subtenant's election to extend this Sublease on the covenant terms,
provisions, agreements and conditions as hereinafter provided in this Article.
In the event of the failure of Subtenant to give the Exercise Notice in
accordance herewith with respect to any of Subtenant's options hereunder,
Sublandlord shall give Subtenant a notice thereof (the "Reminder Notice")
advising Subtenant that Subtenant is required to exercise its option with
respect to the Extension Term in question by giving notice to Sublandlord within
thirty (30) days from the giving of the Reminder Notice. If Subtenant shall fail
to give the Exercise Notice within the 30-day period after the giving of the
Reminder Notice, Subtenant's right to extend shall be conclusively deemed to
have been waived and the Sublease Term shall not be extended beyond the
established Sublease Expiration Date provided for under this Sublease. At the
request of either party following the exercise of an appropriate option to
extend, both parties agree to execute a confirmatory agreement confirming the
extension and the newly extended Sublease Expiration Date and, if application,
the Renewal Option Space however, neither Sublandlord's nor Subtenant's failure
to execute or deliver any such instruments shall vitiate the effect of the
provisions of this Article 19.

            Each of the Extension Terms shall be on the same covenants, terms,
provisions and conditions as the initial Sublease Term (other than Section 1.03
hereof) except that (i) there shall be no right to renew this Sublease (a)
beyond the Second Extension Term and Third Extension Term in the case of the
First Extension Term, (b) beyond the Third Extension Term in the case of the
Second Extension Term or (c) in the Third Extension Term and (ii) the Minimum
Rent, prorated on a rentable square foot basis, for the applicable Extension
Term shall be an amount equal to the Minimum Rent, prorated on a rentable square
foot basis, payable by Sublandlord, as tenant under the Overlease, during the
applicable Extension Period pursuant to Article 29 of the Overlease.

            Section 19.03 In the event Subtenant exercises an option described
in Section 19.01 above and Sublandlord fails to exercise its option for the
related Extension Term (as provided in Article 29 of the Overlease), then the
Subtenant's option to renew shall be null and void.

                                   ARTICLE 20

                        SUBLANDLORD'S FAILURE TO PERFORM

            Section 20.01 In the event Sublandlord shall default in the
performance of any obligation of Sublandlord under this Sublease to perform any
service to or make any repair or

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<PAGE>

alteration in the Leaseback Space and such default shall continue for a period
in excess of thirty (30) days following the giving of written notice by
Subtenant to Sublandlord (or, (A) if such default is of a nature that it cannot
reasonably be cured within such 30-day period, if Sublandlord shall fail to
commence the cure within such 30-day period and thereafter diligently pursue
such cure to completion or (B) if such default is of an emergency nature, then
such thirty (30) day period shall be reduced to a reasonable period given the
circumstances of the default) and if such default shall impair Subtenant's
ability to use the Leaseback Space for the conduct of its business, then, to the
extent that such default can be cured by the performance of work entirely within
the Leaseback Space, Subtenant may perform such work on Sublandlord's behalf and
at Sublandlord's sole cost and expense. Any such work performed by Subtenant
shall be performed in accordance with and subject to all of the terms, covenants
and conditions of this Sublease except that Sublandlord's consent to such work
and the plans and specifications for such work shall not be required.
Sublandlord shall reimburse Subtenant, within thirty (30) days after delivery of
an invoice, for Subtenant's costs and expenses plus interest at the Interest
Rate charged from the date the costs and expenses were incurred by Subtenant
until the date paid in full. In the event Sublandlord fails to reimburse
Subtenant for Subtenant's costs and expenses, within such thirty-day period,
Subtenant shall be entitled to offset the amount owed by Sublandlord against the
next installment(s) of Rent.

