Document:

CONFIRMATION FOR U.S. DOLLAR INTEREST RATE SWAP
                     TRANSACTION UNDER 1992 MASTER AGREEMENT

Date:     June 29, 2006                  Our ref:  99500684
To:       J.P. Morgan Chase Commercial   From:     JPMorgan Chase Bank, N.A.
          Mortgage Securities Trust                270 Park Avenue
          2006-LDP7                                6th Floor
          c/o Wells Fargo Bank, N.A.               New York, New York  10017
          9062 Old Annapolis Road
          Columbia, Maryland 21045-1951
Attn:     Corporate Trust Services       Contact:  Andrew Taylor
          (CMBS), J.P. Morgan Chase
          Commercial Mortgage
          Securities Corp., Series
          2006-LDP7
Fax No:   (410) 715-2380                 Fax No:   (212) 834-6598
                                         Tel No:   (212) 834-3813

Dear Sir/Madam,

            The purpose of this letter agreement is to confirm the terms and
conditions of the Transaction entered into between J.P. Morgan Chase Commercial
Mortgage Securities Trust 2006-LDP7 and JPMorgan Chase Bank, N.A. (each a
"party" and together "the parties") on the Trade Date specified below (the
"Transaction"). This letter agreement constitutes a "Confirmation" as referred
to in the ISDA Master Agreement specified in paragraph 1 below (the
"Agreement").

            The definitions and provisions contained in the 2000 ISDA
Definitions (as published by the International Swaps and Derivatives
Association, Inc., the "Definitions") are incorporated into this Confirmation.
In the event of any inconsistency between the Definitions and this Confirmation,
this Confirmation will govern. Capitalized terms used herein and not otherwise
defined have the meanings set forth in the Definitions or the Trust Agreement
referred to below under "Credit Support Documents."

            This Confirmation supplements, forms part of, and is subject to, the
ISDA Master Agreement (including the Schedule thereto) dated as of June 29,
2006, as amended and supplemented from time to time (the "Agreement"), between
the parties. All provisions contained in the Agreement govern this Confirmation
except as expressly modified below.

            In this Confirmation "Party A" means JPMorgan Chase Bank, N.A. and
"Party B" means J.P. Morgan Chase Commercial Mortgage Securities Trust 2006-LDP7
(the trust established pursuant to the Trust Agreement, as defined herein).

The terms of the particular Transaction to which this Confirmation relates are
as follows:

      Notional Amount:         For each Calculation Period, the
                                 Certificate Balance (as defined in the
                                 Trust Agreement) of the Commercial
                                 Mortgage Pass-Through Certificates,
                                 Series 2006-LDP7, Class A-3FL Regular
                                 Interest, issued by Party B under the
                                 Trust Agreement, as of the close of
                                 business on the Distribution Date (as
                                 defined in the Trust Agreement) occurring
                                 in such Calculation Period, except that
                                 the Notional Amount for the Initial
                                 Calculation Period shall be the Original
                                 Certificate Balance (as defined in the
                                 Trust Agreement) of the Commercial
                                 Mortgage Pass-Through Certificates,
                                 Series 2006-LDP7, Class A-3FL Regular
                                 Interest.  For the avoidance of doubt, on
                                 the Effective Date, the Notional Amount
                                 is equal to $100,000,000.
      Trade Date:              June 23, 2006
      Effective Date:          June 29, 2006
      Termination Date:        The earlier of: (a) the Rated Final
                                 Distribution Date (as defined in the
                                 Trust Agreement) in April of 2045; or (b)
                                 the date when the Notional Amount
                                 hereunder has been reduced to zero, in
                                 each case subject to adjustment in
                                 accordance with the Following Business
                                 Day Convention.
      Initial Accrual
        Interest Payment
        by Party A to          $450,722.00, to be paid on the Effective
        Party B:                 Date.
      Initial Up-front
        Payment by Party       $1,140,630.00, to be paid on the Effective
        B to Party A:            Date.

