Document:

Exhibit 10.8

 

BF——2010——0116Contract
No.: LDJYZY-(2018)0830

 

Beijing
Commercial

Housing
Pre-Sale

Contract

 

 

 

The
Seller: Greenland Group (Beijing) Jingyong Real Estate Co., Ltd.

 

The
Buyer: Goxus (Beijing) Cultura and Created Co., Ltd.

 

 

 

 

 

Beijing
Municipal Construction Committee

Beijing Administration for Industry and Commerce

Revised in October 2001

 

    1

     

    

 

General

 

	 	1.	The
    contract text is a model text, which is jointly formulated by the Beijing Municipal Construction Committee and the Beijing
    Administration for Industry and Commerce.

 

	 	2.	Before
    signing, the Seller shall present the pre-sale permit for the commodity house and other relevant certificates and supporting
    documents to the Buyer.

 

	 	3.	The
    parties shall conclude the contract in accordance with the principles of voluntariness, fairness and good faith, and neither
    party may impose its will on the other party. The parties may modify, add or delete the content of the text terms. After the
    contract takes effect, the unmodified text printed text is deemed to be the consent of both parties.

 

	 	4.	Before
    signing the pre-sale contract for commercial housing, the Buyer should carefully read the terms of the contract, and should
    carefully review the content that is selective, supplementary, filling, and modifyable.

 

	 	5.	To
    reflect the voluntary principle of both parties to the contract, there is a blank line after the relevant clauses in the contract
    text, for the parties to agree or supplement the agreement. The Seller and the Buyer may sign a fair and reasonable supplementary
    agreement according to the specific conditions of the items sold, or the supplementary agreement may be made in the blank
    line after the relevant clauses.

 

	 	6.	The
    contents of the contract [ ], the blank space and other contents that need to be deleted or added shall be determined by both
    parties. The content selected in [ ] shall be selected by √; the actual situation does not occur or the parties do not
    agree When you should, type X in the space to delete.

 

	 	7.	If
    the parties have a dispute in the performance of the contract, they may choose to sue in the people’s court where the real
    estate is located, or they may choose to apply to the arbitration committee for arbitration. If you choose to apply for arbitration,
    you may apply to the Beijing Arbitration Commission, China International Economic and Trade Arbitration Commission, and the
    Foreign Arbitration Commission.

 

	 	8.	The
    parties may decide the original number of the contract according to the actual situation and carefully check it when signing
    the contract to ensure that the contents of each contract are consistent; in any case, the Buyer should hold at least one
    original contract.

 

    2

     

    

 

Beijing
Commercial Housing Pre-Sale Contract

 

	Seller:	Greenland
    Group (Beijing) Jingyong Real Estate Co., Ltd.
	 	 
	Buyer:	Goxus (Beijing)
Cultura and Created Co., Ltd.

 

According
to the “Contract Law of the People’s Republic of China”, ” Urban Real Estate Management Law of the People’s Republic
of China”, ” Measures for the Administration of transfer of Urban Real Estate in Beijing” and other relevant laws
and regulations, The Seller and the Buyer are equal, voluntary, fair, On the basis of consensus, the following agreements were
reached on the pre-sale of commercial housing:

 

Article
1 Basis of Project Construction 

 

The
Seller obtained the state-owned land use right of the plot at Fl. 10-11, Business Office Building, Lot 5, 05-13-10, 05-13-12,
Gongchen Street, Fangshan District, by way of [transfer].

 

Article
2 Basis of Pre-Sale 

 

The
commercial housing has been pre-sold by the Beijing Component and Urban and Rural Construction Committee, with pre-sale
license no. 156682.

 

Article
3 Basic Situation

 

The
main building structure of the building where the commercial house is: reinforced concrete, the number of building floors
is: 12 floors, of which 1 floor on the ground and 2 floors underground.

 

The
commercial housing is the floor 10-11, [block] [building], 5# commercial office building of the project specified in article
1. The room number is [Approved No. ] [Temporary No. ], and finally the room number approved by the Public Security Administrative
Department shall prevail. The purpose of the commercial housing is: business office, business.

 

The
real estate surveying agency commissioned by the Seller to predict the area of ​​the commercial housing is Duming
Mucheng Surveying and Mapping (Beijing) Co., Ltd., which has a predicted construction area of ​​2,355,26
square meters.

 

Article
4 Mortgage

 

The
mortgage related to the commercial housing is: 2.

 

		1.	There
is no mortgage on the land use rights and construction in progress of the commercial housing.

 

		2.	The
land use right allocated by the commercial house has been mortgaged. The mortgagee is: Beijing GuanRMB Sub-branch of Bank of
Communications Co., Ltd., and the mortgage registration department is: Fangshan Branch of Beijing Municipal Bureau of Land
and Resources. The mortgage registration date is: December 16, 2013.

 

		3.	The
project under construction of the commercial housing has been mortgaged. The mortgagee is: X, and the mortgage registration
department is: X .

 

(Both 2 and 3 may be selected
at the same time)

 

                                                          X                                                         .

 

    3

     

    

 

Article
5Pricing Method and Price

 

In
addition to the single-family villa, the whole building and the garage (parking place), the Seller and the Buyer agree to calculate
the price of the commodity according to the following 2 methods.

 

The
commercial house is a commercial house other than [single house] [whole building] [garage] [parking space], and the Seller and
the Buyer agree to calculate the price of the commodity according to the following 2 methods.

 

		1.	According
to the calculation of the room building area, the unit price of the commercial house is RMB per square meter. The total
price of the RMB billion million thousand hundred and (sum in words).

 

		2.	According
to the calculation of the construction area, the unit price of the commercial housing is RMB 18,575. 44 per square meter,
and the total price is RMB 43,750,000 , i.e. RMB x billion forty-three million seven hundred and fifty
thousand (sum in words)

 

The
term “building area” as used in this Article refers to the horizontal projection area of ​​the outer floor
of the outer wall (column) of the house, including balcony, gallery, basement, outdoor stairs and so on, and with a permanent
construction with an upper cover, a solid structure, and a height of 2.20 meters above (including 2.20 meters) .

 

The
term “building area within the set” refers to the sum of the inner use area of ​​the complete set of commercial
houses (units), the inner wall area of ​​the set and the building area of ​​the balcony.

 

Article
6Payment Method and Term

 

The
Buyer accepts the payment in the 1st way below.

 

1.
One-time payment.

 

2.
installment.

 

3.
Loan payment: [CPF loan] [commercial loan]. The Buyer may pay x % of the total purchase price in the first installment,
the rest of the price may be paid by loan from 【x 】 [commercial bank commissioned by the housing provident
fund management agency]. 

 

Article
7The Seller guarantees that there is no property dispute in the commodity house. If the commodity house cannot be registered
for property rights or a debt or debt dispute arises due to the Seller, the Seller shall bear the corresponding responsibility.

 

                                                           X                                                         .

 

Article
8 Agreement on Planning Changes

 

The
Seller shall construct the commercial house in accordance with the conditions stipulated in the construction project planning
permit issued by the planning administrative department, and shall not change it without authorization.

 

If
the Seller needs to change the conditions stipulated in the construction project planning permit, it shall obtain the consent
of the affected the Buyer in writing and obtain the approval of the planning administrative department. If the plan changes to
the Buyer’s rights and causes losses, the Seller shall provide corresponding compensation.

 

    4

     

    

 

Article
9Design change agreement

 

(A)
Upon approval by the design review unit entrusted by the planning administrative department, if the following design changes of
the construction project construction drawing design document affect the quality or function of the commercial house purchased
by the Buyer, the Seller shall, on the date of approval of the design review unit’s approval Within 10 days from the date,
the Buyer will be notified in writing.

 

1.
The structure, size, size and orientation of the commercial house;

 

2.
Heating and heating methods;

 

3.                                                          X                                                         .

 

4.                                                          X                                                         .

 

5.                                                          X                                                         .

 

If
the Seller fails to notify the Buyer within the prescribed time limit, the Buyer has the right to reject the housing.

 

(B)
The Buyer shall make a written reply to the reject within 15 ports from the date of the notice. If the Buyer fails to provide
a written reply within the time limit, it shall be deemed to accept the change.

 

(C)
If the buyer rejects, the Seller shall return the house money paid by the buyer within 60 days from the date of delivery
of the reject notice, and pay interest according to the current bank loan rate. If the Buyer does not reject, a supplementary
agreement shall be signed with the seller.

 

                                                           X                                                         .