                                   ARTICLE 21

                               HAZARDOUS MATERIAL

            Section 21.01 Obligation and Indemnity. Subtenant shall (a) not
cause or permit any Hazardous Material to be brought upon, kept or used in or
about the Leaseback Space by Subtenant, its subtenants agents, employees,
contractors or invitees, unless such Hazardous Material is necessary for the
normal conduct of Subtenant's business and will be used, kept, stored and
disposed of in a manner that complies with all Legal Requirements and the
requirements of any insurance company insuring the Leaseback Space regulating
any such Hazardous Material so brought upon or used or kept in or about the
Leaseback Space during the Sublease Term. Subtenant hereby covenants that (i)
the Hazardous Material will be used, kept, stored and disposed of in a manner
that complies with all Legal Requirements regulating the use, storage and
disposal of Hazardous Material and (ii) Subtenant shall discontinue such use and
storage of Hazardous Material when such Hazardous Material is no longer
necessary for normal conduct of Subtenant's business. Notwithstanding the
preceding sentence Subtenant shall not generate, manufacture or produce any
Hazardous Material on the Leaseback Space. If Subtenant breaches the obligations
stated in the preceding sentences, or if the presence of Hazardous Material on
or about the Leaseback Space during the Sublease Term results in contamination
of the Leaseback Space or any surrounding properties or any water supplies, or
if the presence of Hazardous Material injures or kills any person or damages any
property of any person or entity, Subtenant shall indemnify, defend and hold
Sublandlord harmless from any and all claims, judgments, damages, penalties,
fines, costs, liabilities or losses (including, without limitation, the cost of
any required or necessary repair, clean-up and detoxification and all amounts
expended to pay for any settlement of claims or threatened claims, reasonable
attorneys' fees and expenses, consultant fees and expert fees) which arise
during or after the Sublease Term as a result of such contamination. Without
limiting the foregoing, if the presence of any Hazardous Material on or about
the Leaseback Space caused or permitted by Subtenant results in any
contamination of the Leaseback Space, any surrounding areas or any water
supplies, Subtenant shall promptly take all actions at its sole expense as are
necessary to return the Leaseback

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<PAGE>

Space, any surrounding properties or any water supplies, to the condition
existing prior to the introduction of such Hazardous Material to them; provided
that Sublandlord's approval of such actions shall first be obtained, which
approval shall not be unreasonably withheld or delayed.

            Subtenant shall be allowed to use, handle, store or dispose of
products containing small quantities of Hazardous Material, which products are
of a type customarily found in offices and households (such as aerosol cans
containing insecticides, toner for copies, paints or paint remover), provided
that Subtenant shall handle, store, use and dispose of any such Hazardous
Material in a safe and lawful manner and shall not allow such Hazardous Material
to contaminate the Leaseback Space.

Section 21.02 Intentionally Omitted.

            Section 21.03 Remedies, etc. In the event that Subtenant is in
violation of its obligations contained in this Article 21 or in the event that
Sublandlord reasonably believes that an environmentally hazardous condition
exists in potentially exists on the Leaseback Space (or the surrounding
properties if such condition is a result of or related to Subtenant's use,
occupancy or activities in the Leaseback Space) then:

                  (a) Subtenant shall take immediate action to remedy such
condition, including clean-up and removal of the Hazardous Material and the
delivery of same to properly licensed locations for the disposal of the
Hazardous Material,

                  (b) Sublandlord may itself remove the Hazardous Material in
any way that Sublandlord deems appropriate without in any way eliminating or
reducing Subtenant's liability or obligation to indemnify Sublandlord as set
forth in Section 21.01. In the event that Sublandlord elects to remedy a
hazardous condition pursuant to this subsection 21.03(b), then Subtenant shall,
from time to time, pay to Sublandlord, as Additional Rent within thirty (30)
days after demand, all reasonable amounts expended by Sublandlord in connection
therewith, or

                  (c) Sublandlord may require that Subtenant immediately cease
use and storage of such Hazardous Material if such continued use and storage
shall materially increase the costs and expenses for which Subtenant is
obligated to indemnify Sublandlord pursuant to Section 21.01 or entails a
material risk of such increased cost or expense or if such continued use exposes
Sublandlord to any risk of criminal liability.

            Section 21.04 Investigations. Subtenant shall promptly notify
Sublandlord of any investigations, audits or legal action conducted or filed by
or any subpoenas it receives from any Public Authority with respect to the
Leaseback Space in connection with Hazardous Materials or Subtenant's business
at the Leaseback Space. Subtenant shall send Sublandlord copies of all notices,
filings, reports, etc. Subtenant receives or delivers to any Public Authority in
connection with Hazardous Materials in respect of the Leaseback Space.

