Document:

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                                                                    EXHIBIT 4.1

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              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.,
                                    Depositor

    KEYCORP REAL ESTATE CAPITAL MARKETS, INC. d/b/a KEY COMMERCIAL MORTGAGE,
                                 Master Servicer

                             LENNAR PARTNERS, INC.,
                                Special Servicer

                        WELLS FARGO BANK MINNESOTA, N.A.,
                                     Trustee

                         POOLING AND SERVICING AGREEMENT

                          Dated as of October 11, 2002

                                 $1,233,581,046
                  Commercial Mortgage Pass-Through Certificates
                                Series 2002-CKS4

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                                TABLE OF CONTENTS

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<Table>
<Caption>
SECTION                                                                                                                PAGE
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<S>               <C>                                                                                                    <C>
                                                            ARTICLE I

            DEFINITIONS; GENERAL INTERPRETIVE PRINCIPLES; CERTAIN CALCULATIONS IN RESPECT OF THE MORTGAGE POOL

SECTION 1.01.     Defined Terms...........................................................................................2
SECTION 1.02.     General Interpretive Principles........................................................................71
SECTION 1.03.     Certain Calculations in Respect of the Mortgage Pool...................................................71
SECTION 1.04.     Crossed Mortgage Loans.................................................................................73
SECTION 1.05.     Loan Identification Convention.........................................................................73

                                                           ARTICLE II

                                 CONVEYANCE OF MORTGAGE LOANS; ORIGINAL ISSUANCE OF CERTIFICATES

SECTION 2.01.     Conveyance of Original Mortgage Loans..................................................................74
SECTION 2.02.     Acceptance by Trustee..................................................................................77
SECTION 2.03.     Representations, Warranties and Covenants of the Depositor; Repurchase and Substitution of Mortgage
                   Loans by the Mortgage Loan Sellers for Defects in Mortgage Files and Breaches of Representations
                   and Warranties........................................................................................79
SECTION 2.04.     Creation of REMIC I; Issuance of the REMIC I Regular Interests and the REMIC I Residual Interest;
                   Certain Matters Involving REMIC I.....................................................................85
SECTION 2.05.     Conveyance of the REMIC I Regular Interests; Acceptance of the REMIC I Regular Interests by Trustee....89
SECTION 2.06.     Creation of REMIC II; Issuance of the REMIC II Regular Interests and the REMIC II Residual Interest;
                   Certain Matters Involving REMIC II....................................................................89
SECTION 2.07.     Conveyance of the REMIC II Regular Interests; Acceptance of the REMIC II Regular Interests by
                   Trustee...............................................................................................92
SECTION 2.08.     Creation of REMIC III; Issuance of the REMIC III Regular Interest Certificates, the Group A-X
                   REMIC III Regular Interests, the Group A-SP REMIC III Regular Interests and the REMIC III Residual
                   Interest; Certain Matters Involving REMIC III.........................................................92
SECTION 2.09.     Acceptance of Grantor Trusts; Issuance of the Class V and Class R Certificates.........................98

                                                       ARTICLE III

                                     ADMINISTRATION AND SERVICING OF THE TRUST FUND

SECTION 3.01.     Master Servicer to Act as Master Servicer; Special Servicer to Act as Special Servicer;
                   Administration of the Loans...........................................................................99
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<Table>
<Caption>
SECTION                                                                                                                PAGE
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<S>               <C>                                                                                                   <C>
SECTION 3.02.     Collection of Loan Payments...........................................................................101
SECTION 3.03.     Collection of Taxes, Assessments and Similar Items; Servicing Accounts................................102
SECTION 3.04.     The Collection Account, Distribution Account, Excess Interest Distribution Account, Excess
                   Liquidation Proceeds Account and A/B Loan Pair Custodial Accounts....................................105
SECTION 3.05.     Permitted Withdrawals from the Collection Account and the Distribution Account........................110
SECTION 3.06.     Investment of Funds in the Collection Account, A/B Loan Pair Custodial Accounts, Servicing Accounts,
                   Cash Collateral Accounts, Lock-Box Accounts, the Interest Reserve Account, Distribution Account,
                   Excess Liquidation Proceeds Account, Excess Interest Distribution Account and the REO Account........114
SECTION 3.07.     Maintenance of Insurance Policies; Errors and Omissions and Fidelity Coverage.........................116
SECTION 3.08.     Enforcement of Due-on-Sale and Due-on-Encumbrance Clauses; Assumption Agreements; Defeasance
                   Provisions; Other Provisions.........................................................................121
SECTION 3.09.     Realization Upon Defaulted Mortgage Loans.............................................................125
SECTION 3.10.     Trustee to Cooperate; Release of Mortgage Files.......................................................128
SECTION 3.11.     Servicing Compensation................................................................................129
SECTION 3.12.     Reports to the Trustee................................................................................134
SECTION 3.13.     Annual Statement as to Compliance.....................................................................138
SECTION 3.14.     Reports by Independent Public Accountants.............................................................139
SECTION 3.15.     Access to Certain Information.........................................................................139
SECTION 3.16.     Title to REO Property; REO Account....................................................................140
SECTION 3.17.     Management of REO Property............................................................................142
SECTION 3.18.     Fair Value Purchase Option; Sale of REO Properties....................................................144
SECTION 3.19.     Additional Obligations of the Master Servicer and Special Servicer; Inspections; Appraisals...........148
SECTION 3.20.     Modifications, Waivers, Amendments and Consents.......................................................151
SECTION 3.21.     Transfer of Servicing Between Master Servicer and Special Servicer; Record Keeping; Series 2002-CKS4
                   Directing Certificateholder..........................................................................155
SECTION 3.22.     Sub-Servicing Agreements..............................................................................158
SECTION 3.23.     Representations, Warranties and Covenants of the Master Servicer......................................160
SECTION 3.24.     Representations, Warranties and Covenants of the Special Servicer.....................................161
SECTION 3.25.     Limitation on Liability of the Series 2002-CKS4 Directing Certificateholder...........................163
SECTION 3.26.     Filings with the Securities and Exchange Commission...................................................163
SECTION 3.27.     Lock-Box Accounts, Cash Collateral Accounts and Servicing Accounts....................................172
SECTION 3.28.     Interest Reserve Account..............................................................................173
SECTION 3.29.     Limitations on and Authorizations of the Master Servicer and Special Servicer with Respect to
                   Certain Mortgage Loans...............................................................................173
SECTION 3.30.     Master Servicer and Special Servicer May Own Certificates.............................................174
SECTION 3.31.     Servicing of the Arbor Place Mall Mortgage Loan.......................................................175
</Table>

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<Table>
<Caption>
SECTION                                                                                                                PAGE
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<S>               <C>                                                                                                   <C>
                                                       ARTICLE IV

                                             PAYMENTS TO CERTIFICATEHOLDERS

SECTION 4.01.     Distributions.........................................................................................178
SECTION 4.02.     Statements to Certificateholders; Certain Other Reports...............................................187
SECTION 4.03.     P&I Advances..........................................................................................189
SECTION 4.04.     Allocation of Realized Losses and Additional Trust Fund Expenses......................................191
SECTION 4.05.     Calculations..........................................................................................192

                                                        ARTICLE V

                                                    THE CERTIFICATES

SECTION 5.01.     The Certificates......................................................................................193
SECTION 5.02.     Registration of Transfer and Exchange of Certificates.................................................193
SECTION 5.03.     Book-Entry Certificates...............................................................................201
SECTION 5.04.     Mutilated, Destroyed, Lost or Stolen Certificates.....................................................202
SECTION 5.05.     Persons Deemed Owners.................................................................................203
SECTION 5.06.     Certification by Certificateholders and Certificate Owners............................................203

                                                       ARTICLE VI

                               THE DEPOSITOR, THE MASTER SERVICER AND THE SPECIAL SERVICER

SECTION 6.01.     Liability of the Depositor, the Master Servicer and the Special Servicer..............................204
SECTION 6.02.     Merger, Consolidation or Conversion of the Depositor, the Master Servicer or the Special Servicer.....204
SECTION 6.03.     Limitation on Liability of the Trustee, the Depositor, the Master Servicer, the Special Servicer and
                   Others...............................................................................................204
SECTION 6.04.     Master Servicer and Special Servicer Not to Resign....................................................207
SECTION 6.05.     Rights of the Depositor in Respect of the Master Servicer and the Special Servicer....................207

                                                       ARTICLE VII

                                                         DEFAULT

SECTION 7.01.     Events of Default; Master Servicer and Special Servicer Termination...................................208
SECTION 7.02.     Trustee to Act; Appointment of Successor..............................................................211
SECTION 7.03.     Notification to Certificateholders....................................................................213
SECTION 7.04.     Waiver of Events of Default...........................................................................213
SECTION 7.05.     Trustee Advances......................................................................................213
</Table>

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<Table>
<Caption>
SECTION                                                                                                                PAGE
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<S>               <C>                                                                                                   <C>
                                                      ARTICLE VIII

                                                 CONCERNING THE TRUSTEE

SECTION 8.01.     Duties of Trustee.....................................................................................215
SECTION 8.02.     Certain Matters Affecting the Trustee.................................................................216
SECTION 8.03.     Trustee Not Liable for Validity or Sufficiency of Certificates or Mortgage Loans......................217
SECTION 8.04.     Trustee May Own Certificates..........................................................................218
SECTION 8.05.     Fees and Expenses of Trustee; Indemnification of and by Trustee.......................................218
SECTION 8.06.     Eligibility Requirements for Trustee..................................................................219
SECTION 8.07.     Resignation and Removal of the Trustee................................................................219
SECTION 8.08.     Successor Trustee.....................................................................................220
SECTION 8.09.     Merger or Consolidation of Trustee....................................................................221
SECTION 8.10.     Appointment of Co-Trustee or Separate Trustee.........................................................221
SECTION 8.11.     Access to Certain Information.........................................................................222
SECTION 8.12.     Appointment of Custodians.............................................................................224
SECTION 8.13.     Representations, Warranties and Covenants of the Trustee..............................................224

                                                       ARTICLE IX

                                                       TERMINATION

SECTION 9.01.     Termination Upon Repurchase or Liquidation of All Mortgage Loans......................................226
SECTION 9.02.     Additional Termination Requirements...................................................................228

                                                        ARTICLE X

                                                ADDITIONAL TAX PROVISIONS

SECTION 10.01.    Tax Administration....................................................................................229
SECTION 10.02.    Depositor, Master Servicer and Special Servicer to Cooperate with Trustee.............................232

                                                       ARTICLE XI

                                                MISCELLANEOUS PROVISIONS

SECTION 11.01.    Amendment.............................................................................................233
SECTION 11.02.    Recordation of Agreement; Counterparts................................................................234
SECTION 11.03.    Limitation on Rights of Certificateholders and B Loan Holders.........................................235
SECTION 11.04.    Governing Law.........................................................................................236
SECTION 11.05.    Notices...............................................................................................236
SECTION 11.06.    Severability of Provisions............................................................................236
SECTION 11.07.    Grant of a Security Interest..........................................................................237
SECTION 11.08.    Successors and Assigns; Beneficiaries.................................................................237
SECTION 11.09.    Article and Section Headings..........................................................................237
</Table>

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<Table>
<Caption>
SECTION                                                                                                                PAGE
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<S>               <C>                                                                                                   <C>
SECTION 11.10.    Notices to Rating Agencies............................................................................237
</Table>

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                                    EXHIBITS

<Table>
<S>     <C>
A-1     Form of Class A-X and Class A-SP Certificates
A-2     Form of Class A-1, Class A-2, Class B, Class C, Class D and Class E
         Certificates
A-3     Form of Class F, Class G, Class H, Class J, Class K, Class L, Class M,
         Class N, Class O, Class P, Class Q and Class APM Certificates
A-4     Form of Class V Certificates
A-5     Form of Class R Certificates
B-1     Schedule of Column Mortgage Loans
B-2     Schedule of KeyBank Mortgage Loans
B-3     Schedule of SBRC Mortgage Loans
C-1     List of Additional Collateral Mortgage Loans
C-2     List of Mezzanine Loans
D-1     Form of Master Servicer Request for Release
D-2     Form of Special Servicer Request for Release
E-1     Form of Trustee Report
E-2     CMSA Servicer Watch List Criteria
F-1A    Form I of Transferor Certificate for Transfers of Non-Registered
         Certificates
F-1B    Form II of Transferor Certificate for Transfers of Non-Registered
         Certificates
F-1C    Form I of Transferor Certificate for Transfers of Interests in Global
         Certificates for Classes of Non-Registered Certificates
F-1D    Form II of Transferor Certificate for Transfers of Interests in Global
         Certificates for Classes of Non-Registered Certificates
F-2A    Form I of Transferee Certificate for Transfers of Non-Registered
         Certificates Held in Physical Form
F-2B    Form II of Transferee Certificate for Transfers of Non-Registered
         Certificates Held in Physical Form
F-2C    Form I of Transferee Certificate for Transfers of Interests in
         Non-Registered Certificates Held in Book-Entry Form
F-2D    Form II of Transferee Certificate for Transfers of Interests in
         Non-Registered Certificates Held in Book-Entry Form
G-1     Form of Transferee Certificate in Connection with ERISA (Non-Registered
         Certificates and Non-Investment Grade Certificates Held in
         Fully-Registered, Certificated Form)
G-2     Form of Transferee Certificate in Connection with ERISA (Non-Registered
         Certificates Held in Book-Entry Form)
H-1     Form of Residual Transfer Affidavit for Transfers of Class R
         Certificates
H-2     Form of Transferor Certificate for Transfers of Class R Certificates
I       Form of Acknowledgement of a Proposed Special Servicer
J       Form of Affidavit of Lost Note
K       Form of Notice and Certification Regarding Defeasance of Mortgage Loans
L       Schedule of Reference Rates
</Table>

                                      -vi-
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          This Pooling and Servicing Agreement (this "AGREEMENT"), is dated and
effective as of October 11, 2002, among CREDIT SUISSE FIRST BOSTON MORTGAGE
SECURITIES CORP., as Depositor, KEYCORP REAL ESTATE CAPITAL MARKETS, INC. d/b/a
KEY COMMERCIAL MORTGAGE, as Master Servicer, LENNAR PARTNERS, INC., as Special
Servicer, and WELLS FARGO BANK MINNESOTA, N.A., as Trustee.

                             PRELIMINARY STATEMENT:

          Column Financial, Inc. (together with its successors in interest,
"COLUMN") has sold to Credit Suisse First Boston Mortgage Securities Corp.
(together with its successors in interest, the "DEPOSITOR"), pursuant to the
Mortgage Loan Purchase Agreement dated as of October 17, 2002 (as such may from
time to time hereafter be amended, modified, supplemented and/or restated, the
"COLUMN MORTGAGE LOAN PURCHASE AGREEMENT"), between Column as seller and the
Depositor as purchaser, those mortgage loans initially identified on the
schedule attached hereto as EXHIBIT B-1 (such mortgage loans, the "ORIGINAL
COLUMN MORTGAGE LOANS").

          KeyBank National Association (together with its successors in
interest, "KEYBANK") has sold to the Depositor, pursuant to the Mortgage Loan
Purchase Agreement dated as of October 17, 2002 (as such may from time to time
hereafter be amended, modified, supplemented and/or restated, the "KEYBANK
MORTGAGE LOAN PURCHASE AGREEMENT"), between KeyBank as seller and the Depositor
as purchaser, those mortgage loans initially identified on the schedule attached
hereto as EXHIBIT B-2 (such mortgage loans, the "ORIGINAL KEYBANK MORTGAGE
LOANS").

          Salomon Brothers Realty Corp. (together with its successors in
interest, "SBRC") has sold to the Depositor, pursuant to the Mortgage Loan
Purchase Agreement dated as of October 17, 2002 (as such may from time to time
hereafter be amended, modified, supplemented and/or restated, the "SBRC MORTGAGE
LOAN PURCHASE AGREEMENT"), between SBRC as seller and the Depositor as
purchaser, those mortgage loans initially identified on the schedule attached
hereto as EXHIBIT B-3 (such mortgage loans, the "ORIGINAL SBRC MORTGAGE LOANS").

          The Depositor desires, among other things, to: (i) establish a trust
fund, consisting primarily of the Original Column Mortgage Loans, the Original
KeyBank Mortgage Loans and the Original SBRC Mortgage Loans (collectively, the
"ORIGINAL MORTGAGE LOANS") and certain related rights, funds and property; (ii)
cause the issuance of a series of mortgage pass-through certificates in multiple
classes, which certificates will, in the aggregate, evidence the entire
beneficial ownership interest in such trust fund; and (iii) provide for the
servicing and administration of the mortgage loans, including the Original
Mortgage Loans, and the other assets that from time to time constitute part of
such trust fund.

          Wells Fargo Bank Minnesota, N.A. (together with its successors in
interest, "WELLS FARGO") desires to act as "Trustee" hereunder; KeyCorp Real
Estate Capital Markets, Inc. d/b/a Key Commercial Mortgage (together with its
successors in interest, "KRECM") desires to act as "Master Servicer" hereunder;
and Lennar Partners, Inc. (together with its successors in interest, "LENNAR")
desires to act as "Special Servicer" hereunder.

          In consideration of the mutual agreements herein contained, the
parties hereto agree as follows:

<Page>

                                    ARTICLE I

                  DEFINITIONS; GENERAL INTERPRETIVE PRINCIPLES;
              CERTAIN CALCULATIONS IN RESPECT OF THE MORTGAGE POOL

          SECTION 1.01.  Defined Terms.

          Whenever used in this Agreement the following words and phrases,
unless the context otherwise requires, shall have the meanings specified in this
SECTION 1.01, subject to modification in accordance with SECTION 1.04.

          "30/360 BASIS": The accrual of interest calculated on the basis of a
360-day year consisting of twelve 30-day months.

          "30/360 LOAN":  A Loan that accrues interest on a 30/360 Basis.

          "30/360 MORTGAGE LOAN":  A Mortgage Loan that is a 30/360 Loan.

          "A LOAN": Any of the Mortgage Loans secured by the Mortgaged
Properties identified on the Mortgage Loan Schedule as The Village at Chandler
Crossings, Basswood Manor Apartments, Metrocrest Village Apartments and Spruce
Square Apartments, respectively.

          "AICPA": As defined in SECTION 3.14.

          "A/B INTERCREDITOR AGREEMENT": With respect to each A/B Loan Pair, the
related Intercreditor Agreement Among Note Holders by and between KeyBank, as
the initial holder of the related A Loan, and CBA-Mezzanine Capital Finance,
LLC, as the initial holder of the related B Loan.

          "A/B LOAN PAIR": Any A Loan, together with the related B Loan.

          "A/B LOAN PAIR CUSTODIAL ACCOUNT": With respect to any A/B Loan Pair,
the segregated account or accounts created and maintained by the Master Servicer
pursuant to SECTION 3.04(e) in the name of the Trustee on behalf of the
Certificateholders and the related B Loan Holder, which shall be entitled "[name
of Master Servicer], as Master Servicer, in trust for [name of Trustee], on
behalf of Holders of Credit Suisse First Boston Mortgage Securities Corp.,
Commercial Mortgage Pass-Through Certificates, Series 2002-CKS4 and [name of the
related B Loan Holder], as their interests may appear". Any such account or
accounts shall be an Eligible Account and, only to the extent of amounts therein
relating to the subject A Loan, shall be part of REMIC I.

          "A/B MATERIAL DEFAULT": With respect to any A/B Loan Pair, a "Material
Default" under, and within the meaning of, the related A/B Intercreditor
Agreement.

          "ACCOUNTANT'S STATEMENT": As defined in SECTION 3.14.

          "ACQUISITION DATE": With respect to any REO Property, the first day on
which such REO Property is considered to be acquired by the Trust Fund and REMIC
I within the meaning of Treasury regulations section 1.856-6(b)(1), which is the
first day on which REMIC I is treated as the owner of such REO Property for
federal income tax purposes.

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          "ACTUAL/360 BASIS": The accrual of interest calculated on the basis of
the actual number of days elapsed during any calendar month (or other applicable
recurring accrual period) in a year assumed to consist of 360 days.

          "ACTUAL/360 LOAN": A Loan that accrues interest on an Actual/360
Basis.

          "ACTUAL/360 MORTGAGE LOAN": A Mortgage Loan that is an Actual/360
Loan.

          "ADDITIONAL COLLATERAL": With respect to each Additional Collateral
Mortgage Loan, the cash reserve or irrevocable letter of credit partially
securing such Additional Collateral Mortgage Loan.

          "ADDITIONAL COLLATERAL MORTGAGE LOAN": Any of the Mortgage Loans
identified on EXHIBIT C-1 attached hereto.

          "ADDITIONAL TRUST FUND EXPENSE": Any expense experienced with respect
to the Trust Fund and not otherwise included in the calculation of a Realized
Loss that would result in the Holders of any Class of REMIC III Regular Interest
Certificates receiving less than the total of their Current Interest
Distribution Amount, Carryforward Interest Distribution Amount and Principal
Distribution Amount for any Distribution Date.

          "ADDITIONAL YIELD AMOUNT": As defined in SECTION 4.01(d).

          "ADJUSTED REMIC II REMITTANCE RATE": With respect to any REMIC II
Regular Interest, for any Interest Accrual Period, the rate per annum specified
below:

          (a)  with respect to REMIC II Regular Interest A-1-1, for any Interest
     Accrual Period, 4.485% per annum;

          (b)  with respect to REMIC II Regular Interest A-1-2, (i) for any
     Interest Accrual Period from and including the October 2002 Interest
     Accrual Period through and including the March 2004 Interest Accrual
     Period, an annual rate equal to the greater of (A) 4.485% per annum and (B)
     the Reference Rate for the related Distribution Date, and (ii) for any
     Interest Accrual Period subsequent to the March 2004 Interest Accrual
     Period, 4.485% per annum;

          (c)  with respect to REMIC II Regular Interest A-1-3, (i) for any
     Interest Accrual Period from and including the October 2002 Interest
     Accrual Period through and including the September 2005 Interest Accrual
     Period, an annual rate equal to the greater of (A) 4.485% per annum and (B)
     the Reference Rate for the related Distribution Date, and (ii) for any
     Interest Accrual Period subsequent to the September 2005 Interest Accrual
     Period, 4.485% per annum;

          (d)  with respect to REMIC II Regular Interest A-1-4, (i) for any
     Interest Accrual Period from and including the October 2002 Interest
     Accrual Period through and including the March 2007 Interest Accrual
     Period, an annual rate equal to the greater of (A) 4.485% per annum and (B)
     the Reference Rate for the related Distribution Date, and (ii) for any
     Interest Accrual Period subsequent to the March 2007 Interest Accrual
     Period, 4.485% per annum;

          (e)  with respect to REMIC II Regular Interest A-2-1, (i) for any
     Interest Accrual Period from and including the October 2002 Interest
     Accrual Period through and including the

                                       -3-
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     March 2007 Interest Accrual Period, an annual rate equal to the greater of
     (A) 5.183% per annum and (B) the Reference Rate for the related
     Distribution Date, and (ii) for any Interest Accrual Period subsequent to
     the March 2007 Interest Accrual Period, 5.183% per annum;

          (f)  with respect to REMIC II Regular Interest A-2-2, (i) for any
     Interest Accrual Period from and including the October 2002 Interest
     Accrual Period through and including the September 2008 Interest Accrual
     Period, an annual rate equal to the greater of (A) 5.183% per annum and (B)
     the Reference Rate for the related Distribution Date, and (ii) for any
     Interest Accrual Period subsequent to the September 2008 Interest Accrual
     Period, 5.183% per annum;

          (g)  with respect to REMIC II Regular Interest A-2-3, (i) for any
     Interest Accrual Period from and including the October 2002 Interest
     Accrual Period through and including the September 2009 Interest Accrual
     Period, an annual rate equal to the greater of (A) 5.183% per annum and (B)
     the Reference Rate for the related Distribution Date, and (ii) for any
     Interest Accrual Period subsequent to the September 2009 Interest Accrual
     Period, 5.183% per annum;

          (h)  with respect to REMIC II Regular Interest B, (i) for any
     Interest Accrual Period from and including the October 2002 Interest
     Accrual Period through and including the September 2009 Interest Accrual
     Period, an annual rate equal to the greater of (A) 5.333% per annum and (B)
     the Reference Rate for the related Distribution Date, and (ii) for any
     Interest Accrual Period subsequent to the September 2009 Interest Accrual
     Period, 5.333% per annum;

          (i)  with respect to REMIC II Regular Interest C, (i) for any
     Interest Accrual Period from and including the October 2002 Interest
     Accrual Period through and including the September 2009 Interest Accrual
     Period, an annual rate equal to the greater of (A) 5.394% per annum and (B)
     the Reference Rate for the related Distribution Date, and (ii) for any
     Interest Accrual Period subsequent to the September 2009 Interest Accrual
     Period, 5.394% per annum;

          (j)  with respect to REMIC II Regular Interest D, (i) for any
     Interest Accrual Period from and including the October 2002 Interest
     Accrual Period through and including the September 2009 Interest Accrual
     Period, an annual rate equal to the greater of (A) 5.453% per annum and (B)
     the Reference Rate for the related Distribution Date, and (ii) for any
     Interest Accrual Period subsequent to the September 2009 Interest Accrual
     Period, 5.453% per annum;

          (k)  with respect to REMIC II Regular Interest E, (i) for any
     Interest Accrual Period from and including the October 2002 Interest
     Accrual Period through and including the September 2009 Interest Accrual
     Period, an annual rate equal to the greater of (A) 5.532% per annum and (B)
     the Reference Rate for the related Distribution Date, and (ii) for any
     Interest Accrual Period subsequent to the September 2009 Interest Accrual
     Period, an annual rate equal to 5.532% per annum;

          (l)  with respect to REMIC II Regular Interest F-1, (i) for any
     Interest Accrual Period from and including the October 2002 Interest
     Accrual Period through and including the September 2008 Interest Accrual
     Period, an annual rate (in no event in excess of the REMIC II Remittance
     Rate in effect for REMIC II Regular Interest F-1 for such Interest Accrual
     Period) equal to the greater of (A) 5.907% per annum and (B) the Reference
     Rate for such Interest Accrual Period, and (ii) for any Interest Accrual
     Period subsequent to the September 2008 Interest Accrual Period, an annual
     rate equal to the lesser of (X) 5.907% per annum and (Y) the

                                       -4-
<Page>

     REMIC II Remittance Rate in effect for REMIC II Regular Interest F-1 for
     such Interest Accrual Period;

          (m)  with respect to REMIC II Regular Interest F-2, (i) for any
     Interest Accrual Period from and including the October 2002 Interest
     Accrual Period through and including the September 2009 Interest Accrual
     Period, an annual rate (in no event in excess of the REMIC II Remittance
     Rate in effect for REMIC II Regular Interest F-2 for such Interest Accrual
     Period) equal to the greater of (A) 5.907% per annum and (B) the Reference
     Rate for the related Distribution Date, and (ii) for any Interest Accrual
     Period subsequent to the September 2009 Interest Accrual Period, an annual
     rate equal to the lesser of (X) 5.907% per annum and (Y) the REMIC II
     Remittance Rate in effect for REMIC II Regular Interest F-2 for such
     Interest Accrual Period;

          (n)  with respect to REMIC II Regular Interest G, for any Interest
     Accrual Period, the lesser of (i) 6.006% per annum and (ii) the REMIC II
     Remittance Rate in effect for REMIC II Regular Interest G for such Interest
     Accrual Period;

          (o)  with respect to REMIC II Regular Interest H, for any Interest
     Accrual Period, the lesser of (i) 6.301% per annum and (ii) the REMIC II
     Remittance Rate in effect for REMIC II Regular Interest H for such Interest
     Accrual Period;

          (p)  with respect to REMIC II Regular Interest J, for any Interest
     Accrual Period, 5.115% per annum;

          (q)  with respect to REMIC II Regular Interest K, for any Interest
     Accrual Period, 5.115% per annum;

          (r)  with respect to REMIC II Regular Interest L, for any Interest
     Accrual Period, 5.115% per annum;

          (s)  with respect to REMIC II Regular Interest M, for any Interest
     Accrual Period, 5.115% per annum;

          (t)  with respect to REMIC II Regular Interest N, for any Interest
     Accrual Period, 5.115% per annum;

          (u)  with respect to REMIC II Regular Interest O for any Interest
     Accrual Period, 5.115% per annum;

          (v)  with respect to REMIC II Regular Interest P for any Interest
     Accrual Period, 5.115% per annum;

          (w)  with respect to REMIC II Regular Interest Q for any Interest
     Accrual Period, 5.115% per annum; and

          (x)  with respect to REMIC II Regular Interest APM for any Interest
     Accrual Period, 6.102% per annum.

                                       -5-
<Page>

          "ADMINISTRATIVE FEE RATE": With respect to each Mortgage Loan (and any
successor REO Loan with respect thereto), the sum of the related Master
Servicing Fee Rate, plus the Trustee Fee Rate.

          "ADVANCE": Any P&I Advance or Servicing Advance.

          "ADVANCE INTEREST": The interest accrued on any Advance at the
Reimbursement Rate, which is payable to the party hereto that made that Advance,
all in accordance with SECTION 3.03(d) or SECTION 4.03(d), as applicable.

          "ADVERSE GRANTOR TRUST EVENT": Either (i) any impairment of the status
of either Grantor Trust Pool as a Grantor Trust; or (ii) the imposition of a tax
upon either Grantor Trust Pool or any of its assets or transactions.

          "ADVERSE RATING EVENT": With respect to any Class of Rated
Certificates and each Rating Agency that has assigned a rating thereto, as of
any date of determination, the qualification, downgrade or withdrawal of the
rating then assigned to such Class of Rated Certificates by such Rating Agency
          (or the placing of such Class of Rated Certificates on "negative
credit watch" status in contemplation of any such action with respect thereto).

          "ADVERSE REMIC EVENT": Either (i) any impairment of the status of any
REMIC Pool as a REMIC or (ii) except as permitted by SECTION 3.17(a), the
imposition of a tax upon any REMIC Pool or any of its assets or transactions
(including the tax on prohibited transactions as defined in Section 860F(a)(2)
of the Code and the tax on contributions set forth in Section 860G(d) of the
Code).

          "AFFILIATE": With respect to any specified Person, any other Person
controlling or controlled by or under common control with such specified Person.
For the purposes of this definition, "control" when used with respect to any
specified Person means the power to direct the management and policies of such
Person, directly or indirectly, whether through the ownership of voting
securities, by contract or otherwise and the terms "controlling" and
"controlled" have meanings correlative to the foregoing.

          "AGREEMENT": This Pooling and Servicing Agreement, as it may be
amended, modified, supplemented or restated following the Closing Date.

          "A.M. BEST": A.M. Best Company or its successor in interest.

          "ANTICIPATED REPAYMENT DATE": With respect to any ARD Loan, the date
specified in the related Note, as of which Excess Interest shall begin to accrue
on such Loan, which date is prior to the Maturity Date for such Loan.

          "APM-2 CARRYFORWARD INTEREST STRIP AMOUNT": With respect to REMIC II
Regular Interest APM-2, for any Distribution Date, an amount of interest equal
to the excess, if any, of (i) the aggregate APM-2 Current Interest Strip Amount
with respect to REMIC II Regular Interest APM-2 for all prior Distribution
Dates, if any, over (ii) the aggregate amount of interest deemed distributed to
REMIC II with respect to REMIC I Regular Interest APM-2 pursuant to CLAUSE
SECOND of the first paragraph of SECTION 4.01(l) on all prior Distribution
Dates, if any.

                                       -6-
<Page>

          "APM-2 CURRENT INTEREST STRIP AMOUNT": With respect to REMIC II
Regular Interest APM-2, for any Distribution Date, an amount of interest equal
to the product of (i) the Current Interest Distribution Amount with respect to
REMIC I Regular Interest APM-2 for such Distribution Date, multiplied by (ii) a
fraction, the numerator of which is equal to the REMIC I Remittance Rate with
respect to REMIC I Regular Interest APM-2 for the related Interest Accrual
Period minus the Pass-Through Rate with respect to the Class APM Certificates
for the related Interest Accrual Period, and the denominator of which is equal
to the REMIC I Remittance Rate with respect to REMIC I Regular Interest APM-2
for the related Interest Accrual Period.

          "APM-2 INTEREST STRIP AMOUNT": With respect to REMIC II Regular
Interest APM-2, for any Distribution Date, the sum of the APM-2 Current Interest
Strip Amount and the APM-2 Carryforward Interest Strip Amount for such
Distribution Date.

          "APPRAISAL": An appraisal prepared in accordance with 12 C.F.R.
Section 225.64 by an Appraiser selected by the Master Servicer or Special
Servicer, as applicable.

          "APPRAISAL REDUCTION AMOUNT": For any Distribution Date and for any
Mortgage Loan as to which an Appraisal Reduction Event has occurred, an amount
calculated by the Special Servicer (and confirmed by the Master Servicer) equal
to the excess, if any, of (a) the Stated Principal Balance of such Mortgage Loan
over (b) the excess of (i)(A) 90% of the Appraised Value of the related
Mortgaged Property as determined (1) with respect to any Mortgage Loan with an
outstanding principal balance equal to or greater than $2,000,000, by an
Appraisal (or an update of a prior Appraisal) (the costs of which shall be paid
by the Master Servicer as a Servicing Advance) or (2) with respect to any
Mortgage Loan with an outstanding principal balance less than $2,000,000, by an
Appraisal (or an update of a prior Appraisal) (the costs of which shall be paid
by the Master Servicer as a Servicing Advance) or an internal valuation
performed by the Special Servicer plus (B) any letter of credit, reserve, escrow
or similar amount held by the Master Servicer which may be applied to payments
on the Mortgage Loan over (ii) the sum of (X) to the extent not previously
advanced by the Master Servicer or the Trustee, all unpaid interest on such
Mortgage Loan at a per annum rate equal to its Mortgage Rate, (Y) all
unreimbursed Advances in respect of such Mortgage Loan together with interest
thereon at the Reimbursement Rate and (Z) all currently due and unpaid real
estate taxes and assessments, Insurance Policy premiums, ground rents and all
other amounts due and unpaid with respect to such Mortgage Loan, net of any
amounts currently escrowed for such amounts (which taxes, assessments, premiums,
ground rents and other amounts have not been subject to an Advance by the Master
Servicer or the Trustee and/or for which funds have not been escrowed); PROVIDED
that, if neither a required Appraisal has been obtained nor an internal
valuation is completed within the period required under SECTION 3.19(c) with
respect to such Mortgage Loan, then until such Appraisal is obtained or such
internal valuation is completed, as the case may be, in accordance with SECTION
3.19(c), the Appraisal Reduction Amount shall be equal to 25% of the Stated
Principal Balance of such Mortgage Loan as of the date of the related Appraisal
Reduction Event; and PROVIDED, FURTHER, that if the related Mortgaged Property
has become an REO Property, then the above references to "Mortgage Loan" in this
definition shall mean the related REO Loan.

          Notwithstanding anything herein to the contrary, the aggregate
Appraisal Reduction Amount related to a Mortgage Loan or the related REO
Property will be reduced to zero as of the date such Mortgage Loan is paid in
full, liquidated, repurchased or otherwise removed from the Trust Fund.

                                       -7-
<Page>

For the avoidance of doubt, it is hereby agreed and understood that no amount
due under any B Loan shall affect the calculation of the Appraisal Reduction
Amount with respect to any A/B Loan Pair.

          "APPRAISAL REDUCTION EVENT": With respect to any Mortgage Loan, the
earliest of (i) 120 days after an uncured delinquency (without regard to the
application of any grace period) occurs in respect of such Mortgage Loan, (ii)
the date on which a reduction in the amount of Monthly Payments on such Mortgage
Loan, or a change in any other material economic term of such Mortgage Loan
(other than an extension of the Maturity Date for a period of six months or
less), becomes effective as a result of a modification of such Mortgage Loan by
the Special Servicer, (iii) 60 days after a receiver has been appointed for the
Borrower of the related Mortgaged Property, (iv) 30 days after a Borrower
declares bankruptcy, (v) 60 days after the Borrower has become the subject of a
decree or order for a bankruptcy proceeding that shall have remained in force
undischarged and unstayed, and (vi) immediately after a Mortgage Loan becomes an
REO Loan; PROVIDED, HOWEVER, that an Appraisal Reduction Event shall not be
deemed to occur at any time on and after the dates when the aggregate
Certificate Principal Balances of all Classes of Certificates (other than the
Class A Certificates) have been reduced to zero. The Special Servicer shall
notify the Master Servicer promptly upon the occurrence of any of the foregoing
events.

          "APPRAISED VALUE": With respect to any Mortgaged Property, the
appraised value thereof as determined by an Appraisal.

          "APPRAISER": An Independent MAI, state certified organization with
five years of experience in properties of like kind and in the same geographic
area.

          "ARBOR PLACE MALL CHANGE OF CONTROL EVENT": The event that exists
when, as of any date of determination, the Class Principal Balance of the Class
APM Certificates (net of any Appraisal Reduction Amount with respect to the
Arbor Place Mall Mortgage Loan or any successor REO Mortgage Loan with respect
thereto) is less than 25% of the initial Certificate Principal Balance of the
Class APM Certificates.

          "ARBOR PLACE MALL MORTGAGE LOAN": The Mortgage Loan secured by a
Mortgage on the Arbor Place Mall Mortgaged Property.

          "ARBOR PLACE MALL MORTGAGED PROPERTY": The Mortgaged Property
identified on the Mortgage Loan Schedule as the Arbor Place Mall.

          "ARBOR PLACE MALL PAYMENT TRIGGER EVENT": The event that exists when,
as of any date of determination, (i) an event of default exists under the Arbor
Place Mall Mortgage Loan, (ii) a Servicing Transfer Event exists with respect to
the Arbor Place Mall Mortgage Loan, (iii) the Arbor Place Mall Mortgaged
Property has become an REO Property, or (iv) payments of principal and interest
are being made with respect to the Arbor Place Mall Mortgage Loan in accordance
with a modification or forbearance agreement.

          "ARD LOAN": Any Loan that provides for the accrual of Excess Interest
thereon if such Loan is not paid in full on or prior to its Anticipated
Repayment Date.

          "ARD MORTGAGE LOAN": A Mortgage Loan that is an ARD Loan.

                                       -8-
<Page>

          "ASSIGNMENT OF LEASES": With respect to any Mortgaged Property, any
assignment of leases, rents and profits or similar instrument, executed by the
related Borrower, assigning to the related mortgagee all of the income, rents
and profits derived from the ownership, operation, leasing or disposition of all
or a portion of such Mortgaged Property, in the form which was duly executed,
acknowledged and delivered, as amended, modified, renewed or extended through
the date hereof and from time to time hereafter.

          "ASSUMED SCHEDULED PAYMENT": For any Collection Period and with
respect to any Mortgage Loan that is delinquent in respect of its Balloon
Payment (and any successor REO Loan with respect thereto as to which the Balloon
Payment would have been past due), an amount equal to the sum of: (a) the
principal portion of the Monthly Payment that would have been due on such
Mortgage Loan on the related Due Date based on the constant payment required by
the related Note or the original amortization schedule thereof (as calculated
with interest at the related Mortgage Rate), if applicable, assuming such
Balloon Payment had not become due (and, if applicable, assuming the related
Mortgaged Property had not become an REO Property), after giving effect to any
modification of such Mortgage Loan; and (b) one month's interest on the Stated
Principal Balance of such Mortgage Loan (or REO Loan) immediately prior to the
related Distribution Date at the applicable Mortgage Rate. For any Collection
Period and any REO Loan that is not delinquent in respect if its Balloon
Payment, an amount equal to the sum of: (a) the principal portion of the Monthly
Payment that would have been due on the related Mortgage Loan on the related Due
Date based on the original amortization schedule thereof (as calculated with
interest at the related Mortgage Rate, less any applicable Excess Rate), if
applicable, assuming the related Mortgaged Property had not become an REO
Property, after giving effect to any modification of the related Mortgage Loan;
and (b) one month's interest on the Stated Principal Balance of such REO Loan
immediately prior to the related Distribution Date at the applicable Mortgage
Rate (less any applicable Excess Rate).

          "ASTM": The American Society for Testing and Materials.

          "AVAILABLE DISTRIBUTION AMOUNT": With respect to any Distribution
Date, an amount equal to the sum (without duplication) of:

          (a)  the aggregate amount received on or with respect to the Mortgage
     Loans (and any related REO Properties) and on deposit in the Collection
     Account as of the close of business on the related Determination Date,
     exclusive of the following amounts (without duplication):

               (i)     all Monthly Payments collected but due on a Due Date
          after the end of the related Collection Period;

               (ii)    all amounts in the Collection Account that are payable or
          reimbursable to any Person from such account pursuant to CLAUSES (ii)
          through (xviii), inclusive, of SECTION 3.05(a);

               (iii)   all amounts that are payable or reimbursable to any
          Person pursuant to CLAUSES (iii) through (vii), inclusive, of SECTION
          3.05(b);

               (iv)    all Yield Maintenance Charges;

               (v)     all amounts deposited in the Collection Account in error;

                                       -9-
<Page>

               (vi)    any net interest or net investment income on funds on
          deposit in the Collection Account or in Permitted Investments in which
          such funds may be invested;

               (vii)   if such Distribution Date occurs in February of 2003 or
          any year thereafter or in January of 2003 or any year thereafter that
          is not a leap year, the Withheld Amounts in respect of the Interest
          Reserve Loans that are to be deposited in the Interest Reserve Account
          on such Distribution Date and held for future distribution pursuant to
          SECTION 3.28;

               (viii)  Excess Interest; and

               (ix)    Excess Liquidation Proceeds;

          (b)  if and to the extent not already included in CLAUSE (a) hereof,
     the aggregate amount transferred with respect to the Mortgage Loans from
     the REO Account to the Collection Account for such Distribution Date
     pursuant to SECTION 3.16(c);

          (c)  the aggregate amount of any P&I Advances made in respect of the
     Mortgage Loans by the Master Servicer or the Trustee, as applicable, for
     such Distribution Date pursuant to SECTION 4.03 or 7.05 (which P&I Advances
     shall not include any related Master Servicing Fees or Workout Fees);

          (d)  all funds released from the Interest Reserve Account for
     distribution on such Distribution Date;

          (e)  any payments required to be made by the Master Servicer pursuant
     to SECTION 3.02(c); and

          (f)  if and to the extent not already included in CLAUSE (a) hereof,
     the aggregate amount transferred (pursuant to SECTION 3.04(d)) from the
     Excess Liquidation Proceeds Account to the Distribution Account in respect
     of such Distribution Date.

          "B LOAN": With respect to each A Loan, the other mortgage loan that
(i) is not included in the Trust Fund, (ii) is subordinate in right of payment
to such A Loan to the extent set forth in the related A/B Intercreditor
Agreement and (iii) is secured by the same Mortgage on the same Mortgaged
Property as such A Loan.

          "B LOAN HOLDER": With respect to any B Loan, CBA-Mezzanine Capital
Finance, LLC, or its successors and assigns, as the holder of such B Loan.

          "BALLOON LOAN": Any Loan that by its terms provides for an
amortization schedule extending materially beyond its Maturity Date.

          "BALLOON MORTGAGE LOAN":  A Mortgage Loan that is a Balloon Loan.

          "BALLOON PAYMENT": With respect to any Balloon Loan and any date of
determination, the scheduled payment of principal due on the Maturity Date of
such Loan (less principal included in the applicable amortization schedule or
scheduled Monthly Payment).

                                      -10-
<Page>

          "BANKRUPTCY CODE": The federal Bankruptcy Code, as amended from time
to time (Title 11 of the United States Code).

          "BASE PROSPECTUS": That certain prospectus dated October 22, 2002,
relating to trust funds established by the Depositor and publicly offered
mortgage pass-through certificates evidencing interests therein.

          "BOOK-ENTRY CERTIFICATE": Any Certificate registered in the name of
the Depository or its nominee.

          "BOOK-ENTRY NON-REGISTERED CERTIFICATE": Any Non-Registered
Certificate that constitutes a Book-Entry Certificate.

          "BORROWER": With respect to any Loan, the obligor or obligors on any
related Note or Notes, including, without limitation, any Person that has
acquired the related Mortgaged Property and assumed the obligations of the
original obligor under the Note or Notes.

          "BREACH": With respect to any Mortgage Loan, as defined in the related
Mortgage Loan Purchase Agreement.

          "BUSINESS DAY": Any day other than a Saturday, a Sunday or a day on
which banking institutions in the states where the Collection Account,
Distribution Account, Trustee, Master Servicer or Special Servicer are located
and are authorized or obligated by law or executive order to remain closed.

          "CARRYFORWARD INTEREST DISTRIBUTION AMOUNT": As defined:

          (a)  with respect to any REMIC I Regular Interest for any Distribution
     Date, in SECTION 2.04(g);

          (b)  with respect to any REMIC II Regular Interest for any
     Distribution Date, in SECTION 2.06(g);

          (c)  with respect to any Group A-SP REMIC III Regular Interest or
     Group A-X REMIC III Regular Interest for any Distribution Date, in SECTION
     2.08(g); and

          (d)  with respect to any Class of REMIC III Regular Interest
     Certificates for any Distribution Date, in SECTION 2.08(g).

          "CASH COLLATERAL ACCOUNT": With respect to any Loan that has a
Lock-Box Account, any account or accounts created pursuant to the related
Mortgage, Loan Agreement, Cash Collateral Account Agreement or other loan
document, into which account or accounts the Lock-Box Account monies are swept
on a regular basis for the benefit of the Trustee as successor to the applicable
Mortgage Loan Seller's interest in the Loans. Any Cash Collateral Account shall
be beneficially owned for federal income tax purposes by the Person who is
entitled to receive all reinvestment income or gain thereon in accordance with
the terms and provisions of the related Loan and SECTION 3.06, which Person
shall be taxed on all reinvestment income or gain thereon. The Master Servicer
shall be permitted to make withdrawals therefrom solely for deposit into the
Collection Account or a Servicing Account, or to remit

                                      -11-
<Page>

to Borrower as required by the related loan documents, as applicable. To the
extent not inconsistent with the terms of the related Mortgage Loan Documents,
each such Cash Collateral Account shall be an Eligible Account.

          "CASH COLLATERAL ACCOUNT AGREEMENT": With respect to any Loan, the
cash collateral account agreement, if any, between the related Mortgage Loan
Originator and the related Borrower, pursuant to which the related Cash
Collateral Account, if any, may have been established.

          "CERCLA": The Comprehensive Environmental Response, Compensation and
Liability Act of 1980, as amended.

          "CERTIFICATE": Any one of the Depositor's Commercial Mortgage
Pass-Through Certificates, Series 2002-CKS4, as executed by the Trustee or
Certificate Registrar and authenticated and delivered hereunder by the
Authenticating Agent.

          "CERTIFICATE FACTOR": With respect to any Class of REMIC III Regular
Interest Certificates, as of any date of determination, a fraction, expressed as
a decimal carried to eight places, the numerator of which is the related Class
Principal Balance or Class Notional Amount, as the case may be, then
outstanding, and the denominator of which is the related Class Principal Balance
or Class Notional Amount, as the case may be, outstanding as of the Closing
Date.