 

Article
10Overdue Payment

 

If
the Buyer fails to pay according to the agreed time, the following method is adopted:

 

1.
According to the overdue time, separate processing ( (1) and (2) do not accumulate)

 

(1)
Within 60 days of the overdue period, from the day after the expiration of the agreed payable period to the date of actual
payment of the payables, the Buyer shall pay the Seller a liquidated damage of overdue payment of the overdue payment on a
daily basis, and in practice The Seller shall pay the liquidated damages within 15 working days from the date of
payment of the payables, and the contract shall continue to be performed.

 

(2)
After the expiration of more than 60 days (the date should be the same as the date in item (1) ) , the Seller has the right
to terminate the contract. If the Seller cancels the contract, the Buyer shall pay the liquidated damages to the Seller
within 15 working days from the date of delivery of the notice of termination of the contract, and the Seller shall return
the Buyer to the Seller. Paid. If the Buyer is willing to continue to perform the contract, the contract shall continue to be
performed after the Seller agrees. From the day after the expiration of the agreed payable period to the date of actual
payment of the payable, the Buyer shall pay the overdue payment to the Seller on a daily basis. Payable (The ratio shall
be not less than the ratio in item (1) ) and liquidated liquidated damages to the Seller within 15 working days from
the date of actual payment of the payable.

 

The
term “overdue payables” as used in this Article refers to the difference between the due payment payable in accordance
with Article 6 and the actual payment made in the period: if the installment payment is made, the difference between the corresponding
installment payable and the actual paid amount for the period is determined.

 

    5

     

    

 

2.
                                                          X                                                         .

 

Article
11Delivery Conditions

 

(A)
The Seller shall deliver the commercial housing to the Buyer by September 19, 2018.

 

(B)
The delivery of the commercial house shall meet the conditions listed in items 1, 2, 3, x, x and x below;
if the commercial housing is residential, the Seller shall also provide the “Residential Quality Assurance” and “Residential
Instruction Manual”. And the “Residential Quality Inspection and Acceptance Form for Residential Projects” (this
form is applicable to houses that have been completed and accepted for residential projects since January 1, 2006).

 

1.
The commercial housing has obtained the planning acceptance approval document and the construction project completion acceptance
record form;

 

2.
The technical report on the actual area of ​​the commercial housing issued by a qualified real estate surveying and
mapping agency:

 

3.
Conditions for meeting the municipal infrastructure and other facilities promised by the Seller in Article 12 (residences for
signing land use rights assignment contracts after March 1, 2007; or land use rights assignment contracts signed before March
1, 2007 but Houses that are subject to construction bidding after August 1, 2007, required) ;

 

4.
Conditions for meeting the municipal infrastructure and other facilities promised by the Seller in Article 12 (applicable to projects
that signed a land transfer contract before March 1, 2007 but were tendered before August 1, 2007) ;

 

5.
The Seller has obtained the ownership certificate of the building in which the commercial house is located;

 

6.      X      .:

 

7.                                                          X                                                         .

 

Article
12Commitment to Municipal Infrastructure and Other Facilities

 

The
commercial housing is residential. The Seller promises that the project construction plan of the commercial building where the
commercial housing is located in Annex 8 of this contract is consistent with the construction plan of the project that the Seller
declares to the construction administrative department and publicize it on the Beijing Municipal Construction Committee. The date
of delivery of the municipal infrastructure and other facilities as stipulated in this clause is consistent with the date of the
construction plan or earlier than the date agreed in the construction plan. The specific agreement is as follows:

 

1.
Municipal infrastructure:

 

(1)
Upstream, downstream:to be fed to X on        Day      MM      YY;

 

(2)
[Municipal duplicate supply][Transitional power supply]:to be delivered to   X  on        Day
       MM        YY;

 

(3)
Heating: to be delivered to    X   on       Day       MM       YY;

 

(4)
Gas: to be delivered to    X    on       Day       MM       YY;

 

(5)
Telephone communication line: to be delivered on       Day       
MM        YY, laid to the household;

 

(6)
Cable TV line: to be delivered on        Day       
MM        YY, laid to the household;

 

    6

     

    

 

(7)                                                           X                                                         

 

(8)                                                           X                                                         

 

If
the conditions are not met within the agreed time limit, the parties agree to proceed as follows:

 

(1)                                                          X                                                         

  

(2)                                                          X                                                         

 

2.
Other facilities

 

(1)
Public green space:to be delivered to     X      on       
Day        MM         YY;

 

(2)
Community non-municipal roads:to be delivered to      X     on       
Day        MM         YY;

 

(3)
Public parking lot:to be delivered to      X      on       
Day        MM         YY;

 

(4)
Kindergarten:to be delivered to      X      on       
Day        MM         YY;

 

(5)
School: to be delivered to      X      on       
Day        MM         YY;

 

(6)
Clubhouse: to be delivered to     X      on       
Day        MM         YY;

 

(7)
Shopping center: to be delivered to      X      on       
Day        MM         YY;

 

(8)
Sports facilities:to be delivered to      X      on       
Day        MM         YY;

 

(9)                                                          X                                                         ;

 

(10)
                                                          X                                                         .

 

If
the conditions are not met within the agreed time limit, the parties agree to proceed as follows:

 

(1)                                                          X                                                         

 

(2)                                                          X                                                         

 

Article
13Responsibility for Overdue House delivery 

 

Except
for force majeure, if the Seller fails to deliver the commercial house to the Buyer in accordance with the time limit and conditions
as stipulated in Article 11, the following method shall be adopted:

 

1.
According to the overdue time, respectively ( (1) and [2) do not accumulate)

 

		(1)	Within
60 days of overdue (the time limit shall not be less than the time limit in Article 10 (1) ) , from the day after the expiration
of the delivery period agreed upon in Article 11 to the date of actual delivery, the Seller shall be on a daily basis. Calculate
the liquidated damages paid to the Buyer for the total amount of the delivered house price (the ratio of liquidated damages shall
not be less than the ratio in Article 10 (1) ) and shall be within 15 working days from the date of actual delivery of
the commercial house. The Buyer is paid a liquidated damage and the contract continues to be performed.

 

		(2)	Overdue over
60 days (this date should be the same as the date in item (1) ) , the Buyer has the right to reject. If the Buyer rejects, the
Seller shall return all the payment within 15 working days from the date of delivery of the reject notice, and pay 1%0 based
on the buyer has fully paid as a liquidated damage to the Buyer. If the Buyer requests to continue to perform the contract, the
contract shall continue to be performed. From the day after the expiration of the delivery period agreed upon in Article 11 to
the date of actual delivery, the Seller shall pay 2%0 based on the buyer has fully paid as a liquidated damage to the
Buyer (the ratio should be no less than the ratio in item (1) ) , and the Buyer is paid liquidated damages within 15 working days
from the date of actual delivery of the commercial housing.

 

2.
                                                          X                                                         .

 

    7

     

    

 

Article
14Area Difference Processing

 

When
the commercial housing is delivered, the Seller shall publicize the actual technical report of the commercial housing area issued
by the qualified real estate surveying and mapping agency entrusted by the Buyer, and provides the Buyer with the actual measured
area of ​​the commercial housing (hereinafter referred to as the measured area). If the measured area is inaccurate
with the predicted area specified in Article 3, both parties agree to deal with it according to the 1st method.

 

1.
According to the agreement of Article 5 in accordance with the construction area of ​​the set, both parties agree
to deal with the following principles:

 

(1)
If the error of the building area within the set is less than 3% (including 3%) , the house price shall be settled according to
the actual amount;

 

(2)
If the error of the building area within the set exceeds 3% of the absolute value, the Buyer has the right to reject.

 

If
the Buyer rejects, the Seller shall refund the Buyer’s paid house payment within 30 days from the date of delivery of the
reject notice, and pay interest at the bank loan interest rate for the same period.

 

If
the Buyer does not reject, if the building area in the survey is larger than the estimated building area, the housing area error
ratio within 3% (including 3%) will be covered by the Buyer; more than 3% The price of the house is borne by the Seller and the
property is owned by the Buyer. When the measured building area is smaller than the predicted building area, the building area
error within the set is less than 3% (including 3%). The house price is returned to the Buyer by the Seller; the absolute value
exceeds 3%. The Seller is double returned to the Buyer by the Seller.

 

Error
ratio of room building area = Measured room building area – Predicted room building area a = x 100%

                                                                                          Measured
room building area

 

2.
According to Article 5, according to the agreement on the construction area, the two parties agree to deal with the following
principles:

 

(1)
If the error ratio of the building area and the building area within the set is within 3% (including 3%) , the house price shall
be settled according to the measured building area;

 

(2)
The Buyer has the right to reject when one of the building area and the building area error ratio exceeds 3%.