            Section 21.05 Material Default, Survival. Notwithstanding anything
contained elsewhere in this Article 21, Subtenant's failure to comply with any
provisions of this Article 21 within thirty (30) days after notice thereof from
Sublandlord (or if the said failure complained of shall be of a nature that the
same cannot be completely cured or remedied within said thirty (30) day period,
and if Subtenant shall not have diligently commenced curing such failure within
such thirty

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<PAGE>

(30) day period, and if Subtenant shall not have diligently commenced curing
such failure within such thirty (30) day period, and if Subtenant shall not
thereafter with reasonable diligence and in good faith proceed to remedy or cure
such failure) shall be deemed a material default by Subtenant enabling
Sublandlord to exercise any of the remedies set forth in this Sublease. All
provisions of this Article 21 shall survive the expiration or sooner termination
of the Sublease Term.

            Section 21.06 Reference to Other Provisions. The provisions set
forth in this Article 21 shall in no way be deemed to conflict with, restrict or
in any way modify, the provisions set forth in Article 22 of this Sublease.

                                   ARTICLE 22

                                    INDEMNITY

            Section 22.01 Subtenant Indemnity. Notwithstanding that joint or
concurrent liability may be imposed upon Sublandlord by a Legal Requirement,
Subtenant will, except to the extent caused by the negligence or tortious act or
omission of Sublandlord or any of Sublandlord's agents, officers, contractors,
employees, servants, invitees, or any person (other than Subtenant) claiming by,
through or under Sublandlord, indemnify and save harmless Sublandlord against
and from all liabilities, obligations, damages, penalties, claims, costs,
charges and expenses ("Costs"), including, reasonable attorneys' fees and
expenses, which may be imposed upon, or incurred by, or asserted against
Sublandlord by reason of any of the following:

                  (a) any work or thing done by Subtenant in, on or about the
Leaseback Space or any part thereof;

                  (b) any use, possession, occupation, condition, operation,
maintenance or management of the Leaseback Space or any part thereof;

                  (c) any negligence or tortious act or omission on the part of
Subtenant (or any subtenant thereof) or any of its (or its subtenant's) agents,
contractors, servants, employees, or invitees;

                  (d) any accident, injury (including death) or damage to any
person or property occurring in, on or about the Leaseback Space or any part
thereof or;

                  (e) Subtenant's installation, maintenance, replacement,
repair, operation and/or use (or acts or omissions in connection therewith) of
the Roof Installations and all appurtenances thereto, including, without
limitation, any damage resulting from water seepage through the roof or walls of
the Building.

Subtenant upon notice from Sublandlord will, at Subtenant's expense, resist or
defend such action or proceeding by counsel reasonably approved by Sublandlord,
which approval shall not be unreasonably withheld or delayed. Counsel for
Subtenant's insurer are hereby deemed approved, unless Subtenant has a right to
approve such counsel, in which event Sublandlord shall also have the right to
approve such counsel, such approval not to be unreasonably withheld or

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delayed. Such obligations of Subtenant under this Article 22 as shall have
accrued at the time of any termination of this Sublease shall survive any such
termination.

            Section 22.02 Sublandlord Indemnity. Subject to the terms of this
Sublease and the Overlease, Sublandlord will, except to the extent caused by the
negligence or tortious act or omission of Subtenant, or any of Subtenant's
agents, officers, contractors, employees, servants, invitees, or any person
(other than Sublandlord) claiming by, through or under Subtenant, indemnify and
save harmless Subtenant against and from all Costs, including, reasonable
attorneys' fees, which may be imposed upon, or incurred by, or asserted against
Subtenant by reason of any of the following:

                  (a) the use, condition, operation, conduct or management of
the Demised Premises (but excluding therefrom the Leaseback Space during the
term of this Sublease) or of any business therein, or any work or thing
whatsoever done, or any accident, injury (including death), damage to any person
or condition created in on or about the Demised Premises (other than anything
done by Subtenant in the Leaseback Space) caused by Sublandlord's negligence or
willful misconduct;

                  (b) any negligence or tortious act or omission on the part of
Sublandlord or anyone (other than Subtenant) holding by, through or under
Sublandlord or its or their partners, joint venturers, directors, officers,
agents, employees or contractors; or

      Sublandlord upon notice from Subtenant will, at Sublandlord's expense,
resist or defend such action or proceeding by counsel reasonably approved by
Subtenant. Such obligations of the Sublandlord under this Article 22 as shall
have accrued at the time of any termination of this Sublease shall survive any
such termination.