          "CERTIFICATEHOLDER" or "HOLDER": The Person in whose name a
Certificate is registered in the Certificate Register; PROVIDED, HOWEVER, that:
(i) neither a Disqualified Organization nor a Non-United States Tax Person shall
be a "Holder" of, or a "Certificateholder" with respect to, a Class R
Certificate for any purpose hereof; and (ii) solely for purposes of giving any
consent, approval, direction or waiver pursuant to this Agreement that
specifically relates to the rights, duties and/or obligations hereunder of the
Depositor, the Master Servicer, the Special Servicer or the Trustee in its
respective capacity as such (other than any consent, approval or waiver
contemplated by any of SECTIONS 3.21, 3.31 and 7.01(c)), any Certificate
registered in the name of such party or in the name of any Affiliate thereof
shall be deemed not to be outstanding, and the Voting Rights to which it is
entitled shall not be taken into account in determining whether the requisite
percentage of Voting Rights necessary to effect any such consent, approval or
waiver that specifically relates to such party has been obtained. The
Certificate Registrar shall be entitled to request and conclusively rely upon a
certificate of the Depositor, the Master Servicer or the Special Servicer in
determining whether a Certificate is registered in the name of an Affiliate of
such Person. All references herein to "Certificateholders" or "Holders" shall
reflect the rights of Certificate Owners only insofar as they may indirectly
exercise such rights through the Depository and the Depository Participants
(except as otherwise specified herein), it being herein acknowledged and agreed
that the parties hereto shall be required to recognize as a "Certificateholder"
or "Holder" only the Person in whose name a Certificate is registered in the
Certificate Register.

          "CERTIFICATEHOLDER REPORTS": Collectively, the Trustee Report and the
CMSA Investor Reporting Package.

          "CERTIFICATE NOTIONAL AMOUNT": With respect to any Interest Only
Certificate, as of any date of determination, the then notional amount on which
such Certificate accrues interest, equal to the product of (a) the then
Certificate Factor for the Class of Interest Only Certificates to which such
Certificate belongs, multiplied by (b) the amount specified on the face of such
Certificate as the initial Certificate Notional Amount thereof.

                                      -12-
<Page>

          "CERTIFICATE OWNER": With respect to any Book-Entry Certificate, the
Person who is the beneficial owner of such Certificate as reflected on the books
of the Depository or on the books of a Depository Participant or on the books of
an indirect participating brokerage firm for which a Depository Participant acts
as agent.

          "CERTIFICATE PRINCIPAL BALANCE": With respect to any Principal Balance
Certificate, as of any date of determination, the then outstanding principal
amount of such Certificate equal to the product of (a) the then Certificate
Factor for the Class of Principal Balance Certificates to which such Certificate
belongs, multiplied by (b) the amount specified on the face of such Certificate
as the initial Certificate Principal Balance thereof.

          "CERTIFICATE REGISTER": The register maintained pursuant to SECTION
5.02.

          "CERTIFICATE REGISTRAR": Wells Fargo, in its capacity as certificate
registrar, or any successor certificate registrar appointed as herein provided.

          "CERTIFYING OFFICER": As defined in SECTION 3.26(d)

          "CERTIFYING PARTY": As defined in SECTION 3.26(d)

          "CLASS": Collectively, all of the Certificates bearing the same
alphabetic or alphanumeric class designation and having the same payment terms.
The respective Classes of Certificates are designated in SECTION 5.01(a).

          "CLASS A-1": When combined with any other capitalized term defined in
this Agreement, of or relating to the Class A-1 Certificates.

          "CLASS A-1 CERTIFICATE": Any of the Certificates that collectively
constitute the Class bearing the alphanumeric class designation "A-1".

          "CLASS A-2": When combined with any other capitalized term defined in
this Agreement, of or relating to the Class A-2 Certificates.

          "CLASS A-2 CERTIFICATE": Any of the Certificates that collectively
constitute the Class bearing the alphanumeric class designation "A-2".

          "CLASS A-P&I CERTIFICATES": Collectively, the Class A-1 and Class A-2
Certificates.

          "CLASS APM": When combined with any other capitalized term defined in
this Agreement, of or relating to the Class APM Certificates.

          "CLASS APM AVAILABLE DISTRIBUTION AMOUNT": With respect to any
Distribution Date, that portion of the Available Distribution Amount for such
Distribution Date that is equal to the lesser of (i) the amount deemed
distributed to REMIC II with respect to REMIC I Regular Interest APM-2 on such
Distribution Date pursuant to CLAUSES FIFTH, SIXTH and SEVENTH of the first
paragraph of SECTION 4.01(l) and (ii) the total of the Interest Distribution
Amount, the Principal Distribution Amount and the Loss Reimbursement Amount with
respect to the Class APM Certificates for such Distribution Date.

                                      -13-
<Page>

          "CLASS APM CERTIFICATE": Any of the Certificates that collectively
constitute the Class bearing the alphabetic class designation "APM".

          "CLASS APM DIRECTING CERTIFICATEHOLDER": The Certificateholder of the
Class APM Certificates selected by the Holders of more than 50% of the
Percentage Interests in the Class APM Certificates, as certified by the
Certificate Registrar from time to time; PROVIDED, HOWEVER, that until a Class
APM Directing Certificateholder is so selected or after receipt of a notice from
the Holders of more than 50% of the Percentage Interests in the Class APM
Certificates, that a Class APM Directing Certificateholder is no longer
designated, the Class APM Certificateholder that beneficially owns the largest
aggregate Certificate Principal Balance of the Class APM Certificates will be
the Class APM Directing Certificateholder.

          "CLASS APM PRINCIPAL DISTRIBUTION AMOUNT" With respect to any
Distribution Date, the total amount of principal deemed distributed (or,
assuming that the available funds were sufficient, that would have been deemed
distributed) to REMIC II with respect to REMIC I Regular Interest APM-2 on such
Distribution Date pursuant to CLAUSE SIXTH of the first paragraph of SECTION
4.01(l).

          "CLASS APM PURCHASE DATE": As defined in SECTION 3.31.

          "CLASS APM PURCHASE NOTICE": As defined in SECTION 3.31.

          "CLASS A-SP": When combined with any other capitalized term defined in
this Agreement, of or relating to the Class A-SP Certificates.

          "CLASS A-SP CERTIFICATE": Any of the Certificates that collectively
constitute the Class bearing the alphabetic class designation "A-SP".

          "CLASS A-X": When combined with any other capitalized term defined in
this Agreement, of or relating to the Class A-X Certificates.

          "CLASS A-X CERTIFICATE": Any of the Certificates that collectively
constitute the Class bearing the alphabetic class designation "A-X".

          "CLASS B": When combined with any other capitalized term defined in
this Agreement, of or relating to the Class B Certificates.

          "CLASS B CERTIFICATE": Any of the Certificates that collectively
constitute the Class bearing the alphabetic class designation "B".

          "CLASS C": When combined with any other capitalized term defined in
this Agreement, of or relating to the Class C Certificates.

          "CLASS C CERTIFICATE": Any of the Certificates that collectively
constitute the Class bearing the alphabetic class designation "C".

          "CLASS D": When combined with any other capitalized term defined in
this Agreement, of or relating to the Class D Certificates.

                                      -14-
<Page>

          "CLASS D CERTIFICATE": Any of the Certificates that collectively
constitute the Class bearing the alphabetic class designation "D".

          "CLASS E": When combined with any other capitalized term defined in
this Agreement, of or relating to the Class E Certificates.

          "CLASS E CERTIFICATE": Any of the Certificates that collectively
constitute the Class bearing the alphabetic class designation "E".

          "CLASS F": When combined with any other capitalized term defined in
this Agreement, of or relating to the Class F Certificates.

          "CLASS F CERTIFICATE": Any of the Certificates that collectively
constitute the Class bearing the alphabetic class designation "F".

          "CLASS G": When combined with any other capitalized term defined in
this Agreement, of or relating to the Class G Certificates.

          "CLASS G CERTIFICATE": Any of the Certificates that collectively
constitute the Class bearing the alphabetic class designation "G".

          "CLASS H": When combined with any other capitalized term defined in
this Agreement, of or relating to the Class H Certificates.

          "CLASS H CERTIFICATE": Any of the Certificates that collectively
constitute the Class bearing the alphabetic class designation "H".

          "CLASS J": When combined with any other capitalized term defined in
this Agreement, of or relating to the Class J Certificates.

          "CLASS J CERTIFICATE": Any of the Certificates that collectively
constitute the Class bearing the alphabetic class designation "J".

          "CLASS K": When combined with any other capitalized term defined in
this Agreement, of or relating to the Class K Certificates.

          "CLASS K CERTIFICATE": Any of the Certificates that collectively
constitute the Class bearing the alphabetic class designation "K".

          "CLASS L": When combined with any other capitalized term defined in
this Agreement, of or relating to the Class L Certificates.

          "CLASS L CERTIFICATE": Any of the Certificates that collectively
constitute the Class bearing the alphabetic class designation "L".

          "CLASS M": When combined with any other capitalized term defined in
this Agreement, of or relating to the Class M Certificates.

                                      -15-
<Page>

          "CLASS M CERTIFICATE": Any of the Certificates that collectively
constitute the Class bearing the alphabetic class designation "M".

          "CLASS N": When combined with any other capitalized term defined in
this Agreement, of or relating to the Class N Certificates.

          "CLASS N CERTIFICATE": Any of the Certificates that collectively
constitute the Class bearing the alphabetic class designation "N".

          "CLASS NOTIONAL AMOUNT": The aggregate hypothetical or notional amount
on which any Class of Interest Only Certificates accrues or is deemed to accrue
interest from time to time, as calculated in accordance with SECTION 2.08(e);
PROVIDED that, for reporting purposes, the Class Notional Amount of the Class
A-SP Certificates: (i) following the Distribution Date in April 2004 through and
including the Distribution Date in October 2005, shall equal the aggregate of
the Component Notional Amounts of REMIC III Regular Interests A-SP-A-1-3,
A-SP-A-1-4, A-SP-A-2-1, A-SP-A-2-2, A-SP-A-2-3, A-SP-B, A-SP-C, A-SP-D, A-SP-E,
A-SP-F-1 and A-SP-F-2; (ii) following the Distribution Date in October 2005
through and including the Distribution Date in April 2007, shall equal the
aggregate of the Component Notional Amounts of REMIC III Regular Interests
A-SP-A-1-4, A-SP-A-2-1, A-SP-A-2-2, A-SP-A-2-3, A-SP-B, A-SP-C, A-SP-D, A-SP-E,
A-SP-F-1 and A-SP-F-2; (iii) following the Distribution Date in April 2007
through and including the Distribution Date in October 2008, shall equal the
aggregate of the Component Notional Amounts of REMIC III Regular Interests
A-SP-A-2-2, A-SP-A-2-3, A-SP-B, A-SP-C, A-SP-D, A-SP-E, X-CP-F-1 and A-SP-F-2;
(iv) following the Distribution Date in October 2008 through and including the
Distribution Date in October 2009, shall equal the aggregate of the Component
Notional Amounts of REMIC III Regular Interests A-SP-A-2-3, A-SP-B, A-SP-C,
A-SP-D, A-SP-E and A-SP-F-2; and (v) following the Distribution Date in October
2009, shall equal zero (0).

          "CLASS O": When combined with any other capitalized term defined in
this Agreement, of or relating to the Class O Certificates.

          "CLASS O CERTIFICATE": Any of the Certificates that collectively
constitute the Class bearing the alphabetic class designation "O".

          "CLASS P": When combined with any other capitalized term defined in
this Agreement, of or relating to the Class P Certificates.

          "CLASS P CERTIFICATE": Any of the Certificates that collectively
constitute the Class bearing the alphabetic class designation "P".

          "CLASS PRINCIPAL BALANCE": The aggregate principal balance outstanding
from time to time of any Class of Principal Balance Certificates, as calculated
in accordance with SECTION 2.08(e).

          "CLASS Q": When combined with any other capitalized term defined in
this Agreement, of or relating to the Class Q Certificates.

          "CLASS Q CERTIFICATE": Any of the Certificates that collectively
constitute the Class bearing the alphabetic class designation "Q".

                                      -16-
<Page>

          "CLASS R": When combined with any other capitalized term defined in
this Agreement, of or relating to the Class R Certificates.

          "CLASS R CERTIFICATE": Any of the Certificates that collectively
constitute the Class bearing the alphabetic class designation "R".

          "CLASS V": When combined with any other capitalized term defined in
this Agreement, of or relating to the Class V Certificates.

          "CLASS V CERTIFICATE": Any of the Certificates that collectively
constitute the Class bearing the alphabetic class designation "V".

          "CLEARSTREAM":  Clearstream Banking, societe anonyme or any successor.

          "CLOSING DATE": October 29, 2002.

          "CMSA": The Commercial Mortgage Securities Association, or any
association or organization that is a successor thereto. If neither such
association nor any successor remains in existence, "CMSA" shall be deemed to
refer to such other association or organization as may exist whose principal
membership consists of servicers, trustees, issuers, placement agents and
underwriters generally involved in the commercial mortgage loan securitization
industry, which is the principal such association or organization in the
commercial mortgage loan securitization industry and one of whose principal
purposes is the establishment of industry standards for reporting
transaction-specific information relating to commercial mortgage pass-through
certificates and commercial mortgage-backed bonds and the commercial mortgage
loans and foreclosed properties underlying or backing them to investors holding
or owning such certificates or bonds, and any successor to such other
association or organization. If an organization or association described in one
of the preceding sentences of this definition does not exist, "CMSA" shall be
deemed to refer to such other association or organization as shall be selected
by the Master Servicer and reasonably acceptable to the Trustee, the Special
Servicer and the Series 2002-CKS4 Directing Certificateholder.

          "CMSA BOND LEVEL FILE": A report substantially in the form of, and
containing the information called for in, the downloadable form of the "Bond
Level File" available as of the Closing Date on the CMSA Website, or such other
form for the presentation of such information and containing such additional
information as may from time to time be recommended by the CMSA for commercial
mortgage-backed securities transactions generally and, insofar as it requires
the presentation of information in addition to that called for by the form of
the "Bond Level File" available as of the Closing Date on the CMSA Website, is
reasonably acceptable to the Trustee, the Master Servicer and the Series
2002-CKS4 Directing Certificateholder.

          "CMSA COLLATERAL SUMMARY FILE": A report substantially in the form of,
and containing the information called for in, the downloadable form of the
"Collateral Summary File" available as of the Closing Date on the CMSA Website,
or such other form for the presentation of such information and containing such
additional information as may from time to time be recommended by the CMSA for
commercial mortgage securities transactions generally and, insofar as it
requires the presentation of information in addition to that called for by the
form of the "Collateral Summary File" available as of the Closing Date on the
CMSA Website, is reasonably acceptable to the Trustee, the Master Servicer and
the Series 2002-CKS4 Directing Certificateholder.

                                      -17-
<Page>

          "CMSA COMPARATIVE FINANCIAL STATUS REPORT": A report substantially in
the form of, and containing the information called for in, the downloadable form
of the "Comparative Financial Status Report" available as of the Closing Date on
the CMSA Website, or such other form for the presentation of such information as
may from time to time be recommended by the CMSA for commercial mortgage
securities transactions generally and, insofar as it requires the presentation
of information in addition to that called for by the form of the "Comparative
Financial Status Report" available as of the Closing Date on the CMSA Website,
is reasonably acceptable to the Master Servicer or the Special Servicer, as
applicable, and the Series 2002-CKS4 Directing Certificateholder. For the
purposes of the production by Master Servicer or the Special Servicer of any
such report that is required to state information for any period prior to the
Cut-off Date, the Master Servicer or the Special Servicer, as the case may be,
may conclusively rely (without independent verification), absent manifest error,
on information provided to it by the related Mortgage Loan Seller, by the
related Borrower or (x) in the case of such a report produced by the Master
Servicer, by the Special Servicer (if other than the Master Servicer or an
Affiliate thereof) and (y) in the case of such a report produced by the Special
Servicer, by the Master Servicer (if other than the Special Servicer or an
Affiliate thereof).

          "CMSA DELINQUENT LOAN STATUS REPORT": A report substantially in the
form of, and containing the information called for in, the downloadable form of
the "Delinquent Loan Status Report" available as of the Closing Date on the CMSA
Website, or such other form for the presentation of such information and
containing such additional information as may from time to time be recommended
by the CMSA for commercial mortgage securities transactions generally and,
insofar as it requires the presentation of information in addition to that
called for by the form of the "Delinquent Loan Status Report" available as of
the Closing Date on the CMSA Website, is reasonably acceptable to the Master
Servicer or the Special Servicer, as applicable, and the Series 2002-CKS4
Directing Certificateholder.

          "CMSA FINANCIAL FILE": A report substantially in the form of, and
containing the information called for in, the downloadable form of the
"Financial File" available as of the Closing Date on the CMSA Website, or such
other form for the presentation of such information and containing such
additional information as may from time to time be recommended by the CMSA for
commercial mortgage securities transactions generally and, insofar as it
requires the presentation of information in addition to that called for by the
form of the "Financial File" available as of the Closing Date on the CMSA
Website, is reasonably acceptable to the Master Servicer or the Special
Servicer, as applicable, and the Series 2002-CKS4 Directing Certificateholder.

          "CMSA HISTORICAL LIQUIDATION REPORT": A report substantially in the
form of, and containing the information called for in, the downloadable form of
the "Historical Liquidation Report" available as of the Closing Date on the CMSA
Website, or such other form for the presentation of such information and
containing such additional information as may from time to time be recommended
by the CMSA for commercial mortgage securities transactions generally and,
insofar as it requires the presentation of information in addition to that
called for by the form of the "Historical Liquidation Report" available as of
the Closing Date on the CMSA Website, is reasonably acceptable to the Master
Servicer or the Special Servicer, as applicable, and the Series 2002-CKS4
Directing Certificateholder.

          "CMSA HISTORICAL LOAN MODIFICATION REPORT": A report substantially in
the form of, and containing the information called for in, the downloadable form
of the "Historical Loan Modification Report" available as of the Closing Date on
the CMSA Website, or such other form for the presentation of such information
and containing such additional information as may from time to time be

                                      -18-
<Page>

recommended by the CMSA for commercial mortgage securities transactions
generally and, insofar as it requires the presentation of information in
addition to that called for by the form of the "Historical Loan Modification
Report" available as of the Closing Date on the CMSA Website, is reasonably
acceptable to the Master Servicer or the Special Servicer, as applicable, and
the Series 2002-CKS4 Directing Certificateholder.

          "CMSA INVESTOR REPORTING PACKAGE": Collectively:

          (a)  the following six  electronic  files:  (i) CMSA Loan Setup File,
     (ii) CMSA Loan Periodic Update File, (iii) CMSA Property File, (iv) CMSA
     Bond Level File, (v) CMSA Financial File and (vi) CMSA Collateral Summary
     File; and

          (b)  the following eight supplemental reports: (i) CMSA Delinquent
     Loan Status Report, (ii) CMSA Historical Loan Modification Report, (iii)
     CMSA Historical Liquidation Report, (iv) CMSA REO Status Report, (v) CMSA
     Operating Statement Analysis Report, (vi) CMSA Comparative Financial Status
     Report, (vii) CMSA Servicer Watch List and (viii) CMSA NOI Adjustment
     Worksheet.

          "CMSA LOAN PERIODIC UPDATE FILE": A monthly report substantially in
the form of, and containing the information called for in, the downloadable form
of the "Loan Periodic Update File" available as of the Closing Date on the CMSA
Website, or such other form for the presentation of such information and
containing such additional information as may from time to time be recommended
by the CMSA for commercial mortgage securities transactions generally and,
insofar as it requires the presentation of information in addition to that
called for by the form of the "Loan Periodic Update File" available as of the
Closing Date on the CMSA Website, is reasonably acceptable to the Master
Servicer or the Special Servicer, as applicable, and the Series 2002-CKS4
Directing Certificateholder and the Trustee.

          "CMSA LOAN SETUP FILE": A report substantially in the form of, and
containing the information called for in, the downloadable form of the "Loan
Setup File" available as of the Closing Date on the CMSA Website, or such other
form for the presentation of such information and containing such additional
information as may from time to time be recommended by the CMSA for commercial
mortgage securities transactions generally and, insofar as it requires the
presentation of information in addition to that called for by the form of the
"Loan Setup File" available as of the Closing Date on the CMSA Website, is
reasonably acceptable to the Master Servicer or the Special Servicer, as
applicable, the Series 2002-CKS4 Directing Certificateholder and the Trustee.

          "CMSA NOI ADJUSTMENT WORKSHEET": A report substantially in the form
of, and containing the information called for in, the downloadable form of the
"NOI Adjustment Worksheet" available as of the Closing Date on the CMSA Website,
or such other form for the presentation of such information and containing such
additional information as may from time to time be recommended by the CMSA for
commercial mortgage securities transactions generally and, insofar as it
requires the presentation of information in addition to that called for by the
form of the "NOI Adjustment Worksheet" available as of the Closing Date on the
CMSA Website, is acceptable to the Master Servicer or the Special Servicer, as
applicable, and the Series 2002-CKS4 Directing Certificateholder, and in any
event, shall present the computations made in accordance with the methodology
described in such form to "normalize" the full year net operating income or net
cash flow, as applicable, and debt service coverage numbers used in the other
reports required by this Agreement.

                                      -19-
<Page>

          "CMSA OPERATING STATEMENT ANALYSIS REPORT": A report substantially in
the form of, and containing the information called for in, the downloadable form
of the "Operating Statement Analysis Report" available as of the Closing Date on
the CMSA Website or in such other form for the presentation of such information
and containing such additional information as may from time to time be
recommended by the CMSA for commercial mortgage-backed securities transactions
generally and, insofar as it requires the presentation of information in
addition to that called for by the form of the "Operating Statement Analysis
Report" available as of the Closing Date on the CMSA Website, is reasonably
acceptable to the Master Servicer and the Series 2002-CKS4 Directing
Certificateholder.

          "CMSA PROPERTY FILE": A report substantially in the form of, and
containing the information called for in, the downloadable form of the "Property
File" available as of the Closing Date on the CMSA Website, or such other form
for the presentation of such information and containing such additional
information as may from time to time be recommended by the CMSA for commercial
mortgage securities transactions generally and, insofar as it requires the
presentation of information in addition to that called for by the form of the
"Property File" available as of the Closing Date on the CMSA Website, is
reasonably acceptable to the Master Servicer or the Special Servicer, as
applicable, and the Series 2002-CKS4 Directing Certificateholder.

          "CMSA REO STATUS REPORT": A report substantially in the form of, and
containing the information called for in, the downloadable form of the "REO
Status Report" available as of the Closing Date on the CMSA Website, or in such
other form for the presentation of such information and containing such
additional information as may from time to time be recommended by the CMSA for
commercial mortgage securities transactions generally and, insofar as it
requires the presentation of information in addition to that called for by the
form of the "REO Status Report" available as of the Closing Date on the CMSA
Website, is reasonably acceptable to the Master Servicer or the Special
Servicer, as applicable, and the Series 2002-CKS4 Directing Certificateholder.

          "CMSA SERVICER WATCH LIST": A report substantially in the form of the
downloadable form of "Watch List" available as of the Closing Date on the CMSA
Website, and containing the information called for in the most recent draft of
the standard criteria proposed by the CMSA (which standard criteria as of the
Closing Date are set forth in EXHIBIT E-2), or in such other form for the
presentation of such information and containing such additional information as
may from time to time be recommended by the CMSA for commercial mortgage
securities transactions generally and, insofar as it requires the presentation
of information in addition to that called for by the most recent CMSA standard
criteria set forth in EXHIBIT E-2, is reasonably acceptable to the Master
Servicer or Special Servicer, as applicable, and the Series 2002-CKS4 Directing
Certificateholder; PROVIDED that, upon adoption by the CMSA of standard
criteria, such criteria shall be used for this report.

          "CMSA WEBSITE": The CMSA's Website located at "www.cmbs.org" or such
other primary website as the CMSA may establish for dissemination of its report
forms.

          "CODE": The Internal Revenue Code of 1986, as amended from time to
time, and regulations promulgated thereunder, including proposed regulations to
the extent that, by reason of their proposed effective date, could, as of the
date of any determination or opinion as to the tax consequences of any action or
proposed action or transaction, could be applied to the Trust or the
Certificates.

          "COLLECTION ACCOUNT": One or more separate custodial accounts created
and maintained by the Master Servicer pursuant to SECTION 3.04(a) in the name of
the Trustee on behalf of the

                                      -20-
<Page>

Certificateholders, into which the amounts set forth in SECTION 3.04(a) shall be
deposited directly, which account shall be entitled "[name of Master Servicer],
in trust for [name of Trustee], as Trustee for the benefit of Holders of Credit
Suisse First Boston Mortgage Securities Corp., Commercial Mortgage Pass-Through
Certificates, Series 2002-CKS4, Collection Account". Any such account or
accounts shall be an Eligible Account and shall be part of REMIC I.

          "COLLECTION PERIOD": With respect to any Distribution Date, the period
commencing on the date immediately following the Determination Date in the
calendar month preceding the month in which such Distribution Date occurs (or,
in the case of the initial Distribution Date, commencing as of the Closing Date)
and ending on and including the Determination Date in the calendar month in
which such Distribution Date occurs.

          "COLUMN": As defined in the Preliminary Statement to this Agreement.

          "COLUMN MORTGAGE LOAN": Any Mortgage Loan that is either an Original
Column Mortgage Loan or a Replacement Mortgage Loan that was delivered under the
Column Mortgage Loan Purchase Agreement or the Column Performance Guarantee in
substitution for an Original Column Mortgage Loan.

          "COLUMN MORTGAGE LOAN PURCHASE AGREEMENT": As defined in the
Preliminary Statement to this Agreement.

          "COLUMN PERFORMANCE GUARANTEE": The Guarantee dated as of October 17,
2002, from the Column Performance Guarantor in favor of the Trustee, relating to
the obligations of Column under Section 7 of the Column Mortgage Loan Purchase
Agreement.

          "COLUMN PERFORMANCE GUARANTOR": Credit Suisse First Boston acting
through the Cayman Branch, its successor in interest or any successor guarantor
under the Column Performance Guarantee.

          "COMMISSION": The Securities and Exchange Commission.

          "COMPONENT": Any of the components of the Class A-X or Class A-SP
Certificates, which components are: (a) in the case of the Class A-X
Certificates, the respective Group A-X REMIC III Regular Interests; and (b) in
the case of the Class A-SP Certificates, the respective Group A-SP REMIC III
Regular Interests.

          "COMPONENT NOTIONAL AMOUNT": The hypothetical or notional amount on
which any Group A-X REMIC III Regular Interest or Group A-SP REMIC III Regular
Interest accrues interest from time to time, as calculated in accordance with
SECTION 2.08(e).

          "CONFIDENTIAL OFFERING CIRCULAR": The final Confidential Offering
Circular dated October 22, 2002, relating to certain classes of the
Non-Registered Certificates delivered by the Depositor to CSFB Corporation as of
the Closing Date.

          "CONTROLLING CLASS": As of any date of determination, the Class of
Principal Balance Certificates (exclusive of the Class APM Certificates) with
the lowest payment priority pursuant to SECTIONS 4.01(a) and 4.01(b), that has a
then outstanding Class Principal Balance that is not less than

                                      -21-
<Page>

25% of its initial Class Principal Balance; PROVIDED that, if no Class of
Principal Balance Certificates (exclusive of the Class APM Certificates) has a
Class Principal Balance that satisfies the foregoing requirement, then the
Controlling Class shall be the Class of Principal Balance Certificates
(exclusive of the Class APM Certificates) with the lowest payment priority
pursuant to SECTIONS 4.01(a) and 4.01(b), that has a then outstanding Class
Principal Balance greater than zero. For purposes of this definition, the two
(2) Classes of the Class A-P&I Certificates shall be treated as a single Class
and, if appropriate under the terms of this definition, shall collectively
constitute the Controlling Class. As of the Closing Date, the Controlling Class
shall be the Class Q Certificates.

          "CONTROLLING CLASS CERTIFICATEHOLDER": Each Holder (or Certificate
Owner, if applicable) of a Certificate of the Controlling Class as certified by
the Certificate Registrar to the Trustee from time to time.

          "CORPORATE TRUST OFFICE": The principal corporate trust office of the
Trustee at which at any particular time its corporate trust business with
respect to this Agreement shall be administered, which office at the date of the
execution of this Agreement is located (i) for certificate transfer purposes, at
Sixth and Marquette, Minneapolis, Minnesota 55479-0113, Attention: Credit Suisse
First Boston Mortgage Securities Corp., Commercial Mortgage Pass-Through
Certificates, Series 2002-CKS4 and (ii) for all other purposes, at 9062 Old
Annapolis Road, Columbia, Maryland 21045-1951, Attention: Credit Suisse First
Boston Mortgage Securities Corp., Commercial Mortgage Pass-Through Certificates,
Series 2002-CKS4.

          "CORRECTED MORTGAGE LOAN": Any Mortgage Loan that had been a Specially
Serviced Mortgage Loan but as to which all Servicing Transfer Events have ceased
to exist.

          "CORRESPONDING CLASS OF PRINCIPAL BALANCE CERTIFICATES": With respect
to any REMIC II Regular Interest, the Class of Principal Balance Certificates
that has an alphabetic or alphanumeric class designation that is the same as the
alphabetic or alphanumeric, as applicable, designation for such REMIC II Regular
Interest; PROVIDED that (i) the Class A-1 Certificates shall be the
Corresponding Class of Principal Balance Certificates with respect to each of
REMIC II Regular Interest A-1-1, REMIC II Regular Interest A-1-2, REMIC II
Regular Interest A-1-3 and REMIC II Regular Interest A-1-4, (ii) the Class A-2
Certificates shall be the Corresponding Class of Principal Balance Certificates
with respect to each of REMIC II Regular Interest A-2-1, REMIC II Regular
Interest A-2-2 and REMIC II Regular Interest A-2-3, and (iii) the Class F
Certificates shall be the Corresponding Class of Principal Balance Certificates
with respect to each of REMIC II Regular Interest F-1 and REMIC II Regular
Interest F-2.

          "CORRESPONDING GROUP A-SP REMIC III REGULAR INTEREST": With respect to
any REMIC II Regular Interest, the Group A-SP REMIC III Regular Interest that
has an alphabetic or alphanumeric designation that, with the deletion of
"A-SP-", is the same as the alphabetic or alphanumeric, as applicable,
designation for such REMIC II Regular Interest.

          "CORRESPONDING GROUP A-X REMIC III REGULAR INTEREST": With respect to
any REMIC II Regular Interest, the Group A-X REMIC III Regular Interest that has
an alphabetic or alphanumeric designation that, with the deletion of "A-X-", is
the same as the alphabetic or alphanumeric, as applicable, designation for such
REMIC II Regular Interest.

          "CORRESPONDING REMIC II REGULAR INTEREST": With respect to: (a) any
Class of Principal Balance Certificates, the REMIC II Regular Interest that has
an alphabetic or alphanumeric designation

                                      -22-
<Page>

that is the same as the alphabetic or alphanumeric, as applicable, Class
designation for such Class of Principal Balance Certificates (PROVIDED that (i)
each of REMIC II Regular Interest A-1-1, REMIC II Regular Interest A-1-2, REMIC
II Regular Interest A-1-3 and REMIC II Regular Interest A-1-4 shall be a
Corresponding REMIC II Regular Interest with respect to the Class A-1
Certificates, (ii) each of REMIC II Regular Interest A-2-1, REMIC II Regular
Interest A-2-2 and REMIC II Regular Interest A-2-3 shall be a Corresponding
REMIC II Regular Interest with respect to the Class A-2 Certificates, and (iii)
each of REMIC II Regular Interest F-1 and REMIC II Regular Interest F-2 shall be
a Corresponding REMIC II Regular Interest with respect to the Class F
Certificates); (b) any Group A-SP REMIC III Regular Interest, the REMIC II
Regular Interest that has an alphabetic or alphanumeric designation that, when
preceded by "A-SP-", is the same as the alphabetic or alphanumeric, as
applicable, designation for such Group A-SP REMIC III Regular Interest; and (c)
any Group A-X REMIC III Regular Interest, the REMIC II Regular Interest that has
an alphabetic or alphanumeric designation that, when preceded by "A-X-", is the
same as the alphabetic or alphanumeric, as applicable, designation for such
Group A-X REMIC III Regular Interest.

          "CREDIT FILE": Any documents, other than documents required to be part
of the related Mortgage File, in the possession of the Master Servicer and
relating to the origination and servicing of any Loan.

          "CROSS-COLLATERALIZED GROUP": Any group of Crossed Mortgage Loans.

          "CROSSED MORTGAGE LOAN": Any Mortgage Loan which is cross-defaulted
and cross-collateralized with any other Mortgage Loan. For the avoidance of
doubt, no A Loan or B Loan shall be deemed a Crossed Mortgage Loan under this
Agreement.

          "CROSSED MORTGAGE LOAN REPURCHASE CRITERIA": (i) The Debt Service
Coverage Ratio for all remaining related Crossed Mortgage Loans for the four
calendar quarters immediately preceding the repurchase or substitution is not
less than the greater of (a) the Debt Service Coverage Ratio for all such
related Crossed Mortgage Loans, including the affected Crossed Mortgage Loan,
for the four calendar quarters immediately preceding the repurchase or
substitution and (b) 1.25x, (ii) the loan-to-value ratio for any remaining
related Crossed Mortgage Loans determined at the time of repurchase or
substitution based upon an Appraisal obtained by the Special Servicer at the
expense of the related Mortgage Loan Seller is not greater than the lesser of
(a) the loan-to-value ratio for all such related Crossed Mortgage Loans,
including the affected Crossed Mortgage Loan set forth in the tables on Exhibit
A-1 to the Prospectus Supplement, (b) the loan-to-value ratio for all such
related Crossed Mortgage Loans, including the affected Crossed Mortgage Loan,
determined at the time of repurchase or substitution based upon an Appraisal
obtained by the Special Servicer at the expense of the related Mortgage Loan
Seller and (c) 75.0%, and (iii) the Trustee receives an Opinion of Counsel (at
the expense of the Mortgage Loan Seller) to the effect that such repurchase or
substitution will not result in the imposition of a tax on the assets of the
Trust Fund or cause any REMIC Pool to fail to qualify as a REMIC for federal or
applicable state tax purposes at any time that any of the Certificates are
outstanding.

          "CSFB CORPORATION": Credit Suisse First Boston Corporation or its
successor in interest.

          "CURE EVENT": As defined in SECTION 3.31.

          "CURE PAYMENTS": As defined in SECTION 3.31.

                                      -23-
<Page>

          "CURE PERIOD": As defined in SECTION 3.31.

          "CURRENT INTEREST DISTRIBUTION AMOUNT": As defined:

          (a)  with respect to any REMIC I Regular Interest for any Distribution
     Date, in SECTION 2.04(g);

          (b)  with respect to any REMIC II Regular Interest for any
     Distribution Date, in SECTION 2.06(g);

          (c)  with respect to any Group A-SP REMIC III Regular Interest or
     Group A-X REMIC III Regular Interest for any Distribution Date, in SECTION
     2.08(g); and

          (d)  with respect to any Class of REMIC III Regular Interest
     Certificates for any Distribution Date, in SECTION 2.08(g).

          "CUSTODIAN" shall mean a Person who is at any time appointed by the
Trustee pursuant to SECTION 8.12 as a document custodian for the Mortgage Files.

          "CUT-OFF DATE": Individually and collectively, the respective Due
Dates for the Mortgage Loans in October 2002.

          "CUT-OFF DATE PRINCIPAL BALANCE": With respect to any Original
Mortgage Loan, the outstanding principal balance of such Mortgage Loan as of the
Cut-off Date, after application of all payments of principal due on or before
such date, whether or not received.

          "DEBT SERVICE COVERAGE RATIO": With respect to any Mortgage Loan for
any twelve-month period covered by an annual operating statement for the related
Mortgaged Property, the ratio of (i) Net Operating Income produced by the
related Mortgaged Property during such period to (ii) the aggregate amount of
Monthly Payments (other than any Balloon Payment) due under such Mortgage Loan
during such period.

          "DEFAULT INTEREST": With respect to any Mortgage Loan (or successor
REO Loan), any amounts collected thereon, other than late payment charges or
Yield Maintenance Charges, that represent interest in excess of interest accrued
on the principal balance of such Mortgage Loan (or REO Loan) at the related
Mortgage Rate, such excess interest arising out of a default under such Mortgage
Loan.

          "DEFAULTED MORTGAGE LOAN": A Mortgage Loan that is at least sixty days
delinquent in respect of its Monthly Payments, or delinquent in respect of its
Balloon Payment, if any, in each case without giving effect to any grace period
permitted by the related Mortgage or Note, or if any non-monetary event of
default occurs that results in the Mortgage Loan becoming a Specially Serviced
Mortgage Loan; PROVIDED, HOWEVER, that no Monthly Payment (other than a Balloon
Payment) shall be deemed delinquent if less than ten dollars of all amounts due
and payable on such Mortgage Loan has not been received.

          "DEFAULTING PARTY": As defined in SECTION 7.01(b).

                                      -24-
<Page>

          "DEFEASANCE COLLATERAL": As defined in SECTION 3.08(f).

          "DEFEASANCE MORTGAGE LOAN": As defined in SECTION 3.08(f).

          "DEFECT": With respect to any Mortgage Loan, as defined in the related
Mortgage Loan Purchase Agreement.

          "DEFECTIVE MORTGAGE LOAN": Any Mortgage Loan as to which there exists
a Material Breach or a Material Defect that has not been cured in all material
respects.

          "DEFICIENT VALUATION": With respect to any Loan, a valuation by a
court of competent jurisdiction of the Mortgaged Property in an amount less than
the then outstanding principal balance of the Loan, which valuation results from
a proceeding initiated under the Bankruptcy Code.

          "DEFINITIVE CERTIFICATE": A Certificate issued in registered,
definitive physical form.

          "DELETED MORTGAGE LOAN": A Defective Mortgage Loan that is purchased
or repurchased, as the case may be, from the Trust or replaced with one or more
Replacement Mortgage Loans, in either case as contemplated by SECTION 2.03.

          "DEPOSITOR": As defined in the Preliminary Statement to this
Agreement.

          "DEPOSITORY": The Depository Trust Company, or any successor
Depository hereafter named. The nominee of the initial Depository for purposes
of registering those Certificates that are to be Book-Entry Certificates, is
Cede & Co. The Depository shall at all times be a "clearing corporation" as
defined in Section 8-102(3) of the Uniform Commercial Code of the State of New
York and a "clearing agency" registered pursuant to the provisions of Section
17A of the Exchange Act.

          "DEPOSITORY PARTICIPANT": A broker, dealer, bank or other financial
institution or other Person for whom from time to time the Depository effects
book-entry transfers and pledges of securities deposited with the Depository.

          "DETERMINATION DATE": With respect to any Distribution Date, the close
of business on the 11th day of the month in which such Distribution Date occurs,
or if such 11th day is not a Business Day, the Business Day immediately
following such 11th day.

          "DIRECTLY OPERATE": With respect to any REO Property, the furnishing
or rendering of services to the tenants thereof that are not (within the meaning
of Treasury regulations section 1.512(b)-1(c)(5)) customarily provided to
tenants in connection with the rental of space for occupancy, the management or
operation of such REO Property, the holding of such REO Property primarily for
sale to customers in the ordinary course of a trade or business, the performance
of any construction work thereon or any use of such REO Property in a trade or
business conducted by the Trust Fund, in each case other than through an
Independent Contractor; PROVIDED, HOWEVER, that the Trustee (or the Master
Servicer or the Special Servicer on behalf of the Trustee) shall not be
considered to Directly Operate an REO Property solely because the Trustee (or
the Master Servicer or the Special Servicer on behalf of the Trustee)
establishes rental terms, chooses tenants, enters into or renews leases, deals
with taxes and insurance or makes decisions as to repairs (of the type that
would be deductible under Section 162 of the Code) or capital expenditures with
respect to such REO Property.

                                      -25-
<Page>

          "DISCOUNT RATE": As defined in SECTION 4.01(d).

          "DISQUALIFIED ORGANIZATION": Any of (i) the United States, any State
or political subdivision thereof, any possession of the United States or any
agency or instrumentality of any of the foregoing (other than an instrumentality
that is a corporation if all of its activities are subject to tax and, except
for FHLMC, a majority of its board of directors is not selected by such
governmental unit), (ii) a foreign government, any international organization or
any agency or instrumentality of any of the foregoing, (iii) any organization
(other than certain farmers' cooperatives described in Section 521 of the Code)
that is exempt from the tax imposed by Chapter 1 of the Code (including the tax
imposed by Section 511 of the Code on unrelated business taxable income), (iv)
rural electric and telephone cooperatives described in Section 1381(a)(2)(C) of
the Code and (v) any other Person so designated by the Master Servicer or the
Trustee based upon an Opinion of Counsel provided to the Trustee (which shall
not be an expense of the Trustee) to the effect that the holding of an Ownership
Interest in a Class R Certificate by such Person may cause any REMIC Pool to
qualify as a REMIC or any Person having an Ownership Interest in any Class of
Certificates (other than such Person) to incur a liability for any federal tax
imposed under the Code that would not otherwise be imposed but for the Transfer
of an Ownership Interest in a Class R Certificate to such Person. The terms
"United States", "State" and "international organization" shall have the
meanings set forth in Section 7701 of the Code or successor provisions.

          "DISTRIBUTION ACCOUNT": The account, accounts or, subject to SECTION
3.04(g), sub-accounts created and maintained by the Trustee, pursuant to SECTION
3.04(b), in trust for the Certificateholders, which, subject to SECTION 3.04(g),
shall be entitled "[name of Trustee], as Trustee, for the benefit of Holders of
Credit Suisse First Boston Mortgage Securities Corp., Commercial Mortgage
Pass-Through Certificates, Series 2002-CKS4, Distribution Account". The
Distribution Account shall be an Eligible Account or, subject to SECTION
3.04(g), a subaccount of an Eligible Account.

          "DISTRIBUTION DATE": With respect to any calendar month, commencing in
November 2002, the fourth Business Day following the Determination Date in such
month.

          "DUE DATE": With respect to (i) any Loan on or prior to its Maturity
Date, the day of the month set forth in the related Note on which each Monthly
Payment thereon is scheduled to be first due (without giving effect to any grace
period with respect to late Monthly Payments), (ii) any Loan after the Maturity
Date therefor, the day of the month set forth in the related Note on which each
Monthly Payment on such Loan had been scheduled to be first due (without giving
effect to any grace period) and (iii) any REO Loan, the day of the month set
forth in the related Note on which each Monthly Payment on the related Mortgage
Loan had been scheduled to be first due (without giving effect to any grace
period).

          "EDGAR": The Electronic Data Gathering, Analysis, and Retrieval System
of the Commission, which is the computer system for the receipt, acceptance,
review and dissemination of documents submitted to the Commission in electronic
format.

          "ELIGIBLE ACCOUNT": Either (i) an account or accounts maintained with
a federal or state chartered depository institution or trust company (including
the Trustee) the long-term unsecured debt obligations of which are rated at
least "AA" by S&P (or "A-" if the short-term debt obligations thereof have a
short-term rating

                                      -26-
<Page>

of not less than "A-1") and "Aa3" by Moody's, if the deposits are to be held in
such account for more than 30 days or the short-term debt obligations of which
have a short-term rating of not less than "A-1" by S&P and "P-1" by Moody's if
the deposits are to be held in such account for 30 days or less, or such other
account or accounts with respect to which each of the Rating Agencies shall have
confirmed in writing that the then-current rating assigned to any of the
Certificates that are currently being rated by such Rating Agency will not be
qualified (as applicable), downgraded or withdrawn by reason thereof or (ii) a
segregated trust account or accounts maintained with the corporate trust
department of a federal- or state-chartered depository institution or trust
company that, in either case, has a combined capital and surplus of at least
$50,000,000 and has corporate trust powers, acting in its fiduciary capacity;
PROVIDED that any state-chartered depository institution or trust company is
subject to regulation regarding fiduciary funds substantially similar to 12
C.F.R. Section 9.10(b), or (iii) an account or accounts maintained with KeyBank
so long as KeyBank (1) shall have a long-term unsecured debt rating of at least
"A1" and a short-term rating of at least "P-1" from Moody's and (2) has the
appropriate rating from S&P specified in CLAUSE (i) above, or (iv) such other
account or accounts with respect to which each of the Rating Agencies shall have
confirmed in writing that the then-current rating assigned to any of the
Certificates that are currently being rated by such Rating Agency will not be
qualified (as applicable), downgraded or withdrawn by reason thereof. Eligible
Accounts may bear interest. No Eligible Account shall be evidenced by a
certificate of deposit, passbook or other similar instrument.

          "ENVIRONMENTAL ASSESSMENT": A "Phase I environmental assessment" as
described in and meeting the criteria of the American Society of Testing
Materials Standard E 1527-94 or any successor thereto published by the American
Society of Testing Materials.

          "ENVIRONMENTAL INSURANCE POLICY": With respect to any Loan, any
insurance policy covering Insured Environmental Events that is maintained from
time to time in respect of such Loan or the related Mortgaged Property.

          "ENVIRONMENTAL INSURER": The provider of insurance pursuant to any
Environmental Insurance Policy.

          "ERISA": The Employee Retirement Income Security Act of 1974, as
amended.

          "ESCROW PAYMENT": Any payment received by the Master Servicer for the
account of any Borrower for application toward the payment of real estate taxes,
assessments, Insurance Policy premiums and similar items in respect of the
related Mortgaged Property, including amounts for deposit to any reserve
account.

          "EUROCLEAR": The Euroclear System.

          "EVENT OF DEFAULT": One or more of the events described in SECTION
7.01(a).

          "EXCESS INTEREST": With respect to each of the ARD Loans (and each REO
Loan that relates to an ARD Mortgage Loan), interest accrued on such Loan (or
REO Loan) and allocable to the Excess Rate. Insofar as it accrues on an ARD
Mortgage Loan (or any REO Loan with respect thereto), Excess Interest is an
asset of the Trust Fund, but shall not be an asset of any REMIC Pool.

          "EXCESS INTEREST DISTRIBUTION ACCOUNT": The account, accounts or,
subject to SECTION 3.04(g), subaccount created and maintained by the Trustee,
which, subject to SECTION 3.04(g), shall be entitled "[name of Trustee], as
Trustee, in trust for Holders of Credit Suisse First Boston Mortgage

                                      -27-
<Page>

Securities Corp., Commercial Mortgage Pass-Through Certificates, Series
2002-CKS4, Excess Interest Distribution Account", and which shall be an Eligible
Account or, subject to SECTION 3.04(g), a subaccount of an Eligible Account. The
Excess Interest Distribution Account shall not be an asset of any REMIC Pool.

          "EXCESS LIQUIDATION PROCEEDS": The excess, if any, of (a) the Net
Liquidation Proceeds from the sale or liquidation of a Specially Serviced
Mortgage Loan or REO Property, over (b) the sum of (i) interest on any related
Advances, (ii) any related Servicing Advances, and (iii) the amount needed to
pay off in full the Mortgage Loan or related REO Loan and all amounts due with
respect thereto.

          "EXCESS LIQUIDATION PROCEEDS ACCOUNT": The account, accounts or,
subject to SECTION 3.04(g), sub-account created and maintained by the Trustee,
which, subject to SECTION 3.04(g), shall be entitled "Wells Fargo Bank
Minnesota, N.A. [or the name of any successor Trustee], as Trustee, in trust for
the registered holders of Credit Suisse First Boston Mortgage Securities Corp.,
Commercial Mortgage Pass-Through Certificates, Series 2002-CKS4, Excess
Liquidation Proceeds Account", and which shall be an Eligible Account or,
subject to SECTION 3.04(g), a subaccount of an Eligible Account. The Excess
Liquidation Proceeds Account shall be an asset of REMIC I.

          "EXCESS RATE": With respect to each ARD Loan (and each REO Loan that
relates to an ARD Mortgage Loan) after the related Anticipated Repayment Date,
the excess of (i) the applicable Revised Rate over (ii) the applicable Mortgage
Rate in effect immediately prior to the related Anticipated Repayment Date.