 

If
the Buyer rejects, the Seller shall refund the Buyer’s paid house payment within 30 days from the date of delivery of the
reject notice, and shall pay an interest based on an x interest rate.

 

If
the Buyer does not reject, if the measured building area is larger than the predicted building area, the building area error ratio
is less than 3% (including 3%) , and the price of the part is supplemented by the Buyer; more than 3% of the house price is paid
by the Seller. Bear, the property rights are owned by the Buyer. When the measured building area is less than the contracted building
area, the building area error is less than 3% (including 3%). The part of the house price is returned by the Seller to the Buyer:
the absolute value exceeds 30% of the house price by the Seller. I also returned to the Buyer.

 

Building
area error ratio = Measured building area - projected building area x 100%

                                                                     Predicted
building area

 

3.
The parties agree on their own:

 

      X    .

 

    8

     

    

 

Article
15Handover Procedure

 

(A)
When the commercial housing is delivered, the commercial housing has passed the construction, survey, design, construction, engineering
supervision and other units for acceptance. The commercial housing is residential. The Seller promises that the Buyer has the
right to inspect the purchased commercial housing before the handover procedure, and does not pay the relevant taxes or sign the
property management documents as the precondition for the Buyer to check the commercial housing. .

 

(B)
If the quality or other problems are discovered when the commodity house is inspected, the parties agree to deal with it according
to the first method:

 

(1)
The Seller shall deliver the repaired commercial house within 60 days. The resulting overdue house responsibilities are borne
by the Seller and are handled in accordance with Article 13.

 

(2)
The Seller shall be responsible for the repair within the period of x days from the date of delivery of the commercial house in
accordance with the specifications and standards of the relevant project quality of the State and this Municipality, and shall
bear the cost of repair, and the loss caused to the Buyer shall be liable for compensation by the Seller.

 

(3)
_____________________X_____________________________________.

 

(C)
After the commercial house reaches the delivery conditions stipulated in Article 11,
the Seller shall notify the Buyer in writing of the time and place of the handover formalities and the documents to be carried
before the 7th day of the delivery date. When the two parties conduct the inspection and acceptance, the Seller shall produce
the supporting documents stipulated in Article 11 and meet the other conditions stipulated in Article 11. If the Seller does not
produce the supporting documents or the proof documents presented are not complete, or fail to meet the other conditions as stipulated
in Article 11, the Buyer has the right to refuse to accept, and the resulting overdue house responsibilities shall be borne by
the Seller and shall be in accordance with Article 13.

 

(D)
After the acceptance of the handover, the two parties shall sign the commercial housing
handover order. If the Buyer fails to handle the handover procedures on time due to the Buyer’s reasons, both parties agree to
deal with the following arrangements:

 

___________________       X____________________________________       ;

 

___________________       X____________________________________       .

 

(E)
The parties agree to pay taxes as following    1th      way:

 

1.
The Seller shall not use the Buyer’s tax payment as a condition for handing over the commercial housing.

 

2.
The Buyer agrees to commission_________X to pay the followingX, X, X, X, X taxes and fees, and pay the above
taxes to the Seller at the same time as receiving the commercial housing. 

 

(1)  
Special maintenance funds;

 

(2)  
Deed tax

 

    9

     

    

 

Heating
costs;

 

(4)
________________X____________________________________;

 

(5)
________________X____________________________________.

 

3.
The Buyer’s business bank pays the following x, x, x, x, x taxes and fees to the relevant units, and presents the tax payment
to the Seller at the same time as receiving the commercial house.

 

(1)  
Special maintenance funds;

 

(2)  
Deed tax

 

(3)  
Heating costs;

 

(4)
________________X____________________________________;

 

(5)
________________X____________________________________.

  

Article
16Agreement on the Quality, Decoration and Equipment Standards of Commercial Housing

 

(A)
       The Seller promises that the commercial house uses qualified building materials and
components, and the quality of the commercial house complies with the requirements of the national and the city’s engineering
quality specifications, standards and construction drawing design documents.

 

(B)
       The Seller and the Buyer agree as follows:

 

1.
If the quality of the foundation and main structure of the commercial house is unqualified, the Buyer has the right to reject.
If the Buyer rejects, the Seller shall refund all the payment within 30 days from the date of delivery of the reject notice, and
pay interest according to the bank loan interest rate for the same period, and the Seller shall be liable for the loss caused
by the Buyer. Therefore, the cost of testing incurred is borne by the Seller.

 

If
the Buyer requests to continue to perform the contract, it shall sign a supplementary agreement with the Seller separately.

 

2.
If the indoor air quality test of the commercial house does not meet the national standards, the Buyer shall have the right to
reject within 60 days from the date of delivery of the commercial house (the time limit shall not be less than 60 days). If the
Buyer rejects, the Seller shall return the Buyer’s payment within _30__ days from the date of delivery of the reject notice,
and pay the interest according to the bank loan interest rate for the same period, and the Seller shall cause the loss of the
Seller. The person bears the responsibility for compensation. Therefore, the cost of testing incurred is borne by the Seller.

 

If
the Buyer does not reject or the commercial house has been delivered for more than 60 days, a separate agreement shall be signed
with the Seller.

 

3.
The decoration and equipment standards of the commercial houses delivered by the Seller shall meet the standards agreed by both
parties. If the agreed standard is not met, the Buyer has the right to judge the Seller in accordance with the following first
method:

 

(1)
The Seller compensates for double the decoration and equipment price difference;

 

(2)
___________________X____________________________________;

 

(3)
___________________X____________________________________.

 

(C)
       If the Seller and the Buyer dispute the quality of the project, either party may entrust
a qualified construction quality inspection agency to inspect, and both parties have the obligation to assist and cooperate with
the other party’s testing.

 

    10

     

    

 

Article
17Warranty Liability of Residential House

 

(A)
       The commercial housing is for the house. The Seller shall bear the corresponding warranty
according to the content promised by the Residential Quality Assurance from the date of delivery of the commercial housing. The
warranty scope and warranty period promised by the Residential Quality Assurance Book must meet the requirements of the relevant
laws and regulations of the State and Beijing Municipality and relevant standards and procedures.

 

The
commercial housing is non-residential, and both parties shall sign a supplementary agreement to specify the scope of warranty,
warranty period and warranty liability.

 

(B)
       In the warranty area and warranty period of the commercial housing, the quality problem
occurs. If both parties have the reject agreement, the contract shall be handled according to the agreement; if there is no reject
agreement, the Seller shall perform the warranty obligation, and the Buyer shall cooperate with the warranty. The Seller is not
liable for damage caused by reasons other than the Seller.

 

Article
18Energy Saving Measures for Residential building 

 

If
the commercial housing is residential, it shall comply with the requirements of the State on building energy conservation and
the requirements of the “Design Standard for Energy Efficiency of Residential Buildings” jointly issued by the Beijing
Municipal Planning Commission and the Beijing Municipal Construction Commission. If the standard is not met, the Seller shall
make energy-saving measures in accordance with the requirements of the “Energy-saving Design Standard for Residential Buildings”
and bear all the expenses: if the Buyer causes losses to the Buyer, the Seller shall be liable for compensation.

 

Article
19Building Sound Insulation

 

The
commercial housing is residential, and the Seller promises that the sound insulation of the commercial building conforms to the
“Code for Design of Sound insulation for civil buildings” (GBJ118-88) , “Classification of air insulation performance
of building exterior windows and its detection method” (Gb8485-87) , The “Sound Door” (HCRJ019-98) standard, the
description of the acoustic environment of the commercial housing is true and accurate.

 

If
the sound insulation of the commercial building reaches the standard, the Seller shall make up the sound insulation measures for
the construction according to the requirements of the planning and design, and bear all the expenses; therefore, if the Buyer
causes losses to the Buyer, the Seller shall be liable for compensation.

 

Article
20 Use Commitments and Risk Warnings

 

1.
During the use of the commercial house, the Buyer shall not arbitrarily change the use of the commercial house, the main structure
of the building and the load-bearing structure. Except as otherwise provided in this contract, the supplemental agreement and
its annexes, the Buyer has the right to use the shared parts and facilities related to the commercial house with other rights
holders during the use of the commercial house, and to share the area according to the shared part and the shared house. Obligations.

 

The
Seller shall not arbitrarily change the nature of the use of the shared parts and facilities associated with the commercial premises.

 

2.
The Seller promises that the commercial housing is not divided into zero-sales sales: the commercial housing is not sold in the
form of returning to the original sales or disguised as the sales; the uncompleted commercial housing is not sold in the form
of after-sales charter or disguised after-sales charter.