                                   ARTICLE 23

                             NAME OF TOWER; SIGNAGE

            Section 23.01 Subject to the provisions of this Article 23 and in
compliance with all Legal Requirements, then, for so long as no Default shall
exist under this Sublease, Subtenant shall have the following rights to name the
Tower:

                  (a) the Tower may be designated as the "MetLife Tower", the
"Metropolitan Life Insurance Company Tower", or any derivation of such name or
the name of any successor to Metropolitan Life Insurance Company by merger,
consolidation or sale of assets.

                  (b) If, in accordance with the provisions of Article 23
hereof, this Sublease shall be assigned or a portion of the Leaseback Space
exceeding one hundred thirty thousand (130,000) rentable square feet shall be
sublet for the balance of the Sublease Term, the Tower may be designated by the
name of such assignee or subtenant, as the case may be, only if all of the
following conditions are satisfied: (i) such assignee or subtenant shall be an
Investment Grade Entity, (ii) such assignee or subtenant is in actual occupancy
of at least one hundred thirty thousand (130,000) rentable square feet, and
(iii) Sublandlord's prior consent to such name shall have been obtained in
writing, which consent shall not be unreasonably withheld or delayed.
Sublandlord shall

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<PAGE>

not be deemed unreasonable if it withholds its consent because: (A) in
Sublandlord's reasonable judgment, the reputation, character or business of such
assignee or subtenant is below the standard of business entities for whom
First-Class Office Buildings are customarily named, or (B) such assignee or
subtenant is generally recognized as a "Competitor" as defined in Section
14.4(b) of the Overlease, of Sublandlord. Any dispute between Sublandlord and
Subtenant regarding whether or not the foregoing conditions have been satisfied
shall be resolved by arbitration in accordance with Article 21 of the Overlease.

            Section 23.02 The rights of Subtenant set forth in Section 23.01
hereof apply exclusively to the Tower, and nothing contained in the foregoing
provisions of Section 23.01 hereof shall give Subtenant any rights whatsoever to
name the South Building. In no event shall the Building address be changed from
its current address, One Madison Avenue, New York, New York.

            Section 23.03 Provided that no Default shall exist under this
Sublease, Subtenant shall have the right to install on the exterior walls of the
Tower and in the Tower lobby signage plaques with the name of Subtenant and/or
identification symbol or logo of Subtenant. The size, number and location of
such signage plaques shall be appropriate and in keeping with the operation of a
First-Class Office Building and shall not interfere with or adversely impact on
the South Building. The foregoing signage rights shall inure to the benefit of
any assignee or subtenant of Subtenant for whom the Tower shall be named
pursuant to Section 23.01(b) hereof (for so long as such assignee or subtenant
shall occupy at least 130,000 rentable square feet of the Long-Term Leaseback
Space); provided that granting the foregoing rights to install signage on the
Tower and in the Tower lobby to such assignee or subtenant will not jeopardize
or risk or cause the loss of the Building's eligibility for abatement, deferral
and/or reduction of taxes under the ICIP Laws.

            Section 23.04 In connection with a subletting of any of the
Leaseback Space for retail purposes, Subtenant shall be permitted to allow
and/or place exterior signage on the storefront of such retail space provided
that all such retail signage shall be uniform for the Tower and shall harmonize
with the retail signage program for the Retail Space in the South Building.

            Section 23.05 Notwithstanding anything to the contrary contained
herein, Subtenant must comply with the provisions of Section 9.6(c) of the
Overlease prior to installing any signage permitted under this Article 23.