          "EXCESS SERVICING STRIP": The excess of the Master Servicing Fee Rate
over 0.005% (0.50 basis points) per annum, subject to reduction by the Trustee
pursuant to SECTION 3.11(a).

          "EXCHANGE ACT": The Securities Exchange Act of 1934, as amended from
time to time.

          "EXCHANGE ACT REPORTING PERIOD" shall mean the period from and
including the Closing Date to and including December 31, 2002, as well as any
other fiscal year for the Trust if either (i) as of the commencement of such
fiscal year the Registered Certificates are held (directly or, in the case of
Registered Certificates held in book-entry form, through the Depository) by at
least 300 Holders and/or Depository Participants having accounts with the
Depository or (ii) reporting under the Exchange Act is required with respect to
the Trust during or for, as applicable, such fiscal year because the Trustee
failed to make the requisite filing suspending such reporting.

          "EXCHANGE ACT REPORTS": All Current Reports on Form 8-K and Annual
Reports on Form 10-K that are to be filed with the Commission with respect to
the Trust as contemplated by SECTION 3.26.

          "EXEMPTION-FAVORED PARTY": Any of (i) CSFB Corporation, (ii) any
Person directly or indirectly, through one or more intermediaries, controlling,
controlled by or under common control with CSFB Corporation, and (iii) any
member of any underwriting syndicate or selling group of which any Person
described in CLAUSES (i) and (ii) is a manager or co-manager with respect to a
Class of Certificates (other than the Class R and Class V Certificates) that is
investment grade rated by at least one Rating Agency.

          "FAIR VALUE": As defined in SECTION 3.18(b).

                                      -28-
<Page>

          "FDIC": Federal Deposit Insurance Corporation or any successor.

          "FHLMC": Federal Home Loan Mortgage Corporation or any successor.

          "FIDELITY BOND": As defined in SECTION 3.07(c).

          "FINAL DISTRIBUTION DATE": The final Distribution Date on which any
distributions are to be made hereunder on the Certificates in connection with
the termination of the Trust.

          "FINAL RECOVERY DETERMINATION": A determination by the Special
Servicer with respect to any defaulted Loan or REO Property that there has been
a recovery of all Insurance and Condemnation Proceeds, Liquidation Proceeds and
other payments or recoveries that, in the Special Servicer's reasonable good
faith judgment, exercised without regard to any obligation of the Special
Servicer to make payments from its own funds pursuant to SECTION 3.07(b), will
ultimately be recoverable.

          "FNMA": Federal National Mortgage Association or any successor
thereto.

          "GAAP": Generally accepted accounting principles in the United States.

          "GLOBAL CERTIFICATE": With respect to any Class of Non-Registered
Certificates, any related Regulation S Global Certificate or Rule 144A Global
Certificate.

          "GRANTOR TRUST": A grantor trust as defined under Subpart E of Part 1
of Subchapter J of the Code.

          "GRANTOR TRUST POOL": Either of Grantor Trust V or Grantor Trust R.

          "GRANTOR TRUST R": The Grantor Trust designated as such in SECTION
2.09(b).

          "GRANTOR TRUST V": The Grantor Trust designated as such in SECTION
2.09(a).

          "GROUND LEASE": The ground lease pursuant to which any Borrower holds
a leasehold interest in the related Mortgaged Property, together with any
estoppels or other agreements executed and delivered by the ground lessor in
favor of the lender under the related Loan.

          "GROUP A-SP REMIC III REGULAR INTERESTS": Collectively, REMIC III
Regular Interest A-SP-A-1-2, REMIC III Regular Interest A-SP-A-1-3, REMIC III
Regular Interest A-SP-A-1-4, REMIC III Regular Interest A-SP-A-2-1, REMIC III
Regular Interest A-SP-A-2-2, REMIC III Regular Interest A-SP-A-2-3, REMIC III
Regular Interest A-SP-B, REMIC III Regular Interest A-SP-C, REMIC III Regular
Interest A-SP-D, REMIC III Regular Interest A-SP-E, REMIC III Regular Interest
A-SP-F-1 and REMIC III Regular Interest A-SP-F-2.

          "GROUP A-X REMIC III REGULAR INTERESTS": Collectively, REMIC III
Regular Interest A-X-A-1-1, REMIC III Regular Interest A-X-A-1-2, REMIC III
Regular Interest A-X-A-1-3, REMIC III Regular Interest A-X-A-1-4, REMIC III
Regular Interest A-X-A-2-1, REMIC III Regular Interest A-X-A-2-2, REMIC III
Regular Interest A-X-A-2-3, REMIC III Regular Interest A-X-B, REMIC III Regular
Interest A-X-C, REMIC III Regular Interest A-X-D, REMIC III Regular Interest
A-X-E, REMIC III Regular Interest A-X-F-1 and REMIC III Regular Interest
A-X-F-2, REMIC III Regular Interest A-X-G, REMIC III Regular Interest A-X-H,
REMIC III Regular Interest A-X-J, REMIC III Regular Interest

                                      -29-
<Page>

A-X-K, REMIC III Regular Interest A-X-L, REMIC III Regular Interest A-X-M, REMIC
III Regular Interest A-X-N, REMIC III Regular Interest A-X-O, REMIC III Regular
Interest A-X-P, REMIC III Regular Interest A-X-Q and REMIC III Regular Interest
A-X-APM.

          "HAZARDOUS MATERIALS": Any dangerous, toxic or hazardous pollutants,
chemicals, wastes or substances, including those so identified pursuant to
CERCLA or any other federal, state or local environmental related laws and
regulations, and specifically including asbestos and asbestos-containing
materials, polychlorinated biphenyls, radon gas, petroleum and petroleum
products, urea formaldehyde and any substances classified as being "in
inventory", "usable work in process" or similar classification which would, if
classified as unusable, be included in the foregoing definition.

          "IDENTIFIED REQUIRED SERVICING INFORMATION": Any servicing information
that: (a) is required to be provided by the Master Servicer to the Trustee
pursuant to this Agreement during any Exchange Act Reporting Period; and (b)
except for reports required to be delivered by the Master Servicer to the
Trustee pursuant to SECTION 3.12, is identified as such by the Master Servicer
to the Trustee.

          "INDEPENDENT": When used with respect to any specified Person, any
such Person that (i) is in fact independent of the Depositor, the Master
Servicer, the Special Servicer, the Trustee and any and all Affiliates thereof,
(ii) does not have any material direct financial interest in or any material
indirect financial interest in any of the Depositor, the Master Servicer, the
Special Servicer or any Affiliate thereof and (iii) is not connected with the
Depositor, the Master Servicer, the Special Servicer or any Affiliate thereof as
an officer, employee, promoter, underwriter, trustee, partner, director or
Person performing similar functions; PROVIDED, HOWEVER, that a Person shall not
fail to be Independent of the Depositor, the Master Servicer, the Special
Servicer, the Trustee or any Affiliate thereof merely because such Person is the
beneficial owner of 1% or less of any Class of debt or equity securities issued
by the Depositor, the Master Servicer, the Special Servicer, the Trustee or any
Affiliate thereof, as the case may be.

          "INDEPENDENT CONTRACTOR": Either (i) any Person that would be an
"independent contractor" with respect to the Trust Fund within the meaning of
Section 856(d)(3) of the Code if the Trust Fund were a real estate investment
trust (except that the ownership test set forth in that Section shall be
considered to be met by any Person that owns, directly or indirectly, 35% or
more of any Class of Certificates, or such other interest in any Class of
Certificates as is set forth in an Opinion of Counsel, which shall be at no
expense to the Trustee, the Master Servicer or the Trust, delivered to the
Trustee and the Master Servicer), so long as the Trust Fund does not receive or
derive any income from such Person and PROVIDED that the relationship between
such Person and the Trust Fund is at arm's length, all within the meaning of
Treasury regulations section 1.856-4(b)(5) (except that the Master Servicer or
the Special Servicer shall not be considered to be an Independent Contractor
under the definition in this CLAUSE (i) unless an Opinion of Counsel (at the
expense of the party seeking to be deemed an Independent Contractor) has been
delivered to the Trustee to that effect), or (ii) any other Person (including
the Master Servicer and the Special Servicer) upon receipt by the Trustee and
the Master Servicer of an Opinion of Counsel (at the expense of the party
seeking to be deemed an Independent Contractor), to the effect that the taking
of any action in respect of any REO Property by such Person, subject to any
conditions therein specified, that is otherwise herein contemplated to be taken
by an Independent Contractor will not cause such REO Property to cease to
qualify as "foreclosure property" within the meaning of Section 860G(a)(8) of
the Code or cause any income realized in respect of such

                                      -30-
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REO Property to fail to qualify as Rents from Real Property (PROVIDED that such
income would otherwise so qualify).

          "INDEPENDENT DIRECTOR": A duly appointed member of the board of
directors of the relevant entity who shall not have been, at the time of such
appointment, at any time after appointment, or at any time in the preceding five
(5) years, (i) a direct or indirect legal or beneficial owner in such entity or
any of its affiliates, (ii) a creditor, supplier, employee, officer, director,
manager or contractor of such entity or any of its affiliates, (iii) a person
who controls such entity or any of its affiliates, or (iv) a member of the
immediate family of a person defined in (i), (ii) or (iii) above.

          "INITIAL POOL BALANCE": The aggregate Cut-off Date Principal Balance
of all the Original Mortgage Loans.

          "INITIAL PURCHASER": CSFB Corporation, as initial purchaser of the
Non-Registered Certificates.

          "INITIAL RESOLUTION PERIOD":  As defined in SECTION 2.03(b).

          "INSTITUTIONAL ACCREDITED INVESTOR" or "IAI": An "accredited investor"
as defined in any of paragraphs (1), (2), (3) and (7) of Rule 501(a) under the
Securities Act or any entity in which all of the equity owners come within such
paragraphs.

          "INSTITUTIONAL LENDER/OWNER": One or more of the following: (i) a
bank, savings and loan association, investment bank, insurance company, real
estate investment trust, trust company, commercial credit corporation, pension
plan, pension fund or pension advisory firm, mutual fund, government entity or
plan, (ii) an investment company, money management firm or "qualified
institutional buyer" within the meaning of Rule 144A under the Securities Act,
which is regularly engaged in the business of making or owning mezzanine loans
of similar types to the mezzanine loan in the question, (iii) a trustee in
connection with a securitization of the mezzanine loan, so long as such trustee
or the servicer therefor is an entity that otherwise would be an Institutional
Lender/Owner, (iv) an institution substantially similar to any of the foregoing,
in each case of CLAUSES (i), (ii), (iii) or (iv) of this definition, which (A)
has total assets (in name or under management) in excess of $600,000,000 and
(except with respect to a pension advisory firm or similar fiduciary)
capital/statutory surplus or shareholder's equity of $200,000,000 and (B) is
regularly engaged in the business of making or owning commercial loans or (v) an
entity Controlled (as defined below) by the Underwriters or any of the entities
described in CLAUSE (i) above. For purposes of this definition only, "Control"
means the ownership, directly or indirectly, in the aggregate of more than fifty
percent (50%) of the beneficial ownership interests of an entity and the
possession, directly or indirectly, of the power to direct or cause the
direction of the management or policies of an entity, whether through the
ability to exercise voting power, by contract or otherwise ("Controlled" has the
meaning correlative thereto). The Special Servicer shall obtain from the
proposed transferee, and shall be entitled to rely on, (i) an officer's
certificate of a proposed transferee that such transferee satisfies the
requirements of this definition and (ii) in the case of any proposed transferee
that is an entity described in and meeting the criteria in CLAUSES (i)-(iv) of
the immediately preceding sentence, the most recent financial statements of such
transferee.

          "INSURANCE AND CONDEMNATION PROCEEDS": All proceeds (net of expenses
of collection, including attorney's fees and expenses) paid under any Insurance
Policy or in connection with the full or partial condemnation (or threatened
condemnation) of a Mortgaged Property, in either case, to the extent

                                      -31-
<Page>

such proceeds are not applied to the restoration of the related Mortgaged
Property or released to the Borrower, in either case, in accordance with the
Servicing Standard.

          "INSURANCE POLICY": With respect to any Loan or REO Property, any
hazard insurance policy, flood insurance policy, title insurance policy,
earthquake insurance policy, Environmental Insurance Policy, business
interruption insurance policy or other insurance policy that is maintained from
time to time in respect of such Loan (or the related Mortgaged Property) or such
REO Property, as the case may be.

          "INSURED ENVIRONMENTAL EVENT": As defined in SECTION 3.07(j).

          "INTEREST ACCRUAL AMOUNT": As defined:

          (a)  with respect to any REMIC I Regular Interest, for any Interest
     Accrual Period, in SECTION 2.04(g);

          (b)  with respect to any REMIC II Regular Interest, for any Interest
     Accrual Period, in SECTION 2.06(g);

          (c)  with respect to any Group A-SP REMIC III Regular Interest or
     Group A-X REMIC III Regular Interest, for any Interest Accrual Period, in
     SECTION 2.08(g); and

          (d)  with respect to any Class of REMIC III Regular Interest
     Certificates, for any Interest Accrual Period, in SECTION 2.08(g).

          "INTEREST ACCRUAL BASIS": The basis on which interest accrues in
respect of any Loan, any REMIC I Regular Interest, any REMIC II Regular
Interest, any Group A-SP REMIC III Regular Interest, any Group A-X REMIC III
Regular Interest or any Class of REMIC III Regular Interest Certificates,
consisting of one of the following: (i) a 30/360 Basis; or (ii) an Actual/360
Basis.

          "INTEREST ACCRUAL PERIOD": With respect to any REMIC I Regular
Interest, any REMIC II Regular Interest, any Group A-SP REMIC III Regular
Interest, any Group A-X REMIC III Regular Interest or any Class of REMIC III
Regular Interest Certificates, for any Distribution Date, the calendar month
immediately preceding the month in which such Distribution Date occurs.

          "INTEREST DISTRIBUTION AMOUNT": With respect to any REMIC I Regular
Interest, any REMIC II Regular Interest, any Group A-SP REMIC III Regular
Interest, any Group A-X REMIC III Regular Interest or any Class of REMIC III
Regular Interest Certificates, for any Distribution Date, the sum of the related
Current Interest Distribution Amount and the related Carryforward Interest
Distribution Amount for such Distribution Date.

          "INTEREST ONLY CERTIFICATES": Collectively, the Class A-X and Class
A-SP Certificates.

          "INTEREST RESERVE ACCOUNT": The account, accounts or, subject to
SECTION 3.04(g), sub-account created and maintained by the Trustee, pursuant to
SECTION 3.28, in trust for the Certificateholders, which, subject to SECTION
3.04(g), shall be entitled "[name of Trustee], as Trustee, in trust for the
registered holders of Credit Suisse First Boston Mortgage Securities Corp.,
Commercial

                                      -32-
<Page>

Mortgage Pass-Through Certificates, Series 2002-CKS4, Interest Reserve Account",
and which shall be an Eligible Account or, subject to SECTION 3.04(g), a
sub-account of an Eligible Account.

          "INTEREST RESERVE LOAN": Any Actual/360 Mortgage Loan (or successor
REO Loan with respect thereto).

          "INTERESTED PERSON": The Depositor, the Master Servicer, the Special
Servicer, any Independent Contractor engaged by the Special Servicer, any Holder
of a Certificate or any Affiliate of any such Person.

          "INVESTMENT ACCOUNT": As defined in SECTION 3.06(a).

          "INVESTMENT COMPANY ACT": The Investment Company Act of 1940, as
amended.

          "IRS": The Internal Revenue Service or any successor.

          "ISSUE PRICE": With respect to each Class of Certificates, the "issue
price" as defined in the Code and Treasury regulations promulgated thereunder.

          "KEYBANK": As defined in the Preliminary Statement to this Agreement.

          "KEYBANK MORTGAGE LOAN": Any Mortgage Loan that is either an Original
KeyBank Mortgage Loan or a Replacement Mortgage Loan that was delivered under
the KeyBank Mortgage Loan Purchase Agreement in substitution for an Original
KeyBank Mortgage Loan.

          "KEYBANK MORTGAGE LOAN PURCHASE AGREEMENT": As defined in the
Preliminary Statement to this Agreement.

          "KRECM": As defined in the Preliminary Statement to this Agreement.

          "LATE COLLECTIONS": With respect to any Mortgage Loan, all amounts
(except Penalty Charges) received thereon during any Collection Period, whether
as payments, Insurance and Condemnation Proceeds, Liquidation Proceeds or
otherwise, which represent late payments or collections of principal or interest
due in respect of such Mortgage Loan (without regard to any acceleration of
amounts due thereunder by reason of default) on a Due Date in a previous
Collection Period and not previously received. With respect to any REO Loan, all
amounts (except Penalty Charges) received in connection with the related REO
Property during any Collection Period, whether as Insurance and Condemnation
Proceeds, Liquidation Proceeds, REO Revenues or otherwise, which represent late
collections of principal or interest due or deemed due in respect of such REO
Loan or the predecessor Mortgage Loan (without regard to any acceleration of
amounts due under the predecessor Mortgage Loan by reason of default) on a Due
Date in a previous Collection Period and not previously received.

          "LATEST POSSIBLE MATURITY DATE": With respect to any REMIC I Regular
Interest, any REMIC II Regular Interest, any Group A-SP REMIC III Regular
Interest, any Group A-X REMIC III Regular Interest or any Class of REMIC III
Regular Interest Certificates, the date designated as the "latest possible
maturity date" thereof solely for purposes of satisfying Treasury regulations
section 1.860G-1(a)(4)(iii).

                                      -33-
<Page>

          "LENNAR": As defined in the Preliminary Statement to this Agreement.

          "LETTER OF CREDIT": With respect to any Mortgage Loan, any third-party
letter of credit delivered by or at the direction of the Borrower pursuant to
the terms of such Mortgage Loan in lieu of the establishment of, or deposit
otherwise required to be made into, a reserve fund.

          "LIQUIDATION EVENT": With respect to any Mortgage Loan or REO
Property, any of the following events: (i) payment in full of such Mortgage
Loan; (ii) the making of a Final Recovery Determination with respect to such
Mortgage Loan or REO Property; (iii) the repurchase or replacement of such
Mortgage Loan by the related Mortgage Loan Seller pursuant to Section 7 of the
related Mortgage Loan Purchase Agreement or, in the case of a Column Mortgage
Loan, by the Column Performance Guarantor pursuant to the Column Performance
Guarantee; (iv) the purchase of such Mortgage Loan or REO Property by the Series
2002-CKS4 Directing Certificateholder or the Special Servicer or any assignee or
Affiliate of either of the foregoing pursuant to SECTION 3.18; (v) the purchase
of such Mortgage Loan or REO Property by the Class APM Certificateholder
pursuant to SECTION 3.31; (vi) in the case of any A/B Loan Pair, the purchase of
the related A Loan by the related B Loan Holder pursuant to the related A/B
Intercreditor Agreement; (vii) the purchase of such Mortgage Loan by a related
Mezzanine Loan Holder; or (viii) the purchase of such Mortgage Loan or REO
Property by the Holders of more than 50% of the Percentage Interests in the
Controlling Class, the Special Servicer or the Master Servicer pursuant to
SECTION 9.01.

          "LIQUIDATION EXPENSES": All customary, reasonable and necessary
"out-of-pocket" costs and expenses due and owing (but not otherwise covered by
Servicing Advances) in connection with the liquidation of any Specially Serviced
Mortgage Loan or REO Property (including legal fees and expenses, committee or
referee fees and, if applicable, brokerage commissions and conveyance taxes).

          "LIQUIDATION FEE": A fee payable to the Special Servicer with respect
to each Specially Serviced Mortgage Loan or REO Loan as to which the Special
Servicer receives a full or discounted payoff with respect thereto from the
related Borrower or any Liquidation Proceeds with respect thereto, all as
provided in SECTION 3.11(b).

          "LIQUIDATION FEE RATE": 1.0%.

          "LIQUIDATION PROCEEDS": Cash amounts (other than Insurance and
Condemnation Proceeds and REO Revenues) received by the Master Servicer or
Special Servicer, in connection with: (i) the liquidation of a Mortgaged
Property or other collateral constituting security for a defaulted Loan, through
trustee's sale, foreclosure sale, REO Disposition or otherwise, exclusive of any
portion thereof required to be released to the related Borrower; (ii) the
realization upon any deficiency judgment obtained against a Borrower; (iii) the
purchase of a Defaulted Mortgage Loan by the Series 2002-CKS4 Directing
Certificateholder or the Special Servicer or any assignee or Affiliate of either
of the foregoing pursuant to SECTION 3.18; (iv) the repurchase of a Mortgage
Loan by any Mortgage Loan Seller pursuant to Section 7 of the related Mortgage
Loan Purchase Agreement or, in the case of a Column Mortgage Loan, by the Column
Performance Guarantor pursuant to the Column Performance Guarantee; (v) the
purchase of the Arbor Place Mall Mortgage Loan by the Class APM Directing
Certificateholder pursuant to SECTION 3.31; (vi) the purchase of an A Loan by
the related B Loan Holder pursuant to the related A/B Intercreditor Agreement;
(vii) the purchase of any Mortgage Loan by a related Mezzanine Loan Holder; or
(viii) the purchase of all Mortgage Loans and REO Properties by Holders of more
than

                                      -34-
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50% of the Percentage Interests in the Controlling Class, the Special Servicer
or the Master Servicer pursuant to SECTION 9.01.

          "LOAN": Any Mortgage Loan or, to the extent being serviced hereunder,
B Loan.

          "LOAN AGREEMENT": With respect to any Loan, the loan agreement, if
any, between the related Mortgage Loan Originator and the Borrower, pursuant to
which such Loan was made.

          "LOAN-TO-VALUE RATIO": With respect to any Mortgage Loan, as of any
date of determination, the fraction, expressed as a percentage, the numerator of
which is the principal balance of such Mortgage Loan at the time of
determination, and the denominator of which is the Appraised Value of the
related Mortgaged Property.

          "LOCK-BOX ACCOUNT": With respect to any Mortgaged Property, the
account, if any, created pursuant to any documents relating to a Loan to receive
revenues therefrom. Any Lock-Box Account shall be beneficially owned for federal
income tax purposes by the Person who is entitled to receive the reinvestment
income or gain thereon in accordance with the terms and provisions of the
related Loan and SECTION 3.06, which Person shall be taxed on all reinvestment
income or gain thereon. The Master Servicer shall be permitted to make
withdrawals therefrom for deposit into the related Cash Collateral Accounts.

          "LOCK-BOX AGREEMENT": With respect to any Loan, the lock-box
agreement, if any, between the applicable Mortgage Loan Originator or the
applicable Mortgage Loan Seller and the related Borrower, pursuant to which the
related Lock-Box Account may have been established.

          "LOSS REIMBURSEMENT AMOUNT": With respect to:

          (a)  any REMIC I Regular Interest, for any Distribution Date, the
     total amount of all Unfunded Principal Balance Reductions, if any, incurred
     by (but not reimbursed to) REMIC II with respect to such REMIC I Regular
     Interest on all prior Distribution Dates, if any;

          (b)  any REMIC II Regular Interest, for any Distribution Date, the
     total amount of all Unfunded Principal Balance Reductions, if any, incurred
     by (but not reimbursed to) REMIC III with respect to such REMIC II Regular
     Interest on all prior Distribution Dates, if any; and

          (c)  any Class of Principal Balance Certificates, for any Distribution
     Date, the total amount of all Unfunded Principal Balance Reductions, if
     any, incurred by (but not reimbursed to) the Holders of such Class of
     Certificates on all prior Distribution Dates, if any.

          "MAI":  Member of the Appraisal Institute.

          "MANAGEMENT AGREEMENT": With respect to any Loan, the Management
Agreement, if any, by and between the Manager and the related Borrower, or any
successor Management Agreement between such parties.

          "MANAGER": With respect to any Loan, any property manager for the
related Mortgaged Property or Mortgaged Properties.

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          "MASTER SERVICER": KRECM, in its capacity as master servicer
hereunder, or any successor master servicer appointed as herein provided.

          "MASTER SERVICER ACCOUNT": As defined in SECTION 3.06(a).

          "MASTER SERVICER BACKUP CERTIFICATION": As defined in SECTION 3.26(g).

          "MASTER SERVICER EMPLOYEES": As defined in SECTION 3.07(c).

          "MASTER SERVICER REMITTANCE DATE": With respect to any Distribution
Date, the Business Day preceding such Distribution Date.

          "MASTER SERVICING FEE": With respect to each Mortgage Loan and REO
Loan, the fee payable to the Master Servicer pursuant to the first paragraph of
SECTION 3.11(a).

          "MASTER SERVICING FEE RATE": With respect to each Mortgage Loan and
REO Loan, the rate per annum specified as such on the Mortgage Loan Schedule.

          "MATERIAL BREACH": As defined in SECTION 2.03(b).

          "MATERIAL DEFECT": As defined in SECTION 2.03(b).

          "MATURITY DATE": With respect to any Loan as of any date of
determination, the date on which the last payment of principal is due and
payable under the related Note, after taking into account all Principal
Prepayments received prior to such date of determination, but without giving
effect to (i) any acceleration of the principal of such Loan by reason of
default thereunder, (ii) any grace period permitted by the related Note or (iii)
any modification, waiver or amendment of such Loan granted or agreed to by the
Master Servicer or the Special Servicer pursuant to SECTION 3.20 occurring prior
to such date of determination.

          "MEZZANINE LOAN": Any loan constituting "Mezzanine Debt" or a
"Mezzanine Loan", as identified in EXHIBIT C-2 attached hereto.

          "MEZZANINE LOAN COLLATERAL": With respect to any Mezzanine Loan, any
stock, partnership interests, membership interests or other equity interest in
the related Borrower that has been pledged pursuant to such Mezzanine Loan.

          "MEZZANINE LOAN HOLDER": With respect to any Mezzanine Loan, the
holder or obligee thereof.

          "MONTHLY PAYMENT": With respect to any Loan (other than any REO Loan)
and any Due Date, the scheduled monthly payment of principal, if any, and
interest at the Mortgage Rate, excluding any Balloon Payment or Excess Interest,
which is payable by the related Borrower on such Due Date under the related Note
(as such terms may be changed or modified in connection with a bankruptcy or
similar proceeding involving the related Borrower or by reason of a
modification, waiver or amendment of such Loan granted or agreed to by the
Master Servicer or Special Servicer pursuant to SECTION 3.20), without regard to
any acceleration of principal of such Loan by reason of a default thereunder.
With respect to an REO Loan, the monthly payment, excluding any Balloon Payment
or Excess Interest, that

                                      -36-
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would otherwise have been payable on the related Due Date had the related Note
not been discharged, determined as set forth in the preceding sentence and on
the assumption that all other amounts, if any, due thereunder are paid when due.

          "MOODY'S": Moody's Investors Service, Inc. or its successor in
interest. If neither such rating agency nor any successor remains in existence,
"Moody's" shall be deemed to refer to such other nationally recognized
statistical rating agency or other comparable Person designated by the
Depositor, notice of which designation shall be given to the other parties
hereto, and specific ratings of Moody's Investors Service, Inc. herein
referenced shall be deemed to refer to the equivalent ratings of the party so
designated. References herein to "applicable rating category" (other than such
references to "highest applicable rating category") shall, in the case of
Moody's, be deemed to refer to such applicable rating category of Moody's,
without regard to any plus or minus or other comparable rating qualification.

          "MORTGAGE": With respect to any Loan, the mortgage, deed of trust,
deed to secure debt or other instrument securing a Note and creating a lien on
the related Mortgaged Property.

          "MORTGAGE FILE": With respect to any Mortgage Loan, the following
documents:

          (i)      the original Note (or a lost note affidavit), bearing, or
     accompanied by, all prior and intervening endorsements or assignments
     showing a complete chain of endorsement or assignment from the applicable
     Mortgage Loan Originator either in blank or to the applicable Mortgage Loan
     Seller, and further endorsed (at the direction of the Depositor given
     pursuant to the related Mortgage Loan Purchase Agreement) by the applicable
     Mortgage Loan Seller, on its face or by allonge attached thereto, without
     recourse, to the order of the Trustee in the following form: "Pay to the
     order of Wells Fargo Bank Minnesota, N.A., as trustee for the registered
     Holders of Credit Suisse First Boston Mortgage Securities Corp., Commercial
     Mortgage Pass-Through Certificates, Series 2002-CKS4, without recourse,
     representation or warranty, express or implied";

          (ii)     a duplicate original Mortgage or a counterpart thereof, or if
     such Mortgage has been returned by the related recording office, (A) an
     original, (B) a certified copy or (C) a copy thereof from the applicable
     recording office, and originals or counterparts (or originals or copies of
     certified copies from the applicable recording office) of any intervening
     assignments thereof from the related Mortgage Loan Originator to the
     applicable Mortgage Loan Seller, in each case in the form submitted for
     recording or, if recorded, with evidence of recording indicated thereon;

          (iii)    an original  assignment of the Mortgage,  in recordable
     form, from the applicable Mortgage Loan Seller (or the Mortgage Loan
     Originator), either in blank or to "Wells Fargo Bank Minnesota, N.A., as
     trustee for the registered Holders of Credit Suisse First Boston Mortgage
     Securities Corp., Commercial Mortgage Pass-Through Certificates, Series
     2002-CKS4";

          (iv)     an original, counterpart or copy of any related Assignment of
     Leases (if such item is a document separate from the Mortgage), and the
     originals, counterparts or copies of any intervening assignments thereof
     from the applicable Mortgage Loan Originator of the Mortgage Loan to the
     applicable Mortgage Loan Seller, in each case in the form submitted for
     recording or, if recorded, with evidence of recording thereon;

                                      -37-
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          (v)      an original  assignment of any related  Assignment of Leases
     (if such item is a document separate from the Mortgage), in recordable
     form, from the Mortgage Loan Seller (or the Mortgage Loan Originator),
     either in blank or to "Wells Fargo Bank Minnesota, N.A., as trustee for the
     registered Holders of Credit Suisse First Boston Mortgage Securities Corp.,
     Commercial Mortgage Pass-Through Certificates, Series 2002-CKS4";

          (vi)     an original or copy of any related Security Agreement (if
     such item is a document separate from the Mortgage) and the originals or
     copies of any intervening assignments thereof from the applicable Mortgage
     Loan Originator of the Mortgage Loan to the applicable Mortgage Loan
     Seller;

          (vii)    an original assignment of any related Security Agreement (if
     such item is a document separate from the Mortgage), from the Mortgage Loan
     Seller or the applicable Mortgage Loan Originator, either in blank or to
     "Wells Fargo Bank Minnesota, N.A., as trustee for the registered Holders of
     Credit Suisse First Boston Mortgage Securities Corp., Commercial Mortgage
     Pass-Through Certificates, Series 2002-CKS4", which assignment may be
     included as part of an omnibus assignment covering other documents relating
     to the Mortgage Loan; PROVIDED that such omnibus assignment is effective
     under applicable law;

          (viii)   originals or copies of all (A) assumption agreements, (B)
     modifications, (C) written assurance agreements and (D) substitution
     agreements, together with any evidence of recording thereon or in the form
     submitted for recording, in those instances where the terms or provisions
     of the Mortgage, Note or any related security document have been modified
     or the Mortgage Loan has been assumed;

          (ix)     the original lender's title insurance policy or a copy
     thereof (together with all endorsements or riders that were issued with or
     subsequent to the issuance of such policy), or if the policy has not yet
     been issued, the original or a copy of a binding written commitment (which
     may be a pro forma or specimen title insurance policy which has been
     accepted or approved in writing by the related title insurance company) or
     interim binder, relating to the Mortgage Loan;

          (x)      the original or a  counterpart  of any  guaranty of the
     obligations of the Borrower under the Mortgage Loan;

          (xi)     certified or other copies of all UCC Financing Statements and
     continuation statements which show the filing or recording thereof or
     copies thereof in the form submitted for filing or recording sufficient to
     perfect (and maintain the perfection of) the security interest held by the
     Mortgage Loan Originator (and each assignee prior to the Trustee) in and to
     the personalty of the Borrower at the Mortgaged Property, and original UCC
     Financing Statement assignments in a form suitable for filing or recording,
     sufficient to transfer such security interest to the Trustee;

          (xii)    the original or copy of the power of attorney (with evidence
     of recording thereon) granted by the Borrower if the Mortgage, Note or
     other document or instrument referred to above was not signed by the
     Borrower;

          (xiii)   with respect to any debt of a Borrower (including a B Loan)
     permitted under the related Mortgage Loan, an original or copy of a
     subordination agreement, standstill agreement or

                                      -38-
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     other intercreditor agreement relating to such other debt, if any,
     including any A/B Intercreditor Agreement, mezzanine loan documents or
     preferred equity documents, together with, if the Mortgage Loan is an A
     Loan, a copy of the Note for the related B Loan;

          (xiv)    if any related Lock-Box Agreement or Cash Collateral
     Agreement is separate from the Mortgage or Loan Agreement, a copy thereof;
     with respect to the Cash Collateral Accounts and Lock-Box Accounts, if any,
     a copy of the UCC Financing Statements, if any, submitted for filing with
     respect to the Mortgage Loan Seller's security interest in the Cash
     Collateral Accounts and Lock-Box Accounts and all funds contained therein
     (and UCC Financing Statement assignments in a form suitable for filing or
     recording, sufficient to transfer such security interest to the Trustee on
     behalf of the Certificateholders);

          (xv)     an original or counterpart of any Loan Agreement;

          (xvi)    the originals and copies of Letters of Credit, if any,
     relating to the Mortgage Loans and amendments thereto which entitle the
     Trust Fund to draw thereon; PROVIDED that in connection with the delivery
     of the Mortgage File to the Trust, such originals shall be delivered to the
     Master Servicer and such copies shall be delivered to the Trustee;

          (xvii)   any environmental  insurance policies and any environmental
     guaranty or indemnity agreements or copies thereof;

          (xviii)  the original Ground Lease,  Ground Lease estoppels and any
     amendments thereto, if any, or a copy thereof;

          (xix)    the original or copy of any property management agreement;
     and

          (xx)     any additional documents required to be added to the Mortgage
     File pursuant to SECTION 3.20(i).

          Whenever the term "Mortgage File" is used to refer to documents
actually received by the Trustee, such term shall not be deemed to include such
documents and instruments required to be included therein unless they are
actually so received. If any B Loan is being serviced and administered
hereunder, the Mortgage File for the related A Loan shall also constitute the
Mortgage File for such B Loan.

          "MORTGAGE INTEREST ACCRUAL PERIOD": With respect to any Loan, the
period during which interest payable on any particular related Due Date accrues
pursuant to the related Note.

          "MORTGAGE LOAN": Each of the mortgage loans transferred and assigned
to the Trustee pursuant to SECTION 2.01, and from time to time held in the Trust
Fund, including any Mortgage Loan that becomes a Specially Serviced Mortgage
Loan. As used herein, the term "Mortgage Loan" includes the related Note,
Mortgage and other documents contained in the related Mortgage File and any
related agreements.

          "MORTGAGE LOAN DOCUMENTS": With respect to each Loan, to the extent
applicable, the Loan Agreement, the Mortgage, the Note, the Assignment of Leases
(if separate from the Mortgage), the Security Agreement, any cash management
agreement, any Ground Lease, any Letters of Credit, escrow

                                      -39-
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or reserve account information relating to the Additional Collateral Mortgage
Loans, any UCC Financing Statements, the title insurance policy, all surveys,
all insurance policies, any environmental liability agreements, any escrow
agreements for improvements or lease-up, any guaranties related to such Loan,
any prior assignments of Mortgage in the event that the related Mortgage Loan
Seller is not the originator of record, any collateral assignments of property
management agreements and other servicing agreements required by the applicable
commitment and other loan documents, any preferred equity and mezzanine loan
documents and all modification, consolidation and extension agreements, if any.

          "MORTGAGE LOAN ORIGINATOR": Any institution that originated a Mortgage
Loan.

          "MORTGAGE LOAN PURCHASE AGREEMENT": Any of the Column Mortgage Loan
Purchase Agreement, the KeyBank Mortgage Loan Purchase Agreement and the SBRC
Mortgage Loan Purchase Agreement.

          "MORTGAGE LOAN SCHEDULE": The list of Mortgage Loans transferred on
the Closing Date to the Trustee as part of the Trust Fund, attached hereto as
EXHIBITS B-1, B-2 and B-3, collectively, which list sets forth the following
information with respect to each Mortgage Loan:

          (i)      the loan number (as specified in Exhibit A-1 to the
                   Prospectus Supplement);

          (ii)     the property name;

          (iii)    the street address (including city, state and zip code) of
                   the related Mortgaged Property;

          (iv)     the Mortgage Rate in effect at the Cut-off Date;

          (v)      the Net Mortgage Rate in effect at the Cut-off Date;

          (vi)     the original principal balance;

          (vii)    the Cut-off Date Principal Balance;

          (viii)   the (a) remaining term to stated maturity, (b) Maturity Date
                   and (c) with respect to each ARD Mortgage Loan, the
                   Anticipated Repayment Date;

          (ix)     the original and remaining amortization terms;

          (x)      the amount of the Monthly Payment due on the first Due Date
                   following the Cut-off Date;

          (xi)     the number of units, pads, rooms or square footage with
                   respect to the Mortgaged Property;

          (xii)    the Interest Accrual Basis;

          (xiii)   the Master Servicing Fee Rate;

                                      -40-
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          (xiv)    the Due Date;

          (xv)     whether such loan is an ARD Mortgage Loan;

          (xvi)    whether the Mortgage Loan is subject to lockout/defeasance;

          (xvii)   whether the related Mortgaged Property was covered by
                   earthquake insurance at the time of origination, or if the
                   loan documents require such insurance;

          (xviii)  whether such Mortgage Loan has the benefit of an
                   Environmental Insurance Policy;

          (xix)    whether such Mortgage Loan is secured by the related
                   Borrower's interest in Ground Leases; and

          (xx)     whether such Mortgage Loan is secured by a Letter of Credit.

          Such Mortgage Loan Schedule also shall set forth the aggregate of the
amounts described under CLAUSE (vii) above for all of the Mortgage Loans. Such
list may be in the form of more than one list, collectively setting forth all of
the information required.

          "MORTGAGE LOAN SELLERS": Collectively, Column, KeyBank and SBRC.

          "MORTGAGE POOL": All of the Mortgage Loans and any successor REO
Loans, collectively, as of any particular date of determination.

          "MORTGAGE RATE": With respect to: (i) any Loan on or prior to its
Maturity Date, the annual rate at which interest is scheduled (in the absence of
a default and without giving effect to any Revised Rate) to accrue on such Loan
from time to time in accordance with the related Note and applicable law; (ii)
any Loan after its Maturity Date, the annualized rate described in CLAUSE (i)
above determined without regard to the passage of such Maturity Date; and (iii)
any REO Loan, the annualized rate described in CLAUSE (i) or (ii), as
applicable, above, determined as if the predecessor Mortgage Loan had remained
outstanding.

          "MORTGAGED PROPERTY": The underlying real property (including any REO
Property) that secures a Loan, in each case consisting of a parcel or parcels of
land improved by a commercial and/or multifamily building or facility, together
with any personal property (to the extent the same are owned by the Borrower and
necessary in connection with the operation of the related property), fixtures,
leases and other property or rights pertaining thereto.

          "MORTGAGEE": The holder of legal title to any Loan, together with any
third parties through which such holder takes actions with respect to such Loan.

          "NET ADJUSTED REMIC II REMITTANCE RATE": With respect to any REMIC II
Regular Interest, for any Interest Accrual Period, the rate per annum specified
below:

          (a)  with respect to each of REMIC II Regular Interest A-1-2, REMIC II
     Regular Interest A-1-3 and REMIC II Regular Interest A-1-4, for any
     Interest Accrual Period, 4.485% per annum;

                                      -41-
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          (b)  with respect to each of REMIC II Regular Interest A-2-1, REMIC II
     Regular Interest A-2-2 and REMIC II Regular Interest A-2-3, for any
     Interest Accrual Period, 5.183% per annum;

          (c)  with respect to REMIC II Regular Interest B, for any Interest
     Accrual Period, 5.333% per annum;

          (d)  with respect to REMIC II Regular Interest C, for any Interest
     Accrual Period, 5.394% per annum;

          (e)  with respect to REMIC II Regular Interest D, for any Interest
     Accrual Period, 5.453% per annum;

          (f)  with respect to REMIC II Regular Interest E, for any Interest
     Accrual Period, 5.532% per annum;

          (g)  with respect to REMIC II Regular Interest F-1, for any interest
     Accrual Period, an annual rate equal to the lesser of (i) 5.907% per annum
     and (ii) the REMIC II Remittance Rate in effect for REMIC II Regular
     Interest F-1 for such Interest Accrual Period; and

          (h)  with respect to REMIC II Regular Interest F-2, for any interest
     Accrual Period, an annual rate equal to the lesser of (i) 5.907% per annum
     and (ii) the REMIC II Remittance Rate in effect for REMIC II Regular
     Interest F-2 for such Interest Accrual Period.

          "NET AVAILABLE DISTRIBUTION AMOUNT": With respect to any Distribution
Date, the Available Distribution Amount for such Distribution Date, exclusive of
(i) any Class APM Available Distribution Amount for such Distribution Date and
(ii) any reimbursement to the Class APM Directing Certificateholder on such
Distribution Date pursuant to CLAUSE EIGHTH of the first paragraph of SECTION
4.01(l).

          "NET INVESTMENT EARNINGS": (i) With respect to any of the Collection
Account, any Lock-Box Account, any Cash Collateral Account, any Servicing
Account or the REO Account, for any Collection Period, and (ii) with respect to
any of the Distribution Account, the Excess Liquidation Proceeds Account, the
Excess Interest Distribution Account and the Interest Reserve Account, for any
one-month period ending on a Distribution Date, the amount, if any, by which the
aggregate of all interest and other income realized during such period on funds
relating to the Trust Fund held in such account (and which is not required to be
paid to the related Borrower) exceeds the aggregate of all losses, if any,
incurred during such period in connection with the investment of such funds in
accordance with SECTION 3.06.

          "NET INVESTMENT LOSS": (i) With respect to any of the Collection
Account, any Lock-Box Account, any Cash Collateral Account, any Servicing
Account or the REO Account for any Collection Period and (ii) with respect to
any of the Distribution Account, the Excess Liquidation Proceeds Account, the
Excess Interest Distribution Account and the Interest Reserve Account, for any
one-month period ending on a Distribution Date, the amount, if any, by which the
aggregate of all losses, if any, incurred during such period in connection with
the investment of funds relating to the Trust Fund held in such account (and
which investment is not directed by the related Borrower) in accordance with
SECTION 3.06 exceeds the aggregate of all interest and other income realized
during such period on such funds.

                                      -42-
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          "NET LIQUIDATION PROCEEDS": The excess, if any, of (a) all Liquidation
Proceeds actually received by the Trust with respect to any Specially Serviced
Mortgage Loan or REO Property, over (b) the amount of all Liquidation Expenses
incurred with respect thereto.

          "NET MORTGAGE RATE": With respect to any Mortgage Loan or REO Loan, as
of any date of determination, a per annum rate equal to the Mortgage Rate for
such Mortgage Loan or REO Loan minus the sum of the related Master Servicing Fee
Rate, the Trustee Fee Rate and, in the case of an ARD Mortgage Loan or related
REO Loan, after the related Anticipated Repayment Date, the related Excess Rate.

          "NET OPERATING INCOME": With respect to any Mortgaged Property, for
any Borrower's fiscal year end, the total operating revenues derived from such
Mortgaged Property during such period, minus the total operating expenses
incurred in respect of such Mortgaged Property during such period, other than
(i) non-cash items such as depreciation, (ii) amortization, (iii) actual capital
expenditures and (iv) debt service on the related Loan.

          "NET TOTAL PRINCIPAL DISTRIBUTION AMOUNT": With respect to any
Distribution Date, the Total Principal Distribution Amount for such Distribution
Date, reduced by the Class APM Principal Distribution Amount for such
Distribution Date.

          "NEW LEASE": Any lease of REO Property entered into at the direction
of the Special Servicer on behalf of the Trust, including any lease renewed,
modified or extended on behalf of the Trust, if the Trust Fund has the right to
renegotiate the terms of such lease.

          "NONRECOVERABLE ADVANCE": Any Nonrecoverable P&I Advance or
Nonrecoverable Servicing Advance or any portion thereof.

          "NONRECOVERABLE P&I ADVANCE": The portion of any P&I Advance
previously made or proposed to be made in respect of a Mortgage Loan or REO Loan
which, in the judgment (in accordance with the Servicing Standard in the case of
judgment by the Master Servicer or the Special Servicer) of the Master Servicer,
the Special Servicer or the Trustee, as applicable, will not be ultimately
recoverable, together with any accrued and unpaid interest thereon, from Late
Collections or any other recovery on or in respect of such Mortgage Loan or REO
Loan. The determination by the Master Servicer, the Special Servicer or the
Trustee, as applicable, that it has made (or, in the case of a determination
made by the Special Servicer, that the Master Servicer has made) a
Nonrecoverable P&I Advance or that any proposed P&I Advance, if made, would
constitute a Nonrecoverable P&I Advance, shall be evidenced by an Officer's
Certificate delivered (i) to the Trustee and the Depositor, in the case of the
Master Servicer, (ii) to the Master Servicer and the Trustee in the case of the
Special Servicer, (iii) to the Depositor and the Master Servicer, in the case of
the Trustee, and (iv) in each case, to the Series 2002-CKS4 Directing
Certificateholder, the Class APM Directing Certificateholder (if the Arbor Place
Mall Mortgage Loan or any related REO Loan is involved) and any Requesting
Subordinate Certificateholder (at the expense of such requesting Holder) setting
forth such determination of nonrecoverability and the considerations of the
Master Servicer, the Special Servicer or the Trustee, as applicable, forming the
basis of such determination (which shall include but shall not be limited to
information, to the extent available, such as related income and expense
statements, rent rolls, occupancy status, property inspections, and shall
include an Appraisal (PROVIDED that if an Appraisal has been obtained within the
past 12 months, no new Appraisal is required) of the related Mortgage Loan or
Mortgaged Property, the cost of which Appraisal shall be advanced by the Master
Servicer as a

                                      -43-
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Nonrecoverable Servicing Advance). Such Officer's Certificate shall be
accompanied by the Appraisal and all other supporting documentation relevant to
the subject parties' nonrecoverability determination. The Trustee shall be
entitled to conclusively rely on the Master Servicer's determination that a P&I
Advance is nonrecoverable. The Master Servicer and the Trustee shall be entitled
to conclusively rely on the Special Servicer's determination that a P&I Advance
is nonrecoverable.