 

    11

     

    

 

Article
21Property Registration

 

(A)
Initial registration

 

The
Seller shall obtain the certificate of ownership of the building where the commercial house is located by October 31, 2018.
If the Seller’s appointment fails to obtain the ownership certificate of the building where the commercial house is located
within the time limit stipulated in this paragraph, both parties agree to deal with it in the following 1st
way:

 

1.
The Buyer has the right to reject. If the Buyer rejects, the Seller shall refund all the payment within 30 days from the date
of delivery of the reject notice, and pay the Buyer a liquidated damage of 0.5%0 of the total amount paid by
the Buyer. If the Buyer does not reject, the contract shall continue to be performed. From the day after the expiration of the
period of ownership certificate of the building where the commodity house is located to the date when the actual ownership certificate
is obtained, the Seller shall buy it on a daily basis. The person pays all the fines that have been paid in full.

 

2.
         X                   .

 

(B)
Transfer registration

 

1.
After the commercial housing is delivered for use, both parties agree to deal with it according to the following 1 way:

 

(1)       
Both parties jointly apply to the ownership registration authority for registration of the ownership transfer of the house.

 

(2)      
The Buyer agrees to commissionXto apply to the ownership registration authority for registration of housing ownership
transfer, commission fee RMB X (sum in words).

 

2.
If the Buyer fails to obtain the house ownership certificate within 60 days from the date of delivery of the goods due
to the Seller’s responsibility, the parties agree to deal with the following:

 

(1)       
The Buyer has the right to reject. If the Buyer rejects, the Seller shall refund the Buyer all the payment within 30 days from
the date of delivery of the reject notice, and pay interest according to the bank’s loan interest rate for the same period. If
the Buyer does not reject, the day after the expiration of the period from the time when the purchaser should obtain the house
ownership certificate to the date when the house ownership certificate is actually obtained, the Seller shall pay the Buyer all
the paid amount on a daily basis. Liquidated damages.

 

(2)                                                                  X                  .

 

3.
If the Buyer fails to obtain the house ownership certificate within 60 days from the date of delivery of the commercial house
due to the Buyer’s responsibility, the Buyer shall be liable.

 

Article
22Agreement on Common Interest 

 

1.
The right to use the roof of the building where the commercial house is located is owned by all property owners;

 

2.
The right to use the outer wall of the building where the commercial house is located is owned by all property owners;

 

Article
23Agreement on Ancillary Buildings and Structures

 

The
two parties agree that the ancillary buildings and structures such as the underground parking garage of the commercial house shall
be treated in the following x way.

 

1.
When the Seller sells the commercial house, X, X, X, X attached the commodity house shall be transferred along with
the commercial housing.

 

2.
When the Seller sells the commercial house, X, X, X, X attached the commodity house shall not be transferred along
with the commercial housing.

 

    12

     

    

 

Article
24 Preceding Stage of Property Management

 

(A)
During the period of property management, the property service fee standard in the 1k domain of the property management is: [office
building]:RMB / square meter per month. 

 

(B)
       The garage and parking space planned for parking vehicles in the property management
area shall not be sold to anyone other than the owner of the property management area.

 

(C)
       The Buyer has read the pre-existing property service contract and the interim management
statute in detail, agrees to the pre-property service provided by the Seller, and abides by the interim management statute.

 

(D)
       The Seller shall bear the responsibility for the previous property service in accordance
with the provisions of the previous property service contract.

 

Article
25 Special Maintenance Fund

 

If
the Buyer entrusts the Seller to pay the special maintenance funds, the Seller shall submit the special maintenance fund payment
certificate to the Buyer within 30 days from the date of entrustment.

 

Article
26Force Majeure

 

If
the contract cannot be performed in accordance with the contractual force, part or all of the liability shall be exempted according
to the influence of force majeure, but one party who fails to perform the contract in accordance with the agreement due to force
majeure shall promptly inform the other party and within 30 days from the end of the event of force majeure. The other party provides
proof.

 

Article
27Dispute Resolution

 

The
disputes arising during the performance of this contract shall be settled through negotiation between the parties; if the negotiation
fails, the following two methods shall be resolved:

 

1.
Submit to x Arbitration Committee Arbitration.

 

2.
Prosecuted to the people’s court according to law.

 

Article
28 This contract shall come into force on the date of signature (seal) by both parties. The two parties may, in accordance
with the specific circumstances, make changes or supplements to the written supplemental agreement that is not agreed in the contract,
or the agreement is unclear or not applicable, but the supplementary agreement contains unreasonably mitigates or waives the liability
stipulated in this contract that should be borne by the Seller or If the Buyer’s liability is unreasonably increased and
the Buyer’s main rights are excluded, the contract shall prevail. The dissolution of this contract shall be in the form
of a book. The annexes to this contract and the supplemental agreement have the same legal effect as this contract.

 

Article
29 This contract is in duplicate and has the same legal effect, in which the Seller is squandered and the Buyer is squandered.

 

Article
30 After the Seller and the Buyer sign and seal the contract, the Seller shall file an online pre-sale contract with the commercial
real estate transaction management system on the Beijing real estate transaction management system, and print the online filing
form stamp and submit on copy to the Buyer.

 

The
online filing procedure for the pre-sale contract of commercial housing shall be completed within 7 days.

 

(No
text followed)

 

    13

     

    

 

 

 

	
        Seller (signature):

         

        Legal representative:

         

        Authorized agent:
	 	
        Buyer (signature):

         

        Legal representative:

         

        Responsible Person:

	 	 	 
	
        [Authorized Sales Agency] (Signature) :

         

        Signing Time::29 DD 08 MM 2018 YY

         

        Signing Location: Beijing
	 	
        [Authorized Agent] (Signature) :

         

        Signing Time:29 DD 08 MM 2018 YY

         

        Signing Location: Beijing

         

 

 

14EXHIBIT 10.1

  

   

    

  Execution Version

    

   

    

  

    

    

     

    

    

     

    
      
        

       

      

      

    

    FIRST AMENDMENT TO CREDIT AGREEMENT

     

    dated as of

     

    January 17, 2020,

     

    among

     

    VICTORY CAPITAL HOLDINGS, INC.,

      as the Borrower,

     

    the other Loan Parties party hereto,

     

    the Participating Lenders and Fronting Bank party hereto,

     

    and

     

    BARCLAYS BANK PLC,

      as Administrative Agent

     

    
      ___________________________

        

        

        RBC CAPITAL MARKETS1, BARCLAYS BANK PLC and BMO CAPITAL MARKETS CORP.,

       

      as Lead Arrangers and Bookrunners

       

      

      

    

    
      
        

       

      

      

    

    

    

    

    

    

    

    

    

    

    

    

    

    

    

    

    

    

    

    

    

    

    1 RBC Capital Markets is a brand name for the capital markets businesses of Royal Bank of Canada and its affiliates.

    
      
        

    

    
    

    

     

    FIRST AMENDMENT TO CREDIT AGREEMENT

     

    This FIRST AMENDMENT TO CREDIT AGREEMENT, dated as of January 17, 2020 (this “Amendment”), among VICTORY CAPITAL HOLDINGS, INC., a Delaware corporation (the “Borrower”), the other Loan
      Parties (as defined in the Credit Agreement referred to below) party hereto, BARCLAYS BANK PLC (“Barclays”), as administrative agent (in such capacity, the “Administrative Agent”) under the Credit Agreement referred to below, Royal Bank
      of Canada (“RBC”) as Fronting Bank (as defined below) and each Participating Lender (as defined below) party hereto.