                                   ARTICLE 24

                               ROOF INSTALLATIONS

            Section 24.01 Subject to Subtenant's compliance with the terms and
provisions of this Sublease, Subtenant, and anyone claiming under or through
Subtenant, shall have the right to erect, operate, remove, repair, replace and
maintain microwave and satellite communications equipment or antennae as well as
emergency generators and condenser water towers (the "Roof Installation") on the
Roof Areas; provided (i) the installation and use of the Roof Installation would
not (and does not) unreasonably interfere with use of the roof by Sublandlord
pursuant to the Overlease, (iii) all such installations shall be alterations
subject to the provisions of Article 14 hereof, and shall be installed and
maintained in accordance with Legal Requirements. All Roof Installations shall
be the personal property of Subtenant or anyone claiming under or through

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Subtenant. For so long as both Subtenant hereunder and Sublandlord, as Tenant
under the Overlease, shall exercise their concurrent renewal options, Subtenant
shall not be obligated to remove the Roof Installation upon the expiration of
the Sublease Term. If, however, Subtenant shall not exercise any renewal option
hereunder for an Extension Term as to which Sublandlord shall have exercised its
renewal option under the Overlease, or if the Sublease Term shall be terminated
early by reason of Subtenant's Default hereunder, then in such events, Subtenant
shall remove the Roof Installation (other than condenser water towers) at its
sole cost and expense, and shall repair any damage to the Building and/or
Building equipment resulting from such removal. All roofing and waterproofing
related to the installation, repair, replacement and/or removal of the Roof
Installation shall be performed by Subtenant, at Subtenant's cost. No Roof
Installation may be visible from the ground unless such Roof Installation will
not operate unless it is placed in a location where it will be visible from the
ground, in which event (provided the same will not jeopardize or risk or cause
loss of the Building's eligibility for abatement, deferral and/or reduction of
taxes under ICIP Laws) it may be placed in a location on the Roof Areas,
mutually and reasonably determined by Sublandlord and Subtenant, which permits
such Roof Installation to operate and minimizes its visibility from the ground.
Subtenant shall comply and remain in compliance with the FCC OET65 Rule.

            Section 24.02 The right to install and operate antennae,
communications dishes or other equipment on the Roof Areas shall be on a first
come, first served, basis. The use of the aggregate amount of Roof Areas shall
be allocated between Sublandlord and Subtenant proportionate to the aggregate
amount of space leased in the Building by each of Sublandlord and Subtenant.
Subtenant shall not install or operate or permit anyone claiming by, through or
under Subtenant to install or operate antennae, communications dishes or other
equipment on the Roof Areas which will unreasonably interfere with the use or
operation (including the reception and transmission of signals to and from the
same) of other then existing antennae or communications dishes on the Roof Areas
or other then existing roof installations of Sublandlord installed or made
pursuant to the Overlease for similar purposes. Notwithstanding anything set
forth in the Overlease, Sublandlord shall not install or operate or permit
anyone claiming by, through or under Sublandlord to install or operate antennae,
communications dishes or other equipment on the Roof Areas which will
unreasonably interfere with the use or operation (including the reception and
transmission of signals to and from the same) of other then existing antennae or
communications dishes on the Roof Areas or other then existing roof
installations of Subtenant.

            Section 24.03 Subtenant hereby indemnifies and agrees to hold
Sublandlord harmless from and against any cost, expense, damage, obligation or
liability to persons or property that may now or hereafter be incurred, expended
or suffered by Sublandlord in any way arising from, occasioned by, or resulting
from, Subtenant's installation, maintenance, replacement, repair, operation
and/or use (or acts or omissions in connection therewith) of the Roof
Installation and all appurtenances thereto, including, without limitation, any
damage resulting from water seepage through the roof or walls of the Building.

            Section 24.04 Notwithstanding anything to the contrary contained
herein, Subtenant must comply with the provisions of Section 9.6(c) of the
Overlease prior to installing any Roof Installations permitted under this
Article 24.

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                                   ARTICLE 25

                                    SURRENDER

            Section 25.01 Condition on Surrender. Upon the expiration or sooner
termination of the Sublease Term, Subtenant shall surrender the Leaseback Space,
broom clean to Sublandlord and, except for reasonable wear and tear, damage by
fire, the elements or other casualty and condemnation, in good order, condition
and repair, free and clear of all subtenants, lettings and occupancies other
than those with respect to which Sublandlord has executed a non-disturbance
agreement which is still in effect and of all liens and encumbrances other than
those, if any, to which this Sublease is now subject or which may hereafter be
created or consented to by Sublandlord or any person claiming by, under or
through Sublandlord, other than Subtenant or any person claiming by, under or
through Subtenant.

            Section 25.02 Removal of Specialty Alterations.