          "NONRECOVERABLE SERVICING ADVANCE": The portion of any Servicing
Advance previously made or proposed to be made in respect of a Loan or REO
Property which, in the judgment (in accordance with the Servicing Standard in
the case of judgment by the Master Servicer or the Special Servicer) of the
Master Servicer, the Special Servicer or the Trustee, as the case may be, will
not be ultimately recoverable, together with any accrued and unpaid interest
thereon, from Late Collections or any other recovery on or in respect of such
Loan or REO Property. The determination by the Master Servicer, the Special
Servicer or the Trustee, as the case may be, that it has made (or, in the case
of a determination made by the Special Servicer, that the Master Servicer has
made) a Nonrecoverable Servicing Advance or that any proposed Servicing Advance,
if made, would constitute a Nonrecoverable Servicing Advance, shall be evidenced
by an Officer's Certificate delivered (i) to the Trustee and the Depositor, in
the case of the Master Servicer, (ii) to the Master Servicer and the Trustee in
the case of the Special Servicer, (iii) to the Depositor and the Master
Servicer, in the case of the Trustee, and (iv) and in each case, to the Series
2002-CKS4 Directing Certificateholder, the Class APM Directing Certificateholder
(if the Arbor Place Mall Mortgage Loan or any related REO Property is involved)
and any Requesting Subordinate Certificateholder (at the expense of such
requesting Holder). The Officer's Certificate shall set forth such determination
of nonrecoverability and the considerations of the Master Servicer, the Special
Servicer or the Trustee, as applicable, forming the basis of such determination
(which shall include but shall not be limited to information, to the extent
available, such as related income and expense statements, rent rolls, occupancy
status and property inspections, and shall include an Appraisal (PROVIDED that
if an Appraisal has been obtained within the past 12 months, no new Appraisal is
required) of the related Mortgage Loan or Mortgaged Property, the cost of which
Appraisal shall be advanced by the Master Servicer as a Nonrecoverable Servicing
Advance). Such Officer's Certificate shall be accompanied by the Appraisal and
all other supporting documentation relevant to the subject parties'
nonrecoverability determination. The Trustee will be entitled to conclusively
rely on the Master Servicer's determination that a Servicing Advance is
nonrecoverable. The Master Servicer and the Trustee shall be entitled to
conclusively rely on the Special Servicer's determination that a Servicing
Advance is a Nonrecoverable Servicing Advance.

          "NON-REGISTERED CERTIFICATE": Any Certificate that has not been
subject to registration under the Securities Act. As of the Closing Date, the
Class A-SP, Class A-X, Class APM, Class F, Class G, Class H, Class J, Class K,
Class L, Class M, Class N, Class O, Class P, Class Q, Class R and Class V
Certificates will constitute Non-Registered Certificates.

          "NON-UNITED STATES TAX PERSON": Any Person other than a United States
Tax Person.

          "NOTE": The original executed note evidencing the indebtedness of a
Borrower under a Loan, together with any rider, addendum or amendment thereto.

          "NRSRO": Nationally recognized statistical rating organization as the
term is used in federal securities laws.

                                      -44-
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          "OFFICER'S CERTIFICATE": A certificate signed by a Servicing Officer
of the Master Servicer or the Special Servicer or a Responsible Officer of the
Trustee, as the case may be.

          "OPINION OF COUNSEL": A written opinion of counsel, who may be
salaried counsel for the Depositor, the Master Servicer or the Special Servicer,
acceptable in form and delivered to the Trustee, except that any opinion of
counsel relating to (a) the qualification of any REMIC Pool as a REMIC, (b)
compliance with the REMIC Provisions or (c) the resignation of the Depositor,
the Master Servicer or the Special Servicer pursuant to SECTION 6.04 must be an
opinion of counsel that is Independent of the Depositor, the Master Servicer or
the Special Servicer, as applicable.

          "ORIGINAL COLUMN MORTGAGE LOANS": As defined in the Preliminary
Statement to this Agreement.

          "ORIGINAL KEYBANK MORTGAGE LOANS": As defined in the Preliminary
Statement to this Agreement.

          "ORIGINAL MORTGAGE LOANS": As defined in the Preliminary Statement to
this Agreement.

          "ORIGINAL SBRC MORTGAGE LOANS": As defined in the Preliminary
Statement to this Agreement.

          "ORIGINAL VALUE": The Appraised Value of a Mortgaged Property based
upon the Appraisal conducted in connection with the origination of the related
Mortgage Loan.

          "ORIGINATION REQUIRED INSURANCE AMOUNTS": As defined in SECTION
3.07(h).

          "OTS":  The Office of Thrift Supervision or any successor thereto.

          "OWNERSHIP INTEREST": In the case of any Certificate, any ownership or
security interest in such Certificate as the Holder thereof and any other
interest therein, whether direct or indirect, legal or beneficial, as owner or
as pledgee.

          "P&I ADVANCE": As to any Mortgage Loan or REO Loan, any advance made
by the Master Servicer or the Trustee, as applicable, pursuant to SECTION 4.03
or SECTION 7.05.

          "PASS-THROUGH RATE": The per annum rate at which interest accrues in
respect of any Class of REMIC III Regular Interest Certificates during any
Interest Accrual Period, as set forth in or otherwise calculated in accordance
with SECTION 2.08(f); PROVIDED that, for reporting purposes, the Pass-Through
Rate of the Class A-SP Certificates: (i) for each Interest Accrual Period from
and including the April 2003 Interest Accrual Period through and including the
September 2005 Interest Accrual Period, shall be calculated taking into account
only the respective REMIC III Remittance Rates of REMIC III Regular Interests
A-SP-A-1-3, A-SP-A-1-4, A-SP-A-2-1, A-SP-A-2-2, A-SP-A-2-3, A-SP-B, A-SP-C,
A-SP-D, A-SP-E, A-SP-F-1 and A-SP-F-2; (ii) for each Interest Accrual Period
from and including the October 2005 Interest Accrual Period through and
including the March 2007 Interest Accrual Period, shall be calculated taking
into account only the respective REMIC III Remittance Rates of REMIC III Regular
Interests A-SP-A-1-4, A-SP-A-2-1, A-SP-A-2-2, A-SP-A-2-3, A-SP-B, A-SP-C,
A-SP-D, A-SP-E, A-SP-F-1 and A-SP-F-2; (iii) for each Interest Accrual Period
from and including the April 2007 Interest Accrual Period through and including
the September 2008 Interest Accrual Period, shall be

                                      -45-
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calculated taking into account only the respective REMIC III Remittance Rates of
REMIC III Regular Interests A-SP-A-2-2, A-SP-A-2-3, A-SP-B, A-SP-C, A-SP-D,
A-SP-E, A-SP-F-1 and A-SP-F-2; (iv) for each Interest Accrual Period from and
including the October 2008 Interest Accrual Period through and including the
September 2009 Interest Accrual Period, shall be calculated taking into account
only the respective REMIC III Remittance Rates of REMIC III Regular Interests
A-SP-A-2-3, A-SP-B, A-SP-C, A-SP-D, A-SP-E and A-SP-F-2; and (v) for each
Interest Accrual Period following the September 2009 Interest Accrual Period,
shall equal 0% per annum.

          "PENALTY CHARGES": The Default Interest and/or late payment charges
that are paid or payable, as the context may require, in respect of any Loan or
REO Loan.

          "PERCENTAGE INTEREST": With respect to: (a) any REMIC III Regular
Interest Certificate, the portion of the relevant Class evidenced by such
Certificate, expressed as a percentage, the numerator of which is the
Certificate Principal Balance or Certificate Notional Amount, as the case may
be, of such Certificate as of the Closing Date, as specified on the face
thereof, and the denominator of which is the Class Principal Balance or Class
Notional Amount, as the case may be, of the relevant Class as of the Closing
Date; and (b) a Class R or Class V Certificate, the percentage interest in
distributions to be made with respect to the relevant Class, as stated on the
face of such Certificate.

          "PERFORMING LOAN": Any Performing Mortgage Loan or, to the extent
serviced hereunder, any B Loan as to which the related A Loan is a Performing
Mortgage Loan.

          "PERFORMING MORTGAGE LOAN": As of any date of determination, any
Mortgage Loan as to which no Servicing Transfer Event then exists.

          "PERMITTED INVESTMENTS": Any one or more of the following obligations
or securities, regardless whether issued by the Depositor, the Master Servicer,
the Special Servicer, the Trustee or any of their respective Affiliates and
having the required ratings, if any, provided for in this definition:

          (i)      direct obligations of, and obligations fully guaranteed as to
     timely payment of principal and interest by, the United States of America,
     FNMA, FHLMC or any agency or instrumentality of the United States of
     America; PROVIDED that such obligations have a remaining term to maturity
     of one year or less from the date of acquisition and which are backed by
     the full faith and credit of the United States of America; PROVIDED,
     FURTHER, that any obligation of, or guarantee by, FNMA or FHLMC, other than
     an unsecured senior debt obligation of FNMA or FHLMC, shall be a Permitted
     Investment only if such investment would not result in the downgrading,
     withdrawal or qualification of the then-current rating assigned by each
     Rating Agency to any Certificate as confirmed in writing;

          (ii)     time deposits, unsecured certificates of deposit or bankers'
     acceptances that mature in one year or less after the date of issuance and
     are issued or held by any depository institution or trust company
     incorporated or organized under the laws of the United States of America or
     any State thereof and subject to supervision and examination by federal or
     state banking authorities, so long as the commercial paper or other
     short-term debt obligations of such depository institution or trust company
     are rated in the highest short-term debt rating category of each Rating
     Agency or such other ratings as will not result in the downgrading,
     withdrawal or qualification of the then-current rating assigned by each
     Rating Agency to any Certificate, as confirmed in writing by such Rating
     Agency;

                                      -46-
<Page>

          (iii)    repurchase agreements or obligations with respect to any
     security described in CLAUSE (i) above where such security has a remaining
     maturity of one year or less and where such repurchase obligation has been
     entered into with a depository institution or trust company (acting as
     principal) described in CLAUSE (ii) above;

          (iv)     debt obligations maturing in one year or less from the date
     of acquisition bearing interest or sold at a discount issued by any
     corporation incorporated under the laws of the United States of America or
     any state thereof, which securities have (A) ratings in the highest
     long-term unsecured debt rating category of each Rating Agency or (B) such
     other ratings (as confirmed by the applicable Rating Agency in writing) as
     will not result in a downgrade, qualification or withdrawal of the
     then-current rating of the Certificates that are currently being rated by
     such Rating Agency; PROVIDED, HOWEVER, that securities issued by any
     particular corporation will not be Permitted Investments to the extent that
     investment therein will cause the then outstanding principal amount of
     securities issued by such corporation and held in the accounts established
     hereunder to exceed 10% of the sum of the aggregate principal balance and
     the aggregate principal amount of all Permitted Investments in such
     accounts;

          (v)      commercial paper (including both non-interest-bearing
     discount obligations and interest-bearing obligations) payable on demand or
     on a specified date maturing in one year or less after the date of issuance
     thereof and which is rated in the highest short-term unsecured debt rating
     category of each Rating Agency;

          (vi)     units of investment funds that maintain a constant net asset
     value and money market funds having the highest rating from each Rating
     Agency for money market funds; and

          (vii)    any other demand, money market or time deposit, obligation,
     security or investment, with respect to which each Rating Agency shall have
     confirmed in writing that such investment will not result in a downgrade,
     qualification or withdrawal of the then-current rating of the Certificates
     that are currently being rated by such Rating Agency;

PROVIDED that such instrument or security qualifies as a "cashflow investment"
pursuant to Section 860G(a)(6) of the Code; and PROVIDED, FURTHER, that in each
case, if the instrument or security is rated by S&P, (a) it shall not have an
"r" highlighter affixed to its rating from S&P, (b) it shall have a
predetermined fixed dollar of principal due at maturity that cannot vary or
change and (c) any such investment that provides for a variable rate of interest
must have an interest rate that is tied to a single interest rate index plus a
fixed spread, if any, and move proportionately with such index.

          "PERMITTED MEZZANINE LOAN HOLDER": With respect to any Mezzanine Loan,
the related Mortgage Loan Seller, any Institutional Lender/Owner or any other
Mezzanine Loan Holder with respect to which each Rating Agency has confirmed in
writing to the Special Servicer and the Trustee that the holding of such
Mezzanine Loan by such Person would not cause a qualification, downgrade or
withdrawal of any of such Rating Agency's then-current ratings on the
Certificates.

          "PERMITTED TRANSFEREE": Any Transferee of a Class R Certificate other
than a Disqualified Organization, a Non-United States Tax Person or a foreign
permanent establishment or fixed base (each within the meaning of the applicable
income tax treaty) of a United States Tax Person; PROVIDED, HOWEVER, that if a
Transferee is classified as a partnership under the Code, such Transferee shall
only be a Permitted Transferee if all of its beneficial owners are United States
Tax Persons and the

                                      -47-
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governing documents of the Transferee prohibit a transfer of any interest in the
Transferee to any Non-United States Tax Person.

          "PERSON": Any individual, corporation, partnership, limited liability
company, joint venture, association, joint-stock company, trust, unincorporated
organization or government or any agency or political subdivision thereof.

          "PHASE I ENVIRONMENTAL ASSESSMENT": A "Phase I assessment" as
described in and meeting the criteria of the American Society for Testing and
Materials, Designation E-1527.

          "PLAN": Any of those retirement plans and other employee benefit
plans, including individual retirement accounts and annuities, Keogh plans and
collective investment funds and separate accounts in which such plans, accounts
or arrangements are invested, including insurance company general accounts, that
are subject to ERISA or the Code.

          "PLURALITY CLASS R CERTIFICATEHOLDER": As to any taxable year of any
REMIC Pool, the Holder of Certificates evidencing the largest Percentage
Interest in the Class R Certificates.

          "PREPAYMENT ASSUMPTION": For purposes of determining the accrual of
original issue discount, market discount and premium, if any, on the Mortgage
Loans, the REMIC I Regular Interests, the REMIC II Regular Interests, the Group
A-SP REMIC III Regular Interests, the Group A-X REMIC III Regular Interests and
the Certificates for federal income tax purposes, the assumptions that each ARD
Mortgage Loan is paid in its entirety on its Anticipated Repayment Date and that
no Mortgage Loan is otherwise voluntarily prepaid prior to its Maturity Date.

          "PREPAYMENT DATE": With respect to any Principal Prepayment, the date
on which such Principal Prepayment is to be made.

          "PREPAYMENT INTEREST EXCESS": With respect to any Distribution Date,
for each Mortgage Loan that was subject to Principal Prepayment in full or in
part, or as to which Insurance and Condemnation Proceeds were received by the
Master Servicer or Special Servicer for application to such Mortgage Loan, in
each case after the Due Date in the month of such Distribution Date and on or
prior to the related Determination Date, the amount of interest accrued at the
related Net Mortgage Rate for such Mortgage Loan, on the amount of such
Principal Prepayment or, insofar as they represent an early collection of
principal, such Insurance and Condemnation Proceeds (net of any portion of such
interest that represents Penalty Charges or Excess Interest) after the Mortgage
Interest Accrual Period relating to such Due Date and accruing in the manner set
forth in the Mortgage Loan Documents relating to such Mortgage Loan, to the
extent such interest is collected by the Master Servicer or the Special
Servicer.

          "PREPAYMENT INTEREST SHORTFALL": With respect to any Distribution
Date, for each Mortgage Loan that was subject to a Principal Prepayment in full
or in part, or as to which Insurance and Condemnation Proceeds were received by
the Master Servicer or Special Servicer for application to such Mortgage Loan,
in each case after the Determination Date in the calendar month preceding such
Distribution Date but prior to the Due Date in the related Collection Period to
the extent not collected from the borrower, the amount of uncollected interest
that would have accrued at the Net Mortgage Rate for such Mortgage Loan, plus
the Trustee Fee Rate, on the amount of such Principal Prepayment or, insofar as
they represent an early collection of principal, such Insurance and Condemnation
Proceeds (net of any portion of such interest that represents Penalty Charges or
Excess Interest) during the period

                                      -48-
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commencing on the date as of which such Principal Prepayment or Insurance and
Condemnation Proceeds were applied to the unpaid principal balance of the
Mortgage Loan and ending on (and including) the day immediately preceding such
Due Date.

          "PRIME RATE": The "prime rate" published in the "Money Rates" section
of THE WALL STREET JOURNAL, as such "prime rate" may change from time to time.
If THE WALL STREET JOURNAL ceases to publish the "prime rate", then the Trustee,
in its sole discretion, shall select an equivalent publication that publishes
such "prime rate"; and if such "prime rate" is no longer generally published or
is limited, regulated or administered by a governmental or quasi-governmental
body, then the Trustee shall select a comparable interest rate index. In either
case, such selection shall be made by the Trustee in its sole discretion and the
Trustee shall notify the Master Servicer and the Special Servicer in writing of
its selection.

          "PRINCIPAL BALANCE CERTIFICATE": Any of the Class A-1, Class A-2,
Class B, Class C, Class D, Class E, Class F, Class G, Class H, Class J, Class K,
Class L, Class M, Class N, Class O, Class P, Class Q and Class APM Certificates.

          "PRINCIPAL DISTRIBUTION AMOUNT":  With respect to:

          (a)  any REMIC I Regular Interest, for any Distribution Date, an
     amount equal to that portion, if any, of the Total Principal Distribution
     Amount for such Distribution Date that is attributable to each and every
     Mortgage Loan and/or REO Loan, as the case may be, that relates to such
     REMIC I Regular Interest, PROVIDED that the Principal Distribution Amount
     with respect to REMIC I Regular Interest APM-1 for any Distribution Date
     shall equal the total amount to which REMIC II would be entitled, subject
     to sufficient available funds, pursuant to CLAUSE THIRD of the first
     paragraph of SECTION 4.01(l) with respect to REMIC I Regular Interest APM-1
     on such Distribution Date, and the Principal Distribution Amount with
     respect to REMIC I Regular Interest APM-2 for any Distribution Date shall
     equal the total amount to which REMIC II would be entitled, subject to
     sufficient available funds, pursuant to CLAUSE SIXTH of the first paragraph
     of SECTION 4.01(l) with respect to REMIC I Regular Interest APM-2 on such
     Distribution Date; and

          (b)  any Class of Principal Balance Certificates (and, accordingly,
     with respect to that Class's Corresponding REMIC II Regular Interest(s)),
     for any Distribution Date, an amount equal to that portion, if any, of the
     Total Principal Distribution Amount for such Distribution Date that is
     allocable to such Class of Certificates as provided below in this
     definition.

          For purposes of the foregoing, the portion of the Total Principal
Distribution Amount for any Distribution Date that is allocable to the Class APM
Certificates shall equal the Class APM Principal Distribution Amount. For
purposes of the foregoing, for so long as either of the Class A-P&I Certificates
remain outstanding, the Net Total Principal Distribution Amount for each
Distribution Date shall be allocated to such Certificates, up to the lesser of
(i) the aggregate Certificate Principal Balance of the Class A-P&I Certificates
outstanding immediately prior to such Distribution Date and (ii) the entire such
Net Total Principal Distribution Amount. The portion of the Net Total Principal
Distribution Amount for each Distribution Date that is so allocable to the Class
A-P&I Certificates shall, in turn, be allocated between the Class A-1 and Class
A-2 Certificates as follows: (i) prior to the Senior Principal Distribution
Cross-Over Date (or, if there is no Senior Principal Distribution Cross-Over
Date, prior to the Final Distribution Date), FIRST, to the Class A-1
Certificates, up to the Class Principal Balance thereof outstanding immediately
prior to the subject Distribution Date, and SECOND, to the Class A-2
Certificates,

                                      -49-
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up to the Class Principal Balance thereof outstanding immediately prior to the
subject Distribution Date; and (ii) on and after the Senior Principal
Distribution Cross-Over Date (and, in any event, on the Final Distribution
Date), to the Class A-1 Certificates and the Class A-2 Certificates on a PRO
RATA basis in accordance with the respective Class Principal Balances thereof
outstanding immediately prior to the subject Distribution Date. After the
aggregate Certificate Principal Balance of the Class A-P&I Certificates has been
reduced to zero, the Net Total Principal Distribution Amount for each
Distribution Date (net of any portion thereof that may have been allocated to
the respective Classes of the Class A-P&I Certificates in retirement thereof
pursuant to the prior two sentences) shall be allocated among the respective
Classes of the Subordinate Principal Balance Certificates (exclusive of the
Class APM Certificates), sequentially in the following order and, in the case of
each such Class of Subordinate Principal Balance Certificates, up to the lesser
of (i) the Class Principal Balance of such Class of Certificates outstanding
immediately prior to the subject Distribution Date and (ii) the remaining
unallocated portion of the Net Total Principal Distribution Amount for the
subject Distribution Date: FIRST, to the Class B Certificates; SECOND, to the
Class C Certificates; THIRD, to the Class D Certificates; FOURTH, to the Class E
Certificates; FIFTH, to the F Certificates; SIXTH, to the Class G Certificates;
SEVENTH, to the Class H Certificates; EIGHTH, to the Class J Certificates;
NINTH, to the Class K Certificates; TENTH, to the Class L Certificates;
ELEVENTH, to the Class M Certificates; TWELFTH, to the Class N Certificates;
THIRTEENTH, to the Class O Certificates; FOURTEENTH, to the Class P
Certificates; and FIFTEENTH, to the Class Q Certificates.

          "PRINCIPAL PREPAYMENT": Any payment of principal made by the Borrower
on a Loan that is received in advance of its scheduled Due Date and that is not
accompanied by an amount of interest (without regard to any Yield Maintenance
Charge and/or Excess Interest that may have been collected) representing
scheduled interest due on any date or dates in any month or months subsequent to
the month of prepayment; PROVIDED that "Principal Prepayment" shall not include
any such payment of principal made out of Insurance and Condemnation Proceeds or
Liquidation Proceeds.

          "PRIVILEGED PERSON": Any of the following: a party to this Agreement,
an Underwriter, a Mortgage Loan Seller, the Series 2002-CKS4 Directing
Certificateholder, the Class APM Directing Certificateholder, a Rating Agency, a
designee of the Depositor, a Certificateholder, a Certificate Owner or, to the
extent identified as such by a Certificateholder or a Certificate Owner, a
prospective purchaser of a Certificate or any interest therein.

          "PROPOSED PLAN":  As defined in SECTION 3.17(a).

          "PROSPECTUS": The Base Prospectus and the Prospectus Supplement,
together.

          "PROSPECTUS SUPPLEMENT": That certain prospectus supplement dated
October 22, 2002, relating to the Registered Certificates, that is a supplement
to the Base Prospectus.

          "PTCE": Prohibited Transaction Class Exemption.

          "PTE": Prohibited Transaction Exemption.

          "PURCHASE PRICE": With respect to any Mortgage Loan to be purchased by
(a) a Mortgage Loan Seller pursuant to Section 7 of the related Mortgage Loan
Purchase Agreement or, in the case of a Column Mortgage Loan, by the Column
Performance Guarantor, (b) by the Series 2002-CKS4 Directing Certificateholder
pursuant to SECTION 3.18(b), the Special Servicer pursuant to SECTION 3.18(c),
or an

                                      -50-
<Page>

assignee or Affiliate of either thereof, in any case, pending determination of
Fair Value, (c) the Class APM Directing Certificateholder pursuant to SECTION
3.31, or (d) by the holders of more than 50% of the Percentage Interests in the
Controlling Class, the Special Servicer or the Master Servicer pursuant to
SECTION 9.01, a price equal to the sum of the following:

          (i)      the outstanding principal balance of such Mortgage Loan as of
     the date of purchase;

          (ii)     all accrued and unpaid interest on such Mortgage Loan at the
     related Mortgage Rate in effect from time to time (exclusive of Excess
     Interest) to but not including the Due Date in the Collection Period of
     purchase (which includes unpaid Master Servicing Fees) and all related
     Special Servicing Fees accrued with respect to such Mortgage Loan;

          (iii)    all related unreimbursed Servicing Advances (or such Advances
     reimbursed by the Trust Fund) plus accrued and unpaid interest on related
     Advances at the Reimbursement Rate;

          (iv)     if such Mortgage Loan is being repurchased by a Mortgage Loan
     Seller pursuant to Section 7 of the related Mortgage Loan Purchase
     Agreement or, in the case of a Column Mortgage Loan, by the Column
     Performance Guarantor following the expiration of the applicable cure
     period (as it may be extended), the amount of the Liquidation Fee payable
     to the Special Servicer; and

          (v)      if such Mortgage Loan is being purchased by a Mortgage Loan
     Seller pursuant to Section 7 of the related Mortgage Loan Purchase
     Agreement or, in the case of a Column Mortgage Loan, by the Column
     Performance Guarantor, all reasonable out-of-pocket expenses reasonably
     incurred or to be incurred by the Master Servicer, the Special Servicer,
     the Depositor and the Trustee in respect of the Breach or Defect giving
     rise to the repurchase obligation, including any expenses arising out of
     the enforcement of the repurchase obligation and any realized losses and
     Trust Fund expenses incurred prior to such purchase date with respect to
     such Mortgage Loan.

With respect to any Defaulted Mortgage Loan to be purchased by the Series
2002-CKS4 Directing Certificateholder (or any assignee thereof) or the Special
Servicer (or any Affiliate thereof) pursuant to SECTION 3.18(b) or 3.18(c)
following determination of Fair Value, the Purchase Price will equal the Fair
Value of such Defaulted Mortgage Loan. With respect to any REO Property to be
sold pursuant to SECTION 3.18(e), the Purchase Price will equal the amount
calculated in accordance with the second preceding sentence in respect of the
related REO Loan.

          "QUALIFIED APPRAISER": In connection with the appraisal of any
Mortgaged Property or REO Property, an Independent MAI-designated appraiser with
at least five years of experience in respect of the relevant geographic location
and property type.

          "QUALIFIED INSTITUTIONAL BUYER" or "QIB": A "qualified institutional
buyer" within the meaning of Rule 144A under the Securities Act.

          "QUALIFIED INSURER": (i) With respect to any Loan, Mortgaged Property
or REO Property, an insurance company or security or bonding company qualified
to write the related Insurance Policy in

                                      -51-
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the relevant jurisdiction and that has a claims paying ability that is rated (or
is guaranteed or backed in writing by an entity with long-term unsecured debt
that is rated) at least "A" by S&P and "A2" by Moody's if then rated by Moody's,
(ii) with respect to the fidelity bond and errors and omissions Insurance Policy
required to be maintained pursuant to SECTION 3.07(c), an insurance company that
has a claims paying ability that is rated (or is guaranteed or backed in writing
by an entity with long-term unsecured debt that is rated) no lower than two
ratings below the rating assigned to the then highest rated outstanding
Certificate, but in no event lower than "A3" by Moody's if then rated by
Moody's, "A-" by S&P or, in the case of CLAUSES (i) and (ii), such other rating
as each Rating Agency shall have confirmed in writing will not cause such Rating
Agency to downgrade, qualify or withdraw the then-current rating assigned to any
of the Certificates that are then currently being rated by such Rating Agency.

          "QUALIFIED MORTGAGE": A qualified mortgage within the meaning of
Section 860G(a)(3) of the Code.

          "QUALIFIED SUBSTITUTE MORTGAGE LOAN": A mortgage loan which must, on
the date of substitution: (i) have an outstanding principal balance, after
application of all scheduled payments of principal and interest due during or
prior to the month of substitution, not in excess of the Stated Principal
Balance of the Deleted Mortgage Loan as of the Due Date in the calendar month
during which the substitution occurs; (ii) have a Mortgage Rate not less than
the Mortgage Rate of the Deleted Mortgage Loan; (iii) have the same Due Date as
the Deleted Mortgage Loan; (iv) accrue interest on the same Interest Accrual
Basis as the Deleted Mortgage Loan; (v) have a remaining term to stated maturity
not greater than, and not more than two years less than, the remaining term to
stated maturity of the Deleted Mortgage Loan; (vi) have an original
Loan-to-Value Ratio not higher than that of the Deleted Mortgage Loan and a
current Loan-to-Value Ratio not higher than the then current Loan-to-Value Ratio
of the Deleted Mortgage Loan; (vii) materially comply as of the date of
substitution with all of the representations and warranties set forth in the
applicable Mortgage Loan Purchase Agreement; (viii) have an Environmental
Assessment that indicates no material adverse environmental conditions with
respect to the related Mortgaged Property and which will be delivered as a part
of the related Mortgage File; (ix) have an original Debt Service Coverage Ratio
of not less than the original Debt Service Coverage Ratio of the Deleted
Mortgage Loan and a current Debt Service Coverage Ratio of not less than the
then-current Debt Service Coverage Ratio of the Deleted Mortgage Loan; (x) be
determined by an Opinion of Counsel (at the applicable Mortgage Loan Seller's
expense) to be a "qualified replacement mortgage" within the meaning of Section
860G(a)(4) of the Code; (xi) not have a maturity date after the date two years
prior to the Rated Final Distribution Date; (xii) not be substituted for a
Deleted Mortgage Loan unless the Trustee has received prior confirmation in
writing by each Rating Agency that such substitution will not result in the
withdrawal, downgrade, or qualification of the rating assigned by such Rating
Agency to any Class of Certificates then rated by such Rating Agency (the cost,
if any, of obtaining such confirmation to be paid by the applicable Mortgage
Loan Seller); (xiii) have been approved by the Series 2002-CKS4 Directing
Certificateholder in its sole discretion; (xiv) prohibit defeasance within two
years of the Closing Date and (xv) not be substituted for a Deleted Mortgage
Loan if it would result in the termination of the REMIC status of any REMIC Pool
established under this Agreement or the imposition of tax on any of such REMIC
Pool other than a tax on income expressly permitted or contemplated to be
received by the terms of this Agreement, as determined by an Opinion of Counsel.
In the event that one or more mortgage loans are substituted for one or more
Deleted Mortgage Loans, then the amounts described in CLAUSE (i) shall be
determined on the basis of aggregate principal balances and the rates described
in CLAUSE (ii) above and the remaining term to stated maturity

                                      -52-
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referred to in CLAUSE (v) above shall be determined on a weighted average basis;
PROVIDED that no interest rate on any individual Qualified Substitute Mortgage
Loan, less the related Master Servicing Fee Rate and the Trustee Fee Rate, may
be less than the lowest fixed Pass-Through Rate on any Class of Principal
Balance Certificates. When a Qualified Substitute Mortgage Loan is substituted
for a Deleted Mortgage Loan, the applicable Mortgage Loan Seller shall certify
that the Mortgage Loan meets all of the requirements of the above definition and
shall send such certification to the Trustee.

          "RATED CERTIFICATE": Any of the Certificates to which a rating has
been assigned by either Rating Agency at the request of the Depositor.

          "RATED FINAL DISTRIBUTION DATE": The Distribution Date in November
2036.

          "RATING AGENCY": Each of S&P and Moody's.

          "REALIZED LOSS": With respect to:

          (1)  each defaulted Mortgage Loan as to which a Final Recovery
     Determination has been made, or with respect to any successor REO Loan as
     to which a Final Recovery Determination has been made as to the related REO
     Property, an amount (not less than zero) equal to (a) the unpaid principal
     balance of such Mortgage Loan or REO Loan, as the case may be, as of the
     commencement of the Collection Period in which the Final Recovery
     Determination was made, plus (b) without taking into account the amount
     described in SUBCLAUSE (1)(c) of this definition, all unpaid interest
     accrued in respect of such Mortgage Loan or REO Loan, as the case may be,
     to but not including the related Due Date in the Collection Period in which
     the Final Recovery Determination was made, exclusive, however, of any
     portion of such unpaid interest that constitutes Default Interest or, in
     the case of an ARD Mortgage Loan after its Anticipated Repayment Date,
     Excess Interest, minus (c) all payments and proceeds, if any, received in
     respect of such Mortgage Loan or REO Loan, as the case may be, during the
     Collection Period in which such Final Recovery Determination was made that
     are applied as a recovery of principal of, or interest on, such Mortgage
     Loan or REO Loan, as the case may be;

          (2)  each defaulted Mortgage Loan as to which any portion of the
     principal or past due interest payable thereunder was canceled in
     connection with a bankruptcy, insolvency or similar proceeding involving
     the related Borrower or a modification, waiver or amendment of such
     Mortgage Loan granted or agreed to by the Master Servicer or the Special
     Servicer pursuant to SECTION 3.20, the amount of such principal or past due
     interest (other than any Default Interest and, in the case of an ARD
     Mortgage Loan after its Anticipated Repayment Date, Excess Interest) so
     canceled; and

          (3)  each defaulted Mortgage Loan as to which the Mortgage Rate
     thereon has been permanently reduced and not recaptured for any period in
     connection with a bankruptcy, insolvency or similar proceeding involving
     the related Borrower or a modification, waiver or amendment of such
     Mortgage Loan granted or agreed to by the Master Servicer or the Special
     Servicer pursuant to SECTION 3.20, the amount of any consequent reduction
     in the interest portion of each successive Monthly Payment due thereon
     (each such Realized Loss to be deemed to have been incurred on the Due Date
     for each affected Monthly Payment).

                                      -53-
<Page>

          "RECORD DATE": With respect to any Distribution Date, the last
Business Day of the month immediately preceding the month in which such
Distribution Date occurs.

          "REFERENCE RATE": With respect to any Distribution Date from and
including the November 2002 Distribution Date to and including the October 2009
Distribution Date, the corresponding rate per annum set forth on EXHIBIT L
hereto.

          "REGISTERED CERTIFICATE": Any Certificate that has been subject to
registration under the Securities Act. As of the Closing Date, the Class A-1,
Class A-2, Class B, Class C, Class D and Class E Certificates constitute
Registered Certificates.

          "REGULATION S": Regulation S under the Securities Act.

          "REGULATION S GLOBAL CERTIFICATE": With respect to any Class of
Book-Entry Non-Registered Certificates offered and sold outside of the United
States in reliance on Regulation S, a single global Certificate, or multiple
global Certificates collectively, in definitive, fully registered form without
interest coupon, each of which Certificates bears a Regulation S Legend.

          "REGULATION S LEGEND": With respect to any Class of Book-Entry
Non-Registered Certificates offered and sold outside the United States in
reliance on Regulation S, a legend generally to the effect that such
Certificates may not be offered, sold, pledged or otherwise transferred in the
United States or to a United States Securities Person prior to the Release Date
except pursuant to an exemption from the registration requirements of the
Securities Act.

          "REIMBURSEMENT RATE": The rate per annum applicable to the accrual of
interest on Servicing Advances in accordance with SECTION 3.03(d) and P&I
Advances in accordance with SECTION 4.03(d), which rate per annum shall equal
the Prime Rate.

          "RELEASE DATE": With respect to any Class of Non-Registered
Certificates (other than the Class R and Class V Certificates), the date that is
40 days following the later of (i) the commencement of the offering of such
Non-Registered Certificates to Persons other than distributors in reliance upon
Regulation S under the Securities Act and (ii) the date of closing of such
offering.

          "REMIC": A "real estate mortgage investment conduit" as defined in
Section 860D of the Code.

          "REMIC I": The segregated pool of assets designated as such in SECTION
2.04(a)

          "REMIC I REGULAR INTEREST": Any of the separate non-certificated
beneficial ownership interests in REMIC I issued hereunder and, in each such
case, designated as a "regular interest" (within the meaning of Section
860G(a)(1) of the Code) in REMIC I. The REMIC I Regular Interests have the
designations and terms provided for in SECTION 2.04.

          "REMIC I REGULAR INTEREST APM-1": The REMIC I Regular Interest that
bears the alphanumeric designation "APM-1".

          "REMIC I REGULAR INTEREST APM-2": The REMIC I Regular Interest that
bears the alphanumeric designation "APM-2".

                                      -54-
<Page>

          "REMIC I REMITTANCE RATE": The per annum rate at which interest
accrues in respect of any REMIC I Regular Interest during any Interest Accrual
Period, as set forth in or otherwise calculated in accordance with SECTION
2.04(f).

          "REMIC I RESIDUAL INTEREST": The sole uncertificated "residual
interest" (within the meaning of Section 860G(a)(2) of the Code) in REMIC I
issued pursuant to this Agreement.

          "REMIC II": The segregated pool of assets designated as such in
SECTION 2.06(a).

          "REMIC II REGULAR INTEREST": Any of the separate non-certificated
beneficial ownership interests in REMIC II issued hereunder and, in each such
case, designated as a "regular interest" (within the meaning of Section
860G(a)(1) of the Code) in REMIC II. The REMIC II Regular Interests have the
designations and terms provided for in SECTION 2.06.

          "REMIC II REGULAR INTEREST A-1-1": The REMIC II Regular Interest that
bears the alphanumeric designation "A-1-1".

          "REMIC II REGULAR INTEREST A-1-2": The REMIC II Regular Interest that
bears the alphanumeric designation "A-1-2".

          "REMIC II REGULAR INTEREST A-1-3": The REMIC II Regular Interest that
bears the alphanumeric designation "A-1-3".

          "REMIC II REGULAR INTEREST A-1-4": The REMIC II Regular Interest that
bears the alphanumeric designation "A-1-4".

          "REMIC II REGULAR INTEREST A-2-1": The REMIC II Regular Interest that
bears the alphanumeric designation "A-2-1".

          "REMIC II REGULAR INTEREST A-2-2": The REMIC II Regular Interest that
bears the alphanumeric designation "A-2-2".

          "REMIC II REGULAR INTEREST A-2-3": The REMIC II Regular Interest that
bears the alphanumeric designation "A-2-3".

          "REMIC II REGULAR INTEREST APM": The REMIC II Regular Interest that
bears the alphabetic designation "APM".

          "REMIC II REGULAR INTEREST B": The REMIC II Regular Interest that
bears the alphabetic designation "B".

          "REMIC II REGULAR INTEREST C": The REMIC II Regular Interest that
bears the alphabetic designation "C".

          "REMIC II REGULAR INTEREST D": The REMIC II Regular Interest that
bears the alphabetic designation "D".

          "REMIC II REGULAR INTEREST E": The REMIC II Regular Interest that
bears the alphabetic designation "E".

                                      -55-
<Page>

          "REMIC II REGULAR INTEREST F-1": The REMIC II Regular Interest that
bears the alphanumeric designation "F-1".

          "REMIC II REGULAR INTEREST F-2": The REMIC II Regular Interest that
bears the alphanumeric designation "F-2".

          "REMIC II REGULAR INTEREST G": The REMIC II Regular Interest that
bears the alphabetic designation "G".

          "REMIC II REGULAR INTEREST H": The REMIC II Regular Interest that
bears the alphabetic designation "H".

          "REMIC II REGULAR INTEREST J": The REMIC II Regular Interest that
bears the alphabetic designation "J".

          "REMIC II REGULAR INTEREST K": The REMIC II Regular Interest that
bears the alphabetic designation "K".

          "REMIC II REGULAR INTEREST L": The REMIC II Regular Interest that
bears the alphabetic designation "L".

          "REMIC II REGULAR INTEREST M": The REMIC II Regular Interest that
bears the alphabetic designation "M".

          "REMIC II REGULAR INTEREST N" : The REMIC II Regular Interest that
bears the alphabetic designation "N".

          "REMIC II REGULAR INTEREST O": The REMIC II Regular Interest that
bears the alphabetic designation "O".

          "REMIC II REGULAR INTEREST P": The REMIC II Regular Interest that
bears the alphabetic designation "P".

          "REMIC II REGULAR INTEREST Q": The REMIC II Regular Interest that
bears the alphabetic designation "Q".

          "REMIC II REMITTANCE RATE": The per annum rate at which interest
accrues in respect of any REMIC II Regular Interest during any Interest Accrual
Period, as set forth in or otherwise calculated in accordance with SECTION
2.06(f).

          "REMIC II RESIDUAL INTEREST": The sole uncertificated "residual
interest" (within the meaning of Section 860G(a)(2) of the Code) in REMIC II
issued pursuant to this Agreement.

          "REMIC III": The segregated pool of assets designated as such in
SECTION 2.08(a).

          "REMIC III REGULAR INTEREST A-SP-A-1-2": The "regular interest"
(within the meaning of Section 860G(a)(1) of the Code) in REMIC III that bears
the alphanumeric designation "A-SP-A-1-2".

                                      -56-
<Page>

          "REMIC III REGULAR INTEREST A-SP-A-1-3": The "regular interest"
(within the meaning of Section 860G(a)(1) of the Code) in REMIC III that bears
the alphanumeric designation "A-SP-A-1-3".

          "REMIC III REGULAR INTEREST A-SP-A-1-4": The "regular interest"
(within the meaning of Section 860G(a)(1) of the Code) in REMIC III that bears
the alphanumeric designation "A-SP-A-1-4".

          "REMIC III REGULAR INTEREST A-SP-A-2-1": The "regular interest"
(within the meaning of Section 860G(a)(1) of the Code) in REMIC III that bears
the alphanumeric designation "A-SP-A-2-1".

          "REMIC III REGULAR INTEREST A-SP-A-2-2": The "regular interest"
(within the meaning of Section 860G(a)(1) of the Code) in REMIC III that bears
the alphanumeric designation "A-SP-A-2-2".

          "REMIC III REGULAR INTEREST A-SP-A-2-3": The "regular interest"
(within the meaning of Section 860G(a)(1) of the Code) in REMIC III that bears
the alphanumeric designation "A-SP-A-2-3".

          "REMIC III REGULAR INTEREST A-SP-B": The "regular interest" (within
the meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphabetic designation "A-SP-B".

          "REMIC III REGULAR INTEREST A-SP-C": The "regular interest" (within
the meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphabetic designation "A-SP-C".

          "REMIC III REGULAR INTEREST A-SP-D": The "regular interest" (within
the meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphabetic designation "A-SP-D".

          "REMIC III REGULAR INTEREST A-SP-E": The "regular interest" (within
the meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphabetic designation "A-SP-E".

          "REMIC III REGULAR INTEREST A-SP-F-1": The "regular interest" (within
the meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphanumeric designation "A-SP-F-1".

          "REMIC III REGULAR INTEREST A-SP-F-2": The "regular interest" (within
the meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphanumeric designation "A-SP-F-2".

          "REMIC III REGULAR INTEREST A-X-A-1-1": The "regular interest" (within
the meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphanumeric designation "A-X-A-1-1".

          "REMIC III REGULAR INTEREST A-X-A-1-2": The "regular interest" (within
the meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphanumeric designation "A-X-A-1-2".

          "REMIC III REGULAR INTEREST A-X-A-1-3": The "regular interest" (within
the meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphanumeric designation "A-X-A-1-3".

          "REMIC III REGULAR INTEREST A-X-A-1-4": The "regular interest" (within
the meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphanumeric designation "A-X-A-1-4".

          "REMIC III REGULAR INTEREST A-X-A-2-1": The "regular interest" (within
the meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphanumeric designation "A-X-A-2-1".

                                      -57-
<Page>

          "REMIC III REGULAR INTEREST A-X-A-2-2": The "regular interest" (within
the meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphanumeric designation "A-X-A-2-2".

          "REMIC III REGULAR INTEREST A-X-A-2-3": The "regular interest" (within
the meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphanumeric designation "A-X-A-2-3".

          "REMIC III REGULAR INTEREST A-X-APM": The "regular interest" (within
the meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphabetic designation "A-X-APM".

          "REMIC III REGULAR INTEREST A-X-B": The "regular interest" (within the
meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphabetic designation "A-X-B".

          "REMIC III REGULAR INTEREST A-X-C": The "regular interest" (within the
meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphabetic designation "A-X-C".

          "REMIC III REGULAR INTEREST A-X-D": The "regular interest" (within the
meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphabetic designation "A-X-D".

          "REMIC III REGULAR INTEREST A-X-E": The "regular interest" (within the
meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphabetic designation "A-X-E".

          "REMIC III REGULAR INTEREST A-X-F-1": The "regular interest" (within
the meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphanumeric designation "A-X-F-1".

          "REMIC III REGULAR INTEREST A-X-F-2": The "regular interest" (within
the meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphanumeric designation "A-X-F-2".

          "REMIC III REGULAR INTEREST A-X-G": The "regular interest" (within the
meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphabetic designation "A-X-G".

          "REMIC III REGULAR INTEREST A-X-H": The "regular interest" (within the
meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphabetic designation "A-X-H".

          "REMIC III REGULAR INTEREST A-X-J": The "regular interest" (within the
meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphabetic designation "A-X-J".

          "REMIC III REGULAR INTEREST A-X-K": The "regular interest" (within the
meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphabetic designation "A-X-K".

          "REMIC III REGULAR INTEREST A-X-L": The "regular interest" (within the
meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphabetic designation "A-X-L".

          "REMIC III REGULAR INTEREST A-X-M": The "regular interest" (within the
meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphabetic designation "A-X-M".

          "REMIC III REGULAR INTEREST A-X-N": The "regular interest" (within the
meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphabetic designation "A-X-N".

                                      -58-
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          "REMIC III REGULAR INTEREST A-X-O": The "regular interest" (within the
meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphabetic designation "A-X-O".

          "REMIC III REGULAR INTEREST A-X-P": The "regular interest" (within the
meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphabetic designation "A-X-P".

          "REMIC III REGULAR INTEREST A-X-Q": The "regular interest" (within the
meaning of Section 860G(a)(1) of the Code) in REMIC III that bears the
alphabetic designation "A-X-Q".

          "REMIC III REGULAR INTEREST CERTIFICATE": Any of the Interest Only
Certificates and the Principal Balance Certificates.

          "REMIC III REMITTANCE RATE": The per annum rate at which interest
accrues in respect of any Group A-SP REMIC III Regular Interest or Group A-X
REMIC III Regular Interest during any Interest Accrual Period, as set forth in
or otherwise calculated in accordance with SECTION 2.08(f).

          "REMIC III RESIDUAL INTEREST": The sole uncertificated "residual
interest" (within the meaning of Section 860G(a)(2) of the Code) in REMIC III
issued pursuant to this Agreement.

          "REMIC POOL": Any of REMIC I, REMIC II or REMIC III.

          "REMIC PROVISIONS": The provisions of the federal income tax law
relating to real estate mortgage investment conduits, which appear at Sections
860A through 860G of Subchapter M of Chapter 1 of Subtitle A of the Code, and
related provisions, and proposed, temporary and final Treasury regulations and
any published rulings, notices and announcements promulgated thereunder, as the
foregoing may be in effect from time to time.

          "RENTS FROM REAL PROPERTY": With respect to any REO Property, gross
income of the character described in Section 856(d) of the Code.

          "REO ACCOUNT": A segregated custodial account or accounts created and
maintained by the Special Servicer pursuant to SECTION 3.16 on behalf of the
Trustee in trust for the Certificateholders, which shall be entitled "[name of
Special Servicer], as Special Servicer, in trust for [name of Trustee], as
Trustee, for Holders of Credit Suisse First Boston Mortgage Securities Corp.
Commercial Mortgage Pass-Through Certificates, Series 2002-CKS4 REO Account".
Any such account or accounts shall be an Eligible Account.

          "REO ACQUISITION": With respect to any Mortgage Loan, the acquisition
by the Trust Fund of REO Property related to such Mortgage Loan.

          "REO ACQUISITION DATE": The date of the Trust Fund's acquisition for
federal income tax purposes of any REO Property pursuant to SECTION 3.09.

          "REO DISPOSITION": The sale or other disposition of the REO Property
pursuant to SECTION 3.18(e).

          "REO EXTENSION": As defined in SECTION 3.16(a).

                                      -59-
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          "REO LOAN": The mortgage loan deemed to be outstanding and part of the
Mortgage Pool with respect to each REO Property. Each REO Loan shall be deemed
to be outstanding for so long as the related REO Property remains part of the
Trust Fund, and shall be deemed to provide for Assumed Scheduled Payments on
each Due Date therefor and otherwise have the same terms and conditions as its
predecessor Mortgage Loan, including, without limitation, with respect to the
calculation of the Mortgage Rate in effect from time to time (such terms and
conditions to be applied without regard to the default on such predecessor
Mortgage Loan). Each REO Loan shall be deemed to have an initial outstanding
principal balance and Stated Principal Balance equal to the outstanding
principal balance and Stated Principal Balance, respectively, of its predecessor
Mortgage Loan as of the related REO Acquisition Date. All amounts due and owing
in respect of the predecessor Mortgage Loan as of the related REO Acquisition
Date, including accrued and unpaid interest, shall continue to be due and owing
in respect of an REO Loan. All amounts payable or reimbursable to the Master
Servicer, the Special Servicer or the Trustee, as applicable, in respect of the
predecessor Mortgage Loan as of the related REO Acquisition Date, including any
unpaid Special Servicing Fees and Master Servicing Fees and any unreimbursed
Advances, together with any interest accrued and payable to the Master Servicer
or the Trustee in respect of such Advances in accordance with SECTION 3.03(d) or
SECTION 4.03(d), shall continue to be payable or reimbursable to the Master
Servicer or the Trustee in respect of an REO Loan.