     

    RECITALS:

     

    WHEREAS, reference is made to the Credit Agreement, dated as of July 1, 2019 (the “Existing Credit Agreement” and as may be further amended, restated,
      amended and restated, supplemented or otherwise modified from time to time, including by this Amendment, the “Credit Agreement”), among the Borrower, the lenders or other financial institutions or entities from time to time party thereto and
      the Administrative Agent (capitalized terms used but not defined herein having the meaning provided in the Credit Agreement), pursuant to which the Lenders provided the Borrower with Initial Term Loans in an aggregate initial principal amount of
      $1,100,000,000 (the “Initial Term Loans”);

     

    WHEREAS, this Amendment constitutes a Refinancing Amendment, and the Borrower is hereby notifying the Administrative Agent that it is requesting the
      establishment of Replacement Term Loans pursuant to Section 9.02(c) of the Existing Credit Agreement;

     

    WHEREAS, the Borrower requests Replacement Term Loans in an aggregate principal amount of $951,999,999.50 (the “Tranche B-1 Term Loans”; the commitments
      in respect of such Tranche B-1 Term Loans, the “Tranche B-1 Term Commitments”; and the Participating Lenders with Tranche B-1 Term Commitments and any permitted assignees thereof, the “Tranche B-1 Term Loan Lenders”), which will be
      available on the First Amendment Effective Date (as defined below) to refinance all Initial Term Loans outstanding under the Existing Credit Agreement immediately prior to effectiveness of this Amendment (the “Existing Term Loans”) and which
      Tranche B-1 Term Loans shall constitute Replacement Term Loans and Term Loans (as applicable) for all purposes of the Credit Agreement and the other Loan Documents;

     

    WHEREAS, each Lender holding Existing Term Loans under the Existing Credit Agreement immediately prior to effectiveness of this Amendment (each, an “Existing
        Term Lender”) executing and delivering a notice of participation in the Tranche B-1 Term Loans in the form attached as Exhibit A hereto (a “Tranche B-1 Participation Notice”) and electing the cashless settlement option therein
      (each such Lender in such capacity and with respect to the Existing Term Loans so elected, a “Converting Lender” and, together with each other Person executing and delivering a Tranche B-1 Participation Notice or otherwise providing a Tranche
      B-1 Term Commitment, the “Participating Lenders”) shall be deemed to have exchanged on the First Amendment Effective Date the aggregate outstanding principal amount of its Initial Term Loans under the Existing Credit Agreement exchanged
      pursuant to this Amendment for an equal aggregate principal amount of Tranche B-1 Term Loans under the Credit Agreement;

     

    WHEREAS, RBC agrees to act as fronting bank for the syndication of the Tranche B-1 Term Loans (in such capacity, the “Fronting Bank”), and the Fronting
      Bank will purchase, and the Existing Term Lenders that execute and deliver a Tranche B-1 Participation Notice and elect the cash settlement option therein (the “Non-Converting Lenders”) will sell to the Fronting Bank, immediately prior to
      effectiveness of this Amendment, the Initial Term Loans of the Non-Converting Lenders (the Term Loans described in this recital, the “Participating Cash Settlement Term Loans”);

    
      2

      
        

    

     

    WHEREAS, the Fronting Bank will fund, on the First Amendment Effective Date, an aggregate principal amount of Tranche B-1 Term Loans equal to the aggregate
      outstanding principal amount of the Initial Term Loans of Existing Term Lenders that do not execute and deliver a Tranche B-1 Participation Notice (the “Non-Participating Lenders”), the proceeds of which shall be used on the First Amendment
      Effective Date to refinance such outstanding Initial Term Loans of the Non-Participating Lenders (the Term Loans described in this recital, the “Non-Participating Cash Settlement Term Loans” and, together with the Participating Cash Settlement
      Term Loans, the “Reallocated Term Loans”);

     

    WHEREAS, (a) to the extent there exist (1) any Participating Cash Settlement Term Loans, the Fronting Bank shall be deemed to exchange on the First Amendment
      Effective Date such Reallocated Term Loans on a cashless settlement basis for an equal aggregate principal amount of Tranche B-1 Term Loans under the Credit Agreement and (2) any Non-Participating Cash Settlement Term Loans, the Fronting Bank shall
      apply on the First Amendment Effective Date proceeds of Tranche B-1 Term Loans in an aggregate amount equal to the aggregate amount of such Non-Participating Cash Settlement Term Loans to the repayment of such Non-Participating Cash Settlement Term
      Loans and (b) the Tranche B-1 Term Loans exchanged for or applied to the repayment of such Reallocated Term Loans shall promptly (but not later than 30 days following the First Amendment Effective Date (or such later date as may be agreed to by the
      Fronting Bank in its sole discretion)) thereafter be purchased by Participating Lenders (other than Existing Term Lenders) (the “New Lenders”), Non-Converting Lenders, and Existing Term Lenders that have elected to purchase additional Tranche
      B-1 Term Loans, each in accordance with such Participating Lenders’ respective Tranche B-1 Participation Notice and as allocated by RBC Capital Markets and Barclays Bank PLC in their capacities as lead arrangers hereunder (in such capacity, the “Lead
        Arrangers”) (in each case, subject to the prior written consent of the Borrower); and

     

    WHEREAS, contemporaneously with the effectiveness of the Tranche B-1 Term Commitments the Borrower wishes to (a) make certain amendments to the Existing Credit
      Agreement to provide for the incurrence of the Tranche B-1 Term Loans and (b) make certain other modifications to the Existing Credit Agreement set forth herein.

     

    NOW, THEREFORE, in consideration of the premises and agreements, provisions and covenants herein contained, the parties hereto agree as follows:

     

    
      	
              1.

            	
              Existing Credit Agreement Amendments.  Effective as of the First Amendment Effective Date, the Existing Credit Agreement is hereby amended as follows:

               

              

            

    

    
      	
              (a)

            	
              Global Amendments to Certain Definitions.  Each reference to “Initial Term Loan” and “Initial Term Loans”, as applicable, contained in the definition of “Incremental Equivalent Debt” set forth in
                Section 1.01 of the Credit Agreement, the definition of “Maturity Date” set forth in Section 1.01 of the Credit Agreement, the definition of “Repricing Transaction” set forth in Section 1.01 of the Credit Agreement, Section 2.10, Section
                2.11(a)(i), Section 2.11(b)(ix), Section 2.12(e), Section 2.22(a), Section 6.01(p)(vi), Section 6.01(q), Section 6.01(w) and Section 9.02(c) is replaced with a reference to “Tranche B-1 Term Loan” or “Tranche B-1 Term Loans”, as
                appropriate.

               

              

            

    

    
      	
              (b)

            	
              Section 1.01 of the Existing Credit Agreement is hereby amended by inserting the following new definitions in their correct alphabetical order:

            

    

     

    

     “First Amendment” means that certain First Amendment to this Amendment, dated as of January 17, 2020, among the Borrower, the other Loan Parties party
      thereto, the Lenders party thereto, and the Administrative Agent.

    
      3

      
        

    

     

    “First Amendment Effective Date” means the “First Amendment Effective Date” under and as defined in the First Amendment.

     

     “Tranche B-1 Term Commitments” means the “Tranche B-1 Term Commitments” as defined in the First Amendment.

     

    “Tranche B-1 Term Loans” means the “Tranche B-1 Term Loans” as defined in the First Amendment.

     

    “Tranche B-1 Term Loan Lender” means any Lender with a Tranche B-1 Term Loan Commitment or an outstanding Tranche B-1 Term Loan.

     

    
      	
              (c)

            	
              Clause (a) of the definition of “Applicable Rate” set forth in Section 1.01 of the Existing Credit Agreement is hereby amended and restated in its entirety as follows:

            

    

     

    

    “(a) (i) with respect to any Initial Term Loan prior to the First Amendment Effective Date, (A) that is an ABR Loan, 2.25% per annum or (B) that is a LIBO Rate Loan, 3.25% per annum, and (ii) with
      respect to any Tranche B-1 Term Loan on and after the First Amendment Effective Date, (A) that is an ABR Loan, 1.50% per annum or (B) that is a LIBO Rate Loan, 2.50% per annum”.

     

    
      	
              (d)

            	
              Section 2.01 of the Existing Credit Agreement is hereby amended by adding a new clause (c) at the end thereof:

            

    

     

    

    “(c) Subject to the terms and conditions hereof and of the First Amendment, each Tranche B-1 Term Loan Lender with a Tranche B-1 Term Commitment severally made or exchanged, as applicable, on the
      First Amendment Effective Date, a Tranche B-1 Term Loan to the Borrower in Dollars in an amount equal to such Tranche B-1 Term Loan Lender’s Tranche B-1 Term Commitment.  The Borrower may make only one borrowing under the Tranche B-1 Term
      Commitments, which shall be on the First Amendment Effective Date.  Each Lender’s Tranche B-1 Term Commitment shall terminate immediately and without further action on the First Amendment Effective Date after giving effect to the funding of such
      Lender’s Tranche B-1 Term Commitment on such date.  Amounts paid or prepaid in respect of the Tranche B-1 Term Loans may not be reborrowed.”

     

    
      	
              (e)

            	
              Section 2.12(e) of the Existing Credit Agreement is hereby amended by replacing references to “six months following the Closing Date” therein with the text “six months following the First Amendment Effective
                Date”.

               

              

            

    

    
      	
              3.