                  (a) Sublandlord shall have the right to elect to have
Subtenant remove some or all of Subtenant's Specialty Alterations by giving
written notice to Subtenant no earlier than twenty four (24) months prior to the
Sublease Expiration Date and no later than twelve (12) months prior to the
Sublease Expiration Date, provided the Term under the Overlease will continue
for more than two (2) years after the Sublease Expiration Date. Upon such
written request to Subtenant. Subtenant shall, at its sole cost and expense,
remove such Specialty Alterations on or before the Sublease Expiration Date or
sooner termination of this Sublease, restore the Leaseback Space to the
condition existing prior to the installation of such Specialty Alterations and
repair all damage to the Leaseback Space, if any, resulting from such removal.

                  (b) Notwithstanding the foregoing, Subtenant shall have the
right to submit to Sublandlord plans and specifications for any Alteration
(whether or not Sublandlord's approval thereof is required under Article 14
hereof) and request that Sublandlord deliver to Subtenant notice (the
"Alteration Notice") stating whether or not such Alteration constitutes a
Specialty Alteration which Subtenant would be required to remove pursuant to
Section 25.02(a). If Sublandlord shall have failed to respond to Subtenant's
request for an Alteration Notice within twenty (20) Business Days after
Subtenant shall have submitted Subtenant's written request therefor together
with all applicable plans and specifications, then Subtenant shall have the
right to give to Sublandlord a second notice (a "Second Alteration Request"),
and if Sublandlord shall fail to respond to such Second Alteration Request
within five (5) Business Days after Sublandlord's receipt thereof, then
Sublandlord shall be deemed to have determined that such Specialty Alteration
need not be removed at the end of the Sublease Term, provided and on condition
that the Second Alteration Request shall specifically refer to this Section
25.02(b) and shall state in bold uppercase letters on the first page thereof
"SUBLANDLORD SHALL BE DEEMED TO HAVE DETERMINED THAT THE ALTERATION DESCRIBED IN
THE SUBMITTED PLANS AND SPECIFICATIONS NEED NOT BE REMOVED AT THE END OF THE
SUBLEASE TERM IF SUBLANDLORD FAILS TO DELIVER A NOTICE TO SUBTENANT STATING
WHETHER OR NOT SUBTENANT WILL BE REQUIRED TO REMOVE SUCH ALTERATION WITHIN FIVE
(5) BUSINESS DAYS AFTER THIS NOTICE SHALL HAVE BEEN GIVEN TO SUBLANDLORD." If
Sublandlord delivers an Alteration Notice stating that the proposed Alteration
is a Specialty Alteration which must be removed at the prior to the

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Expiration Date or sooner termination of this Sublease, Sublandlord shall not be
required to deliver the notice set forth in Section 25.02(a) with respect to
such Alteration, and Subtenant shall be required to remove such Specialty
Alteration in accordance with Section 25.02(a).

            Section 25.03 Fixtures, etc. Subtenant shall remove its furniture,
trade fixtures and trade equipment (not constituting part of the Leaseback
Space) and other personal property at or prior to the expiration or termination
of this Sublease and shall promptly repair any damage due to such removal.

            Section 25.04 Abandonment of Personal Property. Any personal
property of Subtenant which shall remain in the Leaseback Space after the
termination of this Sublease may, at the option of Sublandlord, be deemed to
have been abandoned by Subtenant and either may be retained by Sublandlord as
its property or be disposed of without accountability in such manner as
Sublandlord may determine. Sublandlord shall not, at any time, be responsible
for any loss or damage occurring to any property owned by Subtenant except to
the extent caused by the negligence or willful misconduct of Sublandlord or any
of Sublandlord's agents, contractors, employees or servants.

            Section 25.05 Limitation on Surrender. Section 25.02 shall only
apply in the event that the Sublease Term shall terminate or expire and there
shall be a period of more than two (2) years remaining on the Term of the
Overlease. In the event that there shall be a period of two (2) years or less
remaining on the Term of the Overlease, Subtenant have shall no obligation to
remove any Specialty Alterations or to surrender the Leaseback Space in any
condition other than broom clean and vacant, free and clear of all of its
subtenants other than those with a non-disturbance agreement from Sublandlord
(as provided in Section 13.11).