      Fixed Amounts:
      Fixed Rate Payer:        Party B
      Fixed Rate Payer         The related Distribution Date, beginning on
        Payment Dates:           July 17, 2006 and ending on the
                                 Termination Date.
      Fixed Rate:              5.7950% per annum
      Fixed Rate Day           30/360 (without regard to the date of the
        Count Fraction:          first day or last day of the Calculation
                                 Period).
      Initial Fixed Rate       From and including June 1, 2006, through
        Calculation              and including June 30, 2006.
        Period:
      Fixed Amount:            For each Payment Date in respect of a
                                 Calculation Period, the lesser of: (1)
                                 the product of (a) the Fixed Rate, (b)
                                 the Fixed Rate Day Count Fraction and (c)
                                 the Notional Amount for such Calculation
                                 Period (the "Regular Fixed Amount"); or
                                 (2) the amount of funds available for
                                 such payment under the Trust Agreement
                                 (the "Available Fixed Amount").
      Fixed Rate Payer         The first day of each calendar month (with
        Period End Dates:        no adjustments).
      Fixed Rate Payer         For each Payment Date, the period from and
        Delayed Payment:         including the immediately preceding
                                 Period End Date to, but excluding, such
                                 Payment Date.
      Fixed Rate               For each Payment Date, the calendar month
        Calculation              preceding such Payment Date during the
        Period:                  Term of this Swap Transaction.
      Additional Fixed         For any Payment Date, the amount of any
        Amount:                  Yield Maintenance Charges (as defined in
                                 the Trust Agreement) paid in respect of the
                                 Class A-3FL Regular Interest on the related
                                 Distribution Date under the Trust Agreement.

      Floating Amounts:
      Floating Rate Payer:     Party A
      Floating Rate Payer      The Business Day prior to the related
        Payment Dates:           Distribution Date, beginning on July 14,
                                 2006 and ending on the Termination Date.
      Floating Rate for        LIBOR plus the Spread.
        Initial
        Calculation
        Period:
      Floating Rate            LIBOR, as defined and calculated under the
        Option:                  Trust Agreement; provided that for the
                                 Initial Floating Rate Calculation Period,
                                 the Floating Rate Option should be 5.350%.
      Spread:                  0.16%
      Floating Rate Day        Actual/360
        Count Fraction:
      Floating Rate            For each Payment Date, the period from and
        Calculation              including the Distribution Date in the
        Period:                  preceding calendar month (or the Closing
                                 Date (as defined in the Trust Agreement), in
                                 the case of the Initial Floating Rate
                                 Calculation Period), to, but excluding, the
                                 related Distribution Date, except that the
                                 final Calculation Period will end on, but
                                 exclude, the Termination Date.
      Initial Floating         From and including the Closing Date to, but
        Rate Calculation         excluding, July 17, 2006.
        Period:
      Floating Amount:         For each Payment Date in respect of a
                                 Calculation Period, the lesser of: (1) an
                                 amount equal to the product of (a) the
                                 Floating Rate, (b) the Floating Rate Day
                                 Count Fraction and (c) the Notional
                                 Amount for such Calculation Period (the
                                 "Regular Floating Amount"); or (2) an
                                 amount equal to (a) the Regular Floating
                                 Amount minus (b) the excess of (i) the
                                 Regular Fixed Amount for such Payment
                                 Date over (ii) the Available Fixed Amount.
      Business Days:           As defined in the Trust Agreement.
      Calculation Agent:       Party B
      Other:                   For the avoidance of doubt, for purposes of
                                 Section 2(c) of the Agreement, any amounts
                                 payable by the Floating Rate Payer on a
                                 Floating Rate Payer Payment Date, and by the
                                 Fixed Rate Payer on the related Fixed Rate
                                 Payer Payment Date, shall be netted even though
                                 such dates may be different, and the party with
                                 the larger aggregate amount shall make the net
                                 payment on the related Payment Date.

Recording of Conversations

            Each party to this Transaction acknowledges and agrees to the tape
recording of conversations between the parties to this Transaction whether by
one or other or both of the parties or their agents, and that any such tape
recordings may be submitted in evidence in any Proceedings relating to the
Agreement and/or this Transaction.

        Credit Support          With respect to Party B, the Pooling and
          Documents:              Servicing Agreement, dated as of June 1,
                                  2006, among J.P. Morgan Chase Commercial
                                  Mortgage Securities Corp., as depositor,
                                  Wachovia Bank, National Association, as
                                  master servicer No. 1, Capmark Finance
                                  Inc., as master servicer No. 2, LNR
                                  Partners, Inc., as special servicer,
                                  Wells Fargo Bank, N.A., as trustee and
                                  LaSalle Bank National Association, as
                                  paying agent, as amended, modified,
                                  supplemented, restated or replaced from
                                  time to time (the "Trust Agreement").

        Account Details:
        Account for             Name:  JPMorgan Chase Bank, N.A.
          payments to           City:  New York
          Party A:              ABA:  021-000-021
                                Acct #:  999-97-341
                                Attn:  Balance Guaranty

<PAGE>

        Account for             Name: Wells Fargo Bank, N.A., as Trustee
          payments to
          Party B:
                                ABA# 071-000-505

                                LaSalle Bank, N.A., Chicago
                                LaSalle/CHGO/CTR/BNF:/LASALLE TRUST
                                for further credit to Acct # 723844.1
                                Ref: JP Morgan 2006-LDP7

      6 Offices:
        The Office of
          Party A for this
          Transaction is:       New York, NY
        The Office of
          Party B for this
          Transaction is:       New York, NY

            Please confirm that the foregoing correctly sets forth the terms and
            conditions of our agreement by responding within three (3) Business
            Days by returning via telecopier an executed copy of this
            Confirmation to the attention of Andrew Taylor (fax no. (212)
            834-6598).