            	
              Tranche B-1 Term Loans.  Subject to the terms and conditions set forth herein, each Tranche B-1 Term Loan Lender severally agrees to exchange Existing Term Loans
                for Tranche B-1 Term Loans and/or make Tranche B-1 Term Loans to the Borrower in a single borrowing in Dollars on the First Amendment Effective Date.  The Tranche B-1 Term Loans shall be subject to the following terms and conditions:

               

              

            

    

    
      	
              (a)

            	
              Terms Generally.  Other than as set forth herein, for all purposes under the Credit Agreement and the other Loan Documents, the Tranche B-1 Term Loans shall have the
                same terms as the Initial Term Loans under the Existing Credit Agreement and shall be treated for purposes of voluntary and mandatory prepayments (including for scheduled principal payments) and all other terms as Initial Term Loans under
                the Existing Credit Agreement.

               

              

            

       

      

      
        4

        
          

      

    

    
      	
              (b)

            	
              Proposed Borrowing.  Notwithstanding any other provisions of the Credit Agreement or any other Loan Document to the contrary, solely for purposes of the Tranche B-1
                Loans to be borrowed by the Borrower on the First Amendment Effective Date, this Amendment shall constitute a Borrowing Request by the Borrower to borrow the Tranche B-1 Term Loans from the Tranche B-1 Term Loan Lenders with an initial
                Interest Period ending on February 3, 2020 under the Credit Agreement.

               

              

            

    

    
      	
              (c)

            	
              New Lenders.  Each New Lender (i) confirms that it has received a copy of the Existing Credit Agreement and the other Loan Documents and the exhibits and schedules
                thereto, together with copies of the financial statements referred to therein and such other documents and information as it has deemed appropriate to make its own credit analysis and decision to enter into this Amendment and the Credit
                Agreement; (ii) agrees that it will, independently and without reliance upon the Administrative Agent, the Lead Arrangers or any other Lender and based on such documents and information as it shall deem appropriate at the time, continue to
                make its own credit decisions in taking or not taking action under the Credit Agreement; (iii) appoints and authorizes the Administrative Agent to take such action as agent on its behalf and to exercise such powers under the Credit
                Agreement and the other Loan Documents as are delegated to the Administrative Agent by the terms thereof, together with such powers as are reasonably incidental thereto; and (iv) agrees that it will perform in accordance with their terms
                all of the obligations which by the terms of the Credit Agreement are required to be performed by it as a Lender, as the case may be.  Each New Lender acknowledges and agrees that it shall become a “Tranche B-1 Term Loan Lender” and a “Term
                Lender” under, and for all purposes of, the Credit Agreement and the other Loan Documents, and shall be subject to and bound by the terms thereof, and shall have all rights of a “Tranche B-1 Term Loan Lender” and a “Term Lender” thereunder.

               

              

            

    

    
      	
              (d)

            	
              Credit Agreement Governs.  Except as set forth in this Amendment, the Tranche B-1 Term Loans shall otherwise be subject to the provisions of the Credit Agreement and
                the other Loan Documents.

               

              

            

    

    
      	
              (e)

            	
              Exchange Mechanics.

               

              

            

    

    
      	
              (i)

            	
              On the First Amendment Effective Date, upon the satisfaction or waiver (by the Lead Arrangers) of the conditions set forth in Section 4 hereof, the outstanding amount of Existing Term Loans of each Converting
                Lender exchanged pursuant to this Amendment shall be deemed to be exchanged for an equal outstanding amount of Tranche B-1 Term Loans under the Credit Agreement.  Such exchange shall be effected by book entry in such manner, and with such
                supporting documentation, as may be reasonably determined by the Lead Arrangers in their sole discretion in consultation with the Borrower.  It is acknowledged and agreed that each Converting Lender has agreed to accept as satisfaction in
                full of its right to receive payment on the outstanding amount of Existing Term Loans of such Converting Lender the conversion of its Existing Term Loans into Tranche B-1 Term Loans in accordance herewith, in lieu of the prepayment amount
                that would otherwise be payable by the Borrower pursuant to the Credit Agreement in respect of the outstanding amount of Existing Term Loans of such Converting Lender.

            

       

      

      
        5

        
          

      

    

    
      	
              (ii)

            	
              (A) To the extent there exist (1) any Participating Cash Settlement Term Loans, the Fronting Bank shall be deemed to exchange on the First Amendment Effective Date such Reallocated Term Loans on a cashless
                settlement basis for an equal aggregate principal amount of Tranche B-1 Term Loans under the Credit Agreement and (2) any Non-Participating Cash Settlement Term Loans, the Fronting Bank shall apply on the First Amendment Effective Date
                proceeds of Tranche B-1 Term Loans in an aggregate amount equal to the aggregate amount of such Non-Participating Cash Settlement Term Loans to the repayment of such Non-Participating Cash Settlement Term Loans and (B) promptly following
                the First Amendment Effective Date (but not later than 30 days following the First Amendment Effective Date (or such later date as may be agreed to by the Fronting Bank in its sole discretion)), each New Lender, each Non-Converting Lender
                and each Existing Term Lender purchasing additional Tranche B-1 Term Loans shall purchase from the Fronting Bank the Tranche B-1 Term Loans exchanged for or applied to the repayment of such Reallocated Term Loans as directed by the Lead
                Arrangers in accordance with such Participating Lender’s Tranche B-1 Participation Notice and as allocated by the Lead Arrangers.  Purchases and sales of Reallocated Term Loans and Tranche B-1 Term Loans shall be without representations
                from the Fronting Bank other than as provided for in the relevant Assignment and Assumption.

               

              

            

    

    
      	
              4.

            	
              Effective Date Conditions.  This Amendment will become effective on the date (the “First Amendment Effective Date”), on which each of the following
                conditions have been satisfied (or waived by the Lead Arrangers) in accordance with the terms therein:

               

              

            

    

    
      	
              (a)

            	
              the Administrative Agent (or its counsel) shall have received from each of the Borrower, the other Loan Parties party hereto and the Participating Lenders, either (i) a counterpart of this Amendment signed on
                behalf of such party or (ii) written evidence satisfactory to the Administrative Agent (which may include facsimile or other electronic transmission of a signed counterpart of this Amendment) that such party has signed a counterpart to this
                Amendment (which, in the case of the Participating Lenders, may be in the form of a Tranche B-1 Participation Notice);

               

              

            

    

    
      	
              (b)

            	
              the Administrative Agent shall have received fully executed and delivered Tranche B-1 Participation Notices from Participating Lenders and the Fronting Bank representing  100% of (x) the aggregate principal
                amount of the Existing Term Loans less (y) the aggregate amount of any Non-Participating Cash Settlement Term Loans;

               

              

            

    

    
      	
              (c)

            	
              the Administrative Agent shall have received a certificate of the Borrower dated as of the First Amendment Effective Date signed by a Responsible Officer of the Borrower (i) (A) certifying and attaching the
                resolutions or similar consents adopted by the Borrower approving or consenting to this Amendment and the Tranche B-1 Term Loans, (B) certifying that the certificate or articles of organization or formation and by-laws or operating (or
                limited liability company) agreement of the Borrower either (x) have not been amended since the Closing Date or (y) are attached as an exhibit to such certificate, and (C) certifying as to the incumbency and specimen signature of each
                officer executing this Amendment and any related documents on behalf of the Borrower and (ii) certifying as to the matters set forth in clauses (e) and (f) below;

               

              

            

       

      

      
        6

        
          

      

    

    
      	
              (d)

            	
              (i) the Administrative Agent shall have received all fees and other amounts previously agreed to in writing by the Lead Arrangers and the Borrower to be due on or prior to the First Amendment Effective Date,
                including, to the extent invoiced at least three Business Days prior to the First Amendment Effective Date (or such later date as is reasonably agreed by the Borrower), including legal fees and expenses and the fees and expenses of any
                other advisors in accordance with the terms of the Credit Agreement and (ii) all accrued interest and fees in respect of the Existing Term Loans outstanding immediately prior to effectiveness of this Amendment shall have been paid;

               

              

            

    

    
      	
              (e)

            	
              the representations and warranties in Section 5 of this Amendment shall be true and correct in all material respects as of the First Amendment Effective Date; provided that, to the extent such
                representations and warranties specifically refer to an earlier date, they are true and correct in all material respects as of such earlier date; provided, further, that any such representations or warranties that are
                qualified by materiality, Material Adverse Effect, or similar construct, shall be true and correct in all respects;

               

              

            

    

    
      	
              (f)

            	
              no Default or Event of Default shall exist on the First Amendment Effective Date before or after giving effect to the effectiveness of this Amendment and the incurrence of the Tranche B-1 Term Loans;

               

              

            

    

    
      	
              (g)

            	
              the Administrative Agent shall have shall have received a solvency certificate executed by the chief financial officer (or other officer with reasonably equivalent responsibilities) of the Borrower; and

               

              

            

    

    
      	
              (h)

            	
              the Administrative Agent shall have received (on behalf of the New Lenders) all documentation at least three Business Days prior to the First Amendment Effective Date and other information about the Loan
                Parties that shall have been reasonably requested in writing at least ten Business Days prior to the First Amendment Effective Date and the Administrative Agent has reasonably determined is required by United States regulatory authorities
                under applicable “know your customer” and anti-money laundering rules and regulations, including without limitation Title III of the USA Patriot Act.