            Section 25.06 Survival. The provisions of this Article 25 shall
survive the expiration or termination of this Sublease.

                                   ARTICLE 26

                                     NOTICES

            Section 26.01 Notices. Notice shall be given as provided in Article
24 of the Overlease except any notice to Subtenant hereunder shall be given at
the address for the Landlord under the Overlease, and any notice to Sublandlord
hereunder shall be given at the address for the Tenant under the Overlease.

                                   ARTICLE 27

                                     BROKER

            Section 27.01 Broker. Sublandlord represents that it has worked with
no other broker other than CSFB Realty Corp. and Sublandlord shall pay the
broker fee, if any, due to CSFB Realty Corp. pursuant to a separate agreement
between Sublandlord and CSFB Realty Corp. Subtenant represents and warrants that
it has worked with no other broker other than Insignia/ESG, Inc. and Subtenant
shall pay the broker fee, if any, due to Insignia/ESG, Inc. pursuant to separate

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agreement between Sublandlord and Insignia/ESG, Inc. The parties hereto
indemnify the other in accordance with Section 27.14 of the Overlease.

                                   ARTICLE 28

                                MECHANIC'S LIENS

            Section 28.01 No Mechanic's Liens Permitted. Subtenant shall not
create, or suffer to be created or to remain, and shall discharge, any
mechanic's, laborer's or materialman's lien which becomes a lien, encumbrance or
charge upon the Building or any part thereof or the income therefrom. Nothing
contained herein shall prevent the leasing by Subtenant of furniture or
equipment in the Leaseback Space or the filing of security documents with
respect to the same, in each event other than furniture and equipment, if any,
paid for by Sublandlord, provided that no lien is created against the Leaseback
Space or any interest therein.

            Section 28.02 Discharge. If any mechanic's, laborer's or
materialman's lien shall at any time be filed against the Demised Premises or
any part thereof, Subtenant, within thirty (30) days after notice of the filing
thereof, shall cause such lien to be discharged of record by payment, deposit,
bond, order of a court of competent jurisdiction or otherwise. If Subtenant
shall fail to cause such lien to be discharged within such period, then,
Sublandlord may, but shall not be obligated to, procure the discharge of such
lien by deposit or by bonding. Any amount so paid by Sublandlord and costs and
expenses incurred by Sublandlord in connection therewith, together with interest
thereon at the Interest Rate, from the respective dates of Sublandlord's making
of the payment or incurring of the cost and expenses, shall constitute
Additional Rent payable by Subtenant under this Sublease and shall be paid by
Subtenant to Sublandlord within thirty (30) days after written demand therefor.

            Section 28.03 No Lien Authorization. Nothing in this Sublease
contained shall be deemed or construed in any way as constituting the
authorization by, or consent or request of, Sublandlord, express or implied, by
inference or otherwise, to any contractor, subcontractor, laborer or
materialman, architect or consultant for the construction or demolition of any
improvement, the performance of any labor or services or the furnishing of any
materials for any improvement, or alteration to or repair of the Leaseback Space
or to give Subtenant any right, power or authority to contract or permit the
rendering of any services or the furnishing of any materials that would give
rise to the filing of any lien against the Leaseback Space or any part thereof

                                   ARTICLE 29

                                  MISCELLANEOUS

            Section 29.01 No Oral Modifications. This Sublease may not be
changed orally, but only by an agreement in writing signed by the party against
whom enforcement of any waiver, change, modification or discharge is sought.

            Section 29.02 Entire Agreement. This Sublease constitutes the entire
agreement between the parties and all representations and understandings have
been merged herein.

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            Section 29.03 Successors and Assigns. This Sublease shall inure to
the benefit of all of the parties hereto, their successors and (subject to the
provisions hereof) their assigns.

            Section 29.04 No Merger of Title. There shall be no merger of this
Sublease nor of the subleasehold estate created by this Sublease with the fee
estate or any other leasehold or subleasehold estate in the Leaseback Space or
any part thereof by reason of the fact that the same person, firm, corporation
or other entity may acquire or own or hold, directly or indirectly, (a) this
Sublease or the leasehold estate created by this Sublease or any interest in
this Sublease or in any such leasehold estate, and (b) the fee estate or any
other leasehold or subleasehold estate in the Leaseback Space or any part
thereof or any interest in such fee estate or leasehold or subleasehold estate,
and no such merger shall occur unless and until all persons, firms, corporations
and other entities having an interest in or lien upon (i) this Sublease or the
leasehold estate created by this Sublease and (ii) the fee estate or any other
leasehold or subleasehold estate in the Leaseback Space or any part thereof
shall join in a written instrument effecting such merger and shall duly record
the same.