<PAGE>

Failure to respond within such period shall not affect the validity or
enforceability of this Transaction, and shall be deemed to be an affirmation of
the terms and conditions contained herein, absent manifest error.

JPMorgan Chase Bank, N.A.                Accepted and confirmed as of the date
                                         first
                                         written:

                                         J.P. Morgan Chase Commercial Mortgage
By: /s/ Andrew B. Taylor                 Securities Trust 2006-LDP7
   --------------------------
Name:  Andrew B. Taylor
Title: Vice President                    By: Wells Fargo Bank, N.A., not in its
                                         individual capacity, but solely as
                                         Trustee

                                         By: /s/ Deborah Daniels
                                            ----------------------------
                                         Name:  Deborah Daniels
                                         Title: Vice PresidentEX-10.1

 

Exhibit 10.1

THIRD AMENDMENT TO LEASE

     THIS THIRD AMENDMENT TO LEASE (this “Amendment”) is made as of the Amendment Date (as
hereinafter defined) by and between TOWER PLACE, L.P., a Georgia limited partnership (“Landlord”)
and RMS TITANIC, INC., a Florida corporation (“Tenant”).

RECITALS

     Landlord and Tenant have previously entered into that certain Tower Place Office Lease dated
March 27, 2000 as amended by that certain First Amendment of Lease dated August 8, 2003 and further
amended by that certain Second Amendment to Lease dated November 8, 2005 (collectively, the
“Lease”) for the lease of approximately 6,086 rentable square feet of space, more commonly known as
Suite 2250 Tower Place, 3340 Peachtree Road, NE (the “Existing Premises”) located within Tower
Place, Atlanta, Fulton County, Georgia.

     Landlord and Tenant desire to amend the Lease as more particularly set forth below.

     NOW, THEREFORE, for and in consideration of Ten and No/100 Dollars ($10.00) and other good and
valuable consideration in hand paid by each party hereto to the other, the receipt and sufficiency
of which are hereby acknowledged, the parties hereto do hereby agree as follows:

1. Definitions. All capitalized terms used herein but undefined shall have the meaning as defined
in the Lease. For purposes of the Lease, and this Amendment, the following term shall mean the
following:

     “Landlord Entities” shall mean Landlord, Landlord’s investment manager, and the trustees,
boards of directors, officers, general partners, beneficiaries, stockholders, employees and agents
of each of them.

2. Expansion Space. Commencing on May 1, 2006 (the “Effective Date”), the Premises shall be
expanded to also include that certain additional space as more particularly described on
Exhibit “A” attached hereto and incorporated herein by reference (the “Second Expansion
Space”) containing approximately 3,563 rentable square feet. Commencing on the Effective Date, the
Premises shall be defined as the Existing Premises, the Expansion Space and the Second Expansion
Space and shall consist of an agreed area of 9,649 rentable square feet.

3. Change in Tenant’s Share. Commencing on the Effective Date, Tenant’s Share (as defined in
Section 1.1(k) of the Lease) shall be increased to 1.58%.

4. Rent.

     (a) As of the Effective Date, the Base Rental for the Second Expansion Space shall be payable
according to the following schedule:

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	Period	 	Rentable Square	 	Annual Base Rental	 	Annual Base	 	Monthly Installment
	from	 	through	 	Footage	 	Per Square Foot	 	Rental	 	of Base Rental
	5/1/2006

	 	8/31/2006
	 	 	3,563	 	 	$	24.69	 	 	$	87,970.44	 	 	$	7,330.87	 
	9/1/2006

	 	8/31/2007
	 	 	3,563	 	 	$	25.43	 	 	$	90,609.60	 	 	$	7,550.80	 
	9/1/2007

	 	8/31/2008
	 	 	3,563	 	 	$	26.19	 	 	$	93,327.84	 	 	$	7,777.32	 
	9/1/2008

	 	2/28/2009
	 	 	3,563	 	 	$	26.98	 	 	$	96,127.68	 	 	$	8,010.64	 

     (b) All Rent payable by Tenant shall be paid to Landlord at the following address:

 

 

	 	 	 
	If by U.S. Mail:

	 	Tower Place, L.P.

75 Remittance Drive

Suite 6706

Chicago, IL 60675-6706

	If by Overnight Delivery:

	 	LB Overnite: Tower Place, L.P.