          "REO PROPERTY": A Mortgaged Property acquired by the Special Servicer
on behalf of and in the name of the Trustee (or its nominee) for the benefit of
the Certificateholders and, if such property relates to an A/B Loan Pair, the
related B Loan Holder, through foreclosure, acceptance of a deed in lieu of
foreclosure or otherwise in accordance with applicable law in connection with
the default or imminent default of a Mortgage Loan.

          "REO REVENUES": All income, rents and profits derived from the
ownership, operation or leasing of any REO Property.

          "REO TAX": As defined in SECTION 3.17(a).

          "REPLACEMENT MORTGAGE LOAN": Any Qualified Substitute Mortgage Loan
that is substituted by a Mortgage Loan Seller or, in the case of a Column
Mortgage Loan, the Column Performance Guarantor for a Defective Mortgage Loan as
contemplated by SECTION 2.03.

          "REQUEST FOR RELEASE": A request signed by a Servicing Officer of, as
applicable, the Master Servicer in the form of EXHIBIT D-1 attached hereto or
the Special Servicer in the form of EXHIBIT D-2 attached hereto.

          "REQUESTING SUBORDINATE CERTIFICATEHOLDER": The Holder of any of the
Class L, Class M, Class N, Class O, Class P or Class Q Certificates, that
delivers notice to the Trustee, the Master Servicer and the Special Servicer
indicating that such Holder is a "Requesting Subordinate Certificateholder".

          "RESPONSIBLE OFFICER": When used with respect to the initial Trustee,
any Vice President, Assistant Vice President, corporate trust officer or
assistant corporate trust officer of the Trustee having direct responsibility
for the administration of this Agreement, and with respect to any successor
Trustee, any officer or assistant officer in the corporate trust department of
the Trustee or any other officer of the Trustee customarily performing functions
similar to those performed by any of the above designated officers to whom a
particular matter is referred by the Trustee because of such officer's knowledge
of and familiarity with the particular subject.

                                      -60-
<Page>

          "RESTRICTED MASTER SERVICER REPORTS": Collectively, to the extent not
filed with the Commission, the CMSA Servicer Watch List, the CMSA Operating
Statement Analysis Report, the CMSA NOI Adjustment Worksheet, CMSA Financial
File and the CMSA Comparative Financial Status Report.

          "REVISED RATE": With respect to any ARD Loan, the increased interest
rate after the related Anticipated Repayment Date (in the absence of a default)
for such ARD Loan, as calculated and as set forth in the related Mortgage Loan
Documents.

          "RULE 144A GLOBAL CERTIFICATE": With respect to any Class of
Book-Entry Non-Registered Certificates, a single global Certificate, or multiple
global Certificates collectively, registered in the name of the Depository or
its nominee, in definitive, fully registered form without interest coupons, each
of which Certificates bears a Qualified Institutional Buyer CUSIP number and
does not bear a Regulation S Legend.

          "SARBANES-OXLEY CERTIFICATION": As defined in SECTION 3.26(a).

          "SBRC": As defined in the Preliminary Statement to this Agreement.

          "SBRC MORTGAGE LOANS": Any Mortgage Loan that is either an Original
SBRC Mortgage Loan or a Replacement Mortgage Loan that was delivered under the
SBRC Mortgage Loan Purchase Agreement in substitution for an Original SBRC
Mortgage Loan.

          "SBRC MORTGAGE LOAN PURCHASE AGREEMENT": As defined in the Preliminary
Statement to this Agreement.

          "SECURITIES ACT": The Securities Act of 1933, as amended.

          "SECURITY AGREEMENT": With respect to any Loan, any security agreement
or equivalent instrument, whether contained in the related Mortgage or executed
separately, creating in favor of the holder of such Mortgage a security interest
in the personal property constituting security for repayment of such Loan.

          "SECURITY POSITION LISTING": A listing prepared by the Depository of
the holdings of Depository Participants with respect to the Certificates.

          "SENIOR CERTIFICATES": Collectively, the Class A-P&I Certificates and
the Interest Only Certificates.

          "SENIOR PRINCIPAL DISTRIBUTION CROSS-OVER DATE": The first
Distribution Date as of which the aggregate Certificate Principal Balance of the
Class A-P&I Certificates outstanding immediately prior thereto equals or exceeds
the sum of (a) the aggregate Stated Principal Balance of the Mortgage Pool
(exclusive of the Uncertificated Principal Balance of REMIC I Regular Interest
APM-2) that will be outstanding immediately following such Distribution Date,
plus (b) the lesser of (i) the Net Total Principal Distribution Amount for such
Distribution Date and (ii) the portion of the Net Available Distribution Amount
for such Distribution Date that will remain after all distributions of interest
to be made on the Senior Certificates on such Distribution Date pursuant to
SECTION 4.01(a) have been so made.

                                      -61-
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          "SERIES 2002-CKS4 DIRECTING CERTIFICATEHOLDER": The Controlling Class
Certificateholder selected by the Holders of more than 50% of the Percentage
Interests in the Controlling Class, by Certificate Principal Balance, as
certified by the Trustee from time to time and as shall be evidenced by notice
delivered by the Series 2002-CKS4 Directing Certificateholder to the parties
hereto and the prior Series 2002-CKS4 Directing Certificateholder, if any;
PROVIDED, HOWEVER, that until a Series 2002-CKS4 Directing Certificateholder is
so selected or after receipt of a notice from the Holders of more than 50% of
the Percentage Interests in the Controlling Class that a Series 2002-CKS4
Directing Certificateholder is no longer designated, the Controlling Class
Certificateholder that beneficially owns the largest aggregate Certificate
Principal balance of the Controlling Class shall be the Series 2002-CKS4
Directing Certificateholder. The initial Series 2002-CKS4 Directing
Certificateholder will be Lennar Partners, Inc. No appointment of any Person as
a Series 2002-CKS4 Directing Certificateholder shall be effective until such
Person provides the Trustee, the Master Servicer and the Special Servicer with
written confirmation of its acceptance of such appointment, an address and
telecopy number for the delivery of notices and other correspondence and a list
of officers or employees of such Person with whom the parties to this Agreement
may deal (including their names, titles, work addresses and telecopy numbers).
If no Person is appointed as Series 2002-CKS4 Directing Certificateholder, the
Master Servicer, the Special Servicer and the Trustee shall not be required to
recognize the Controlling Class Certificateholder that beneficially owns the
largest aggregate Certificate Principal balance of the Controlling Class as the
Series 2002-CKS4 Directing Certificateholder until such Certificateholder
provides an address and telecopy number for the delivery of notices and other
correspondence and a list of officers or employees of such Person with whom the
parties to this Agreement may deal (including their names, titles, work
addresses and telecopy numbers).

          "SERVICING ACCOUNT": The account or accounts created and maintained
pursuant to SECTION 3.03.

          "SERVICING ADVANCES": All customary, reasonable and necessary
"out-of-pocket" costs and expenses, including attorneys' fees and expenses and
fees of real estate brokers, paid or to be paid, as the context requires, out of
its own funds, by the Master Servicer or the Special Servicer (or, if
applicable, the Trustee) in connection with the servicing of a Loan after a
default, delinquency or other unanticipated event has occurred or is reasonably
foreseeable, or in connection with the administration of any REO Property,
including (1) any such costs and expenses associated with (a) compliance with
the obligations of the Master Servicer and/or the Special Servicer set forth in
SECTIONS 2.03, 3.03(c) and 3.09, (b) the preservation, insurance, restoration,
protection and management of a Mortgaged Property, including the cost of any
"force placed" insurance policy purchased by the Master Servicer or the Special
Servicer to the extent such cost is allocable to a particular Mortgaged Property
that the Master Servicer or the Special Servicer is required to cause to be
insured pursuant to SECTION 3.07, (c) obtaining any Insurance and Condemnation
Proceeds or Liquidation Proceeds in respect of any such Loan or any REO
Property, (d) any enforcement or judicial proceedings with respect to any such
Loan, including foreclosures and similar proceedings, (e) the operation,
leasing, management, maintenance and liquidation of any REO Property, (f)
obtaining any Appraisal required to be obtained hereunder, and (g) UCC filings
(to the extent that the costs thereof are not reimbursed by the related
Borrower), (2) the reasonable and direct out-of-pocket travel expenses incurred
by the Special Servicer in connection with performing inspections pursuant to
SECTION 3.19, and (3) any other expenditure which is expressly designated as a
Servicing Advance herein; PROVIDED that, notwithstanding anything to the
contrary, "Servicing Advances" shall not include (A) allocable overhead of the
Master Servicer or Special Servicer, such as costs for office space, office
equipment, supplies and related expenses, employee

                                      -62-
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salaries and related expenses and similar internal costs and expenses, (B) costs
incurred by either such party or any Affiliate thereof in connection with its
purchase of any Mortgage Loan or REO Property pursuant to any provision of this
Agreement or (C) costs or expenses expressly required under this Agreement to be
borne by the Master Servicer or Special Servicer.

          "SERVICING FILE": Any documents, certificates, opinions and reports
(other than documents required to be part of the related Mortgage File)
delivered by the related Borrower in connection with, or relating to the
origination and servicing of any Loan or which are reasonably required for the
ongoing administration of the Loan, including appraisals, surveys, engineering
reports, environmental reports, financial statements, leases, rent rolls and
tenant estoppels, together with copies of documents required to be part of the
related Mortgage File.

          "SERVICING OFFICER": Any officer and/or employee of the Master
Servicer or the Special Servicer involved in, or responsible for, the
administration and servicing of the Loans, whose name and specimen signature
appear on a list of servicing officers furnished by the Master Servicer to the
Trustee and the Depositor on the Closing Date as such list may be amended from
time to time thereafter.

          "SERVICING STANDARD": As defined in SECTION 3.01(a).

          "SERVICING TRANSFER EVENT": With respect to any Mortgage Loan, the
occurrence of any of the following events:

          (i)      a payment default shall have occurred on such Mortgage Loan
     at its Maturity Date, or if the Master Servicer has received evidence prior
     to its Maturity Date that the related Borrower has obtained a firm
     commitment to refinance such Mortgage Loan, such default continues
     unremedied (including by the Class APM Directing Certificateholder) beyond
     the earlier of (A) 60 days after its Maturity Date or (B) the expiration of
     such commitment; or

          (ii)     any Monthly Payment (other than a Balloon Payment) is 60 days
     or more delinquent; or

          (iii)    the Master Servicer or the Special Servicer reasonably
     determines that a payment default has occurred or is imminent and is not
     likely to be cured by the related Borrower within 60 days; or

          (iv)     a decree or order of a court or agency or supervisory
     authority having jurisdiction in the premises in an involuntary case under
     any present or future federal or state bankruptcy, insolvency or similar
     law or the appointment of a conservator or receiver or liquidator in any
     insolvency, readjustment of debt, marshaling of assets and liabilities or
     similar proceedings, or for the winding-up or liquidation of its affairs is
     entered against the related Borrower; PROVIDED that if such decree or order
     is discharged or stayed within 60 days of being entered, such Mortgage Loan
     shall not be a Specially Serviced Mortgage Loan (and no Special Servicing
     Fees, Workout Fees or Liquidation Fees will be payable with respect
     thereto); or

          (v)      the related Borrower shall file for or consent to the
     appointment of a conservator or receiver or liquidator in any insolvency,
     readjustment of debt, marshaling of assets and liabilities or similar
     proceedings of or relating to such Borrower or of or relating to all or
     substantially all of its property; or

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          (vi)     the related Borrower shall admit in writing its inability to
     pay its debts generally as they become due, file a petition to take
     advantage of any applicable insolvency or reorganization statute, make an
     assignment for the benefit of its creditors, or voluntarily suspend payment
     of its obligations; or

          (vii)    the Master Servicer has received  notice of the  foreclosure
     or proposed foreclosure of any lien on the related Mortgaged Property; or

          (viii)   any other default that, in the reasonable judgment of the
     Master Servicer or the Special Servicer, has materially and adversely
     affected the value of the related Mortgage Loan has occurred and has
     continued unremedied (including by the Class APM Directing
     Certificateholder) for the applicable grace period specified in the related
     Mortgage; PROVIDED that the failure of the related Borrower to obtain
     all-risk casualty insurance which does not contain any carve-out for
     terrorist or similar act shall not apply with respect to this clause if the
     Special Servicer has determined in accordance with the Servicing Standard
     that either (a) such insurance is not available at commercially reasonable
     rates and that such hazards are not at the time commonly insured against
     for properties similar to the Mortgaged Property and located in or around
     the region in which such Mortgaged Property is located or (b) such
     insurance is not available at any rate.

A Servicing Transfer Event with respect to any Mortgage Loan shall cease to
exist:

          (w)      in the case of the circumstances described in CLAUSES (i) and
     (ii) above, if and when the related Borrower has made three consecutive
     full and timely Monthly Payments under the terms of such Mortgage Loan (as
     such terms may be changed or modified in connection with a bankruptcy or
     similar proceeding involving the related Borrower or by reason of a
     modification, waiver or amendment granted or agreed to by the Master
     Servicer or the Special Servicer pursuant to SECTION 3.20);

          (x)      in the case of the circumstances described in CLAUSES (iii),
     (iv), (v) and (vi) above, if and when such circumstances cease to exist in
     the reasonable judgment of the applicable Special Servicer;

          (y)      in the case of the  circumstances  described in CLAUSE (vii)
     above, if any, when the proceedings are terminated; and

          (z)      in the case of the circumstances described in CLAUSE (viii)
     above, if and when such default is cured in the reasonable judgment of the
     applicable Special Servicer.

          "SIGNIFICANT MORTGAGE LOAN": At any time, (a) any Mortgage Loan (i)
whose principal balance is $20,000,000 or more at such time or (ii) that is (x)
a Mortgage Loan, (y) part of a group of Crossed Mortgage Loans or (z) part of a
group of Mortgage Loans made to affiliated Borrowers that, in each case, in the
aggregate, represents 5% or more of the aggregate outstanding principal balance
of the Mortgage Pool at such time or (b) any one of the ten largest Mortgage
Loans (which for the purposes of this definition shall include groups of Crossed
Mortgage Loans and groups of Mortgage Loans made to affiliated Borrowers) by
outstanding principal balance at such time.

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          "SINGLE-PURPOSE ENTITY" or "SPE": A person, other than an individual,
whose organizational documents provide (with such exceptions as may be approved
by the Master Servicer or Special Servicer in their respective discretion, in
each case in accordance with the Servicing Standard) that it is formed solely
for the purpose of owning and pledging Defeasance Collateral relating to one or
more Defeasance Mortgage Loans; shall not engage in any business unrelated to
such Defeasance Collateral; shall not have any assets other than those related
to its interest in the Defeasance Collateral and may not incur any indebtedness
other than as required to assume the defeased obligations under the related Note
or Notes that have been defeased; shall maintain its own books, records and
accounts, in each case which are separate and apart from the books, records and
accounts of any other Person; shall hold regular meetings, as appropriate, to
conduct its business, and shall observe all entity level formalities and
record-keeping; shall conduct business in its own name and use separate
stationery, invoices and checks; may not guarantee or assume the debts or
obligations of any other Person; shall not commingle its assets or funds with
those of any other Person; shall pay its obligations and expenses and the
salaries of its own employees from its own funds and allocate and charge
reasonably and fairly any common employees or overhead shared with Affiliates;
shall prepare separate tax returns and financial statements or, if part of a
consolidated group, shall be shown as a separate member of such group; shall
transact business with Affiliates on an arm's-length basis pursuant to written
agreements; shall hold itself out as being a legal entity, separate and apart
from any other Person; if such entity is a limited partnership, shall have as
its only general partners, general partners which are Single-Purpose Entities
which are corporations; if such entity is a corporation, at all relevant times,
has and will have at least one Independent Director; the board of directors of
such entity shall not take any action requiring the unanimous affirmative vote
of 100% of the members of the board of directors unless all of the directors,
including without limitation all Independent Directors, shall have participated
in such vote; shall not fail to correct any known misunderstanding regarding the
separate identity of such entity; if such entity is a limited liability company,
shall have at least one member that is a Single-Purpose Entity which is a
corporation, and such corporation shall be the managing member of such limited
liability company; shall hold its assets in its own name; except for the pledge
of such Defeasance Collateral, shall not pledge its assets for the benefit of
any other person or entity; shall not make loans or advances to any person or
entity; shall not identify its partners, members or shareholders, or any
affiliates of any of them as a division or part of it; if such entity is a
limited liability company, such entity shall dissolve only upon the bankruptcy
of the managing member, and such entity's articles of organization, certificate
of formation and/or operating agreement, as applicable, shall contain such
provision; if such entity is a limited liability company or limited partnership,
and such entity has one or more managing members or general partners, as
applicable, then such entity shall continue (and not dissolve) for so long as a
solvent managing member or general partner, as applicable, exists and such
entity's organizational documents shall contain such provision. The SPE's
organizational documents shall further prohibit any dissolution and winding up
and provide that any insolvency filing for such entity requires the unanimous
consent of all partners, directors (including without limitation all Independent
Directors) or members, as applicable, and that such documents may not be amended
with respect to the Single-Purpose Entity requirements so long as any
Certificates are outstanding.

          "S&P": Standard & Poor's Ratings Services, a division of The
McGraw-Hill Companies, Inc., and its successors in interest. If neither such
rating agency nor any successor remains in existence, "S&P" shall be deemed to
refer to such other nationally recognized statistical rating agency or other
comparable Person designated by the Depositor, notice of which designation shall
be given to the other parties hereto, and specific ratings of Standard & Poor's
Ratings Services, a division of The McGraw-Hill Companies, Inc. herein
referenced shall be deemed to refer to the equivalent ratings of the

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party so designated. References herein to "applicable rating category" (other
than such references to "highest applicable rating category") shall, in the case
of S&P, be deemed to refer to such applicable rating category of S&P, without
regard to any plus or minus or other comparable rating qualification.

          "SPECIAL SERVICER": Lennar, in its capacity as special servicer
hereunder, or any successor special servicer appointed as herein provided.

          "SPECIAL SERVICER EMPLOYEES": As defined in SECTION 3.07(c).

          "SPECIAL SERVICING FEE": With respect to each Specially Serviced
Mortgage Loan and REO Loan, the fee payable to the Special Servicer pursuant to
the first paragraph of SECTION 3.11(b).

          "SPECIAL SERVICING FEE RATE": With respect to each Specially Serviced
Mortgage Loan and each REO Loan, 0.25% per annum.

          "SPECIALLY SERVICED LOAN": As defined in SECTION 3.01(a).

          "SPECIALLY SERVICED MORTGAGE LOAN": As defined in SECTION 3.01(a).

          "STARTUP DAY": With respect to each REMIC Pool, the day designated as
such in SECTION 2.04(a) (in the case of REMIC I), SECTION 2.06(a) (in the case
of REMIC II) or SECTION 2.08(a) (in the case of REMIC III), as applicable.

          "STATED PRINCIPAL BALANCE": With respect to any Mortgage Loan (and any
successor REO Loan), a principal balance which (a) initially shall equal the
unpaid principal balance thereof as of the related Due Date in October 2002 or,
in the case of any Replacement Mortgage Loan, as of the related date of
substitution, in any event after application of all payments of principal due
thereon on or before such date, whether or not received, and (b) shall be
permanently reduced on each subsequent Distribution Date (to not less than zero)
by (i) that portion, if any, of the Total Principal Distribution Amount for such
Distribution Date attributable to such Mortgage Loan (or successor REO Loan),
and (ii) the principal portion of any Realized Loss incurred in respect of such
Mortgage Loan (or successor REO Loan) during the related Collection Period;
PROVIDED that, if a Liquidation Event occurs in respect of any Mortgage Loan or
REO Property, then the "Stated Principal Balance" of such Mortgage Loan or of
the related REO Loan, as the case may be, shall be zero commencing as of the
Distribution Date in the Collection Period next following the Collection Period
in which such Liquidation Event occurred.

          "SUBORDINATE CERTIFICATE": Any of the Class APM, Class B, Class C,
Class D, Class E, Class F, Class G, Class H, Class J, Class K, Class L, Class M,
Class N, Class O, Class P, Class Q and Class R Certificates.

          "SUBORDINATE PRINCIPAL BALANCE CERTIFICATE": Any of the Subordinate
Certificates that is also a Principal Balance Certificate.

          "SUBSEQUENT EXCHANGE ACT REPORTS": All Exchange Act Reports other than
the Current Report on Form 8-K to be filed with the Commission with respect to
the Trust by the Depositor in accordance with SECTION 3.26(a) within 15 days
following the Closing Date.

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          "SUB-SERVICER": Any Person with which the Master Servicer or the
Special Servicer has entered into a Sub-Servicing Agreement.

          "SUB-SERVICING AGREEMENT": The subservicing agreements between the
Master Servicer or the Special Servicer, as the case may be, and any
Sub-Servicer relating to servicing and administration of Mortgage Loans by such
Sub-Servicer as provided in SECTION 3.22.

          "SUBSTITUTION SHORTFALL AMOUNT": With respect to a substitution
pursuant to SECTION 2.03(b) hereof, an amount equal to the excess, if any, of
the Purchase Price of the Mortgage Loan being replaced calculated as of the date
of substitution over the Stated Principal Balance of the related Qualified
Substitute Mortgage Loan as of the date of substitution. In the event that one
or more Qualified Substitute Mortgage Loans are substituted (at the same time)
for one or more Deleted Mortgage Loans, the Substitution Shortfall Amount shall
be determined as provided in the preceding sentence on the basis of the
aggregate Purchase Prices of the Mortgage Loan or Mortgage Loans being replaced
and the aggregate Stated Principal Balances of the related Qualified Substitute
Mortgage Loan or Mortgage Loans.

          "SUCCESSOR MANAGER": As defined in SECTION 3.19(b).

          "TAX MATTERS PERSON": With respect to any REMIC Pool, the Person
designated as the "tax matters person" of such REMIC Pool in the manner provided
under Treasury regulations section 1.860F-4(d) and temporary Treasury
regulations section 301.6231(a)(7)-1T, which Person shall, pursuant to SECTION
10.01(b), be the Plurality Class R Certificateholder.

          "TAX RETURNS": The federal income tax return on IRS Form 1066, U.S.
Real Estate Mortgage Investment Conduit Income (REMIC) Tax Return, including
Schedule Q thereto, Quarterly Notice to Residual Interest Holder of REMIC
Taxable Income or Net Loss Allocation, or any successor forms, to be filed on
behalf of each REMIC Pool due to its classification as a REMIC under the REMIC
Provisions, together with any and all other information, reports or returns that
may be required to be furnished to the Certificateholders or filed with the IRS
under any applicable provisions of federal tax law or any other governmental
taxing authority under applicable state or local tax laws.

          "TERMINATION NOTICE": As defined in SECTION 7.01(b).

          "TERMINATION PRICE": As defined in SECTION 9.01.

          "TOTAL PRINCIPAL DISTRIBUTION AMOUNT": An amount equal to:

          (a)  with  respect  to any  Distribution  Date prior to the Final
     Distribution Date, the aggregate (without duplication) of the following--

               (i)     all payments of principal (including Principal
          Prepayments) received by or on behalf of the Trust with respect to the
          Mortgage Loans during the related Collection Period, in each case net
          of any portion of the particular payment that represents a Late
          Collection of principal for which a P&I Advance was previously made
          for a prior Distribution Date or that represents the principal portion
          of a Monthly Payment due on or before the related Due Date in October
          2002 or on a Due Date subsequent to the end of the related Collection
          Period,

                                      -67-
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               (ii)    all scheduled payments of principal due in respect of the
          Mortgage Loans for their respective Due Dates occurring during the
          related Collection Period that were received by or on behalf of the
          Trust (other than as part of a Principal Prepayment) prior to the
          related Collection Period,

               (iii)   all Insurance and Condemnation Proceeds and Liquidation
          Proceeds received by or on behalf of the Trust with respect to any of
          the Mortgage Loans during the related Collection Period that were
          identified and applied as recoveries of principal of such Mortgage
          Loans in accordance with SECTION 1.03, in each case net of any portion
          of such proceeds that represents a Late Collection of principal due on
          or before the related Due Date in October 2002 or for which a P&I
          Advance was previously made for a prior Distribution Date,

               (iv)    all Insurance and Condemnation Proceeds, Liquidation
          Proceeds and REO Revenues received by or on behalf of the Trust in
          respect of any REO Properties during the related Collection Period
          that were identified and applied as recoveries of principal of the
          related REO Loans in accordance with SECTION 1.03, in each case net of
          any portion of such proceeds and/or revenues that represents a Late
          Collection of principal due on or before the related Due Date in
          October 2002 or for which a P&I Advance was previously made for a
          prior Distribution Date, and

               (v)     the  respective  principal  portions of all P&I Advances
          made in respect of the Mortgage Loans and any REO Loans with respect
          to such Distribution Date; and

          (b)  with respect to the Final Distribution Date, the aggregate Stated
     Principal Balance of the entire Mortgage Pool outstanding immediately prior
     to the Final Distribution Date.

          "TRANSFER": Any direct or indirect transfer, sale, pledge,
hypothecation, or other form of assignment of any Ownership Interest in a
Certificate.

          "TRANSFER AFFIDAVIT AND AGREEMENT": As defined in SECTION 5.02(d).

          "TRANSFEREE": Any Person who is acquiring by Transfer any Ownership
Interest in a Certificate.

          "TRANSFEROR": Any Person who is disposing by Transfer any Ownership
Interest in a Certificate.

          "TRUST": The trust created hereby.

          "TRUST ASSETS": The assets comprising the Trust Fund.

          "TRUST FUND": All of the assets of all the REMIC Pools and both of the
Grantor Trust Pools.

          "TRUSTEE": Wells Fargo, in its capacity as trustee and its successors
in interest, or any successor trustee appointed as herein provided.

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          "TRUSTEE ACCOUNT": As defined in SECTION 3.06(a).

          "TRUSTEE BACKUP CERTIFICATION": As defined in SECTION 3.26(f)

          "TRUSTEE EXCEPTION REPORT": As defined in SECTION 2.02(e).

          "TRUSTEE FEE": The fee to be paid to the Trustee as compensation for
the Trustee's activities under this Agreement.

          "TRUSTEE FEE RATE": 0.00175% per annum.

          "TRUSTEE REPORT": As defined in SECTION 4.02(a).

          "UCC": The Uniform Commercial Code, as enacted in each applicable
state.

          "UCC FINANCING STATEMENT": A financing statement filed or to be filed
pursuant to the UCC, as in effect in the relevant jurisdiction.

          "UNCERTIFICATED PRINCIPAL BALANCE": The principal balance outstanding
from time to time of any REMIC I Regular Interest (calculated in accordance with
SECTION 2.04(e) hereof) or any REMIC II Regular Interest (calculated in
accordance with SECTION 2.06(e) hereof).

          "UNCOVERED PREPAYMENT INTEREST SHORTFALL": As to any Distribution Date
and any Mortgage Loan as to which a Principal Prepayment is made, the excess, if
any, of (i) the Prepayment Interest Shortfall relating to a Principal
Prepayment, if any, for such Mortgage Loan as of such Distribution Date, over
(ii) the deposits made by the Master Servicer or the Special Servicer to the
Trustee pursuant to SECTION 3.02(c).

          "UNCOVERED PREPAYMENT INTEREST SHORTFALL AMOUNT": As to any
Distribution Date, the amount, if any, by which (i) the sum of the Uncovered
Prepayment Interest Shortfalls, if any, for such Distribution Date exceeds (ii)
the aggregate amount of Prepayment Interest Excesses, if any, on all Mortgage
Loans for such Distribution Date.

          "UNDERWRITERS": Collectively, CSFB Corporation, Lehman Brothers, Inc.,
McDonald Investments Inc. and Salomon Smith Barney Inc.

          "UNDERWRITER EXEMPTION": PTE 89-90, as amended by PTE 97-34, PTE
2000-58 and PTE 2002-41, and as may be subsequently amended following the
Closing Date.

          "UNFUNDED PRINCIPAL BALANCE REDUCTION": Any reduction made in the
Class Principal Balance of any Class of Principal Balance Certificates pursuant
to SECTION 4.04(a), the Uncertificated Principal Balance of any REMIC II Regular
Interest pursuant to SECTION 4.04(b), or the Uncertificated Principal Balance of
any REMIC I Regular Interest pursuant to SECTION 4.04(c).

          "UNITED STATES SECURITIES PERSON": Any "U.S. person" as defined in
Rule 902(k) of Regulation S.

          "UNITED STATES TAX PERSON": A citizen or resident of the United
States, a corporation, partnership or other entity created or organized in, or
under the laws of, the United States or any political

                                      -69-
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subdivision thereof, or an estate whose income from sources without the United
States is includible in gross income for United States federal income tax
purposes regardless of its connection with the conduct of a trade or business
within the United States, or a trust if a court within the United States is able
to exercise primary supervision over the administration of the trust and one or
more United States Tax Persons have the authority to control all substantial
decisions of the trust, all within the meaning of Section 7701(a)(30) of the
Code.

          "UNRESTRICTED MASTER SERVICER REPORTS": Collectively, the CMSA
Delinquent Loan Status Report, CMSA Historical Loan Modification Report, CMSA
Historical Liquidation Report, CMSA REO Status Report and, if and to the extent
filed with the Commission, such reports and files as would, but for such filing,
constitute Restricted Master Servicer Reports.

          "USPAP": The Uniform Standards of Professional Appraisal Practices.

          "VOTING RIGHTS": The portion of the voting rights of all of the
Certificates, which is allocated to any Certificate. At all times during the
term of this Agreement and for any date of determination, the Voting Rights
shall be allocated among the various Classes of Certificateholders as follows:
(i) 1% in the case of the Class A-X and Class A-SP Certificates, based on the
respective Class Notional Amount of each such Class related to the aggregate
Class Notional Amount of both such Classes; and (ii) in the case of any Class of
Principal Balance Certificates, a percentage equal to the product of 99% and a
fraction, the numerator of which is equal to the then Class Principal Balance of
such Class, and the denominator of which is equal to the then aggregate
Certificate Principal Balance of the Principal Balance Certificates. The Class R
and Class V Certificates will not be entitled to any Voting Rights. Voting
Rights allocated to a Class of Certificateholders shall be allocated among such
Certificateholders in proportion to the Percentage Interests evidenced by their
respective Certificates.

          "WEBSITE": Either the internet website maintained by the Trustee
(initially located at "www.ctslink.com/cmbs"), the website maintained by the
Master Servicer or the website maintained by the CMSA, as applicable.

          "WELLS FARGO": As defined in the Preliminary Statement to this
Agreement.

          "WITHHELD AMOUNTS": As defined in SECTION 3.28(a).

          "WORKOUT FEE": The fee designated as such, and paid or payable, as the
context may require, to the Special Servicer with respect to each Corrected
Mortgage Loan, pursuant to SECTION 3.11(b).

          "WORKOUT FEE RATE": 1.0%.

          "YIELD MAINTENANCE CERTIFICATES": The Class A-1, Class A-2, Class B,
Class C, Class D, Class E, Class F, Class G and Class H Certificates.

          "YIELD MAINTENANCE CHARGE": With respect to any Loan, any premium, fee
or other additional amount paid or payable, as the context requires, by a
Borrower in connection with a Principal Prepayment on, or other early collection
of principal of, a Loan, calculated, in whole or in part, pursuant to a yield
maintenance formula or otherwise pursuant to a formula that reflects the lost
interest, including a Yield Maintenance Minimum Amount.

                                      -70-
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          "YIELD MAINTENANCE MINIMUM AMOUNT": With respect to a Loan that
provides for a Yield Maintenance Charge to be paid in connection with any
Principal Prepayment thereon or other early collection of principal thereof, any
specified amount or specified percentage of the amount prepaid which constitutes
the minimum amount that such Yield Maintenance Charge may be.

          SECTION 1.02.  General Interpretive Principles.

          For purposes of this Agreement, except as otherwise expressly provided
or unless the context otherwise requires:

               (i)     the terms defined in this Agreement include the plural as
     well as the singular, and the use of any gender herein shall be deemed to
     include the other gender;

               (ii)    accounting terms not otherwise defined herein have the
     meanings assigned to them in accordance with GAAP as in effect from time to
     time;

               (iii)   references herein to "Articles", "Sections",
     "Subsections", "Paragraphs" and other subdivisions without reference to a
     document are to designated Articles, Sections, Subsections, Paragraphs and
     other subdivisions of this Agreement;

               (iv)    a reference to a Subsection without further reference to
     a Section is a reference to such Subsection as contained in the same
     Section in which the reference appears, and this rule shall also apply to
     Paragraphs and other subdivisions;

               (v)     the words "herein", "hereof", "hereunder", "hereto",
     "hereby" and other words of similar import refer to this Agreement as a
     whole and not to any particular provision; and

               (vi)    the terms "include" and "including" shall mean without
     limitation by reason of enumeration.

          SECTION 1.03.  Certain Calculations in Respect of the Mortgage Pool.

          (a)  All amounts collected by or on behalf of the Trust in respect of
any Cross-Collateralized Group, including any payments from Borrowers, Insurance
and Condemnation Proceeds and Liquidation Proceeds, shall be applied among the
Mortgage Loans constituting such Cross-Collateralized Group in accordance with
the express provisions of the related Mortgage Loan Documents and, in the
absence of such express provisions, in accordance with the Servicing Standard.
All amounts collected by or on behalf of the Trust in respect of or allocable to
any particular Mortgage Loan (whether or not such Mortgage Loan constitutes part
of a Cross-Collateralized Group), including any payments from Borrowers,
Insurance and Condemnation Proceeds or Liquidation Proceeds, shall be applied to
amounts due and owing under the related Mortgage Loan Documents (including for
principal and accrued and unpaid interest) in accordance with the express
provisions of the related Mortgage Loan Documents and, in the absence of such
express provisions or if and to the extent that such terms authorize the lender
to use its discretion, as follows: FIRST, as a recovery of any related and
unreimbursed Servicing Advances; SECOND, as a recovery of accrued and unpaid
interest on such Mortgage Loan to, but not including, the date of receipt by or
on behalf of the Trust (or, in the case of a full Monthly Payment from any
Borrower, through the related Due Date), exclusive, however, of any portion of
such accrued

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and unpaid interest that constitutes Default Interest or, in the case of an ARD
Mortgage Loan after its Anticipated Repayment Date, that constitutes Excess
Interest; THIRD, as a recovery of principal of such Mortgage Loan then due and
owing, including by reason of acceleration of the Mortgage Loan following a
default thereunder (or, if a Liquidation Event has occurred in respect of such
Mortgage Loan, as a recovery of principal to the extent of its entire remaining
unpaid principal balance); FOURTH, unless a Liquidation Event has occurred in
respect of such Mortgage Loan, as a recovery of amounts to be currently applied
to the payment of, or escrowed for the future payment of, real estate taxes,
assessments, insurance premiums, ground rents (if applicable) and similar items;
FIFTH, as a recovery of any Penalty Charges then due and owing under such
Mortgage Loan; SIXTH, as a recovery of any Yield Maintenance Charge then due and
owing under such Mortgage Loan; SEVENTH, as a recovery of any assumption fees
and modification fees then due and owing under such Mortgage Loan; EIGHTH, as a
recovery of any other amounts then due and owing under such Mortgage Loan other
than remaining unpaid principal and, in the case of an ARD Mortgage Loan after
its Anticipated Repayment Date, other than Excess Interest; NINTH, as a recovery
of any remaining principal of such Mortgage Loan to the extent of its entire
remaining unpaid principal balance; and, TENTH, in the case of an ARD Mortgage
Loan after its Anticipated Repayment Date, as a recovery of accrued and unpaid
Excess Interest on such ARD Mortgage Loan to but not including the date of
receipt by or on behalf of the Trust.

          (b)  Collections by or on behalf of the Trust in respect of each REO
Property (exclusive of amounts to be applied to the payment of the costs of
operating, managing, maintaining and disposing of such REO Property) shall be
treated: FIRST, as a recovery of any related and unreimbursed Servicing
Advances; SECOND, as a recovery of accrued and unpaid interest on the related
REO Loan to, but not including, the Due Date in the Collection Period of receipt
by or on behalf of the Trust, exclusive, however, of any portion of such accrued
and unpaid interest that constitutes Default Interest or, in the case of an REO
Loan that relates to an ARD Mortgage Loan after its Anticipated Repayment Date,
that constitutes Excess Interest; THIRD, as a recovery of principal of the
related REO Loan to the extent of its entire unpaid principal balance; FOURTH,
as a recovery of any Penalty Charges deemed to be due and owing in respect of
the related REO Loan; FIFTH, as a recovery of any Yield Maintenance Charge
deemed to be due and owing in respect of the related REO Loan; SIXTH, as a
recovery of any other amounts deemed to be due and owing in respect of the
related REO Loan (other than, in the case of an REO Loan that relates to an ARD
Mortgage Loan after its Anticipated Repayment Date, accrued and unpaid Excess
Interest); and SEVENTH, in the case of an REO Loan that relates to an ARD
Mortgage Loan after its Anticipated Repayment Date, as a recovery of any accrued
and unpaid Excess Interest on such REO Loan to but not including the date of
receipt by or on behalf of the Trust.

          (c)  For the purposes of this Agreement, Excess Interest on an ARD
Mortgage Loan or a successor REO Loan with respect thereto shall be deemed not
to constitute principal or any portion thereof and shall not be added to the
unpaid principal balance or Stated Principal Balance of such ARD Mortgage Loan
or successor REO Loan, notwithstanding that the terms of the related loan
documents so permit. To the extent any Excess Interest is not paid on a current
basis, it shall be deemed to be deferred interest.

          (d)  The foregoing applications of amounts received in respect of any
Mortgage Loan or REO Property shall be determined by the Master Servicer and
reflected in the appropriate monthly report from the Master Servicer and in the
appropriate monthly Trustee Report as provided in SECTION 4.02.

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          (e)  All calculations of interest earned on Advances provided for
herein shall be made on the basis of a 360-day year consisting of twelve 30-day
months.

          (f)  Any Mortgage Loan payment is deemed to be received on the date
such payment is actually received by the Master Servicer, the Special Servicer
or the Trustee; PROVIDED, HOWEVER, that for purposes of calculating
distributions on the Certificates, (i) any voluntary Principal Prepayment made
on a date other than the related Due Date and in connection with which the
Master Servicer has collected interest thereon through the end of the related
Mortgage Interest Accrual Period shall be deemed to have been made, and the
Master Servicer shall apply such Principal Prepayment to reduce the outstanding
principal balance of the related Loan as if such Principal Prepayment had been
received, on the following Due Date (so long as such next following Due Date is
in the same Collection Period as the actual date of receipt) and (ii) all other
Principal Prepayments with respect to any Mortgage Loan are deemed to be
received on the date they are applied to reduce the outstanding principal
balance of such Mortgage Loan.

          (g)  Notwithstanding the terms of any Mortgage Loan, the Master
Servicer shall not be entitled to the payment of any Penalty Charge in excess of
outstanding interest on Advances made with respect to such Mortgage Loan, except
to the extent that (i) all reserves required to be established with the Master
Servicer and then required to be funded pursuant to the terms of such Mortgage
Loan have been so funded, (ii) all payments of principal and interest then due
on such Mortgage Loan have been paid and (iii) all related operating expenses,
if applicable, have been paid to the related Lock-Box Account or reserved for
pursuant to the related Lock-Box Agreement.

          SECTION 1.04.  Crossed Mortgage Loans.

          Notwithstanding anything herein to the contrary, it is hereby
acknowledged that the groups of Mortgage Loans identified on the Mortgage Loan
Schedule as being cross-collateralized with each other are, in the case of each
such particular group of Mortgage Loans, by their terms, cross-defaulted and
cross-collateralized with each other. For purposes of reference only in this
Agreement, and without in any way limiting the servicing rights and powers of
the Master Servicer and/or the Special Servicer, with respect to any Crossed
Mortgage Loan (or successor REO Loan), the Mortgaged Property (or REO Property)
that relates or corresponds thereto shall be the property identified in the
Mortgage Loan Schedule as corresponding thereto. The provisions of this
Agreement, including each of the defined terms set forth in SECTION 1.01, shall
be interpreted in a manner consistent with this SECTION 1.04; PROVIDED that, if
there exists with respect to any Cross-Collateralized Group only one original of
any document referred to in the definition of "Mortgage File" covering all the
Mortgage Loans in such Cross-Collateralized Group, then the inclusion of the
original of such document in the Mortgage File for any of the Mortgage Loans
constituting such Cross-Collateralized Group shall be deemed an inclusion of
such original in the Mortgage File for each such Mortgage Loan.

          SECTION 1.05.  Loan Identification Convention.

          Mortgage Loans shall be identified in this Agreement by reference to
their respective loan numbers, as set forth under the column heading "#" in
Exhibit A-1 to the Prospectus Supplement.

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                                   ARTICLE II

         CONVEYANCE OF MORTGAGE LOANS; ORIGINAL ISSUANCE OF CERTIFICATES

          SECTION 2.01.  Conveyance of Original Mortgage Loans.

          (a)  It is the intention of the parties hereto that a common law trust
be established under the laws of the State of New York pursuant to this
Agreement and, further, that such trust be designated as "Credit Suisse First
Boston Mortgage Securities Trust 2002-CKS4". Wells Fargo is hereby appointed,
and does hereby agree to act, as Trustee hereunder and, in such capacity, to
hold the Trust Fund in trust for the exclusive use and benefit of all present
and future Certificateholders. It is not intended that this Agreement create a
partnership or a joint-stock association.

          The Depositor, concurrently with the execution and delivery hereof,
does hereby assign, sell, transfer, set over and otherwise convey to the
Trustee, without recourse, for the benefit of the Certificateholders all the
right, title and interest of the Depositor, including any security interest
therein for the benefit of the Depositor, in, to and under (i) the Original
Mortgage Loans, (ii) the Mortgage Loan Purchase Agreements and (iii) all other
assets included or to be included in the Trust Fund. Such assignment includes
all interest and principal received or receivable on or with respect to the
Original Mortgage Loans (other than payments of principal and interest due and
payable on the Original Mortgage Loans on or before the Cut-off Date and
Principal Prepayments paid on or before the Cut-off Date). The transfer of the
Original Mortgage Loans and the related rights and property accomplished hereby
is absolute and, notwithstanding SECTION 11.07, is intended by the parties to
constitute a sale.

          Under GAAP, the Depositor shall report and cause all of its records to
reflect: (i) its acquisition of the Original Column Mortgage Loans from Column,
pursuant to the Column Mortgage Loan Purchase Agreement, as a purchase of such
Mortgage Loans from Column; (ii) its acquisition of the Original KeyBank
Mortgage Loans from KeyBank, pursuant to the KeyBank Mortgage Loan Purchase
Agreement, as a purchase of such Mortgage Loans from KeyBank; (iii) its
acquisition of the Original SBRC Mortgage Loans from SBRC, pursuant to the SBRC
Mortgage Loan Purchase Agreement, as a purchase of such Mortgage Loans from
SBRC; and (iv) its transfer of the Original Mortgage Loans to the Trust,
pursuant to this SECTION 2.01(a), as a sale of such Mortgage Loans to the Trust;
PROVIDED that, in the case of the transactions described in CLAUSES (i) and (iv)
of this sentence, the Depositor shall do so only upon the sale of Certificates
representing at least 10% of the aggregate Certificate Principal Balance of all
the Certificates to parties that are not Affiliates of the Depositor. Regardless
of its treatment of the transfer of the Original Mortgage Loans to the Trust
under GAAP, the Depositor shall at all times following the Closing Date cause
all of its records and financial statements and any relevant consolidated
financial statements of any direct or indirect parent clearly to reflect that
the Original Mortgage Loans have been transferred to the Trust and are no longer
available to satisfy claims of the Depositor's creditors.

          (b)  In connection with the Depositor's assignment pursuant to
SUBSECTION (a) above, the Depositor shall direct, and hereby represents and
warrants that it has directed each Mortgage Loan Seller pursuant to the related
Mortgage Loan Purchase Agreement to deliver to and deposit with, or cause to be
delivered to and deposited with the Trustee, on or before the Closing Date, the
Mortgage File (except ITEM (xvi) in the definition of Mortgage File, which shall
be delivered to and deposited with the Master Servicer with a copy to the
Trustee) for each Original Mortgage Loan so assigned.

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          Notwithstanding the foregoing, if a Mortgage Loan Seller cannot
deliver, or cause to be delivered as to any Mortgage Loan, the original Note,
such Mortgage Loan Seller shall deliver a copy or duplicate original of such
Note, together with an affidavit substantially in the form attached as EXHIBIT J
hereto, certifying that the original thereof has been lost or destroyed.

          Notwithstanding the foregoing, if the applicable Mortgage Loan Seller
cannot deliver, or cause to be delivered, as to any Mortgage Loan, any of the
documents and/or instruments referred to in CLAUSES (ii), (iv), (viii), (xi)
(other than assignments of UCC Financing Statements to be filed in accordance
with the transfer contemplated by the related Mortgage Loan Purchase Agreement),
(xii) and (xiv) (other than assignments of UCC Financing Statements to be filed
in accordance with the transfer contemplated by the related Mortgage Loan
Purchase Agreement) of the definition of "Mortgage File", with evidence of
recording or filing thereon, solely because of a delay caused by the public
recording or filing office where such document or instrument has been delivered
for recordation or filing, the delivery requirements of the related Mortgage
Loan Purchase Agreement and this SECTION 2.01(b) shall be deemed to have been
satisfied and such non-delivered document or instrument shall be deemed to have
been included in the Mortgage File if: (i) a photocopy or duplicate original of
such non-delivered document or instrument (certified by the applicable public
recording or filing office, the applicable title insurance company or such
Mortgage Loan Seller to be a true and complete copy of the original thereof
submitted for recording or filing) is delivered to the Trustee, on or before the
Closing Date; and (ii) either the original of such non-delivered document or
instrument, or a photocopy thereof (certified by the appropriate public
recording or filing office to be a true and complete copy of the original
thereof submitted for recording or filing), with evidence of recording or filing
thereon, is delivered to the Trustee within 120 days of the Closing Date, which
period may be extended up to two times, in each case for an additional period of
45 days (PROVIDED that such Mortgage Loan Seller, as certified in writing to the
Trustee prior to each such 45-day extension, is in good faith attempting to
obtain from the appropriate county recorder's office such original or
photocopy).

          Notwithstanding the foregoing, if the applicable Mortgage Loan Seller
cannot deliver, or cause to be delivered, as to any Mortgage Loan, any of the
documents and/or instruments referred to in CLAUSES (ii), (iv), (viii), (xi)
(other than assignments of UCC Financing Statements to be filed in accordance
with the transfer contemplated by the related Mortgage Loan Purchase Agreement),
(xii) and (xiv) (other than assignments of UCC Financing Statements to be filed
in accordance with the transfer contemplated by the related Mortgage Loan
Purchase Agreement) of the definition of "Mortgage File", with evidence of
recording or filing thereon, for any other reason, including, without
limitation, that such non-delivered document or instrument has been lost, the
delivery requirements of the related Mortgage Loan Purchase Agreement and this
SECTION 2.01(b) shall be deemed to have been satisfied and such non-delivered
document or instrument shall be deemed to have been included in the Mortgage
File if a photocopy of such non-delivered document or instrument (with evidence
of recording or filing thereon and certified by the appropriate recording or
filing office to be a true and complete copy of the original thereof submitted
for recording or filing) is delivered to the Trustee on or before the Closing
Date.