            Section 29.05 Survival of Indemnities. Any provisions of this
Sublease which contain obligations of either Sublandlord or Subtenant to
indemnify the other party hereto and its respective directors, officers,
shareholders, employees and agents, shall survive the expiration or other
termination of the Sublease Term.

            Section 29.06 No Recourse by Sublandlord. No disclosed or
undisclosed officers, shareholders, principals, directors, employees, members or
servants of Subtenant shall be personally liable for the performance of
Subtenant's obligations under this Sublease. No disclosed or undisclosed
officers, shareholders, principals, directors, employees, members or servants of
Sublandlord shall be personally liable for the performance of Sublandlord's
obligations under this Sublease.

                                   ARTICLE 30

                               INCORPORATED TERMS

            Section 30.01 Incorporated Terms. Except as herein otherwise
expressly provided and the obligation to pay Rent under the Overlease, all of
the terms, covenants, conditions and provisions in the Overlease are hereby
incorporated in, and made a part of this Sublease, and such rights and
obligations as are contained in the Overlease are hereby imposed upon the
respective parties hereto with the same force and effect as if set forth in full
herein. For this purpose "Landlord," "Tenant," "Lease," or "Demised Premises"
appearing in the Overlease shall be deemed to refer in this Sublease to
"Sublandlord," "Subtenant," "Sublease," and "Leaseback Space." If the Overlease
shall be terminated for any reason during the term hereof then and in that event
this Sublease shall thereupon automatically terminate and Sublandlord shall have
no liability to Subtenant by reason thereof.

            Section 30.02 Excluded Provisions. For the purposes of this
Sublease, the following provisions from the Overlease shall be excluded from
this Sublease and all references in the Overlease to the aforesaid Sections,
Articles or Exhibits of the Overlease shall not be deemed incorporated in or
made a part hereof: Section 1.1(g), Section 1.1(h), Section 1.1(i), Section
1.1(v),

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Section 1.1(y), Section 1.1(aa), Section 1.1(dd), Section 1.1(ll), Section 1.1
(oo), Section 1.1 (pp), Section 1.1(qq), Article 2, Article 3, Article 4,
Article 5, Section 6.4, Section 6.5, Section 6.6, Article 7 (other than Section
7.2 and Section 7.7), Article 8, Article 9, Article 10, Article 11, Article 12,
Article 13, Article 14, Article 15, Article 16, Article 17, Article 18, Article
19, Article 26, Section 27.5, Section 27.10, Section 27.16, Section 27.19,
Section 27.21, Section 27.22, Section 27.24, Section 27.25, Section 27.26,
Article 28, Article 29, Article 30, Article 31, and Article 32. Section 7.1 of
the Overlease is incorporated in this Sublease only for the purpose of
identifying Sublandlord's Required Insurance.

            Section 30.03 No Termination Incorporated. No event giving
OverLandlord under the Overlease the right or option to terminate the Overlease
shall be deemed to create an equivalent right of Sublandlord to cancel or
terminate this Sublease unless or until Landlord under the Overlease shall
exercise such right or election with respect to the Overlease.

            Section 30.04 No Overlease Default. Any default by Subtenant under
this Sublease which would give rise to a concomitant default under the Overlease
shall not constitute a default by Sublandlord under the Overlease.

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            IN WITNESS WHEREOF, the parties have hereunto set their hands and
seals as of the day and year first above written.

                                           CREDIT SUISSE FIRST BOSTON
                                           (USA), INC., Sublandlord

                                           By: /s/ Anthony F. Daddino
                                              ----------------------------------
                                                    Anthony F. Daddino
                                               Chief Administrative Officer

                                           METROPOLITAN LIFE INSURANCE
                                           COMPANY, Subtenant

                                           By: /s/ W. Mark Kenney
                                              ----------------------------------
                                                    W. Mark Kenney
                                                Assistant Vice President

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