               

              

            

    

    
      	
              5.

            	
              Representations and Warranties.  By its execution of this Amendment, each Loan Party hereby represents and warrants that:

               

              

            

    

    
      	
              (a)

            	
              such Loan Party has all requisite organizational power and authority to make, deliver and perform its obligations under this Amendment and has taken all necessary corporate or other action to authorize the
                execution, delivery and performance of this Amendment;

               

              

            

    

    
      	
              (b)

            	
              such Loan Party has duly executed and delivered this Amendment and this Amendment constitutes the legal, valid and binding obligation of such Loan Party enforceable in accordance with its terms, subject to
                the Legal Reservations;

               

              

            

    

    
      	
              (c)

            	
              no consent or approval of, registration or filing with, or any other action by, any Governmental Authority is required in connection with the execution, delivery, performance, validity or enforceability of
                this Amendment, except consents, authorizations, filings and notices the failure to obtain which would not reasonably be expected to have a Material Adverse Effect;

               

              

            

    

    
      	
              (d)

            	
              the execution, delivery and performance of this Amendment by the Loan Parties hereto will not (a) violate the Organizational Documents of the Loan Parties, (b) except as would not reasonably be expected to
                have a Material Adverse Effect, violate any Requirement of Law applicable to such Loan Party, and (c) violate or result in a default under any material Contractual Obligation to which such Loan Party is a party or is otherwise bound which
                violation, in the case of this clause (c), would reasonably be expected to result in a Material Adverse Effect;

            

       

      

      
        7

        
          

      

    

    
      	
              (e)

            	
              both immediately before and after giving effect to the First Amendment Effective Date and the incurrence and/or exchange of the Tranche B-1 Term Loans, (i) the representations and warranties of the Loan
                Parties set forth in the Credit Agreement and the other Loan Documents shall be true and correct in all material respects (or, in the case of any such representation and warranty that is qualified by “material”, “material adverse effect” or
                a similar term, in all respects), in each case, on and as of the First Amendment Effective Date with the same effect as though such representations and warranties had been made on and as of the First Amendment Effective Date, except to the
                extent that such representations and warranties relate to an earlier date, in which case such representations and warranties shall be true and correct in all material respects (or, in the case of any such representation and warranty that is
                qualified by “material”, “material adverse effect” or a similar term, in all respects) as of such earlier date and (ii) no Default or Event of Default shall have occurred and be continuing on the First Amendment Effective Date or would
                result from the consummation of this Amendment and the transactions contemplated hereby.

               

              

            

    

    
      	
              6.

            	
              Use of Proceeds.  The proceeds of the Tranche B-1 Term Loans shall be applied in exchange for or to prepay in full the
                aggregate principal amount of the Existing Term Loans outstanding on the First Amendment Effective Date in accordance with the terms hereof.

               

              

            

    

    
      	
              7.

            	
              Reaffirmation of the Loan Parties; Reference to and Effect on the Credit Agreement and the other Loan Documents.

               

              

            

    

    
      	
              (a)

            	
              Each Loan Party hereby consents to the amendment of the Credit Agreement effected hereby and confirms and agrees that, notwithstanding the effectiveness of this Amendment, each Loan Document to which such
                Loan Party is a party is, and the obligations of such Loan Party contained in the Credit Agreement, this Amendment or in any other Loan Document to which it is a party are, and shall continue to be, in full force and effect and are hereby
                ratified and confirmed in all respects, in each case as amended by this Amendment.  For greater certainty and without limiting the foregoing, each Loan Party hereby confirms that the existing security interests and/or guarantees granted by
                such Loan Party in favor of the Secured Parties pursuant to the Loan Documents in the Collateral described therein shall continue to secure the obligations of the Loan Parties under the Credit Agreement and the other Loan Documents as and
                to the extent provided in the Loan Documents.  Except as specifically amended by this Amendment, the Credit Agreement and the other Loan Documents shall remain in full force.

               

              

            

    

    
      	
              (b)

            	
              Except to the extent expressly set forth in this Amendment, the execution, delivery and performance of this Amendment shall not constitute a waiver of any provision of, or operate as a waiver of any right,
                power or remedy of any Agent or Lender under, the Credit Agreement or any of the other Loan Documents.

               

              

            

    

    
      	
              (c)

            	
              On and after the First Amendment Effective Date, each reference in the Credit Agreement to “this Amendment”, “hereunder”, “hereof”, “herein” or words of like import referring to the Credit Agreement, and each
                reference in the other Loan Documents to the “Credit Agreement”, “thereunder”, “thereof” or words of like import referring to the Credit Agreement shall mean and be a reference to the Credit Agreement as amended by this Amendment.

            

       

      

      
        8

        
          

      

    

    
      	
              8.

            	
              Prepayment Notice. The Participating Lenders and the Fronting Bank party hereto, which constitute the Required Lenders, and the Administrative Agent hereby waive
                the requirement under Section 2.11(a) of the Credit Agreement to provide notice to the Administrative Agent not less than three Business Days prior to the prepayment of the Existing Term Loans to be made hereunder.  It is understood and
                agreed that notwithstanding any provisions of the Credit Agreement or any other Loan Document to the contrary this Amendment shall serve as the notice referred to in Section 2.11(a) of the Credit Agreement.

               

              

            

    

    
      	
              9.

            	
              Notice of Refinancing.  Pursuant to this Amendment, the Borrower hereby requests a Borrowing of Tranche B-1 Term Loans in an aggregate principal amount of
                $951,999,999.50, with such Borrowing to be made on the First Amendment Effective Date and to have an Interest Period ending on February 3, 2020.

               

              

            

    

    
      	
              10.

            	
              Notice.  For purposes of the Credit Agreement, the initial notice address of each New Lender shall be as separately identified to the Administrative Agent.

               

              

            

    

    
      	
              11.

            	
              Tax Forms.  For each New Lender, delivered herewith to the Administrative Agent are such forms, certificates or other evidence with respect to United States
                federal income tax withholding matters as such New Lender may be required to deliver to the Administrative Agent pursuant to Section 2.17(f) of the Credit Agreement.

               

              

            

    

    
      	
              12.

            	
              Recordation of the New Loans.  Upon execution and delivery hereof, the Administrative Agent will record the Tranche B-1 Term Loans made by each Participating
                Lender in the Register.

               

              

            

    

    
      	
              13.

            	
              Amendment, Modification and Waiver.  This Amendment may not be amended, modified or waived except as permitted by Section 9.02 of the Credit Agreement.

               

              

            

    

    
      	
              14.

            	
              Integration.  This Amendment, the other Loan Documents and any separate letter agreements with respect to fees payable to the Lead Arrangers and/or the
                Administrative Agent or the syndication of the Tranche B-1 Term Loans and commitments related thereto constitute the entire agreement among the parties relating to the subject matter hereof and supersede any and all previous agreements and
                understandings, oral or written, relating to the subject matter hereof.  This Amendment shall not constitute a novation of any amount owing under the Credit Agreement and all amounts owing in respect of principal, interest, fees and other
                amounts pursuant to the Credit Agreement and the other Loan Documents shall, to the extent not paid or exchanged on or prior to the First Amendment Effective Date, continue to be owing under the Credit Agreement or such other Loan Documents
                until paid in accordance therewith.

            

    

    

    

    
      	
              15.

            	
              GOVERNING LAW; JURISDICTION; CONSENT TO SERVICE OF PROCESS.  THIS AMENDMENT AND ANY CLAIM, CONTROVERSY OR DISPUTE ARISING UNDER OR RELATED TO THIS AMENDMENT,
                WHETHER IN TORT, CONTRACT (AT LAW OR IN EQUITY) OR OTHERWISE, SHALL BE GOVERNED BY, AND CONSTRUED AND INTERPRETED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF NEW YORK WITHOUT REGARD TO CONFLICT OF LAWS PRINCIPLES THAT WOULD RESULT IN THE
                APPLICATION OF ANY LAW OTHER THAN THE LAW OF THE STATE OF NEW YORK.  SECTIONS 9.10(b) THROUGH (d) OF THE CREDIT AGREEMENT ARE HEREBY INCORPORATED BY REFERENCE INTO THIS AMENDMENT AS IF SUCH PROVISION WERE SET FORTH IN FULL HEREIN MUTATIS
                MUTANDIS AND SHALL APPLY HERETO.