          Notwithstanding the foregoing, if any Mortgage Loan Seller fails to
deliver a UCC Financing Statement assignment on or before the Closing Date as
required above solely because the related UCC Financing Statement has not been
returned to such Mortgage Loan Seller by the applicable filing office and such
Mortgage Loan Seller has so notified the Trustee, such Mortgage Loan Seller
shall not be in breach of its obligations with respect to such delivery;
PROVIDED that the Mortgage Loan Seller

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promptly forwards such UCC Financing Statement to the Trustee upon its return,
together with the related original UCC Financing Statement assignment in a form
appropriate for filing.

          Neither the Trustee nor the Master Servicer shall be liable for any
failure by any Mortgage Loan Seller or the Depositor to comply with the delivery
requirements of the related Mortgage Loan Purchase Agreement and this SECTION
2.01(b).

          (c)  Notwithstanding the foregoing, at the expense of the related
Mortgage Loan Seller, the Trustee (directly or through its designee) shall, as
to each Mortgage Loan, use its best efforts to promptly (and in any event no
later than the later of (i) 120 days after the Closing Date (or, in the case of
a Replacement Mortgage Loan, the related date of substitution) and (ii) 60 days
from receipt of documents in form suitable for recording or filing, as
applicable, including, without limitation, all necessary recording and filing
information) cause to be submitted for recording or filing, as the case may be,
each assignment referred to in CLAUSES (iii) and (v) of the definition of
"Mortgage File" and each UCC Financing Statement assignment to the Trustee
referred to in CLAUSE (xi) of the definition of "Mortgage File". Unless
otherwise indicated on any documents provided to the Trustee, the Trustee shall
file each such UCC Financing Statement assignment in the state of incorporation
or organization of the related Borrower; PROVIDED that the related Mortgage Loan
Seller shall have filed, if necessary, an initial UCC Financing Statement under
the Revised Article 9 in lieu of continuation in such jurisdiction. Each such
assignment shall reflect that it should be returned by the public recording
office to the Trustee following recording, and each such UCC Financing Statement
assignment shall reflect that the file copy thereof should be returned to the
Trustee following filing. If any such document or instrument is lost or returned
unrecorded or unfiled because of a defect therein, the Trustee shall prepare or
cause to be prepared a substitute therefor or cure such defect, as the case may
be, and thereafter the Trustee shall upon receipt thereof cause the same to be
duly recorded or filed, as appropriate. The respective Mortgage Loan Purchase
Agreements provide for the reimbursement of the Trustee, in each case by the
related Mortgage Loan Seller, for the Trustee's costs and expenses incurred in
performing its obligation under this SECTION 2.01(c).

          Notwithstanding the foregoing, any Mortgage Loan Seller may elect, at
its sole cost and expense, to engage a third party contractor to prepare or
complete in proper form for filing and recording any and all of the assignments
described in the immediately preceding paragraph, together with each UCC
Financing Statement assignment to the Trustee referred to in CLAUSE (xiv) of the
definition of "Mortgage File", with respect to the Mortgage Loans conveyed by it
to the Depositor (or, in the case of a Replacement Mortgage Loan, to the
Trustee) under the applicable Mortgage Loan Purchase Agreement, to submit such
assignments for filing and recording, as the case may be, in the applicable
public filing and recording offices and to deliver such assignments to the
Trustee or its designee as such assignments (or certified copies thereof) are
received from the applicable filing and recording offices with evidence of such
filing or recording indicated thereon.

          (d)  All documents and records in the Depositor's or the applicable
Mortgage Loan Seller's possession relating to the Mortgage Loans (including
reserve and escrow agreements, financial statements, operating statements and
any other information provided by the respective Borrower from time to time and
any other documents in the related Servicing File, but excluding documents
prepared by the applicable Mortgage Loan Seller or any of its Affiliates solely
for internal communication) that are not required to be a part of a Mortgage
File in accordance with the definition thereof, together with copies of all
instruments and documents which are required to be a part of the related
Mortgage File in

                                      -76-
<Page>

accordance with the definition thereof, shall be delivered by the Depositor (or
the Depositor shall cause them to be delivered) to the Master Servicer, within
10 Business Days following the Closing Date, and shall be held by the Master
Servicer on behalf of the Trustee in trust for the benefit of the
Certificateholders (and, insofar as such items relate to a B Loan, the related B
Loan Holder).

          (e)  In connection with the Depositor's assignment pursuant to
SUBSECTION (a) above, the Depositor shall deliver, and hereby represents and
warrants that it has delivered, to the Trustee and the Master Servicer, on or
before the Closing Date, a fully executed original counterpart of each of the
Mortgage Loan Purchase Agreements, as in full force and effect, without
amendment or modification, on the Closing Date.

          (f)  The Depositor shall use reasonable efforts to require that,
promptly after the Closing Date, but in all events within three Business Days
after the Closing Date, each of the Original Mortgage Loan Sellers shall cause
all funds on deposit in escrow accounts maintained with respect to the Mortgage
Loans in the name of such Mortgage Loan Seller or any other name, to be
transferred to the Master Servicer (or a Sub-Servicer at the direction of the
Master Servicer) for deposit into Servicing Accounts.

          (g)  For purposes of this SECTION 2.01, and notwithstanding any
contrary provision hereof or of the definition of "Mortgage File", if there
exists with respect to any group of Crossed Mortgage Loans only one original or
certified copy of any document or instrument described in the definition of
"Mortgage File" which pertains to all of the Crossed Mortgage Loans in such
group of Crossed Mortgage Loans, the inclusion of the original or certified copy
of such document or instrument in the Mortgage File for any of such Crossed
Mortgage Loans and the inclusion of a copy of such original or certified copy in
each of the Mortgage Files for the other Crossed Mortgage Loans in such group of
Crossed Mortgage Loans shall be deemed the inclusion of such original or
certified copy in the Mortgage Files for each such Crossed Mortgage Loan.

          (h)  Notwithstanding anything to the contrary in this Agreement, the
Depositor shall deliver to the Master Servicer any original Letters of Credit
relating to the Mortgage Loans and the Master Servicer shall hold such Letters
of Credit on behalf of the Trustee.

          SECTION 2.02.  Acceptance by Trustee.

          (a)  The Trustee, by the execution and delivery of this Agreement,
acknowledges receipt by it, subject to the provisions of SECTIONS 2.01 and
2.02(d), to any exceptions noted on the Trustee Exception Report, and to the
further review provided for in SECTION 2.02(b), of the Notes, fully executed
original counterparts of the Mortgage Loan Purchase Agreements and of all other
assets included in the Trust Fund, in good faith and without notice of any
adverse claim, and declares that it holds and will hold such documents and any
other documents delivered or caused to be delivered by the Mortgage Loan Sellers
constituting the Mortgage Files, and that it holds and will hold such other
assets included in the Trust Fund, in trust for the exclusive use and benefit of
all present and future Certificateholders; PROVIDED that to the extent that a
Mortgage File relates to an A Loan, the Trustee shall also hold such Mortgage
File in the trust on behalf of the related B Loan Holder. All references to the
"Mortgage File" herein when used in connection with the duties or obligations of
the Trustee to hold or certify as to such Mortgage File, shall mean in respect
of CLAUSE (xvi) of the definition thereof, a copy thereof.

                                      -77-
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          (b)  Within 60 days of the Closing Date, the Trustee shall review and,
subject to SECTIONS 2.01 and 2.02(d), certify in writing to each of the
Depositor, the Master Servicer, the Special Servicer and the applicable Mortgage
Loan Seller that, as to each Mortgage Loan listed in the Mortgage Loan Schedule
(other than any Mortgage Loan paid in full and any Mortgage Loan specifically
identified in any exception report annexed thereto as not being covered by such
certification), (i) all documents specified in CLAUSES (i) through (v), (ix),
(xi), (xii), (xvi) and (xviii) of the definition of "Mortgage File" are in its
possession, and (ii) all documents delivered or caused to be delivered by such
Mortgage Loan Seller constituting the Mortgage Files have been received, appear
to have been executed, appear to be what they purport to be, purport to be
recorded or filed (if recordation or filing is specified for such document in
the definition of "Mortgage File") and have not been torn, mutilated or
otherwise defaced, and that such documents appear to relate to the Mortgage
Loans identified on the Mortgage Loan Schedule.

          (c)  The Trustee shall review each of the Mortgage Loan Documents
received after the Closing Date; and, on or about 90 days following the Closing
Date, 180 days following the Closing Date, the first anniversary of the Closing
Date, 180 days following the first anniversary of the Closing Date, 270 days
following the first anniversary of the Closing Date and on the second
anniversary of the Closing Date, the Trustee shall, subject to SECTIONS 2.01 and
2.02(d), certify in writing to each of the Depositor, the Master Servicer, the
Special Servicer and the Mortgage Loan Seller that, as to each Mortgage Loan
listed on the Mortgage Loan Schedule (excluding any Mortgage Loan as to which a
Liquidation Event has occurred or any Mortgage Loan specifically identified in
any exception report annexed thereto as not being covered by such
certification), (i) all documents specified in CLAUSES (i) through (v), (ix),
(xi), (xii), (xvi) and (xviii) of the definition of "Mortgage File" are in its
possession, (ii) it has received either a recorded original of each of the
assignments specified in CLAUSE (iii) and CLAUSE (v) of the definition of
"Mortgage File", or, insofar as an unrecorded original thereof had been
delivered or caused to be delivered by the applicable Mortgage Loan Seller, a
copy of such recorded original certified by the applicable public recording
office to be true and complete, and (iii) all such Mortgage Loan Documents have
been received, have been executed, appear to be what they purport to be, purport
to be recorded or filed (if recordation or filing is specified for such document
in the definition of "Mortgage File") and have not been torn, mutilated or
otherwise defaced, and that such documents relate to the Mortgage Loans
identified on the Mortgage Loan Schedule. The Trustee shall, upon request,
provide the Master Servicer with recording and filing information as to recorded
Mortgages, Assignments of Lease and UCC Financing Statements to the extent that
the Trustee receives them from the related recording offices.

          (d)  It is herein acknowledged that the Trustee is not under any duty
or obligation (i) to determine whether any of the documents specified in CLAUSES
(vi), (vii), (viii), (x), (xiii), (xiv), (xv), (xvii) and (xix) of the
definition of "Mortgage File" exist or are required to be delivered by the
Depositor, a Mortgage Loan Seller or any other Person other than to the extent
identified on the related Mortgage Loan Schedule, (ii) to inspect, review or
examine any of the documents, instruments, certificates or other papers relating
to the Mortgage Loans delivered to it to determine that the same are valid,
legal, effective, in recordable form, genuine, enforceable, sufficient or
appropriate for the represented purpose or that they are other than what they
purport to be on their face or (iii) to determine whether any omnibus assignment
specified in CLAUSE (vii) of the definition of "Mortgage File" is effective
under applicable law. To the extent the Trustee has actual knowledge or is
notified of any fixture or real property UCC Financing Statements, the Trustee
shall file an assignment to the Trust with

                                      -78-
<Page>

respect to such UCC Financing Statements in the appropriate jurisdiction under
the UCC at the expense of the related Mortgage Loan Seller.

          (e)  If, in the process of reviewing the Mortgage Files or at any time
thereafter, the Trustee finds that a Defect exists with respect to any Mortgage
File, the Trustee shall promptly so notify the Depositor, the Master Servicer,
the Special Servicer and the applicable Mortgage Loan Seller, by providing a
written report (the "TRUSTEE EXCEPTION REPORT") setting forth for each affected
Mortgage Loan, with particularity, the nature of such Defect. The Trustee shall
not be required to verify the conformity of any document with the Mortgage Loan
Schedule, except that such documents have been properly executed or received,
have been recorded or filed (if recordation is specified for such document in
the definition of "Mortgage File"), appear to be related to the Mortgage Loans
identified on the Mortgage Loan Schedule, appear to be what they purport to be,
or have not been torn, mutilated or otherwise defaced.

          (f)  Upon the second anniversary of the Closing Date, the Trustee
shall deliver a final exception report as to any remaining Defects or required
Mortgage Loan Documents that are not in its possession and that it was required
to review pursuant to SECTION 2.02(c).

          SECTION 2.03.  Representations, Warranties and Covenants of the
                         Depositor; Repurchase and Substitution of Mortgage
                         Loans by the Mortgage Loan Sellers for Defects in
                         Mortgage Files and Breaches of Representations and
                         Warranties.

          (a)  The Depositor hereby represents, warrants and covenants that:

               (i)     The Depositor is a corporation duly organized, validly
     existing and in good standing under the laws of the State of Delaware, and
     the Depositor has taken all necessary corporate action to authorize the
     execution, delivery and performance of this Agreement by it, and has the
     power and authority to execute, deliver and perform this Agreement and all
     the transactions contemplated hereby, including, but not limited to, the
     power and authority to sell, assign and transfer the Original Mortgage
     Loans in accordance with this Agreement; the Depositor has duly authorized
     the execution, delivery and performance of this Agreement, and has duly
     executed and delivered this Agreement;

               (ii)    Assuming the due authorization, execution and delivery of
     this Agreement by each other party hereto, this Agreement and all of the
     obligations of the Depositor hereunder are the legal, valid and binding
     obligations of the Depositor, enforceable against the Depositor in
     accordance with the terms of this Agreement, except as such enforcement may
     be limited by bankruptcy, insolvency, reorganization or other similar laws
     affecting the enforcement of creditors' rights generally, and by general
     principles of equity (regardless of whether such enforceability is
     considered in a proceeding in equity or at law);

               (iii)   The execution and delivery of this Agreement and the
     performance of its obligations hereunder by the Depositor will not conflict
     with any provisions of any law or regulations to which the Depositor is
     subject, or conflict with, result in a breach of or constitute a default
     under any of the terms, conditions or provisions of the certificate of
     incorporation or the by-laws of the Depositor or any indenture, agreement
     or instrument to which the Depositor is a party or by which it is bound, or
     any order or decree applicable to the Depositor, or result in the

                                      -79-
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     creation or imposition of any lien on any of the Depositor's assets or
     property, which would materially and adversely affect the ability of the
     Depositor to carry out the transactions contemplated by this Agreement; the
     Depositor has obtained any consent, approval, authorization or order of any
     court or governmental agency or body required for the execution, delivery
     and performance by the Depositor of this Agreement;

               (iv)    There is no action, suit or proceeding pending or, to the
     Depositor's knowledge, threatened against the Depositor in any court or by
     or before any other governmental agency or instrumentality which would
     materially and adversely affect the validity of the Original Mortgage Loans
     or the ability of the Depositor to carry out the transactions contemplated
     by this Agreement;

               (v)     The Depositor's transfer of the Original Mortgage Loans
     to the Trustee as contemplated herein is not subject to any bulk transfer
     or similar law in effect in any applicable jurisdiction;

               (vi)    The Depositor is not transferring the Original Mortgage
     Loans to the Trustee with any intent to hinder, delay or defraud its
     present or future creditors;

               (vii)   The Depositor has been solvent at all relevant times
     prior to, and will not be rendered insolvent by, its transfer of the
     Original Mortgage Loans to the Trustee, pursuant to SECTION 2.01(a);

               (viii)  After giving effect to its transfer of the Original
     Mortgage Loans to the Trustee, pursuant to SECTION 2.01(a), the value of
     the Depositor's assets, either taken at their present fair saleable value
     or at fair valuation, will exceed the amount of the Depositor's debts and
     obligations, including contingent and unliquidated debts and obligations of
     the Depositor, and the Depositor will not be left with unreasonably small
     assets or capital with which to engage in and conduct its business;

               (ix)    The Depositor does not intend to, and does not believe
     that it will, incur debts or obligations beyond its ability to pay such
     debts and obligations as they mature;

               (x)     No proceedings looking toward merger, liquidation,
     dissolution or bankruptcy of the Depositor are pending or contemplated;

               (xi)    Immediately prior to the transfer of the Original
     Mortgage Loans to the Trustee for the benefit of the Certificateholders
     pursuant to this Agreement, the Depositor had such right, title and
     interest in and to each Original Mortgage Loan as was transferred to it by
     the related Mortgage Loan Seller pursuant to the related Mortgage Loan
     Purchase Agreement;

               (xii)   The Depositor has not transferred any of its right, title
     and interest in and to the Original Mortgage Loans to any Person other than
     the Trustee;

               (xiii)  The Depositor is transferring all of its right, title and
     interest in and to the Original Mortgage Loans to the Trustee for the
     benefit of the Certificateholders free and clear of any and all liens,
     pledges, charges, security interests and other encumbrances created by or
     through the Depositor;

                                      -80-
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               (xiv)   Except for any actions that are the express
     responsibility of another party hereunder or under any Mortgage Loan
     Purchase Agreement, and further except for actions that the Depositor is
     expressly permitted to complete subsequent to the Closing Date, the
     Depositor has taken all actions required under applicable law to effectuate
     the transfer of all of its right, title and interest in and to the Original
     Mortgage Loans by the Depositor to the Trustee; and

               (xv)    Following consummation of the conveyance of the Original
     Mortgage Loans by the Depositor to the Trustee, the Depositor shall take no
     action inconsistent with the Trust Fund's ownership of the Original
     Mortgage Loans, and if a third party, including a potential purchaser of
     the Original Mortgage Loans, should inquire, the Depositor shall promptly
     indicate that the Original Mortgage Loans have been sold and shall claim no
     ownership interest therein.

          (b)  If any Certificateholder, the Master Servicer, the Special
Servicer or the Trustee discovers or receives notice of a Defect or a Breach
with respect to any Mortgage Loan, it shall give notice to the Master Servicer,
the Special Servicer and the Trustee. If the Master Servicer or the Special
Servicer determines that such Defect or Breach materially and adversely affects
the value of any Mortgage Loan or the interests of the Certificateholders
therein (any such Defect or Breach, a "MATERIAL DEFECT" and a "MATERIAL BREACH",
respectively), it shall give prompt written notice of such Defect or Breach to
the Depositor, the Trustee, the Master Servicer, the Special Servicer and the
applicable Mortgage Loan Seller and shall request that such Mortgage Loan
Seller, not later than the earlier of 90 days from the receipt by the applicable
Mortgage Loan Seller of such notice or discovery by such Mortgage Loan Seller of
such Defect or Breach (subject to the second succeeding paragraph, the "INITIAL
RESOLUTION PERIOD"), (i) cure such Defect or Breach in all material respects,
(ii) repurchase the affected Mortgage Loan at the applicable Purchase Price in
conformity with the related Mortgage Loan Purchase Agreement, or (iii)
substitute a Qualified Substitute Mortgage Loan for such affected Mortgage Loan
(PROVIDED that in no event shall such substitution occur later than the second
anniversary of the Closing Date) and pay to the Master Servicer for deposit into
the Collection Account any Substitution Shortfall Amount in connection therewith
in conformity with the related Mortgage Loan Purchase Agreement; PROVIDED,
HOWEVER, that if (i) such Material Defect or Material Breach is capable of being
cured but not within the Initial Resolution Period, (ii) such Material Defect or
Material Breach is not related to any Mortgage Loan's not being a "qualified
mortgage" within the meaning of the REMIC Provisions, and (iii) the Mortgage
Loan Seller has commenced and is diligently proceeding with the cure of such
Material Defect or Material Breach within the Initial Resolution Period, then
the Mortgage Loan Seller shall have an additional 90 days to cure such Material
Defect or Material Breach; PROVIDED that the Mortgage Loan Seller has delivered
to the Master Servicer, the Rating Agencies and the Trustee an officer's
certificate from an officer of the Mortgage Loan Seller that describes the
reasons that the cure was not effected within the Initial Resolution Period and
the actions that it proposes to take to effect the cure and that states that it
anticipates that the cure will be effected within the additional 90-day period.

          Any of the following will cause a document in the Mortgage File to be
deemed to have a "Defect" and to be conclusively presumed to materially and
adversely affect the interests of Certificateholders in a Mortgage Loan and the
value of a Mortgage Loan: (a) the absence from the Mortgage File of the original
signed Note, unless the Mortgage File contains a signed lost note affidavit and
indemnity; (b) the absence from the Mortgage File of the original signed
Mortgage, unless there is included in the Mortgage File a certified copy of the
Mortgage as recorded or as sent for recordation, together with a certificate
stating that the original signed Mortgage was sent for recordation, or a copy of

                                      -81-
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the Mortgage and the related recording information; (c) the absence from the
Mortgage File of the item called for by PARAGRAPH (ix) of the definition of
Mortgage File; (d) the absence from the Mortgage File of any intervening
assignment required to create an effective assignment to the Trustee on behalf
of the Trust, unless there is included in the Mortgage File a certified copy of
the intervening assignment as recorded or as sent for recordation, together with
a certificate stating that the original intervening assignment was sent for
recordation; (e) the absence from the Servicing File of any required original
Letter of Credit (as required in the parenthetical exception in the first
paragraph of SECTION 2.01(b)) (PROVIDED that such Defect may be cured by the
provision of a substitute Letter of Credit or a cash reserve on behalf of the
related Borrower); or (f) the absence from the Mortgage File of the original or
a copy of any required Ground Lease.

          Any Defect or Breach which causes any Mortgage Loan not to be a
"qualified mortgage" (within the meaning of Section 860G(a)(3) of the Code)
shall be deemed to materially and adversely affect the interest of the
Certificateholders therein and the Initial Resolution Period for the affected
Mortgage Loan shall be 90 days following the earlier of (i) the discovery of
such Defect or Breach by any party to this Agreement (so long as the related
Mortgage Loan Seller received prompt notice thereof pursuant to Section 7 of the
related Mortgage Loan Purchase Agreement) and (ii) the related Mortgage Loan
Seller's discovery of such Defect or Breach (which period shall not be subject
to extension).

          If any affected Mortgage Loan is to be repurchased by reason of a
Material Breach or a Material Defect with respect thereto, the Master Servicer
shall designate the Collection Account as the account into which funds in the
amount of the Purchase Price are to be deposited by wire transfer.

          If (x) a Mortgage Loan is to be repurchased or substituted for as
contemplated above, (y) such Mortgage Loan is a Crossed Mortgage Loan and (z)
the applicable Defect or Breach does not otherwise constitute a Material Defect
or a Material Breach, as the case may be, as to any related Crossed Mortgage
Loan, then the applicable Defect or Breach shall be deemed to constitute a
Material Defect or a Material Breach as to any related Crossed Mortgage Loan for
purposes of the above provisions, and the Mortgage Loan Seller shall be required
to repurchase or substitute for any related Crossed Mortgage Loan in accordance
with the provisions above unless the Crossed Mortgage Loan Repurchase Criteria
would be satisfied if the Mortgage Loan Seller were to repurchase or substitute
for only the affected Crossed Mortgage Loans as to which a Material Defect or
Material Breach had occurred without regard to this paragraph, and in the case
of either such repurchase or substitution, all of the other requirements set
forth in this SECTION 2.03 applicable to a repurchase or substitution, as the
case may be, would be satisfied. In the event that the Crossed Mortgage Loan
Repurchase Criteria would be so satisfied, the Mortgage Loan Seller may elect
either to repurchase or substitute for only the affected Crossed Mortgage Loan
as to which the Material Defect or Material Breach exists or to repurchase or
substitute for the aggregated Crossed Mortgage Loans. The determination of the
Special Servicer as to whether the Crossed Mortgage Loan Repurchase Criteria
have been satisfied shall be conclusive and binding in the absence of manifest
error. The Special Servicer will be entitled to cause to be delivered, or direct
the Mortgage Loan Seller to (in which case the Mortgage Loan Seller shall) cause
to be delivered to the Master Servicer, an Appraisal of any or all of the
related Mortgaged Properties for purposes of determining whether CLAUSE (ii) of
the definition of Crossed Mortgage Loan Repurchase Criteria has been satisfied,
in each case at the expense of the Mortgage Loan Seller if the scope and cost of
the Appraisal is approved by the Mortgage Loan Seller (such approval not to be
unreasonably withheld).

                                      -82-
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          With respect to any Crossed Mortgage Loan conveyed hereunder, to the
extent that the Mortgage Loan Seller repurchases an affected Crossed Mortgage
Loan in the manner prescribed above while the Trustee continues to hold any
related Crossed Mortgage Loans, the Mortgage Loan Seller and the Depositor have
agreed in the Mortgage Loan Purchase Agreement to modify, upon such repurchase
or substitution, the related Mortgage Loan Documents in a manner such that such
affected Crossed Mortgage Loan repurchased or substituted by the related
Mortgage Loan Seller, on the one hand, and any related Crossed Mortgage Loans
held by the Trustee, on the other, would no longer be cross-defaulted or
cross-collateralized with one another; PROVIDED that the Mortgage Loan Seller
shall have furnished the Trustee, at its expense, with an Opinion of Counsel
that such modification shall not cause an Adverse REMIC Event; PROVIDED,
FURTHER, that if such Opinion cannot be furnished, the Mortgage Loan Seller and
the Depositor have agreed in the Mortgage Loan Purchase Agreement that such
repurchase or substitution of only the affected Crossed Mortgage Loan,
notwithstanding anything to the contrary herein, shall not be permitted. Any
reserve or other cash collateral or Letters of Credit securing the affected
Crossed Mortgage Loans shall be allocated between such Mortgage Loans in
accordance with the Mortgage Loan Documents. All other terms of the Mortgage
Loans shall remain in full force and effect, without any modification thereof.

          In connection with any repurchase of or substitution for a Mortgage
Loan contemplated by this SECTION 2.03, the Trustee, the Master Servicer and the
Special Servicer shall each tender to the related Mortgage Loan Seller (in the
event of a repurchase or substitution by a Mortgage Loan Seller) upon delivery
to each of the Trustee, the Master Servicer and the Special Servicer of a trust
receipt executed by such Mortgage Loan Seller, all portions of the Mortgage
File, the Servicing File and other documents pertaining to such Mortgage Loan
possessed by it, and each document that constitutes a part of the Mortgage File
that was endorsed or assigned to the Trustee, shall be endorsed or assigned, as
the case may be, to such Mortgage Loan Seller in the same manner as provided in
Section 7 of the related Mortgage Loan Purchase Agreement.

          Notwithstanding the foregoing, if there is a Material Breach or
Material Defect with respect to one or more Mortgaged Properties (but not all of
the Mortgaged Properties) with respect to a Mortgage Loan, the applicable
Mortgage Loan Seller will not be obligated to repurchase or substitute for the
Mortgage Loan if the affected Mortgaged Property may be released pursuant to the
terms of any partial release provisions in the related Mortgage Loan Documents
and the remaining Mortgaged Property(ies) satisfy the requirements, if any, set
forth in the Mortgage Loan Documents and (i) the Mortgage Loan Seller provides
an Opinion of Counsel to the effect that such partial release would not cause an
Adverse REMIC Event to occur, (ii) such Mortgage Loan Seller pays (or causes to
be paid) the applicable release price required under the Mortgage Loan Documents
and, to the extent not covered by such release price, any additional amounts
necessary to cover all reasonable out-of-pocket expenses reasonably incurred by
the Master Servicer, the Special Servicer, the Trustee or the Trust Fund and
(iii) such cure by release of such Mortgaged Property is effected within the
time periods specified for cures of Material Breach or Material Defect in this
SECTION 2.03(b).

          Whenever one or more Replacement Mortgage Loans are substituted for a
Defective Mortgage Loan by a Mortgage Loan Seller, the Master Servicer shall
direct the party effecting the substitution to deliver the related Mortgage File
to the Trustee, to certify that such Replacement Mortgage Loan satisfies or such
Replacement Mortgage Loans satisfy, as the case may be, all of the requirements
of the definition of "Qualified Substitute Mortgage Loan" and to send such
certification to the Trustee. No mortgage loan may be substituted for a
Defective Mortgage Loan, as contemplated by

                                      -83-
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this SECTION 2.03, if the Mortgage Loan to be replaced is the Arbor Place Mall
Mortgage Loan or was itself a Replacement Mortgage Loan, in which case, absent a
cure of the relevant Material Breach or Material Defect, the affected Mortgage
Loan will be required to be repurchased as contemplated hereby. Monthly Payments
due with respect to each Replacement Mortgage Loan after the related date of
substitution, and Monthly Payments due with respect to each Mortgage Loan that
is being replaced thereby after the related Due Date in October 2002 and on or
prior to the related date of substitution, shall be part of the Trust Fund.
Monthly Payments due with respect to each Replacement Mortgage Loan on or prior
to the related date of substitution, and Monthly Payments due with respect to
each Mortgage Loan that is being replaced thereby after the related date of
substitution, shall not be part of the Trust Fund and are to be remitted by the
Master Servicer to the party effecting the related substitution promptly
following receipt.

          In the case of a Column Mortgage Loan, all references in the foregoing
paragraphs of this SECTION 2.03(b) to "Mortgage Loan Seller" shall be deemed to
also be references to the Column Performance Guarantor (but only if and to the
extent that the Column Performance Guarantor would, pursuant to the Column
Performance Guarantee, be liable for those obligations of Column as a Mortgage
Loan Seller under the Column Mortgage Loan Purchase Agreement that are
contemplated above in this SECTION 2.03(b)).

          Section 7 of each of the Mortgage Loan Purchase Agreements and the
Column Performance Guarantee provide the sole remedy available to the
Certificateholders, or the Trustee on behalf of the Certificateholders,
respecting any Defect or Breach.

          If a Mortgage Loan Seller (and, in the case of a Column Mortgage Loan,
the Column Performance Guarantor) defaults on its obligations to repurchase any
Mortgage Loan as contemplated by SECTION 2.03(b), the Trustee shall promptly
notify the Certificateholders, the Rating Agencies, the Master Servicer and the
Special Servicer of such default. The Trustee shall enforce the obligations of
the Mortgage Loan Sellers under Section 7 of the related Mortgage Loan Purchase
Agreement and the obligations of the Column Performance Guarantor under the
Column Performance Guarantee. Such enforcement, including, without limitation,
the legal prosecution of claims, shall be carried out in such form, to such
extent and at such time as if it were, in its individual capacity, the owner of
the affected Mortgage Loan(s). The Trustee shall be reimbursed for the
reasonable costs of such enforcement: FIRST, from a specific recovery of costs,
expenses or attorneys' fees against the defaulting Mortgage Loan Seller; SECOND,
pursuant to SECTION 3.05(a)(viii) out of the related Purchase Price, to the
extent that such expenses are a specific component thereof; and THIRD, if at the
conclusion of such enforcement action it is determined that the amounts
described in CLAUSES FIRST and SECOND are insufficient, then pursuant to SECTION
3.05(a)(ix) out of general collections on the Mortgage Loans on deposit in the
Collection Account.

          If the applicable Mortgage Loan Seller or the Column Performance
Guarantor incurs any expense in connection with the curing of a Breach which
also constitutes a default under the related Mortgage Loan, such Mortgage Loan
Seller or the Column Performance Guarantor, as the case may be, shall have a
right, and shall be subrogated to the rights of the Trustee, as successor to the
mortgagee, to recover the amount of such expenses from the related Borrower;
PROVIDED, HOWEVER, that such Mortgage Loan Seller's or the Column Performance
Guarantor's rights pursuant to this paragraph shall be junior, subject and
subordinate to the rights of the Trust Fund to recover amounts owed by the
related Borrower under the terms of such Mortgage Loan, including the rights to
recover unreimbursed Advances, accrued

                                      -84-
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and unpaid interest on Advances at the Reimbursement Rate and unpaid or
unreimbursed expenses of the Trust Fund allocable to such Mortgage Loan; and
PROVIDED, FURTHER, that in the event and to the extent that such expenses of
such Mortgage Loan Seller or the Column Performance Guarantor, as the case may
be, in connection with any Mortgage Loan exceed five percent of the then
outstanding principal balance of such Mortgage Loan, then such Mortgage Loan
Seller's or the Column Performance Guarantor's rights to reimbursement pursuant
to this paragraph with respect to such Mortgage Loan and such excess expenses
shall not (without the prior written consent of the Master Servicer or the
Special Servicer, as applicable, which shall not be unreasonably withheld or
delayed) be exercised until the payment in full of such Mortgage Loan (as such
Mortgage Loan may be amended or modified pursuant to the terms of this
Agreement). Notwithstanding any other provision of this Agreement to the
contrary, the Master Servicer shall not have any obligation pursuant to this
Agreement to collect such reimbursable amounts on behalf of such Mortgage Loan
Seller or the Column Performance Guarantor, as the case may be; PROVIDED,
HOWEVER, that the preceding clause shall not operate to prevent the Master
Servicer from using reasonable efforts, exercised in the Master Servicer's sole
discretion, to collect such amounts to the extent consistent with the Servicing
Standard. A Mortgage Loan Seller or the Column Performance Guarantor may pursue
its rights to reimbursement of such expenses directly against the Borrower, by
suit or otherwise; PROVIDED that (i) the Master Servicer or, with respect to a
Specially Serviced Mortgage Loan, the Special Servicer determines in the
exercise of its sole discretion consistent with the Servicing Standard that such
actions by the Mortgage Loan Seller or the Column Performance Guarantor, as the
case may be, will not impair the Master Servicer's and/or the Special Servicer's
collection or recovery of principal, interest and other sums due with respect to
the related Mortgage Loan which would otherwise be payable to the Master
Servicer, the Special Servicer, the Trustee and the Certificateholders pursuant
to the terms of this Agreement, (ii) such actions will not include an
involuntary bankruptcy, receivership or insolvency proceeding against the
Borrower, (iii) such actions will not include the foreclosure or enforcement of
any lien or security interest under the related Mortgage or other Mortgage Loan
Documents and (iv) such actions will not result in the imposition of an
additional lien against the Mortgaged Property.

          SECTION 2.04.  Creation of REMIC I; Issuance of the REMIC I Regular
                         Interests and the REMIC I Residual Interest; Certain
                         Matters Involving REMIC I.

          (a)  It is the intention of the parties hereto that the following
segregated pool of assets constitute a REMIC for federal income tax purposes
and, further, that such segregated pool of assets be designated as "REMIC I":
(i) the Mortgage Loans that are from time to time subject to this Agreement,
together with (A) all payments under and proceeds of such Mortgage Loans
received after the Closing Date or, in the case of any such Mortgage Loan that
is a Replacement Mortgage Loan, after the related date of substitution (other
than scheduled payments of interest and principal due on or before the
respective Due Dates for such Mortgage Loans in October 2002 or, in the case of
any such Mortgage Loan that is a Replacement Mortgage Loan, on or before the
related date of substitution, and exclusive of any such amounts that constitute
Excess Servicing Strip and/or Excess Interest), and (B) all rights of the holder
of such Mortgage Loans under the related Mortgage Loan Documents and in and to
any related Additional Collateral; (ii) any REO Property acquired in respect of
any Mortgage Loan (exclusive of any interest therein that a B Loan Holder may
have); (iii) such funds and assets as from time to time are deposited in the
Collection Accounts, the Distribution Account, the Interest Reserve Account, the
Excess Liquidation Proceeds Account and, if established, any A/B Loan Pair
Custodial Account (insofar as it relates to the subject A Loan) and the REO
Account (exclusive of any such

                                      -85-
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amounts that constitute Excess Servicing Strip and/or Excess Interest, and
further exclusive of any such amounts that are allocable to a B Loan); (iv) the
rights of the Depositor under the respective Mortgage Loan Purchase Agreements;
and (v) the rights of the Trustee under the Column Performance Guarantee. The
Closing Date is hereby designated as the "STARTUP DAY" of REMIC I within the
meaning of Section 860G(a)(9) of the Code.

          (b)  Concurrently with the assignment to the Trustee of the Original
Mortgage Loans and certain related assets, pursuant to SECTION 2.01(b), and in
exchange therefor, the REMIC I Regular Interests and the REMIC I Residual
Interest shall be issued. Two REMIC I Regular Interests shall be issued with
respect to the Arbor Place Mall Mortgage Loan, and one REMIC I Regular Interest
shall be issued with respect to each other Original Mortgage Loan. For purposes
of this Agreement, each REMIC I Regular Interest shall relate to the Original
Mortgage Loan in respect of which it was issued, to each Replacement Mortgage
Loan (if any) substituted for such Original Mortgage Loan, and to each REO Loan
deemed outstanding with respect to any REO Property acquired in respect of such
Original Mortgage Loan or any such Replacement Mortgage Loan. Neither the REMIC
I Residual Interest nor any of the REMIC I Regular Interests shall be
certificated. The REMIC I Regular Interests and the REMIC I Residual Interest
shall collectively constitute the entire beneficial ownership of REMIC I.

          (c)  The REMIC I Regular Interests shall constitute the "regular
interests" (within the meaning of Section 860G(a)(1) of the Code), and the REMIC
I Residual Interest shall constitute the sole "residual interest" (within the
meaning of Section 860G(a)(2) of the Code), in REMIC I. None of the parties
hereto, to the extent it is within the control thereof, shall create or permit
the creation of any other "interests" in REMIC I (within the meaning of Treasury
regulations section 1.860D-1(b)(1)).

          (d)  The designations for the REMIC I Regular Interests that relate to
the Arbor Place Mall Mortgage Loan shall be "APM-1" and "APM-2", respectively.
The designation for each other REMIC I Regular Interest shall be the loan number
for the related Mortgage Loan set forth in the Mortgage Loan Schedule.

          (e)  Each REMIC I Regular Interest shall have an Uncertificated
Principal Balance. As of the Closing Date, the Uncertificated Principal Balance
of REMIC I Regular Interest APM-1 shall be the Cut-off Date Principal Balance of
the Arbor Place Mall Mortgage Loan (as specified in the Mortgage Loan Schedule)
(net of $5,000,000), the Uncertificated Principal Balance of REMIC I Regular
Interest APM-2 shall be $5,000,000 and the Uncertificated Principal Balance of
each other REMIC I Regular Interest shall equal the Cut-off Date Principal
Balance of the related Original Mortgage Loan (as specified in the Mortgage Loan
Schedule). On each Distribution Date, the Uncertificated Principal Balance of
each REMIC I Regular Interest shall be permanently reduced by any distributions
of principal deemed made with respect to such REMIC I Regular Interest on such
Distribution Date pursuant to SECTION 4.01(l) and, further, by any Unfunded
Principal Balance Reduction made with respect to such REMIC I Regular Interest
on such Distribution Date pursuant to SECTION 4.04(c). Except as provided in the
preceding sentence, the Uncertificated Principal Balance of each REMIC I Regular
Interest shall not otherwise be increased or reduced. Deemed distributions to
REMIC II in reimbursement of Unfunded Principal Balance Reductions with respect
to a REMIC I Regular Interest shall not constitute deemed distributions of
principal and shall not result in any reduction of the Uncertificated Principal
Balance of such REMIC I Regular Interest.

                                      -86-
<Page>

          (f)  Each REMIC I Regular Interest shall have a REMIC I Remittance
Rate. The REMIC I Remittance Rate with respect to any particular REMIC I Regular
Interest for any Interest Accrual Period shall be calculated as follows:

               (i)     if, as of the Closing Date, the related Original Mortgage
     Loan bears or bore, as the case may be, interest calculated on a 30/360
     Basis, then the REMIC I Remittance Rate with respect to the subject REMIC I
     Regular Interest for any Interest Accrual Period shall equal the Net
     Mortgage Rate in effect for the related Original Mortgage Loan as of the
     Closing Date; and

               (ii)    if, as of the Closing Date, the related Original Mortgage
     Loan bears or bore, as the case may be, interest calculated on an
     Actual/360 Basis, then the REMIC I Remittance Rate with respect to the
     subject REMIC I Regular Interest for any Interest Accrual Period shall
     (subject to adjustment as provided below in this CLAUSE (ii)) equal the
     product of (A) a fraction (expressed as a percentage), the numerator of
     which is the number of days in such Interest Accrual Period, and the
     denominator of which is 30, multiplied by (B) the Net Mortgage Rate in
     effect for the related Original Mortgage Loan as of the Closing Date;
     PROVIDED that, in the case of a REMIC I Regular Interest that corresponds
     to an Interest Reserve Loan, if the subject Interest Accrual Period occurs
     during the month of January of 2003 or any year thereafter or during the
     month of December of 2002 or any year thereafter that does not immediately
     precede a leap year, the REMIC I Remittance Rate with respect to such REMIC
     I Regular Interest for such Interest Accrual Period shall equal (M) the
     REMIC I Remittance Rate with respect to such REMIC I Regular Interest for
     such Interest Accrual Period, calculated without regard to this proviso,
     MINUS (N) a fraction (expressed as a percentage), the numerator of which is
     equal to 12 times the related Withheld Amount that is to be transferred
     from the Distribution Account to the Interest Reserve Account on the
     related Distribution Date in accordance with SECTION 3.28, and the
     denominator of which is equal to the Uncertificated Principal Balance of
     such REMIC I Regular Interest outstanding immediately prior to the related
     Distribution Date; and PROVIDED, FURTHER, that, in the case of a REMIC I
     Regular Interest that corresponds to an Interest Reserve Loan, if the
     subject Interest Accrual Period occurs during the month of February of 2003
     or any year thereafter, the REMIC I Remittance Rate with respect to such
     REMIC I Regular Interest for such Interest Accrual Period shall equal (S)
     the REMIC I Remittance Rate with respect to such REMIC I Regular Interest
     for such Interest Accrual Period, calculated without regard to this
     proviso, PLUS (T) a fraction (expressed as a percentage), the numerator of
     which is equal to 12 times any related Withheld Amount(s) to be transferred
     from the Interest Reserve Account to the Distribution Account pursuant to
     SECTION 3.05(c) for distribution on the related Distribution Date, and the
     denominator of which is equal to the Uncertificated Principal Balance of
     such REMIC I Regular Interest outstanding immediately prior to the related
     Distribution Date.

          (g)  Each REMIC I Regular Interest shall bear interest, and such
interest shall commence accruing on October 1, 2002. In the case of each REMIC I
Regular Interest, such interest shall be calculated on a 30/360 Basis and,
during each Interest Accrual Period, shall accrue at the REMIC I Remittance Rate
with respect to such REMIC I Regular Interest for such Interest Accrual Period
on the Uncertificated Principal Balance of such REMIC I Regular Interest
outstanding immediately prior to the related Distribution Date. The total amount
of such interest accrued with respect to each REMIC I Regular Interest during
each Interest Accrual Period (herein referred to as the "INTEREST ACCRUAL
AMOUNT" with respect to such REMIC I Regular Interest for such Interest Accrual

                                      -87-
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Period) shall equal 1/12 of the product of (i) the REMIC I Remittance Rate with
respect to such REMIC I Regular Interest for such Interest Accrual Period,
multiplied by (ii) the Uncertificated Principal Balance of such REMIC I Regular
Interest outstanding immediately prior to the related Distribution Date. The
portion of the Interest Accrual Amount with respect to any REMIC I Regular
Interest for any Interest Accrual Period that shall be distributable to REMIC
II, as the holder of such REMIC I Regular Interest, on the related Distribution
Date pursuant to SECTION 4.01(l), shall be an amount (herein referred to as the
"CURRENT INTEREST DISTRIBUTION AMOUNT" with respect to such REMIC I Regular
Interest for the related Distribution Date) equal to (i) the Interest Accrual
Amount with respect to such REMIC I Regular Interest for the related Interest
Accrual Period, reduced (to not less than zero) by (ii) the portion of any
Uncovered Prepayment Interest Shortfall Amount for such Distribution Date that
is allocable to such REMIC I Regular Interest. For purposes of the foregoing,
the Uncovered Prepayment Interest Shortfall Amount, if any, for each
Distribution Date shall be allocated: (i) to REMIC I Regular Interest APM-2, in
an amount equal to the lesser of (A) the Interest Accrual Amount with respect to
REMIC I Regular Interest APM-2 for the related Interest Accrual Period and (B)
the product of (1) that portion of such Uncovered Prepayment Interest Shortfall
Amount that is attributable to the Arbor Place Mall Mortgage Loan, multiplied by
(2) a fraction, the numerator of which is equal to the Uncertificated Principal
Balance of REMIC I Regular Interest APM-2 immediately prior to such Distribution
Date, and the denominator of which is equal to the aggregate Uncertificated
Principal Balance of REMIC I Regular Interest APM-1 and REMIC I Regular Interest
APM-2 immediately prior to such Distribution Date; and (ii) to each other REMIC
I Regular Interest, in an amount equal to the lesser of (A) the Interest Accrual
Amount with respect to the subject REMIC I Regular Interest for the related
Interest Accrual Period and (B) the product of (1) the entire amount of such
Uncovered Prepayment Interest Shortfall Amount (exclusive of any portion thereof
that is allocable to REMIC I Regular Interest APM-2), multiplied by (2) a
fraction, the numerator of which is equal to the Interest Accrual Amount with
respect to the subject REMIC I Regular Interest for the related Interest Accrual
Period, and the denominator of which is equal to the aggregate Interest Accrual
Amount with respect to all the REMIC I Regular Interests (exclusive of REMIC I
Regular Interest APM-2) for the related Interest Accrual Period. If the entire
Current Interest Distribution Amount with respect to any REMIC I Regular
Interest for any Distribution Date is not deemed distributed to REMIC II, as the
holder of such REMIC I Regular Interest, on such Distribution Date pursuant to
SECTION 4.01(l), then the unpaid portion of such Current Interest Distribution
Amount shall be added to, and be payable as part of, the Carryforward Interest
Distribution Amount with respect to such REMIC I Regular Interest for future
Distribution Dates. The "CARRYFORWARD INTEREST DISTRIBUTION AMOUNT" with respect
to any REMIC I Regular Interest for any Distribution Date shall be an amount
equal to the excess, if any, of (i) all Current Interest Distribution Amounts
with respect to such REMIC I Regular Interest for all prior Distribution Dates,
if any, over (ii) the total amount of interest deemed distributed to REMIC II
with respect to such REMIC I Regular Interest on all such prior Distribution
Dates, if any, pursuant to SECTION 4.01(l).

          (h)  Solely for purposes of satisfying Treasury regulations section
1.860G-1(a)(4)(iii), the Latest Possible Maturity Date for each REMIC I Regular
Interest shall be the Rated Final Distribution Date.

          (i)  The REMIC I Residual Interest will not have a principal balance
and will not bear interest.

                                      -88-
<Page>

          SECTION 2.05.  Conveyance of the REMIC I Regular  Interests;
                         Acceptance of the REMIC I Regular Interests by Trustee.

          The Depositor, as of the Closing Date, and concurrently with the
execution and delivery of this Agreement, does hereby assign without recourse
all of its right, title and interest in and to the REMIC I Regular Interests to
the Trustee for the benefit of the Holders of the REMIC III Regular Interest
Certificates and the Class R Certificates. The Trustee acknowledges the
assignment to it of the REMIC I Regular Interests and declares that it holds and
will hold the same in trust for the exclusive use and benefit of all present and
future Holders of the REMIC III Regular Interest Certificates and the Class R
Certificates.

          SECTION 2.06.  Creation of REMIC II; Issuance of the REMIC II Regular
                         Interests and the REMIC II Residual Interest; Certain
                         Matters Involving REMIC II.

          (a)  It is the intention of the parties hereto that the segregated
pool of assets consisting of the REMIC I Regular Interests constitute a REMIC
for federal income tax purposes and, further, that such segregated pool of
assets be designated as "REMIC II". The Closing Date is hereby designated as the
"STARTUP DAY" of REMIC II within the meaning of Section 860G(a)(9) of the Code.

          (b)  Concurrently with the assignment of the REMIC I Regular Interests
to the Trustee pursuant to SECTION 2.05 and in exchange therefor, the REMIC II
Regular Interests and the REMIC II Residual Interest shall be issued. There
shall be 24 separate REMIC II Regular Interests. Neither the REMIC II Residual
Interest nor any of the REMIC II Regular Interests shall be certificated. The
REMIC II Regular Interests and the REMIC II Residual Interest shall collectively
constitute the entire beneficial ownership of REMIC II.