350 N. Orleans

Receipt & Dispatch, 8th Floor

Lockbox #6706

Chicago, IL 60654

	If By Wire Transfer:

	 	The Northern Trust Company

50 South LaSalle Street

Chicago, IL 60675

ABA No.:

For Credit to: Tower Place,

a Property of Tower Place, L.P.,

by RREEF Management Company

Account No.:

     (c) Notwithstanding anything herein to the contrary, Tenant hereby acknowledges and agrees
that Tenant shall continue to pay Base Rental for the Existing Premises for the remainder of the
Lease Term in accordance with the terms of Section 6 of the First Amendment of Lease and for the
Expansion Premises for the remainder of the Lease Term in accordance with the terms of Section 5 of
the Second Amendment to Lease.

5. Landlord’s Notice Address. Notwithstanding anything to the contrary contained in the Lease,
pursuant to Section 8.1 of the Lease, Landlord’s address for notices shall be:

     To Landlord:

Tower Place, L.P.

c/o RREEF

3340 Peachtree Road, NE, Suite 250

Atlanta, Georgia 30326

Attn: Faye Z. Phillips

     and

Tower Place, L.P.

c/o Regent Partners, LLC

3348 Peachtree Road, NE, Suite 1000

Atlanta, Georgia 30326-1008

Attn: Debra Cobbs

6. Miscellaneous.

     (a) Tenant accepts the Premises in their “as-is” condition subject to Landlord’s obligation to
complete Landlord’s Work.

     (b) Tenant represents to Landlord that, as of the date hereof, Landlord is not in default of
the Lease.

     (c) For purposes of this Amendment, the term “Amendment Date” shall mean the date upon which
this Amendment is signed by Landlord or Tenant, whichever is later.

     (d) Except as amended hereby, the Lease shall be and remain in full force and effect and
unchanged. As amended hereby, the Lease is hereby ratified and confirmed by Landlord and Tenant.
To the extent the terms hereof are inconsistent with the terms of the Lease, the terms hereof shall
control.

- 2 -

 

     (e) The submission of this Amendment to Tenant for examination or consideration does not
constitute an offer to amend the Lease, and this Amendment shall become effective only upon the
execution and delivery thereof by Landlord and Tenant.

     IN WITNESS WHEREOF, the parties hereto have caused this Amendment to be executed and sealed as
of the Amendment Date.

	 	 	 	 	 
	 
	 	 	 	 
	Date:

	 	LANDLORD:
	 	 
	 
	 	 	 	 
	 
	 	 	 	 
	 	 	TOWER PLACE, L.P., a Georgia limited

partnership

	 
	 	 	 	 
	 	 	By: RREEF America REIT III Corp. O, a

Maryland corporation, general partner

	 
	 	 	 	 
	 	 	By: RREEF Management Company, a Delaware

corporation, Authorized Agent

	 
	 	 	 	 
	 

	 	By:	 	 
	 

	 	 	 	 
	 

	 	 	 	Faye Phillips

Vice President — District Manager
	 
	 	 	 	 
	Date:

	 	TENANT:
	 	 
	 
	 	 	 	 
	 	 	RMS TITANIC, INC., a Florida corporation

	 
	 	 	 	 
	 

	 	By:	 	 
	 

	 	 	 	 
	 

	 	 	 	Name:
	 

	 	 	 	 
	 

	 	 	 	Title:
	 

	 	 	 	 
	 
	 	 	 	 
	 

	 	Attest:	 	 
	 

	 	 	 	 
	 

	 	 	 	Name:
	 

	 	 	 	 
	 

	 	 	 	Title:
	 

	 	 	 	 

[CORPORATE SEAL]

- 3 -

 

EXHIBIT A — SECOND EXPANSION SPACE

This
Exhibit A is attached to and made a part of the Third Amendment
to Lease, Reference Date of ______
___, 2006, between Tower Place, L.P., as Landlord and RMS Titanic, Inc., as Tenant.

Exhibit A is intended only to show the general layout of the Second Expansion Space. It is not to
be scaled; any measurements or distances shown should be taken as approximate.

 

 

EXHIBIT “B” — LANDLORD WORK

This
Exhibit “B” is attached to and made a part of the Third Amendment to Lease, Reference Date of ______
___, 2006, between Tower Place, L.P., as Landlord and RMS Titanic, Inc., as Tenant

     1. Premises Leased “As Is”. Tenant and Landlord agree and Tenant acknowledges that the
Premises are in all respects being leased by Landlord to Tenant, and shall be accepted by Tenant,
in their current “AS IS/WHERE IS” condition and that Landlord has and shall have no obligation or
duty whatsoever to make any alterations, repairs or improvements of any kind or nature in or to the
Premises in order to prepare same for Tenant’s occupancy, except for such alterations, repairs or
improvements, if any, as may be expressly provided in Paragraph 2 below.

     2. Landlord’s Work. Landlord agrees to construct the Premises based upon a mutually
accepted plan with building standard finishes.

{THE REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK}

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