            

       

      

      
        9

        
          

      

    

    
      	
              16.

            	
              Severability.  Any provision of this Amendment that is prohibited or unenforceable in any jurisdiction shall, as to such jurisdiction, be ineffective to the
                extent of such prohibition or unenforceability without invalidating the remaining provisions hereof, and any such prohibition or unenforceability in any jurisdiction shall not invalidate or render unenforceable such provision in any other
                jurisdiction.

               

              

            

    

    
      	
              17.

            	
              Counterparts.  This Amendment may be executed in counterparts (and by different parties hereto on different counterparts), each of which shall constitute an
                original, but all of which when taken together shall constitute a single contract.  Delivery of an executed counterpart of a signature page to this Amendment by facsimile or by email as a “.pdf” or “.tif” attachment shall be effective as
                delivery of a manually executed counterpart of this Amendment.

               

              

            

    

    
      	
              18.

            	
              WAIVER OF JURY TRIAL.  EACH PARTY HERETO HEREBY IRREVOCABLY WAIVES, TO THE FULLEST EXTENT PERMITTED BY APPLICABLE REQUIREMENTS OF LAW, ANY RIGHT IT MAY HAVE TO A TRIAL BY JURY IN ANY
                SUIT, ACTION, PROCEEDING OR COUNTERCLAIM (WHETHER BASED ON CONTRACT, TORT OR ANY OTHER THEORY) DIRECTLY OR INDIRECTLY ARISING OUT OF OR RELATING TO THIS AMENDMENT OR THE TRANSACTIONS CONTEMPLATED HEREBY.  EACH PARTY HERETO (a) CERTIFIES
                THAT NO REPRESENTATIVE, AGENT OR ATTORNEY OF ANY OTHER PARTY HERETO HAS REPRESENTED, EXPRESSLY OR OTHERWISE, THAT SUCH OTHER PARTY WOULD NOT, IN THE EVENT OF LITIGATION, SEEK TO ENFORCE THE FOREGOING WAIVER AND (b) ACKNOWLEDGES THAT IT AND
                THE OTHER PARTIES HERETO HAVE BEEN INDUCED TO ENTER INTO THIS AMENDMENT BY, AMONG OTHER THINGS, THE MUTUAL WAIVERS AND CERTIFICATIONS IN THIS SECTION.

               

              

            

    

    
      	
              19.

            	
              Loan Document.  On and after the First Amendment Effective Date, this Amendment shall constitute a “Loan Document” for all purposes of the Credit Agreement and
                the other Loan Documents.

            

    

    

    

    [Signature Pages Follow]

    
      10

      
        

    

    

    

    IN WITNESS WHEREOF, each of the undersigned has caused its duly authorized officer to execute and deliver this Amendment as of the date first set forth above.

     

     

    

    
      	
               

            	
               

            

    

    BORROWER:

    

    

    VICTORY CAPITAL HOLDINGS, INC.

      a Delaware corporation

     

    By: /s/ Michael D. Policarpo_________________

      Name: Michael D. Policarpo

    

     Title: President, Chief Financial Officer and Chief 

    Administrative Officer

     

    LOAN GUARANTORS:

    

    

    VICTORY CAPITAL OPERATING, LLC,

    a Delaware limited liability company

    

    

    By: /s/ Michael D. Policarpo_________________

      Name: Michael D. Policarpo

    

     Title: President, Chief Financial Officer and Chief 

    Administrative Officer

    

    

    VCH HOLDINGS, LLC,

    a Delaware limited liability company

    

    

    By: /s/ Michael D. Policarpo_________________

      Name: Michael D. Policarpo

    

     Title: President, Chief Financial Officer and Chief 

    Administrative Officer

    

    

    VICTORY CAPITAL MANAGEMENT INC.,

    a New York corporation

    

    

    By: /s/ Michael D. Policarpo_________________

      Name: Michael D. Policarpo

    

     Title: President, Chief Financial Officer and Chief 

    Administrative Officer

    

    

    VICTORY CAPITAL TRANSFER AGENCY, INC.,

    a Delaware corporation

    

    

    By: /s/ Michael D. Policarpo_________________

      Name: Michael D. Policarpo

    

     Title: President, Chief Financial Officer and Chief 

    Administrative Officer

     

    

     

    

     

      

    [Signature Page to First Amendment to Credit Agreement]

    

    
      
        

    

    BARCLAYS BANK PLC, as Administrative Agent

    

    

    

    

    By: /s/ Ronnie Glenn                                  

      

    Name: Ronnie Glenn

    Title: Director

     

    

     

    

     

    [Signature Page to First Amendment to Credit Agreement]

    
      
        

    

    

    

    ROYAL BANK OF CANADA, as Fronting Bank

    

    

    

    

    By: /s/ Charles D. Smith                                

      

    Name: Charles D. Smith

    Title: Managing Director - Head of Leveraged Finance

     

    

     

    

     

    

    [Signature Page to First Amendment to Credit Agreement]

    
      
        

    

    

    

    EXHIBIT A

      Form of Tranche B-1 Participation Notice

     

    

    

    VICTORY CAPITAL HOLDINGS, INC.

    Tranche B-1 Participation Notice

     

    Ladies and Gentlemen:

     

    Reference is made to the First Amendment (the “Amendment”) to that certain Credit Agreement, a draft of which was posted to Lenders on January 7, 2020 and is expected to be dated on or around
      January 15, 2020 (as amended by the Amendment and as may be further amended, restated, amended and restated, supplemented or otherwise modified from time to time, the “Credit Agreement”), among, VICTORY CAPITAL HOLDINGS, INC. (the “Borrower”),
      the other Loan Parties party thereto, the Lenders party thereto, and BARCLAYS BANK PLC, as administrative agent (in such capacity, the “Administrative Agent”).  Unless otherwise specified herein, capitalized terms used but not defined herein
      are used as defined in the Amendment.

     

    By delivery of this letter agreement (this “Tranche B-1 Participation Notice”), each of the undersigned (each a “Participating Lender”), hereby irrevocably consents to the Amendment and
      the amendment of the Credit Agreement contemplated thereby and (check as applicable):

     

    Name of Participating Lender:  _____________________________________________

     

    Amount of Existing Term Loans of such Participating Lender: $____________________

     

    
      
        	☐	
                Cashless Settlement Option.  Hereby (i) elects, upon the First Amendment Effective Date, to exchange the full amount (no partial amounts will be rolled) of the outstanding Existing Term Loans of
                  such Participating Lender for an equal outstanding amount of Tranche B-1 Term Loans under the Credit Agreement and (ii) represents and warrants to the Administrative Agent that it has the organizational power and authority to execute,
                  deliver and perform its obligations under this Tranche B-1 Participation Notice and the Amendment (including, without limitation, with respect to any exchange contemplated hereby) and has taken all necessary corporate and other
                  organizational action to authorize the execution, delivery and performance of this Tranche B-1 Participation Notice and the Amendment.

              

      

    

     

    
      
        	☐	
                Cash Settlement Option.  Hereby (i) elects to have the full amount of the outstanding Existing Term Loans of such Participating Lender repaid or purchased and agrees to promptly (but in
                  any event, on or prior to the date that is 30 days following the First Amendment Effective Date) purchase (via assignment and assumption) an equal amount of Tranche B-1 Term Loans and (ii) represents and warrants to the Administrative
                  Agent that it has the organizational power and authority to execute, deliver and perform its obligations under this Tranche B-1 Participation Notice and the Amendment (including, without limitation, with respect to any exchange
                  contemplated hereby) and has taken all necessary corporate and other organizational action to authorize the execution, delivery and performance of this Tranche B-1 Participation Notice and the Amendment.

              

      

    

     

     

    

     

    

    [Signature Page Follows]

     

    
      
        

    

    

     

    	 	 	Very truly yours,
	 	 	 
	 	 	
            ____________________________,

               

             

          
	
            By:

          	 
	 	
            Name:

          
	 	
            Title:

          
	 	 	
             

             

            

          
	
            By:

          	 
	 	
            Name:

          
	 	
            Title:

          

    

    

    

    

    

    

    

    

     [Signature Page to Tranche B-1 Participation Notice]

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