          (c)  The REMIC II Regular Interests shall constitute the "regular
interests" (within the meaning of Section 860G(a)(1) of the Code), and the REMIC
II Residual Interest shall constitute the sole "residual interest" (within the
meaning of Section 860G(a)(2) of the Code), in REMIC II. None of the parties
hereto, to the extent it is within the control thereof, shall create or permit
the creation of any other "interests" in REMIC II (within the meaning of
Treasury regulations section 1.860D-1(b)(1)).

          (d)  The REMIC II Regular Interests will have the following respective
alphabetic or alphanumeric designations: "A-1-1", "A-1-2, "A-1-3", "A-1-4",
"A-2-1", "A-2-2", "A-2-3", "B", "C", "D", "E", "F-1", "F-2", "G", "H", "J", "K",
"L", "M", "N", "O", "P", "Q" and "APM".

                                      -89-
<Page>

          (e)  Each REMIC II Regular Interest shall have an Uncertificated
Principal Balance. The following table sets forth for each REMIC II Regular
Interest the initial Uncertificated Principal Balance thereof:

<Table>
<Caption>
                  Designation of                 Initial Uncertificated
            REMIC II Regular Interest              Principal Balance
            -------------------------            ----------------------
                    <S>                               <C>
                    A-1-1                             $  91,290,000
                    A-1-2                             $   5,490,000
                    A-1-3                             $ 124,159,000
                    A-1-4                             $  47,337,000
                    A-2-1                             $  49,919,000
                    A-2-2                             $  54,371,000
                    A-2-3                             $ 604,155,000
                      B                               $  46,072,000
                      C                               $  18,429,000
                      D                               $  30,714,000
                      E                               $  16,893,000
                     F-1                              $  13,908,000
                     F-2                              $   6,057,000
                      G                               $  15,357,000
                      H                               $  13,822,000
                      J                               $  26,107,000
                      K                               $  10,750,000
                      L                               $   7,679,000
                      M                               $  12,285,000
                      N                               $   6,143,000
                      O                               $   6,143,000
                      P                               $   6,143,000
                      Q                               $  15,358,046
                     APM                              $   5,000,000
</Table>

          On each Distribution Date, the Uncertificated Principal Balance of
each REMIC II Regular Interest shall be permanently reduced by any distributions
of principal deemed made with respect to such REMIC II Regular Interest on such
Distribution Date pursuant to SECTION 4.01(k) and, further, by any Unfunded
Principal Balance Reduction made with respect to such REMIC II Regular Interest
on such Distribution Date pursuant to SECTION 4.04(b). Except as provided in the
preceding sentence, the Uncertificated Principal Balance of each REMIC II
Regular Interest shall not otherwise be increased or decreased. Deemed
distributions to REMIC III in reimbursement of Unfunded Principal Balance
Reductions with respect to a REMIC II Regular Interest, shall not constitute
deemed distributions of principal and shall not result in any reduction of the
Uncertificated Principal Balance of such REMIC II Regular Interest.

          (f)  Each REMIC II Regular Interest shall have a REMIC II Remittance
Rate that, with respect to any Interest Accrual Period, shall equal: (i) in the
case of REMIC II Regular Interest APM, the REMIC I Remittance Rate with respect
to REMIC I Regular Interest APM-2 for such Interest Accrual Period; and (ii) in
the case of each other REMIC II Regular Interest, the weighted average,

                                      -90-
<Page>

expressed as a percentage and rounded to ten decimal places, of the respective
REMIC I Remittance Rates in effect for all the REMIC I Regular Interests (other
than REMIC I Regular Interest APM-2) for such Interest Accrual Period, weighted
on the basis of the respective Uncertificated Principal Balances of such REMIC I
Regular Interests outstanding immediately prior to the related Distribution
Date.

          (g)  Each REMIC II Regular Interest shall bear interest, and such
interest shall commence accruing on October 1, 2002. In the case of each REMIC
II Regular Interest, such interest shall be calculated on a 30/360 Basis and,
during each Interest Accrual Period, shall accrue at the REMIC II Remittance
Rate with respect to such REMIC II Regular Interest for such Interest Accrual
Period on the Uncertificated Principal Balance of such REMIC II Regular Interest
outstanding immediately prior to the related Distribution Date. The total amount
of such interest accrued with respect to each REMIC II Regular Interest during
each Interest Accrual Period (herein referred to as the "INTEREST ACCRUAL
AMOUNT" with respect to such REMIC II Regular Interest for such Interest Accrual
Period) shall equal 1/12 of the product of (i) the REMIC II Remittance Rate with
respect to such REMIC II Regular Interest for such Interest Accrual Period,
multiplied by (ii) the Uncertificated Principal Balance of such REMIC II Regular
Interest outstanding immediately prior to the related Distribution Date.

          The portion of the Interest Accrual Amount with respect to any REMIC
II Regular Interest for any Interest Accrual Period that shall be distributable
to REMIC III, as the holder of such REMIC II Regular Interest, on the related
Distribution Date pursuant to SECTION 4.01(k), shall be an amount (herein
referred to as the "CURRENT INTEREST DISTRIBUTION AMOUNT" with respect to such
REMIC II Regular Interest for the related Distribution Date) equal to (i) the
Interest Accrual Amount with respect to such REMIC II Regular Interest for the
related Interest Accrual Period, reduced (to not less than zero) by (ii) the
portion of any Uncovered Prepayment Interest Shortfall Amount for such
Distribution Date that is allocable to such REMIC II Regular Interest. For
purposes of the foregoing, the Uncovered Prepayment Interest Shortfall Amount,
if any, for each Distribution Date shall be allocated: (i) to REMIC II Regular
Interest APM, in the amount equal to the portion of such Uncovered Prepayment
Interest Shortfall Amount that was allocated to REMIC I Regular Interest APM-2
pursuant to SECTION 2.04; and (ii) to each other REMIC II Regular Interest, in
an amount equal to the lesser of (A) the Interest Accrual Amount with respect to
the subject REMIC II Regular Interest for the related Interest Accrual Period
and (B) the product of (1) the entire amount of such Uncovered Prepayment
Interest Shortfall Amount (exclusive of any portion thereof that is allocable to
REMIC II Regular Interest APM), multiplied by (2) a fraction, the numerator of
which is equal to the Interest Accrual Amount with respect to the subject REMIC
II Regular Interest for the related Interest Accrual Period, and the denominator
of which is equal to the aggregate Interest Accrual Amount with respect to all
the REMIC II Regular Interests (exclusive of REMIC II Regular Interest APM) for
the related Interest Accrual Period.

          If the entire Current Interest Distribution Amount with respect to any
REMIC II Regular Interest for any Distribution Date is not deemed distributed to
REMIC III, as the holder of such REMIC II Regular Interest, on such Distribution
Date pursuant to SECTION 4.01(k), then the unpaid portion of such Current
Interest Distribution Amount shall be added to, and be payable as part of, the
Carryforward Interest Distribution Amount with respect to such REMIC II Regular
Interest for future Distribution Dates. The "CARRYFORWARD INTEREST DISTRIBUTION
AMOUNT" with respect to any REMIC II Regular Interest for any Distribution Date
shall be an amount equal to the excess, if any, of (i) all Current Interest
Distribution Amounts with respect to such REMIC II Regular Interest for all
prior Distribution Dates, if any, over (ii) the total amount of interest deemed
distributed to REMIC III with

                                      -91-
<Page>

respect to such REMIC II Regular Interest on all such prior Distribution Dates,
if any, pursuant to SECTION 4.01(k).

          (h)  Solely for purposes of satisfying Treasury regulations section
1.860G-1(a)(4)(iii), the Latest Possible Maturity Date for each REMIC II Regular
Interest shall be the Rated Final Distribution Date.

          (i)  The REMIC II Residual Interest shall not have a principal balance
and shall not bear interest.

          SECTION 2.07.  Conveyance of the REMIC II Regular Interests;
                         Acceptance of the REMIC II Regular Interests by
                         Trustee.

          The Depositor, as of the Closing Date, and concurrently with the
execution and delivery of this Agreement, does hereby assign without recourse
all of its right, title and interest in and to the REMIC II Regular Interests to
the Trustee for the benefit of the Holders of the REMIC III Regular Interest
Certificates and the Class R Certificates. The Trustee acknowledges the
assignment to it of the REMIC II Regular Interests and declares that it holds
and will hold the same in trust for the exclusive use and benefit of all present
and future Holders of the REMIC III Regular Interest Certificates and the Class
R Certificates.

          SECTION 2.08.  Creation of REMIC III; Issuance of the REMIC III
                         Regular Interest Certificates, the Group A-X REMIC III
                         Regular Interests, the Group A-SP REMIC III Regular
                         Interests and the REMIC III Residual Interest; Certain
                         Matters Involving REMIC III.

          (a)  It is the intention of the parties hereto that the segregated
pool of assets consisting of the REMIC II Regular Interests constitute a REMIC
for federal income tax purposes and, further, that such segregated pool of
assets be designated as "REMIC III". The Closing Date is hereby designated as
the "STARTUP DAY" of REMIC III within the meaning of Section 860G(a)(9) of the
Code.

          (b)  Concurrently with the assignment of the REMIC II Regular
Interests to the Trustee pursuant to SECTION 2.07 and in exchange therefor, the
Group A-X REMIC III Regular Interests, the Group A-SP REMIC III Regular
Interests and the REMIC III Residual Interest shall be issued, and the Trustee
shall execute, and the Certificate Registrar shall authenticate and deliver, to
or upon the order of the Depositor, the REMIC III Regular Interest Certificates
in authorized denominations. There shall be 20 Classes of REMIC III Regular
Interest Certificates. The Class A-X Certificates shall collectively represent
all of the Group A-X REMIC III Regular Interests, and the Class A-SP
Certificates shall collectively represent all of the Group A-SP REMIC III
Regular Interests. The REMIC III Residual Interest shall not be certificated.
The interests evidenced by the REMIC III Regular Interest Certificates, together
with the REMIC III Residual Interest, shall collectively constitute the entire
beneficial ownership of REMIC III.

          (c)  The respective Group A-X REMIC III Regular Interests, the
respective Group A-SP REMIC III Regular Interests and the various Classes of the
Principal Balance Certificates shall constitute the "regular interests" (within
the meaning of Section 860G(a)(1) of the Code), and the REMIC III Residual
Interest shall constitute the sole "residual interest" (within the meaning of
Section 860(G)(a)(2) of the Code), in REMIC III. None of the parties hereto, to
the extent it is within the

                                      -92-
<Page>

control thereof, shall create or permit the creation of any other "interests" in
REMIC III (within the meaning of Treasury regulations section 1.860D-1(b)(1)).

          (d)  The 20 Classes of the REMIC III Regular Interest Certificates
will have the following respective alphabetic or alphanumeric class
designations: "A-X", "A-SP", "A-1", "A-2", "B", "C", "D", "E", "F", "G", "H",
"J", "K", "L", "M", "N", "O", "P", "Q" and "APM".

          The Group A-X REMIC III Regular Interests will have the following
respective alphabetic or alphanumeric designations: "A-X-A-1-1", "A-X-A-1-2",
"A-X-A-1-3", "A-X-A-1-4", "A-X-A-2-1", "A-X-A-2-2", "A-X-A-2-3", "A-X-B",
"A-X-C", "A-X-D", "A-X-E", "A-X-F-1", "A-X-F-2", "A-X-G", "A-X-H", "A-X-J",
"A-X-K", "A-X-L", "A-X-M", "A-X-N", "A-X-O", "A-X-P", "A-X-Q" and "A-X-APM". The
Group A-X REMIC III Regular Interests shall constitute the respective Components
of the Class A-X Certificates.

          The Group A-SP REMIC III Regular Interests will have the following
respective alphabetic or alphanumeric designations: "A-SP-A-1-2", "A-SP-A-1-3",
"A-SP-A-1-4", "A-SP-A-2-1", "A-SP-A-2-2", "A-SP-A-2-3", "A-SP-B", "A-SP-C"
"A-SP-D", "A-SP-E", "A-SP-F-1" and "A-SP-F-2". The Group A-SP REMIC III Regular
Interests shall constitute the respective Components of the Class A-SP
Certificates.

          (e)  Each Class of Principal Balance Certificates shall have a Class
Principal Balance. The following table sets forth for each Class of Principal
Balance Certificates the initial Class Principal Balance thereof:

<Table>
<Caption>
                                                      Initial Class
                 Class Designation                  Principal Balance
                 -----------------                  -----------------
                     <S>                              <C>
                     Class A-1                        $ 268,276,000
                     Class A-2                        $ 708,445,000
                      Class B                         $  46,072,000
                      Class C                         $  18,429,000
                      Class D                         $  30,714,000
                      Class E                         $  16,893,000
                      Class F                         $  19,965,000
                      Class G                         $  15,357,000
                      Class H                         $  13,822,000
                      Class J                         $  26,107,000
                      Class K                         $  10,750,000
                      Class L                         $   7,679,000
                      Class M                         $  12,285,000
                      Class N                         $   6,143,000
                      Class O                         $   6,143,000
                      Class P                         $   6,143,000
                      Class Q                         $  15,358,046
                     Class APM                        $   5,000,000
</Table>

                                      -93-
<Page>

          On each Distribution Date, the Class Principal Balance of each Class
of Principal Balance Certificates shall be permanently reduced by any
distributions of principal made with respect to such Class of Certificates on
such Distribution Date pursuant to SECTION 4.01(a) or SECTION 4.01(b), as
applicable, and, further, by any Unfunded Principal Balance Reduction made with
respect to such Class of Certificates on such Distribution Date pursuant to
SECTION 4.04(a). Except as provided in the preceding sentence, the Class
Principal Balance of each Class of Principal Balance Certificates shall not
otherwise be increased or reduced. Distributions to the Holders of a Class of
Principal Balance Certificates in reimbursement of any Unfunded Principal
Balance Reductions with respect to such Class of Certificates shall not
constitute distributions of principal and shall not result in any reduction of
the related Class Principal Balance.

          The Interest Only Certificates shall not have principal balances. For
purposes of accruing interest, however, each Class of Interest Only Certificates
shall have or be deemed to have a Class Notional Amount that is, as of any date
of determination, equal to: (i) in the case of the Class A-X Certificates, the
total of the then Uncertificated Principal Balances of all the REMIC II Regular
Interests; and (ii) in the case of the Class A-SP Certificates, the total of the
then Uncertificated Principal Balances of REMIC II Regular Interest A-1-2, REMIC
II Regular Interest A-1-3, REMIC II Regular Interest A-1-4, REMIC II Regular
Interest A-2-1, REMIC II Regular Interest A-2-2, REMIC II Regular Interest
A-2-3, REMIC II Regular Interest B, REMIC II Regular Interest C, REMIC II
Regular Interest D, REMIC II Regular Interest E, REMIC II Regular Interest F-1
and REMIC II Regular Interest F-2.

          None of the Group A-X REMIC III Regular Interests or the Group A-SP
REMIC III Regular Interests shall have a principal balance. For purposes of
accruing interest, however, each of the Group A-X REMIC III Regular Interests
and the Group A-SP REMIC III Regular Interest shall have a Component Notional
Amount that is, as of any date of determination, equal to the Uncertificated
Principal Balance of its Corresponding REMIC II Regular Interest.

          (f)  Each Class of REMIC III Regular Interest Certificates shall have
or be deemed to have a Pass-Through Rate, and each of the Group A-X REMIC III
Regular Interests and the Group A-SP REMIC III Regular Interests shall have a
REMIC III Remittance Rate.

                                      -94-
<Page>

          Each Class of Principal Balance Certificates identified in the
following table shall, for each and every Interest Accrual Period, have the
fixed Pass-Through Rates set forth next to its alphabetic or alphanumeric, as
the case may be, class designation:

<Table>
<Caption>
              Class                          Pass-Through Rate
              -----                          -----------------
               <S>                           <C>
               A-1                           4.485% per annum
               A-2                           5.183% per annum
                B                            5.333% per annum
                C                            5.394% per annum
                D                            5.453% per annum
                E                            5.532% per annum
                J                            5.115% per annum
                K                            5.115% per annum
                L                            5.115% per annum
                M                            5.115% per annum
                N                            5.115% per annum
                O                            5.115% per annum
                P                            5.115% per annum
                Q                            5.115% per annum
               APM                           6.102% per annum
</Table>

          The Pass-Through Rate for the Class F Certificates for any Interest
Accrual Period shall equal the lesser of (i) 5.907% per annum and (ii) the REMIC
II Remittance Rate with respect to each of REMIC II Regular Interest F-1 and
REMIC II Regular Interest F-2 for such Interest Accrual Period.

          The Pass-Through Rate for the Class G Certificates for any Interest
Accrual Period shall equal the lesser of (i) 6.006% per annum and (ii) the REMIC
II Remittance Rate with respect to REMIC II Regular Interest G for such Interest
Accrual Period.

          The Pass-Through Rate for the Class H Certificates for any Interest
Accrual Period shall equal the lesser of (i) 6.301% per annum and (ii) the REMIC
II Remittance Rate with respect to REMIC II Regular Interest H for such Interest
Accrual Period.

          The Pass-Through Rate for the Class A-X Certificates for any Interest
Accrual Period shall be deemed to equal the weighted average, expressed as a
percentage and rounded to ten decimal places, of the respective REMIC III
Remittance Rates in effect for all of the Group A-X REMIC III Regular Interests
for such Interest Accrual Period, weighted on the basis of the respective
Component Notional Amounts of the Group A-X REMIC III Regular Interests
immediately prior to the related Distribution Date.

          The REMIC III Remittance Rate for any of the Group A-X REMIC III
Regular Interests for any Interest Accrual Period shall equal the excess, if
any, of (i) the REMIC II Remittance Rate in effect during such Interest Accrual
Period for the Corresponding REMIC II Regular Interest in respect of such Group
A-X REMIC III Regular Interest, over (ii) the Adjusted REMIC II Remittance Rate
in effect during such Interest Accrual Period for the Corresponding REMIC II
Regular Interest in respect of such Group A-X REMIC III Regular Interest.

                                      -95-
<Page>

          The Pass-Through Rate for the Class A-SP Certificates for any Interest
Accrual Period shall be deemed to equal the weighted average, expressed as a
percentage and rounded to ten decimal places, of the respective REMIC III
Remittance Rates in effect for all of the Group A-SP REMIC III Regular Interests
for such Interest Accrual Period, weighted on the basis of the respective
Component Notional Amounts of the Group A-SP REMIC III Regular Interests
immediately prior to the related Distribution Date.

          The REMIC III Remittance Rate for any of the Group A-SP REMIC III
Regular Interests for any Interest Accrual Period shall be as follows:

               (i)     if such Interest Accrual Period occurs from and including
     October 2002 through and including September 2009, a rate per annum equal
     to the excess, if any, of (i) the Adjusted REMIC II Remittance Rate in
     effect during such Interest Accrual Period for the Corresponding REMIC II
     Regular Interest in respect of such Group A-SP REMIC III Regular Interest,
     over (B) the Net Adjusted REMIC II Remittance Rate in effect during such
     Interest Accrual Period for the Corresponding REMIC II Regular Interest in
     respect of such Group A-SP REMIC III Regular Interest; and

               (ii)    if such Interest Accrual Period occurs after September
     2009, 0% per annum.

          (g)  Each Class of REMIC III Regular Interest Certificates shall bear
interest, and such interest shall commence accruing on October 1, 2002. In the
case of each Class of REMIC III Regular Interest Certificates, such interest
shall be calculated on a 30/360 Basis and, during each Interest Accrual Period,
shall accrue at the Pass-Through Rate with respect to such Class of Certificates
for such Interest Accrual Period on the Class Principal Balance (or, in the case
of a Class of Interest Only Certificates, the Class Notional Amount) of such
Class of Certificates outstanding immediately prior to the related Distribution
Date. Accordingly, the total amount of such interest accrued with respect to any
Class of REMIC III Regular Interest Certificates during any Interest Accrual
Period (herein referred to as the "INTEREST ACCRUAL AMOUNT" with respect to such
Class of Certificates for such Interest Accrual Period) shall equal 1/12 of the
product of (i) the Pass-Through Rate with respect to such Class of Certificates
for such Interest Accrual Period, multiplied by (ii) the Class Principal Balance
(or, in the case of a Class Interest Only Certificates, the Class Notional
Amount) of such Class of Certificates outstanding immediately prior to the
related Distribution Date. The portion of the Interest Accrual Amount with
respect to the Class A-X Certificates or the Class A-SP Certificates for any
Interest Accrual Period that is attributable to any particular Component of such
Class of Certificates shall be an amount (herein referred to as the "INTEREST
ACCRUAL AMOUNT" with respect to such Component for such Interest Accrual Period)
equal to 1/12 of the product of (i) the REMIC III Remittance Rate with respect
to such Component for such Interest Accrual Period, multiplied by (ii) the
Component Notional Amount of such Component immediately prior to the related
Distribution Date.

          The Class A-SP Certificates and the respective Group A-SP REMIC III
Regular Interests shall cease to accrue interest after the end of the September
2009 Interest Accrual Period.

          The portion of the Interest Accrual Amount with respect to any Class
of REMIC III Regular Interest Certificates for any Interest Accrual Period that
shall be distributable to the Holders of such Class of Certificates on the
related Distribution Date pursuant to SECTION 4.01(a) or SECTION 4.01(b), as
applicable, shall be an amount (herein referred to as the "CURRENT INTEREST
DISTRIBUTION AMOUNT" with

                                      -96-
<Page>

respect to such Class of Certificates for the related Distribution Date) equal
to (i) the Interest Accrual Amount with respect to such Class of Certificates
for the related Interest Accrual Period, reduced (to not less than zero) by (ii)
the portion of any Uncovered Prepayment Interest Shortfall Amount for such
Distribution Date that is allocable to such Class of Certificates. For purposes
of the foregoing, the Uncovered Prepayment Interest Shortfall Amount, if any,
for each Distribution Date shall be allocated: (i) to the Class APM
Certificates, in an amount equal to the lesser of (A) the Interest Accrual
Amount with respect to the Class APM Certificates for the related Interest
Accrual Period and (B) the product of (1) that portion of such Uncovered
Prepayment Interest Shortfall Amount that is attributable to the Arbor Place
Mall Mortgage Loan, multiplied by (2) a fraction, the numerator of which is
equal to the Interest Accrual Amount with respect to the Class APM Certificates
for the related Interest Accrual Period, and the denominator of which is equal
to the aggregate Interest Accrual Amount with respect to REMIC I Regular
Interest APM-1 and REMIC I Regular Interest APM-2 for the related Interest
Accrual Period; and (ii) to each other Class of REMIC III Regular Interest
Certificates, in an amount equal to the lesser of (A) the Interest Accrual
Amount with respect to the subject Class of REMIC III Regular Interest
Certificates for the related Interest Accrual Period and (B) the product of (1)
the entire amount of such Uncovered Prepayment Interest Shortfall Amount
(exclusive of any portion thereof that is allocable to the Class APM
Certificates), multiplied by (2) a fraction, the numerator of which is equal to
the Interest Accrual Amount with respect to the subject Class of REMIC III
Regular Interest Certificates for the related Interest Accrual Period, and the
denominator of which is equal to the aggregate Interest Accrual Amount with
respect to all the Classes of REMIC III Regular Interest Certificates (exclusive
of the Class APM Certificates) for the related Interest Accrual Period. The
portion of the Current Interest Distribution Amount with respect to either Class
of Interest Only Certificates for any Distribution Date that is attributable to
any particular Component of such Class of Certificates shall be an amount
(herein referred to as the "CURRENT INTEREST DISTRIBUTION AMOUNT" with respect
to such Component for such Distribution Date) equal to (i) the Interest Accrual
Amount with respect to such Component for the related Interest Accrual Period,
reduced (to not less than zero) by (ii) such Component's share of the portion of
any Uncovered Prepayment Interest Shortfall Amount for such Distribution Date
that is allocable to such Class of Certificates. For purposes of the foregoing,
any portion of the Uncovered Prepayment Interest Shortfall Amount for any
Distribution Date that is allocated to either Class of Interest Only
Certificates shall in turn be allocated among the respective Components of such
Class of Certificates on a PRO RATA basis in accordance with their respective
Interest Accrual Amounts for the related Interest Accrual Period.

          If the entire Current Interest Distribution Amount with respect to any
Class of REMIC III Regular Interest Certificates for any Distribution Date is
not distributed to the Holders thereof on such Distribution Date pursuant to
SECTION 4.01(a) or SECTION 4.01(b), as applicable, then the unpaid portion of
such Current Interest Distribution Amount shall be added to, and be payable as
part of, the Carryforward Interest Distribution Amount with respect to such
Class of Certificates for future Distribution Dates. The "CARRYFORWARD INTEREST
DISTRIBUTION AMOUNT" with respect to any Class of REMIC III Regular Interest
Certificates for any Distribution Date shall be an amount equal to the excess,
if any, of (i) all Current Interest Distribution Amounts with respect to such
Class of Certificates for all prior Distribution Dates, if any, over (ii) the
total amount of interest distributed to the Holders of such Class of
Certificates on all such prior Distribution Dates, if any, pursuant to SECTION
4.01(a) or SECTION 4.01(b), as applicable. The portion of the Carryforward
Interest Distribution Amount with respect to the Class A-X Certificates or the
Class A-SP Certificates for any Distribution Date that is attributable to any
particular Component of such Class of Certificates shall be an amount (herein
referred to as the "CARRYFORWARD INTEREST DISTRIBUTION AMOUNT" with respect to
such Component for such

                                      -97-
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Distribution Date) equal to the excess, if any, of (i) all Current Interest
Distribution Amounts with respect to such Component for all prior Distribution
Dates, if any, over (ii) the total amount of interest deemed distributed to the
Holders of such Class of Certificates with respect to such Component on all such
prior Distribution Dates, if any, pursuant to SECTION 4.01(a).

          (h)  Solely for purposes of satisfying Treasury regulations section
1.860G-1(a)(4)(iii), the Latest Possible Maturity Date for each Class of
Principal Balance Certificates, for each Component of the Class A-X Certificates
and for each Component of the Class A-SP Certificates shall be the Rated Final
Distribution Date.

          (i)  The REMIC III Residual Interest shall not have a principal
balance and shall not bear interest.

          SECTION 2.09.  Acceptance of Grantor Trusts; Issuance of the Class V
                         and Class R Certificates.

          (a)  It is the intention of the parties hereto that the segregated
pool of assets consisting of any collections of Excess Interest received on the
ARD Mortgage Loans constitute a Grantor Trust for federal income tax purposes
and, further, that such segregated pool of assets be designated as "GRANTOR
TRUST V". The Trustee, by its execution and delivery hereof, acknowledges the
assignment to it of the assets of Grantor Trust V and declares that it holds and
will hold such assets in trust for the exclusive use and benefit of all present
and future Holders of the Class V Certificates. Concurrently with the assignment
to it of the assets included in Grantor Trust V, the Trustee shall execute, and
the Certificate Registrar shall authenticate and deliver, to or upon the order
of the Depositor, the Class V Certificates in authorized denominations
evidencing the entire beneficial ownership of Grantor Trust V. The rights of the
Holders of the Class V Certificates to receive distributions from the proceeds
of Grantor Trust V, and all ownership interests of such Holders in and to such
distributions, shall be as set forth in this Agreement.

          (b)  The Depositor, as of the Closing Date, and concurrently with the
execution and delivery of this Agreement, does hereby assign without recourse
all right, title and interest of the Depositor in and to the REMIC I Residual
Interest, the REMIC II Residual Interest and the REMIC III Residual Interest to
the Trustee for the benefit of the Holders of the Class R Certificates. It is
the intention of the parties hereto that the segregated pool of assets
consisting of the REMIC I Residual Interest, the REMIC II Residual Interest and
the REMIC III Residual Interest constitute a Grantor Trust for federal income
tax purposes and, further, that such segregated pool of assets be designated as
"GRANTOR TRUST R". The Trustee, by its execution and delivery hereof,
acknowledges the assignment to it of the assets of Grantor Trust R and declares
that it holds and will hold such assets in trust for the exclusive use and
benefit of all present and future Holders of the Class R Certificates.
Concurrently with the assignment to it of the assets included in Grantor Trust
R, the Trustee shall execute, and the Certificate Registrar shall authenticate
and deliver, to or upon the order of the Depositor, the Class R Certificates in
authorized denominations evidencing the entire beneficial ownership of Grantor
Trust R. The rights of the Holders of the Class R Certificates to receive
distributions from the proceeds of Grantor Trust R, and all ownership interests
of such Holders in and to such distributions, shall be as set forth in this
Agreement.

                                      -98-
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                                   ARTICLE III

                 ADMINISTRATION AND SERVICING OF THE TRUST FUND

          SECTION 3.01.  Master Servicer to Act as Master Servicer;  Special
                         Servicer to Act as Special  Servicer; Administration of
                         the Loans.

          (a)  Each of the Master Servicer and the Special Servicer shall
diligently service and administer the Loans (and, with respect to the Special
Servicer, any REO Properties) that it is obligated to service and administer
pursuant to this Agreement on behalf of the Trustee and in the best interests of
and for the benefit of the Certificateholders or, in the case of an A/B Loan
Pair, in the best interests and for the benefit of the Certificateholders and
the related B Loan Holder (as a collective whole) (as determined by the Master
Servicer or the Special Servicer, as the case may be, in its reasonable
judgment), in accordance with applicable law, the terms of this Agreement, the
terms of the respective Loans (and, in the case of each A/B Loan Pair, the terms
of the related A/B Intercreditor Agreement) and, to the extent consistent with
the foregoing, further as follows (the "SERVICING STANDARD")--

               (i)     (A) in the same manner in which, and with the same care,
     skill, prudence and diligence with which the Master Servicer or the Special
     Servicer, as the case may be, services and administers similar mortgage
     loans for other third-party portfolios, giving due consideration to the
     customary and usual standards of practice of prudent institutional
     commercial and multifamily mortgage loan servicers servicing mortgage loans
     for third parties, and (B) with the same care, skill, prudence and
     diligence with which the Master Servicer or the Special Servicer, as the
     case may be, services and administers commercial and multifamily mortgage
     loans owned by the Master Servicer or the Special Servicer, as the case may
     be, whichever standard is higher;

               (ii)    with a view to the maximization of timely recovery of
     principal and interest on a net present value basis on the subject Loans,
     and the best interests of the Trust and the Certificateholders or, in the
     case of an A/B Loan Pair, the best interests of the Trust, the
     Certificateholders and the related B Loan Holder (as a collective whole)
     (as determined by the Master Servicer or the Special Servicer, as the case
     may be, in its reasonable judgment; and

               (iii)   without regard to--

               (A)     any relationship that the Master Servicer or the Special
                       Servicer, as the case may be, or any Affiliate thereof
                       may have with the related Borrower, any Mortgage Loan
                       Seller or any other party to the Pooling and Servicing
                       Agreement,

               (B)     the ownership of any Certificate by the Master Servicer
                       or the Special Servicer, as the case may be, or by any
                       affiliate thereof,

               (C)     the Master Servicer's obligation to make Advances,

               (D)     the Special Servicer's obligation to request that the
                       Master Servicer make Servicing Advances,

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               (E)     the right of the Master Servicer (or any Affiliate
                       thereof) or the Special Servicer (or any Affiliate
                       thereof), as the case may be, to receive reimbursement of
                       costs, or the sufficiency of any compensation payable to
                       it, or with respect to any particular transaction,

               (F)     the ownership, servicing or management for itself or
                       others of any other mortgage loans or mortgaged
                       properties by the Master Servicer or Special Servicer or
                       any Affiliate of the Master Servicer or Special Servicer,
                       as applicable,

               (G)     any obligation of the Master Servicer or any of its
                       Affiliates (in the capacity as a Mortgage Loan Seller) to
                       cure a breach of a representation or warranty or
                       repurchase any Mortgage Loan, or

               (H)     any debt that the Master Servicer or Special Servicer or
                       any Affiliate of the Master Servicer or Special Servicer,
                       as applicable, has extended to any Borrower or any
                       Affiliates of any Borrower.

          Without limiting the foregoing, subject to SECTION 3.21, the Special
Servicer shall be obligated to service and administer (i) any Mortgage Loans as
to which a Servicing Transfer Event has occurred and is continuing (the
"SPECIALLY SERVICED MORTGAGE LOANS"), together with any related B Loans that are
being serviced hereunder (collectively with the Specially Serviced Mortgage
Loans, the "SPECIALLY SERVICED LOANS") and (ii) any REO Properties.
Notwithstanding the foregoing, the Master Servicer shall continue to make all
calculations, and prepare, and deliver to the Trustee, all reports required to
be prepared by the Master Servicer hereunder with respect to the Specially
Serviced Mortgage Loans as if no Servicing Transfer Event had occurred and with
respect to the REO Properties (and the related REO Loans) as if no REO
Acquisition had occurred, and to render such incidental services with respect to
the Specially Serviced Loans and REO Properties as are specifically provided for
herein; PROVIDED, HOWEVER, that the Master Servicer shall not be liable for
failure to comply with such duties insofar as such failure results from a
failure of the Special Servicer to provide sufficient information to the Master
Servicer to comply with such duties or a failure of the Special Servicer to
prepare and deliver to the Master Servicer reports required hereunder to be
delivered by the Special Servicer to the Master Servicer. Each Mortgage Loan
that becomes a Specially Serviced Mortgage Loan shall continue as such until all
Servicing Transfer Events have ceased to exists with respect to such Mortgage
Loan. A B Loan shall cease to be a Specially Serviced Loan at such time as the
related A Loan ceases to be a Specially Serviced Mortgage Loan. Without limiting
the foregoing, subject to SECTION 3.21, the Master Servicer shall be obligated
to service and administer all Loans which are not Specially Serviced Loans;
PROVIDED, HOWEVER, that the Master Servicer shall provide the Special Servicer
with notice of any communication by the related Borrower with respect to the
Letter of Credit provided by such Borrower under any of the Mortgage Loans
identified on the Mortgage Loan Schedule as having a Letter of Credit, and the
Special Servicer shall have the exclusive right to approve any draw down of
funds under such Letter of Credit, and to approve any modification, amendment,
alteration or renewal of such Letter of Credit.

          (b)  Subject only to the Servicing Standard and the terms of this
Agreement and of the respective Loans, the Master Servicer and, with respect to
the Specially Serviced Loans, the Special Servicer each shall have full power
and authority, acting alone, to do or cause to be done any and all

                                      -100-
<Page>

things in connection with such servicing and administration which it may deem
necessary or desirable. Without limiting the generality of the foregoing, the
Master Servicer and Special Servicer, each in its own name, is hereby authorized
and empowered by the Trustee and obligated to execute and deliver, on behalf of
the Certificateholders, an affected B Loan Holder and the Trustee or any of
them, with respect to each Loan it is obligated to service under this Agreement,
any and all financing statements, continuation statements and other documents or
instruments necessary to maintain the lien created by the related Mortgage or
other security document in the related Mortgage File on the related Mortgaged
Property and related collateral; subject to SECTION 3.20, any and all
modifications, waivers, amendments or consents to or with respect to any
documents contained in the related Mortgage File; and any and all instruments of
satisfaction or cancellation, or of partial or full release or discharge, and
all other comparable instruments. Subject to SECTION 3.10, the Trustee shall
furnish, or cause to be furnished, to the Master Servicer and Special Servicer
any limited powers of attorney and other documents necessary or appropriate to
enable the Master Servicer or the Special Servicer, as the case may be, to carry
out its servicing and administrative duties hereunder; PROVIDED, HOWEVER, that
the Trustee shall not be held liable for any negligence with respect to, or
misuse of, any such power of attorney by the Master Servicer or Special
Servicer.

          (c)  The relationship of the Master Servicer and Special Servicer to
the Trustee under this Agreement is intended by the parties to be that of an
independent contractor and not that of a joint venturer, partner or, except as
specifically set forth herein, agent.

          (d)  In the event that there shall occur an A/B Material Default with
respect to any A/B Loan Pair, and for so long as such A/B Material Default shall
be continuing, the Master Servicer and/or the Special Servicer, as applicable,
shall be obligated to service, subject to the terms and conditions of the
related A/B Intercreditor Agreement, the related B Loan, on behalf of the
related B Loan Holder, and all references herein to "Loan" (and, if the related
A Loan is a Specially Serviced Mortgage Loan, all references herein to
"Specially Serviced Loan") shall include a B Loan that is being serviced under
this Agreement.

          SECTION 3.02.  Collection of Loan Payments.

          (a)  The Master Servicer and Special Servicer shall make reasonable
efforts to collect all payments called for under the terms and provisions of the
Loans it is obligated to service hereunder, and shall follow such collection
procedures as are consistent with this Agreement (including, without limitation,
the Servicing Standard). Consistent with the foregoing, the Master Servicer or
Special Servicer may in its discretion waive any Penalty Charge in connection
with any delinquent payment on a Loan it is obligated to service hereunder.

          (b)  If the Master Servicer or Special Servicer receives, or receives
notice from the related Borrower that it will be receiving, Excess Interest on
any ARD Mortgage Loan in any Collection Period, the Master Servicer or Special
Servicer, as applicable, shall promptly notify the Trustee in writing.

          (c)  Each of the Master Servicer and the Special Servicer shall not
accept a Principal Prepayment of any Mortgage Loan by the related Borrower on
any date other than a Due Date if accepting such payment would cause a
Prepayment Interest Shortfall, unless the Borrower is permitted to make such
prepayment pursuant to the terms of the related Mortgage Loan Documents. If the
Master Servicer or the Special Servicer accepts a Principal Prepayment of any
Mortgage Loan by the Borrower

                                      -101-
<Page>

on any date other than a Due Date which causes a Prepayment Interest Shortfall
(unless such Principal Prepayment is in respect of (i) a Specially Serviced
Mortgage Loan, (ii) a payment of Insurance and Condemnation Proceeds, (iii) a
payment subsequent to a default under the related Mortgage Loan Documents
(PROVIDED the Master Servicer or the Special Servicer, as applicable, reasonably
believes that acceptance of such payment is consistent with the Servicing
Standard and, in the case of the Master Servicer, the Master Servicer has
obtained the consent of the Special Servicer which shall not be unreasonably
withheld or delayed and in any event shall be deemed granted if not denied
within 5 Business Days), (iv) a payment pursuant to applicable law or court
order, (v) a payment the related Borrower is permitted to make under the terms
of the related Mortgage Loan Documents or (vi) a payment accepted by the Master
Servicer or the Special Servicer at the request of or with the consent of the
Series 2002-CKS4 Directing Certificateholder), the Master Servicer or the
Special Servicer shall remit to the Trustee on or before 1:00 p.m., New York
City time, on the related Master Servicer Remittance Date for deposit in the
Distribution Account, immediately available funds in an amount equal to any
Prepayment Interest Shortfall resulting from such Principal Prepayment.

          SECTION 3.03.  Collection of Taxes, Assessments and Similar Items;
                         Servicing Accounts.

          (a)  The Master Servicer shall establish and maintain one or more
accounts (the "SERVICING ACCOUNTS"), into which all Escrow Payments shall be
deposited and retained, and shall administer such Servicing Accounts in
accordance with the related Mortgage Loan Documents. Each Servicing Account
shall be maintained in accordance with the requirements of the related Loan and
in accordance with the Servicing Standard and to the extent not inconsistent
with the terms of the Loans, in an Eligible Account. Funds on deposit in the
Servicing Accounts may be invested in Permitted Investments in accordance with
the provisions of SECTION 3.06. As and to the extent consistent with the
Servicing Standard, applicable law and the related Mortgage Loan Documents, the
Master Servicer may make withdrawals from the Servicing Accounts maintained by
it, and may apply Escrow Payments held therein with respect to any Loan
(together with interest earned thereon), only as follows: (i) to effect the
payment of real estate taxes, assessments, insurance premiums (including,
premiums on any Environmental Insurance Policy), ground rents (if applicable)
and comparable items in respect of the related Mortgaged Property; (ii) to
reimburse the Master Servicer or the Trustee, as applicable, for any
unreimbursed Servicing Advances made thereby with respect to such Loan to cover
any of the items described in the immediately preceding CLAUSE (i); (iii) to
refund to the related Borrower any sums as may be determined to be overages;
(iv) to pay interest or other income, if required and as described below, to the
related Borrower on balances in the Servicing Account (or, if and to the extent
not payable to the related Borrower, to pay such interest or other income (up to
the amount of any Net Investment Earnings in respect of such Servicing Account
for each Collection Period) to such Master Servicer); (v) after an event of
default, to pay the principal of, accrued interest on and any other amounts
payable with respect to such Loan; or (vi) to clear and terminate the Servicing
Account at the termination of this Agreement in accordance with SECTION 9.01.
The Master Servicer shall pay or cause to be paid to the related Borrowers
interest and other income, if any, earned on the investment of funds in
Servicing Accounts maintained thereby, if and to the extent required by law or
the terms of the related Mortgage Loan Documents. If the Master Servicer shall
deposit in a Servicing Account maintained by it any amount not required to be
deposited therein, it may at any time withdraw such amount from such Servicing
Account, any provision herein to the contrary notwithstanding. Promptly after
any Escrow Payments are received by the Special Servicer from any Borrower, and
in any event within two Business

                                      -102-
<Page>

Days after any such receipt, the Special Servicer shall remit such Escrow
Payments to the applicable Master Servicer for deposit in the applicable
Servicing Account(s).

          (b)  The Special Servicer, in the case of REO Properties and the
Master Servicer, in the case of all Loans, shall maintain accurate records with
respect to each related REO Property or Mortgaged Property, as applicable,
reflecting the status of real estate taxes, assessments and other similar items
that are or may become a lien thereon (including related penalty or interest
charges) and the status of Insurance Policy premiums and any ground rents
payable in respect thereof and the status of any Letters of Credit. The Special
Servicer, in the case of REO Properties, and the Master Servicer, in the case of
all Loans, shall obtain all bills for the payment of such items (including
renewal premiums) and shall effect payment thereof from the REO Account or the
Servicing Accounts, as applicable, and, if such amounts are insufficient to pay
such items in full, the Master Servicer shall make a Servicing Advance prior to
the applicable penalty or termination date, as allowed under the terms of the
related Loan and, in any event, consistent with the Servicing Standard.
Notwithstanding anything to the contrary in the preceding sentence, with respect
to Loans that do not provide for escrows for the payment taxes and assessments,
the Master Servicer shall make a Servicing Advance for the payment of such items
upon the earlier of (i) five Business Days after the Master Servicer has
received confirmation that such item has not been paid and (ii) the earlier of
(A) 30 days after the date such payments first become due and (B) five Business
Days before the scheduled date of foreclosure of any lien arising from
nonpayment of such items. In no event shall the Master Servicer or Special
Servicer be required to make any such Servicing Advance that would, if made, be
a Nonrecoverable Servicing Advance. To the extent that a Loan does not require a
Borrower to escrow for the payment of real estate taxes, assessments, Insurance
Policy premiums, ground rents (if applicable) and similar items, the Master
Servicer shall use reasonable efforts consistent with the Servicing Standard to
require that payments in respect of such items be made by the Borrower at the
time they first become due.

          (c)  In accordance with the Servicing Standard and for all Loans, the
Master Servicer shall make a Servicing Advance with respect to each related
Mortgaged Property (including any REO Property) of all such funds as are
necessary for the purpose of effecting the payment of (without duplication) (i)
ground rents (if applicable), (ii) premiums on Insurance Policies, (iii)
operating, leasing, managing and liquidation expenses for REO Properties, (iv)
environmental inspections, (v) real estate taxes, assessments and other similar
items that are or may become a lien thereon and (vi) any other amount
specifically required to be paid as a Servicing Advance hereunder, if and to the
extent monies in the Servicing Accounts are insufficient to pay such item when
due and the related Borrower has failed to pay such item on a timely basis;
PROVIDED that the Master Servicer shall not be required to make any such advance
that would, if made, constitute a Nonrecoverable Servicing Advance.

          The Special Servicer shall give the Master Servicer and the Trustee
not less than five Business Days' written notice before the date on which the
Master Servicer is required to make any Servicing Advance with respect to a
given Loan that the Special Servicer is required to service or related REO
Property; PROVIDED, HOWEVER, that only two Business Days' notice shall be
required in respect of Servicing Advances required to be made on an urgent or
emergency basis (the Special Servicer to identify any such urgent or emergency
basis to the Master Servicer at the time it notifies the Master Servicer of the
need to make the Advance); and PROVIDED, FURTHER, that the Special Servicer
shall not be entitled to make such a request (other than for Servicing Advances
required to be made on an urgent or emergency basis) more frequently than once
per calendar month (although such request may relate to more than one Servicing
Advance). The Master Servicer may pay the aggregate amount of such

                                      -103-
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Servicing Advances listed on a monthly request to the Special Servicer, in which
case the Special Servicer shall remit such Servicing Advances to the ultimate
payees. In addition, the Special Servicer shall provide the Master Servicer and
the Trustee with such information in its possession as the Master Servicer or
the Trustee, as applicable, may reasonably request to enable the Master Servicer
or the Trustee, as applicable, to determine whether a requested Servicing
Advance would constitute a Nonrecoverable Servicing Advance. Any request by the
Special Servicer that the Master Servicer make a Servicing Advance shall be
deemed to be a determination by the Special Servicer that such requested
Servicing Advance is not a Nonrecoverable Servicing Advance, and the Master
Servicer shall be entitled to conclusively rely on such determination; PROVIDED
that such determination shall not be binding upon the Master Servicer. On the
fourth Business Day before each Distribution Date, the Special Servicer shall
report to the Master Servicer the Special Servicer's determination as to whether
any Servicing Advance previously made with respect to a Specially Serviced Loan
or REO Property is a Nonrecoverable Servicing Advance. The Master Servicer shall
be entitled to conclusively rely on such a determination; PROVIDED that such
determination shall not be binding upon the Master Servicer. The Master Servicer
shall not be responsible for any delay on the part of the Special Servicer to
notify the Master Servicer of any required Servicing Advance with respect to a
Specially Serviced Loan or REO Property.

          Notwithstanding anything to the contrary set forth herein, the Master
Servicer shall (at the direction of the Special Servicer, upon no less than five
Business Days' (or, if payment is required to be made on an urgent or emergency
basis as indicated by the Special Servicer, two Business Days') prior written
notice if a Specially Serviced Loan is involved) pay directly out of the
Collection Account any servicing expense that, if paid by the Master Servicer or
the Special Servicer, would constitute a Nonrecoverable Servicing Advance;
PROVIDED that such payment shall be made only if the Master Servicer (or the
Special Servicer, if a Specially Serviced Loan is involved) has determined in
accordance with the Servicing Standard that making such payment is in the best
interests of the Certificateholders (or, in the case of an A/B Loan Pair, the
Certificateholders and the related B Loan Holder) (as a collective whole), as
evidenced by an Officer's Certificate promptly delivered by the Master Servicer
or the Special Servicer, as applicable, to the Trustee, the Depositor, each
Rating Agency, the Series 2002-CKS4 Directing Certificateholder and any
Requesting Subordinate Certificateholder, setting forth the basis for such
determination and accompanied by any information that the Master Servicer or the
Special Servicer may have obtained that supports such determination.

          All such Servicing Advances and interest thereon shall be reimbursable
in the first instance from related collections from the Borrowers and further as
provided in SECTION 3.05. No costs incurred by the Master Servicer or Special
Servicer in effecting the payment of real estate taxes, assessments and, if
applicable, ground rents on or in respect of the Mortgaged Properties shall, for
purposes of calculating monthly distributions to Certificateholders, be added to
the unpaid principal balances of the related Mortgage Loans, notwithstanding
that the terms of such Mortgage Loans so permit.

          If the Master Servicer is required under any provision of this
Agreement to make a Servicing Advance, but it does not do so when such Advance
is required to be made, the Trustee shall, if it has actual knowledge of such
failure on the part of the Master Servicer, give written notice of such failure
to the Master Servicer. If such Servicing Advance is not made by the Master
Servicer within three Business Days after such notice is given to the Master
Servicer, then (subject to SECTION 7.05) the Trustee shall, within one Business
Day thereafter, make such Servicing Advance.

                                      -104-
<Page>

          (d)  In connection with its recovery of any Servicing Advance out of
the Collection Account pursuant to CLAUSES (v) or (vi) of SECTION 3.05(a) or
from a Servicing Account pursuant to SECTION 3.03(a)(ii), the Master Servicer
and the Trustee, as the case may be, shall be entitled to receive, first out of
any Penalty Charges with respect to the related Loan or REO Property, and then
out of any other amounts then on deposit in the Collection Account, interest at
the Reimbursement Rate in effect from time to time, accrued on the amount of
such Servicing Advance from and including the date made to, but not including,
the date of reimbursement. The Master Servicer shall reimburse itself or the
Trustee, as the case may be, for any outstanding Servicing Advance made by the
Master Servicer or the Trustee as soon as practically possible after funds
available for such purpose are deposited in the Collection Account.

          (e)  To the extent an operations and maintenance plan is required to
be established and executed pursuant to the terms of a Mortgage Loan, the Master
Servicer or, with respect to Specially Serviced Mortgage Loans, the Special
Servicer shall request from the Borrower written confirmation thereof within a
reasonable time after the later of the Closing Date and the date as of which
such plan is required to be established or completed. To the extent any repairs,
capital improvements, actions or remediations are required to have been taken or
completed pursuant to the terms of the Mortgage Loan, the Master Servicer or,
with respect to Specially Serviced Mortgage Loans, the Special Servicer shall
request from the Borrower written confirmation of such actions and remediations
within a reasonable time after the later of the Closing Date and the date as of
which such action or remediations are required to be or to have been taken or
completed. To the extent a Borrower fails to promptly respond to any inquiry
described in this SECTION 3.03(e), the Master Servicer (with respect to Mortgage
Loans that are not Specially Serviced Mortgage Loans) shall determine whether
the related Borrower has failed to perform its obligations under the Mortgage
Loan and report any such failure to the Special Servicer within a reasonable
time after the date as of which such operations and maintenance plan is required
to be established or executed or the date as of which such actions or
remediations are required to be or to have been taken or completed.

          SECTION 3.04.  The Collection Account, Distribution Account, Excess
                         Interest Distribution Account, Excess Liquidation
                         Proceeds Account and A/B Loan Pair Custodial Accounts.

          (a)  The Master Servicer shall establish and maintain, or cause to be
established and maintained, the Collection Account, into which the Master
Servicer shall deposit or cause to be deposited on a daily basis (and, subject
to SECTION 3.04(e), in no event later than the Business Day following receipt of
available funds), except as otherwise specifically provided herein, the
following payments and collections received after the Cut-off Date (other than
payments of principal and interest on the Mortgage Loans due and payable on or
before the Cut-off Date) and payments (other than Principal Prepayments)
received by it on or prior to the Cut-off Date but allocable to a period
subsequent thereto:

               (i)     all payments on account of principal, including Principal
     Prepayments, on such Mortgage Loans (including from a debt service reserve
     account); and

               (ii)    all payments on account of interest, including Excess
     Interest, on such Mortgage Loans (including from a debt service reserve
     account); and

                                      -105-
<Page>

               (iii)   all Insurance and Condemnation Proceeds and Liquidation
     Proceeds received in respect of any such Mortgage Loan (other than
     Liquidation Proceeds that are to be deposited in the Distribution Account
     pursuant to SECTION 9.01); and

               (iv)    any amounts required to be transferred from the REO
     Account pursuant to SECTION 3.16(c) or from an A/B Loan Pair Custodial
     Account pursuant to SECTION 3.04(e); and

               (v)     any amounts required to be deposited by the Master
     Servicer pursuant to SECTION 3.06 in connection with losses incurred with
     respect to Permitted Investments of funds held in the Collection Account;
     and

               (vi)    any amounts required to be deposited by the Master
     Servicer or the Special Servicer pursuant to SECTION 3.07(b) in connection
     with losses resulting from a deductible clause in a blanket hazard policy
     or master single interest policy.

          The foregoing requirements for deposit by the Master Servicer in the
Collection Account shall be exclusive, it being understood and agreed that
actual payments from Borrowers in the nature of Escrow Payments, charges for
beneficiary statements or demands, assumption fees, modification fees, extension
fees, amounts collected for Borrower checks returned for insufficient funds or
other amounts that the Master Servicer or the Special Servicer is entitled to
retain as additional servicing compensation pursuant to SECTION 3.11 need not be
deposited by the Master Servicer in the Collection Account. If the Master
Servicer shall deposit in the Collection Account any amount not required to be
deposited therein, it may at any time withdraw such amount from the Collection
Account.

          Within one Business Day of receipt of any of the amounts described in
the second preceding paragraph with respect to any Specially Serviced Mortgage
Loan, the Special Servicer shall remit such amounts to the Master Servicer for
deposit into the Collection Account in accordance with the second preceding
paragraph. Any amounts received by the Special Servicer with respect to an REO
Property shall be deposited into the REO Account and remitted to the Master
Servicer for deposit into the Collection Account (or, if such REO Property
relates to an A/B Loan Pair, into the related A/B Loan Pair Custodial Account)
pursuant to SECTION 3.16(c).

          (b)  The Trustee shall establish and maintain the Distribution Account
in trust for the benefit of the Certificateholders. The Trustee shall make
deposits in and withdrawals from the Distribution Account in accordance with the
terms of this Agreement. The Master Servicer shall deliver to the Trustee each
month on or before 1:00 p.m., New York City time, on the Master Servicer
Remittance Date, for deposit in the Distribution Account, that portion of the
Available Distribution Amount (calculated without regard to CLAUSES (a)(iv),
(a)(vii), (c), (d), (e) and (f) of the definition thereof) for the related
Distribution Date then on deposit in the Collection Account maintained by the
Master Servicer.

          Subject to SECTION 3.05, the Master Servicer shall, as and when
required hereunder, deliver to the Trustee for deposit in the Distribution
Account:

               (i)     any P&I Advances required to be made by the Master
     Servicer in accordance with SECTION 4.03 (or, if the Trustee succeeds to
     the Master Servicer's obligations hereunder, SECTION 7.05);

                                      -106-
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               (ii)    any Liquidation Proceeds paid by the Master Servicer in
     connection with the purchase of all of the Mortgage Loans and any REO
     Properties in the Trust Fund pursuant to SECTION 9.01 (exclusive of that
     portion thereof required to be deposited in the Collection Account or the
     Excess Interest Distribution Account pursuant to SECTION 9.01);

               (iii)   any Yield Maintenance Charges on the Mortgage Loans and
     REO Loans (without duplication of the amount thereof included in the
     Available Distribution Amount);

               (iv)    any payments required to be made by the Master Servicer
     pursuant to SECTION 3.02(c).

               (v)     any other amounts required to be so delivered by the
     Master Servicer for deposit in the Distribution Account pursuant to any
     provision of this Agreement.

          The Trustee shall, upon receipt, deposit in the Distribution Account
any and all amounts received by the Trustee that are required by the terms of
this Agreement to be deposited therein (including the withdrawal amount from the
Interest Reserve Account pursuant to SECTION 3.28(b) and such amount from the
Excess Liquidation Proceeds Account as required pursuant to SECTION 3.04(d)) and
any amounts required to be deposited by the Trustee pursuant to SECTION 3.06 in
connection with losses incurred with respect to Permitted Investments of funds
held in the Distribution Account.

          (c)  Prior to the Master Servicer Remittance Date relating to any
Collection Period in which Excess Interest is received on any ARD Mortgage Loan,
the Trustee shall establish and maintain the Excess Interest Distribution
Account in the name of the Trustee for the benefit of the Holders of the Class V
Certificates. The Excess Interest Distribution Account shall be established and
maintained as an Eligible Account or a subaccount of an Eligible Account. On or
before each Master Servicer Remittance Date, the Master Servicer shall remit to
the Trustee for deposit in the Excess Interest Distribution Account an amount
equal to the Excess Interest received on the respective ARD Mortgage Loans (or
any successor REO Loans with respect thereto) during the related Collection
Period. On each Distribution Date, the Trustee shall withdraw the Excess
Interest on deposit therein from the Excess Interest Distribution Account for
distribution pursuant to SECTION 4.01(e). On each Distribution Date, the Trustee
shall deposit any Net Investment Loss into the Excess Interest Distribution
Account and shall be permitted to withdraw any Net Investment Earnings from the
Excess Interest Distribution Account. Following the distribution of Excess
Interest to Holders of the Class V Certificates on the first Distribution Date
after which no ARD Mortgage Loans and no successor REO Loans with respect to ARD
Mortgage Loans remain part of the Mortgage Pool, the Trustee shall terminate the
Excess Interest Distribution Account.

          (d)  If any Excess Liquidation Proceeds are received, the Trustee
shall establish and maintain one or more accounts (collectively, the "EXCESS
LIQUIDATION PROCEEDS ACCOUNT") to be held in trust for the benefit of the
Certificateholders. Each account that constitutes the Excess Liquidation
Proceeds Account shall be an Eligible Account and, subject to SECTION 3.04(g),
may be a sub-account of the same Eligible Account as the Distribution Account.
By 1:00 p.m., New York City time, on each Master Servicer Remittance Date, the
Master Servicer shall withdraw from the Collection Account and remit to the
Trustee for deposit in the Excess Liquidation Proceeds Account all Excess
Liquidation Proceeds received during the Collection Period ending on the
Determination Date immediately prior to such Master Servicer Remittance Date.

                                      -107-
<Page>

          On the Business Day prior to each Distribution Date, the Trustee shall
withdraw from the Excess Liquidation Proceeds Account and deposit in the
Distribution Account, for distribution on such Distribution Date, an amount
equal to the lesser of (i) the entire amount, if any, then on deposit in the
Excess Liquidation Proceeds Account and (ii) the excess, if any, of the
aggregate amount distributable with respect to the REMIC III Regular Interest
Certificates on such Distribution Date pursuant to SECTIONS 4.01(a) and 4.01(b),
over the Available Distribution Amount for such Distribution Date (calculated
without regard to such transfer from the Excess Liquidation Proceeds Account to
the Distribution Account); PROVIDED that on the Business Day prior to the Final
Distribution Date, the Trustee shall withdraw from the Excess Liquidation
Proceeds Account and deposit in the Distribution Account, for distribution on
such Distribution Date, any and all amounts then on deposit in the Excess
Liquidation Proceeds Account. On the Business Day prior to each Distribution
Date, the Trustee shall deposit any Net Investment Loss into the Excess
Liquidation Proceeds Account and shall be permitted to withdraw any Net
Investment Earnings from the Excess Liquidation Proceeds Account.

          (e)  If any A/B Material Default occurs and is continuing (and, as a
result, the related B Loan is being serviced hereunder), or if the Mortgaged
Property securing any A/B Loan Pair has become REO Property, the Master Servicer
shall establish and maintain, or cause to be established and maintained, a A/B
Loan Pair Custodial Account, into which the Master Servicer shall deposit or
cause to be deposited on a daily basis (and in no event later than the Business
Day following the receipt of available funds), except as otherwise specifically
provided herein, the following payments and collections received after the
Cut-off Date (other than payments of principal and interest on the applicable
A/B Loan Pair due and payable on or before the Cut-off Date) and payments (other
than Principal Prepayments) received by it on or prior to the Cut-off Date but
allocable to a period subsequent thereto:

               (i)     all payments on account of principal, including Principal
     Prepayments, on such A/B Loan Pair; and

               (ii)    all payments on account of interest, including Excess
     Interest, on such A/B Loan Pair, and Penalty Charges; and

               (iii)   all Insurance and Condemnation Proceeds received in
     respect of such A/B Loan Pair; and

               (iv)    all Liquidation Proceeds of the type described in CLAUSES
     (i) and (ii) of the definition of Liquidation Proceeds; and

               (v)     any amounts required to be transferred from the REO
     Account pursuant to SECTION 3.16(c); and

               (vi)    any amounts required to be deposited by the Master
     Servicer pursuant to SECTION 3.06 in connection with losses incurred with
     respect to Permitted Investments of funds held in such A/B Loan Pair
     Custodial Account.

          The foregoing requirements for deposit by the Master Servicer in an
A/B Loan Pair Custodial Account shall be exclusive, it being understood and
agreed that actual payments from a Borrower in the nature of Escrow Payments,
charges for beneficiary statements or demands, assumption fees, modification
fees, extension fees, amounts collected for Borrower checks returned for
insufficient

                                      -108-
<Page>

funds or other amounts that the Master Servicer or the Special Servicer is
entitled to retain as additional servicing compensation pursuant to SECTION 3.11
need not be deposited by the Master Servicer in such A/B Loan Pair Custodial
Account. If the Master Servicer shall deposit in any A/B Loan Pair Custodial
Account any amount not required to be deposited therein, it may at any time
withdraw such amount from such A/B Loan Pair Custodial Account.

          Within one Business Day of receipt of any of the amounts described in
the second preceding paragraph with respect to any Specially Serviced Loan that
is part of an A/B Loan Pair during the period that the related B Loan is being
serviced hereunder, the Special Servicer shall remit such amounts to the Master
Servicer for deposit in the related A/B Loan Pair Custodial Account pursuant to
the second preceding paragraph. Any amounts received by the Special Servicer
with respect to an REO Property that relates to an A/B Loan Pair shall be
deposited into the REO Account and remitted to the Master Servicer for deposit
into the related A/B Loan Pair Custodial Account pursuant to SECTION 3.16(c).

          If any B Loan is being serviced hereunder, or if the Mortgaged
Property securing any A/B Loan Pair has become REO Property, then as and when
required pursuant to the related A/B Intercreditor Agreement (and in any event
on the Business Day following each Determination Date), the Master Servicer
shall withdraw from the related A/B Loan Pair Custodial Account and pay to the
applicable parties hereunder such amounts as is permitted under the related A/B
Intercreditor Agreement for purposes of the reimbursement of Advances, the
payment of interest on Advances, the payment of Special Servicing Fees, Workout
Fees and Liquidation Fees and the payment of any other servicing expenses and
fees relating to the subject A/B Loan Pair or any related REO Property and,
further, pay to the Trust, as "A Note Holder" under the related A/B
Intercreditor Agreement, and to the B Loan Holder all amounts to which each of
them is entitled in respect of the subject A Loan and B Loan, respectively, in
accordance with the related A/B Intercreditor Agreement. The foregoing payments
shall be made in accordance with the priorities set forth in the related A/B
Intercreditor Agreement. Payments to the Trust shall be made by transfer of the
applicable funds to the Collection Account, and payments to the B Loan Holder
shall be made in accordance with the related A/B Intercreditor Agreement.

          The Master Servicer may pay itself monthly any Net Investment Earnings
with respect to an A/B Loan Pair Custodial Account.

          (f)  Funds on deposit in the Collection Account and any A/B Loan Pair
Custodial Account may be invested only in Permitted Investments in accordance
with the provisions of SECTION 3.06. Funds on deposit in the Distribution
Account, the Excess Interest Distribution Account and the Excess Liquidation
Proceeds Account may be invested only in Permitted Investments in accordance
with the provisions of SECTION 3.06. The Master Servicer shall give notice to
the Trustee, the Special Servicer, the Rating Agencies and the Depositor of any
new location of the Collection Account and any A/B Loan Pair Custodial Account
prior to any change thereof. As of the Closing Date (or the date such account is
established, if later), the Distribution Account, the Excess Liquidation
Proceeds Account and the Excess Interest Distribution Account shall be located
at the offices of the Trustee. The Trustee shall give notice to the Master
Servicer and the Depositor of any new location of the Distribution Account, the
Excess Liquidation Proceeds Account or the Excess Interest Distribution Account,
prior to any change thereof.

                                      -109-
<Page>

          (g)  Notwithstanding the foregoing or any other provision to the
contrary in this Agreement, the Trustee may maintain the Distribution Account,
the Excess Interest Distribution Account, the Interest Reserve Account and the
Excess Liquidation Proceeds Account as four separate subaccounts of a single
Eligible Account; PROVIDED that: (i) all deposits into and withdrawals from such
single Eligible Account shall be made in the same manner as would be the case if
the Distribution Account, the Excess Interest Distribution Account, the Interest
Reserve Account and the Excess Liquidation Proceeds Account were maintained as
four separate accounts; (ii) all distributions on the Certificates will be
calculated and made in the same manner as would be the case if the Distribution
Account, the Excess Interest Distribution Account, the Interest Reserve Account
and the Excess Liquidation Proceeds Account were maintained as four separate
accounts; (iii) the Trustee shall make debits and credits to those four
subaccounts in a manner consistent with the provisions of this Agreement
governing transfers of funds between the Distribution Account, the Excess
Interest Distribution Account, the Interest Reserve Account and the Excess
Liquidation Proceeds Account, as the case may be; (iv) the Trustee's maintaining
the Distribution Account, the Excess Interest Distribution Account, the Interest
Reserve Account and the Excess Liquidation Proceeds Account as four separate
subaccounts of a single Eligible Account (as opposed to in the form of four
separate Eligible Accounts) shall not materially and adversely affect any of the
Certificateholders; and (v) such single Eligible Account shall be entitled
"[name of Trustee], as Trustee, in trust for the registered holders of Credit
Suisse First Boston Mortgage Securities Corp., Commercial Mortgage Pass-Through
Certificates, Series 2002-CKN2, Distribution Account, Excess Interest
Distribution Account, Interest Reserve Account and Excess Liquidation Proceeds
Account".

          SECTION 3.05.  Permitted Withdrawals from the Collection Account and
                         the Distribution Account.

          (a)  The Master Servicer may, from time to time, make withdrawals from
the Collection Account maintained by it for any of the following purposes:

               (i)     to remit to the Trustee for deposit in the Distribution
     Account the amount required to be remitted pursuant to the first paragraph
     of SECTION 3.04(b) and CLAUSE (iii) of the second paragraph of SECTION
     3.04(b) and the amount to be applied to make P&I Advances by the Master
     Servicer pursuant to SECTION 4.03(a);

               (ii)    to pay Excess Interest on the ARD Mortgage Loans and any
     successor REO Loans with respect thereto to the Excess Interest
     Distribution Account pursuant to SECTION 3.04(c);

               (iii)   to pay (x) to itself or the holder of the Excess
     Servicing Strip (subject to SECTION 3.11(a)), unpaid Master Servicing Fees
     (net of any such amounts required to offset Prepayment Interest Shortfalls
     pursuant to SECTION 3.11(a)) to which it or such holder is entitled
     pursuant to SECTION 3.11(a), and (y) to the Special Servicer, unpaid
     Special Servicing Fees, Liquidation Fees and Workout Fees to which it is
     entitled in accordance with SECTION 3.11(b) in respect of each Corrected
     Mortgage Loan, Specially Serviced Loan and/or REO Loan, as applicable, the
     Master Servicer's rights, the rights of any other holder of the Excess
     Servicing Strip and the Special Servicer's rights to payment pursuant to
     this CLAUSE (iii) with respect to any Mortgage Loan or REO Loan, as
     applicable, being limited to amounts received on or in respect of such
     Mortgage Loan (whether in the form of payments, Liquidation Proceeds or
     Insurance and

                                      -110-
<Page>

     Condemnation Proceeds) or such REO Loan (whether in the form of REO
     Revenues, Liquidation Proceeds or Insurance and Condemnation Proceeds) that
     are allocable as a recovery of interest thereon;

               (iv)    to reimburse itself or the Trustee, as applicable, for
     unreimbursed P&I Advances, the Master Servicer's or the Trustee's right to
     receive payment pursuant to this CLAUSE (iv) being limited to amounts
     received which represent Late Collections of interest (net of the related
     Master Servicing Fees) on and principal of the particular Mortgage Loans
     and REO Loans with respect to which such P&I Advances were made;

               (v)     to reimburse itself or the Trustee, as applicable, for
     unreimbursed Servicing Advances, the Master Servicer's or the Trustee's
     respective rights to receive payment pursuant to this CLAUSE (v) with
     respect to any Mortgage Loan or REO Property being limited to, as
     applicable, related payments, Liquidation Proceeds, Insurance and
     Condemnation Proceeds and REO Revenues;

               (vi)    to reimburse itself or the Trustee, as applicable, for
     Nonrecoverable Advances out of general collections on the Mortgage Loans
     and REO Properties (which reimbursement may be made in installments);

               (vii)   at such time as it reimburses itself or the Trustee, as
     applicable, for (a) any unreimbursed P&I Advance pursuant to CLAUSE (iv)
     above, to pay itself or the Trustee, as applicable, any Advance Interest
     accrued and payable thereon in accordance with SECTION 4.03(d), (b) any
     unreimbursed Servicing Advances pursuant to CLAUSE (v) above or pursuant to
     SECTION 3.03(a)(ii), to pay itself or the Trustee, as the case may be, any
     Advance Interest accrued and payable thereon in accordance with SECTION
     3.03(d) or (c) any Nonrecoverable Advances pursuant to CLAUSE (vi) above,
     to pay itself or the Trustee, as the case may be, any Advance Interest
     accrued and payable thereon (all such interest on Advances to be payable
     first out of Penalty Charges on the related Mortgage Loan or REO Loan and
     then out of general collections on the Mortgage Loans and REO Properties);

               (viii)  to reimburse itself, the Special Servicer, the Depositor
     or the Trustee, as the case may be, for any unreimbursed expenses
     reasonably incurred by such Person in respect of any Breach or Defect
     relating to a Mortgage Loan and giving rise to a repurchase obligation of
     any Mortgage Loan Seller under Section 7 of the related Mortgage Loan
     Purchase Agreement, including, any expenses arising out of the enforcement
     of the repurchase obligation, each such Person's right to reimbursement
     pursuant to this CLAUSE (viii) with respect to any Mortgage Loan being
     limited to that portion of the Purchase Price paid for such Mortgage Loan
     that represents such expense in accordance with CLAUSE (v) of the
     definition of Purchase Price;

               (ix)    subject to SECTION 2.03(b), to reimburse itself, the
     Trustee or the Special Servicer, as the case may be, out of general
     collections on the Mortgage Loans and REO Properties for any unreimbursed
     expense reasonably incurred by such Person relating to a Mortgage Loan in
     connection with the enforcement of any Mortgage Loan Seller's obligations
     under Section 7 of the related Mortgage Loan Purchase Agreement, but only
     to the extent that such expenses are not reimbursable pursuant to CLAUSE
     (viii) above or otherwise;

                                      -111-
<Page>

               (x)     to pay itself, as additional master servicing
     compensation all amounts specified in the fourth and fifth paragraphs of
     SECTION 3.11(a); and to pay the Special Servicer, as additional special
     servicing compensation all amounts specified in the last paragraph of
     SECTION 3.11(b);

               (xi)    to recoup any amounts deposited in the Collection Account
     maintained by the Master Servicer in error;

               (xii)   to pay itself, the Special Servicer, the Depositor or any
     of their respective directors, officers, employees and agents, as the case
     may be, any amounts payable to any such Person pursuant to SECTIONS 6.03(a)
     or 6.03(b);

               (xiii)  to pay for (A) the cost of any Opinion of Counsel
     contemplated by SECTIONS 10.01(a) or 10.01(c) in connection with an
     amendment to this Agreement requested by the Trustee or the Master
     Servicer, which amendment is in furtherance of the rights and interests of
     Certificateholders, (B) the cost of obtaining the REO Extension
     contemplated by SECTION 3.16(a) (the amounts contemplated by this clause
     may be paid from the Collection Account), (C) any reasonable out-of-pocket
     cost or expense (including the reasonable fees of tax accountants and
     attorneys) incurred by the Trustee pursuant to SECTION 3.17(a)(iii) in
     connection with providing advice to the Special Servicer with respect to
     any REO Property, and (D) to the extent not otherwise advanced by the
     Master Servicer, any fees and/or expenses payable or reimbursable, as the
     case may be, in accordance with SECTION 3.18, to the Master Servicer, the
     Trustee or an Independent third party for confirming, in accordance with
     such SECTION 3.18(b), a Fair Value determination made with respect to any
     Defaulted Mortgage Loan;

               (xiv)   to pay itself, the Special Servicer, the Trustee or the
     Depositor, as the case may be, any amount related to the Mortgage Loans
     and/or REO Properties that is specifically required to be paid to such
     Person at the expense of the Trust Fund under any provision of this
     Agreement and to which reference is not made in any other clause of this
     SECTION 3.05(a), it being acknowledged that this CLAUSE (xiv) shall not be
     construed to modify any limitation otherwise set forth in this Agreement on
     the time at which any Person is entitled to payment or reimbursement of any
     amount or the funds from which any such payment or reimbursement is
     permitted to be made;

               (xv)    to pay, in accordance with SECTION 3.03(c), out of
     general collections on the Mortgage Loans and any REO Properties, certain
     servicing expenses related to the Mortgage Loans and REO Properties that
     would, if advanced, constitute Nonrecoverable Servicing Advances;

               (xvi)   to pay itself, the Special Servicer, a Mortgage Loan
     Seller or any other particular Person, as the case may be, with respect to
     each Mortgage Loan, if any, previously purchased by such Person pursuant to
     this Agreement, all amounts received thereon subsequent to the date of
     purchase;

               (xvii)  to reimburse the Special Servicer for the cost of any
     environmental testing performed at the Special Servicer's direction
     pursuant to the last sentence of SECTION 3.09(c) and to pay for the cost of
     any remedial actions taken in accordance with SECTION 3.09(c) to address
     actual or potential adverse environmental conditions;

                                      -112-
<Page>

               (xviii) to pay amounts payable to any B Loan Holder under the
     related A/B Intercreditor Agreement;

               (xix)   to transfer the Excess Liquidation Proceeds to the Excess
     Liquidation Proceeds Account in accordance with SECTION 3.04(d); and

               (xx)    to clear and terminate the Collection Account at the
     termination of this Agreement pursuant to SECTION 9.01;

PROVIDED that no party hereto shall be entitled to payment or reimbursement from
the Collection Account with respect to any A Loan or related REO Property for
which it can be reimbursed out of the related A/B Loan Pair Custodial Account
(other than Nonrecoverable Advances and interest thereon).

          The Master Servicer shall keep and maintain separate accounting
records, on a loan-by-loan and property-by-property basis when appropriate, for
the purpose of justifying any withdrawal from the Collection Account.

          (b)  The Trustee, may, from time to time, make or be deemed to make
withdrawals from the Distribution Account for any of the following purposes:

               (i)     to make distributions of the Available Distribution
     Amount and any Yield Maintenance Charges on the Mortgage Loans and REO
     Loans to the Certificateholders pursuant to SECTION 4.01;

               (ii)    to pay the Trustee accrued but unpaid Trustee Fees;

               (iii)   to pay to the Trustee or any of their Affiliates,
     directors, officers, employees and agents, as the case may be, any amounts
     payable or reimbursable to any such Person hereunder, including pursuant to
     SECTION 6.03(a), 6.03(b), 8.05(c) or 8.05(d);

               (iv)    to pay for the cost of recording this Agreement;

               (v)     to pay for the cost of the Opinion of Counsel
     contemplated by SECTION 11.01(c) in connection with any amendment to this
     Agreement requested by the Trustee;

               (vi)    to pay any and all federal, state and local taxes imposed
     on any of the REMIC Pools or any of their assets or transactions, together
     with all incidental costs and expenses, to the extent that none of the
     Depositor, the Master Servicer, the Special Servicer or the Trustee is
     liable therefor;

               (vii)   to clear and terminate the Distribution Account at the
     termination of this Agreement pursuant to SECTION 9.01;

               (viii)  to transfer amounts required to be transferred to the
     Interest Reserve Account pursuant to SECTION 3.28(a);

               (ix)    to pay the Trustee any Net Investment Earnings on funds
     in the Distribution Account pursuant to SECTION 3.06; and

                                      -113-
<Page>

               (x)     to recoup any amounts deposited in the Distribution
     Account in error.

          (c)  Notwithstanding anything herein to the contrary, with respect to
any Mortgage Loan, (i) if amounts on deposit in the Collection Account and the
Distribution Account are not sufficient to pay the full amount of the Master
Servicing Fee listed in SECTION 3.05(a)(iii) and the Trustee Fee listed in
SECTION 3.05(b)(ii), then the Trustee Fee shall be paid in full prior to the
payment of any Master Servicing Fees payable under SECTION 3.05(a)(ii) and (ii)
if amounts on deposit in the Collection Account are not sufficient to reimburse
the full amount of, together with interest on, Advances listed in SECTIONS
3.05(a)(iv), (v), (vi) and (vii), then reimbursements shall be paid first to the
Trustee and then to the Master Servicer.

          SECTION 3.06.  Investment of Funds in the Collection Account, A/B Loan
                         Pair Custodial Accounts, Servicing Accounts, Cash
                         Collateral Accounts, Lock-Box Accounts, the Interest
                         Reserve Account, Distribution Account, Excess
                         Liquidation Proceeds Account, Excess Interest
                         Distribution Account and the REO Account.

          (a)  (i) The Master Servicer may direct any depository institution
maintaining for the Master Servicer the Collection Account, any A/B Loan Pair
Custodial Account, any Servicing Account, any Cash Collateral Account and any
Lock-Box Account (any of the foregoing accounts listed in this CLAUSE (i) for
purposes of this SECTION 3.06, a "MASTER SERVICER ACCOUNT"), (ii) the Special
Servicer may direct any depository institution maintaining the REO Account and
(iii) the Trustee may direct any depository institution maintaining the Excess
Liquidation Proceeds Account, the Excess Interest Distribution Account, the
Distribution Account and the Interest Reserve Account (any of the foregoing
accounts listed in this CLAUSE (iii) for purposes of this SECTION 3.06, a
"TRUSTEE ACCOUNT" and any of the Master Servicer Accounts, the Trustee Accounts
and the REO Account, for purposes of this SECTION 3.06, an "INVESTMENT
ACCOUNT"), to invest (or if such depository institution is the Master Servicer,
Special Servicer or the Trustee, as applicable, it may itself invest) the funds
held therein solely in one or more Permitted Investments bearing interest or
sold at a discount, and maturing, unless payable on demand, (A) no later than
the Business Day immediately preceding the next succeeding date on which such
funds are required to be withdrawn from such account pursuant to this Agreement,
if a Person other than the depository institution maintaining such account is
the obligor thereon and (B) no later than the date on which such funds are
required to be withdrawn from such account pursuant to this Agreement, if the
depository institution maintaining such account is the obligor thereon. All such
Permitted Investments shall be held to maturity, unless payable on demand. Any
investment of funds in an Investment Account shall be made in the name of the
Trustee (in its capacity as such).

          The Master Servicer (in the case of any Master Servicer Account) or
the Special Servicer (in the case of the REO Account), on behalf of the Trustee,
or the Trustee (in the case of any Trustee Account) shall be the "entitlement
holder", as such term is defined in the UCC, of any Permitted Investment that is
a "security entitlement", as such term is defined in the UCC, and maintain
continuous possession of any Permitted Investment of amounts in such accounts
that is either (i) a "certificated security", as such term is defined in the UCC
or (ii) other property in which a secured party may perfect its security
interest by possession under the UCC or any other applicable law. Possession of
any such Permitted Investment by the Master Servicer or Special Servicer shall
constitute possession by the Trustee, as secured party, for purposes of Section
9-313 of the UCC and any other applicable law. In the event amounts on deposit
in an Investment Account are at any time invested in a Permitted Investment

                                      -114-
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payable on demand, the Master Servicer (in the case of any Master Servicer
Account), the Special Servicer (in the case of the REO Account) or the Trustee
(in the case of any Trustee Account) shall:

               (i)     consistent with any notice required to be given
     thereunder, demand that payment thereon be made on the last day such
     Permitted Investment may otherwise mature hereunder in an amount equal to
     the lesser of (A) all amounts then payable thereunder and (B) the amount
     required to be withdrawn on such date; and

               (ii)    demand payment of all amounts due thereunder promptly
     upon determination by the Master Servicer, Special Servicer or the Trustee,
     as the case may be, that such Permitted Investment would not constitute a
     Permitted Investment in respect of funds thereafter on deposit in the
     Investment Account.

          (b)  Interest and investment income realized on funds and deposited in
each of the Master Servicer Accounts to the extent of the Net Investment
Earnings, if any, with respect to such account for each Collection Period shall
be for the sole and exclusive benefit of the Master Servicer to the extent not
required to be paid to the related Borrower and shall be subject to its
withdrawal, or withdrawal at its direction, in accordance with SECTION 3.03(a),
3.04(e), 3.05(a) or 3.27, as the case may be. Interest and investment income
realized on funds deposited in the REO Account, to the extent of the Net
Investment Earnings, if any, with respect to such account for each Collection
Period, shall be for the sole and exclusive benefit of the Trust Fund, but shall
be subject to withdrawal in accordance with SECTION 3.16(c). Interest and
investment income realized on funds and deposited in each of the Trustee
Accounts, to the extent of the Net Investment Earnings, if any, with respect to
such account for each period from the day succeeding any Distribution Date to
the next succeeding Distribution Date shall be for the sole and exclusive
benefit of the Trustee, but shall be subject to withdrawal in accordance with
SECTION 3.04(c), 3.04(d), 3.05(b) or 3.28. If any loss shall be incurred in
respect of any Permitted Investment directed to be made by the Master Servicer
or the Special Servicer, as applicable, (other than any loss on an investment
made at the direction of the Borrower or made as required under the Mortgage
Loan Documents) and on deposit in any of the Master Servicer Accounts (in the
case of the Master Servicer) or the REO Account (in the case of the Special
Servicer), the Master Servicer or the Special Servicer, as applicable, shall
deposit therein, no later than the next Master Servicer Remittance Date, without
right of reimbursement, the amount of the Net Investment Loss, if any, with
respect to such account for the most recently ended Collection Period; PROVIDED,
HOWEVER, that such Net Investment Loss shall not include any loss incurred as a
result of the insolvency of the federal or state chartered depository
institution or trust company that holds such account. If any loss shall be
incurred in respect of any Permitted Investment directed to be made by the
Trustee and on deposit in any of the Trustee Accounts, the Trustee shall deposit
therein, no later than the Distribution Date, without right of reimbursement,
the amount of the Net Investment Loss, if any, with respect to such account for
the period from and including the day succeeding the immediately preceding
Distribution Date (or, in the case of the initial Distribution Date, from and
including the Closing Date) to and including such Distribution Date.

          (c)  Except as otherwise expressly provided in this Agreement, if any
default occurs in the making of a payment due under any Permitted Investment, or
if a default occurs in any other performance required under any Permitted
Investment, the Trustee may (and, subject to SECTION 8.02, upon the request of
Holders of Certificates entitled to a majority of the Voting Rights allocated to
any

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Class shall) take such action as may be appropriate to enforce such payment or
performance, including the institution and prosecution of appropriate
proceedings.

          Notwithstanding the investment of funds held in any Investment Account
pursuant to this SECTION 3.06, for purposes of calculating the Available
Distribution Amount, the amounts so invested shall be deemed to remain on
deposit in such account.

          SECTION 3.07.  Maintenance of Insurance Policies; Errors and Omissions
                         and Fidelity Coverage.

          (a)  Subject to the following sentence, the Master Servicer shall use
its reasonable efforts, consistent with the Servicing Standard, to cause the
related Borrower to maintain, for each Loan any Insurance Policy coverage as is
required under the related Mortgage Loan Documents (and, if the related Borrower
fails to do so, the Master Servicer shall itself maintain such Insurance Policy
coverage to the extent the Trustee as mortgagee has an insurable interest in the
related Mortgaged Property and to the extent such Insurance Policy coverage is
available at commercially reasonable rates, as determined by the Master Servicer
in accordance with the Servicing Standard); PROVIDED that, subject to SECTION
3.07(f), if any Mortgage permits the holder thereof to dictate to the Borrower
the Insurance Policy coverage to be maintained on such Mortgaged Property, the
Master Servicer or Special Servicer, as applicable, shall impose such insurance
requirements as are consistent with the Servicing Standard; and PROVIDED,
FURTHER, that the Master Servicer is not required to make a Nonrecoverable
Servicing Advance to maintain any such Insurance Policy. The Master Servicer
shall use its reasonable efforts to cause the related Borrower to maintain, and
if the related Borrower does not so maintain, the Master Servicer shall
maintain, all-risk casualty insurance which does not contain any carve-out for
(or, alternatively, a separate insurance policy that expressly provides coverage
for) property damage resulting from a terrorist or similar act, to the extent
not prohibited by the terms of the related Mortgage Loan Documents; PROVIDED
that the Master Servicer shall not be required to call default under a Loan if
the related Borrower fails to maintain such insurance, and the Master Servicer
shall not be required to maintain such insurance, if, in each case, the Special
Servicer has determined in accordance with the Servicing Standard that either
(a) such insurance is not available at commercially reasonable rates and that
such hazards are not at the time commonly insured against for properties similar
to the Mortgaged Property and located in or around the region in which such
Mortgaged Property is located or (b) such insurance is not available at any
rate; and PROVIDED, FURTHER, that the Master Servicer shall use reasonable
efforts, consistent with the Servicing Standard, to enforce any express
provisions in the related Mortgage Loan Documents relating to insurance against
loss or damage resulting from terrorist or similar acts. Subject to SECTION
3.17(a), the Special Servicer shall maintain for each REO Property no less
Insurance Policy coverage than was previously required of the Borrower under the
related Loan(s) or, at Special Servicer's election, coverage satisfying
insurance requirements consistent with the Servicing Standard; PROVIDED that
such coverage is available at commercially reasonable rates.

          All such Insurance Policies shall (i) contain a "standard" mortgagee
clause, with loss payable to the Master Servicer on behalf of the Trustee (in
the case of insurance maintained in respect of Loans) or the Special Servicer on
behalf of the Trustee (in the case of insurance maintained in respect of REO
Properties), (ii) include coverage in an amount not less than the lesser of the
full replacement cost of the improvements which are a part of the Mortgaged
Property or the outstanding principal balance owing on the related Loan(s), but
in any case in such an amount so as to avoid the application of any co-insurance
clause, (iii) include a replacement cost endorsement providing no deduction for
depreciation

                                      -116-
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(unless such endorsement is not permitted under the related Mortgage Loan
Documents) and (iv) be issued by either (X) a Qualified Insurer or (Y) for any
Insurance Policy being maintained by the related Borrower, an insurance carrier
meeting the requirements of the related Mortgage Loan Documents (PROVIDED that
such Qualified Insurer or other insurance carrier is authorized under applicable
law to issue such Insurance Policies). Any amounts collected by the Master
Servicer or Special Servicer under any such Insurance Policies (other than
amounts to be applied to the restoration or repair of the related Mortgaged
Property or REO Property or amounts to be released to the related Borrower, in
each case in accordance with the Servicing Standard and the provisions of the
related Mortgage Loan Documents) shall be deposited: (i) in the case of a Loan,
in the Collection Account or any related A/B Loan Pair Custodial Account, as
applicable, in accordance with SECTION 3.04, maintained by the Master Servicer,
subject to withdrawal pursuant to SECTION 3.05(a) or 3.04(e), as applicable; and
(ii) in the case of an REO Property, in the REO Account maintained by the
Special Servicer, subject to withdrawal pursuant to SECTION 3.16(c).

          Any costs incurred by the Master Servicer in maintaining any such
Insurance Policies in respect of Loans if the Borrower defaults on its
obligation to maintain such Insurance Policies shall be advanced by and
reimbursable to the Master Servicer as a Servicing Advance. The amounts so
advanced shall not, for purposes of calculating monthly distributions to
Certificateholders, be added to the unpaid principal balance of the related
Mortgage Loan, notwithstanding that the terms of such Mortgage Loan so permit.
Any cost incurred by the Special Servicer in maintaining any such Insurance
Policies with respect to REO Properties shall be an expense of the Trust Fund
payable out of the related REO Account pursuant to SECTION 3.16(c) or, if the
amount on deposit therein is insufficient therefor, advanced by and reimbursable
to the Master Servicer as a Servicing Advance.

          (b)  If the Master Servicer or Special Servicer obtains and maintains
a blanket Insurance Policy with a Qualified Insurer insuring against fire and
hazard losses on all of the Loans or REO Properties, as the case may be,
required to be serviced and administered by it hereunder, and such Insurance
Policy provides protection equivalent to the individual policies otherwise
required, then the Master Servicer or Special Servicer, as the case may be,
shall conclusively be deemed to have satisfied its obligation to cause fire and
hazard insurance to be maintained on the related Mortgaged Properties or REO
Properties. Such blanket Insurance Policy may contain a deductible clause, in
which case if there shall not have been maintained on the related Mortgaged
Property or REO Property a fire and hazard Insurance Policy complying with the
requirements of SECTION 3.07(a), and there shall have been one or more losses
which would have been covered by such Insurance Policy, the Master Servicer or
the Special Servicer shall promptly deposit into the Collection Account from its
own funds the portion of such loss or losses that would have been covered under
the individual policy (giving effect to any deductible limitation or, in the
absence of such deductible limitation, the deductible limitation that is
consistent with the Servicing Standard) but is not covered under the blanket
Insurance Policy because of such deductible clause. The Master Servicer or
Special Servicer, as applicable, shall prepare and present, on behalf of itself,
the Trustee and Certificateholders, claims under any such blanket Insurance
Policy in a timely fashion in accordance with the terms of such policy. The
Special Servicer, to the extent consistent with the Servicing Standard, may
maintain earthquake insurance on REO Properties; PROVIDED that such coverage is
available at commercially reasonable rates.

          If the Master Servicer or Special Servicer causes any Mortgaged
Property to be covered by a master single interest Insurance Policy with a
Qualified Insurer naming the Master Servicer or Special Servicer as the loss
payee, then to the extent such Insurance Policy provides protection

                                      -117-
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equivalent to the individual policies otherwise required, the Master Servicer or
Special Servicer shall conclusively be deemed to have satisfied its obligation
to cause such insurance to be maintained on the related Mortgage Properties. If
the Master Servicer or Special Servicer, as applicable, causes any Mortgaged
Property or REO Property to be covered by such master single interest Insurance
Policy, the incremental costs of such insurance applicable to such Mortgaged
Property (I.E., other than any minimum or standby premium payable for such
policy whether or not any Mortgaged Property is covered thereby) shall be paid
by and reimbursable to the Master Servicer as a Servicing Advance. Such master
single interest Insurance Policy may contain a deductible clause, in which case
the Master Servicer or the Special Servicer, as applicable, shall, if (A) there
shall not have been maintained on the related Mortgaged Property or REO Property
a policy otherwise complying with the provisions of SECTION 3.07(a) and (B)
there shall have been one or more losses which would have been covered by such
policy had it been maintained, deposit into the Collection Account from its own
funds the amount not otherwise payable under the master single interest
Insurance Policy because of such deductible clause, to the extent that any such
deductible exceeds the deductible limitation that pertained to the related
Mortgage Loan, or, in the absence of any such deductible limitation, the
deductible limitation which is consistent with the Servicing Standard.

          (c)  The Master Servicer and Special Servicer, respectively, shall
maintain with responsible companies, at their own expense, a blanket fidelity
bond (a "FIDELITY BOND") and an errors and omissions insurance policy with a
Qualified Insurer, with coverage on all of its officers or employees acting in
any capacity requiring such persons to handle funds, money, documents or paper
relating to the Loans ("MASTER SERVICER EMPLOYEES", in the case of the Master
Servicer, and "SPECIAL SERVICER EMPLOYEES", in the case of the Special
Servicer). Any such Fidelity Bond and errors and omissions insurance shall
protect and insure the Master Servicer against losses, including forgery, theft,
embezzlement, fraud, errors and omissions, failure to maintain any insurance
policies required pursuant to the Agreement and negligent acts of the Master
Servicer Employees or Special Servicer Employees. Such errors and omissions
policy shall also protect and insure the Master Servicer against losses in
connection with the release or satisfaction of a Loan without having obtained
payment in full of the indebtedness secured thereby. No provision of this
Section requiring such Fidelity Bond and errors and omissions insurance shall
diminish or relieve the Master Servicer or Special Servicer from its duties and
obligations as set forth in this Agreement.

          The minimum coverage under any such Fidelity Bond and errors and
omissions insurance policy shall be at least equal to the greater of (i) the
amount necessary for the Master Servicer or Special Servicer, as applicable, to
qualify as a FNMA or FHLMC servicer or in an amount that would meet the
requirements of prudent institutional commercial mortgage loan servicers for
similar transactions, and (ii) $1,000,000. Notwithstanding the foregoing, so
long as the long-term debt or the deposit obligations or claims-paying ability
of the Master Servicer or Special Servicer (or its immediate or remote parent)
is rated at least "AA-" by S&P and "A2" by Moody's, the Master Servicer or
Special Servicer, respectively, shall be allowed to provide self-insurance with
respect to a Fidelity Bond and such errors and omissions policy; PROVIDED that
if such ratings requirement is satisfied by the ratings of the immediate or
remote parent of the Master Servicer or Special Servicer, as applicable, such
parent entity shall provide the Trustee with a written guarantee of the
obligations of the Master Servicer or the Special Servicer, as applicable, in
connection with such self-insurance. Coverage of the Master Servicer or the
Special Servicer under a policy or bond obtained by an Affiliate of the Master
Servicer or the Special Servicer and providing the coverage required by this
SECTION 3.07(c) shall satisfy the requirements of this SECTION 3.07(c).

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          The Special Servicer and the Master Servicer will promptly report in
writing to the Trustee any material changes that may occur in their respective
Fidelity Bonds, if any, and/or their respective errors and omissions Insurance
Policies, as the case may be, and will furnish to the Trustee copies of all
binders and policies or certificates evidencing that such bonds, if any, and
insurance policies are in full force and effect.

          (d)  With respect to the Loans that (i) require earthquake insurance,
or (ii) (A) at the date of origination were secured by Mortgaged Properties on
which the related Borrower maintained earthquake insurance and (B) have
provisions which enable the Master Servicer to continue to require the related
Borrower to maintain earthquake insurance, the Master Servicer shall require the
related Borrower to maintain such insurance in the amount, in the case of CLAUSE
(i), required by the related Mortgage Loan Documents and in the amount, in the
case of CLAUSE (ii), maintained at origination, in each case, to the extent such
amounts are available at commercially reasonable rates. Any determination by the
Master Servicer that such insurance is not available at commercially reasonable
rates with respect to a Loan for which any related Mortgaged Property has a
"Probable Maximum Loss", bounded on the basis of 50 years, in excess of 20%
shall be subject to confirmation by each Rating Agency that such determination
not to purchase such insurance will, in and of itself, not result in a
downgrade, qualification or withdrawal of any of the then-current ratings
assigned to the Certificates rated by such Rating Agency. The Master Servicer
shall use reasonable efforts to cause the related Borrower to pay the costs of
such confirmation, otherwise, such costs shall be a Trust Fund expense.

          (e)  The Master Servicer and Special Servicer shall review and be
familiar with the terms and conditions relating to enforcing claims and shall
monitor the dates by which any claim or action is required to be taken under
each insurance policy to realize the full value of such policy for the benefit
of Certificateholders.

          (f)  If, as of the Closing Date, a Mortgaged Property (other than an
REO Property) shall be in a federally designated special flood hazard area (if
flood insurance has been made available), or if the Master Servicer becomes
aware, in performing its duties under this Agreement, that a Mortgaged Property
becomes located in such area by virtue of remapping conducted by the Federal
Emergency Management Agency, the Master Servicer will use its reasonable efforts
to cause the related Borrower (in accordance with applicable law and the terms
of the related Mortgage Loan Documents) to maintain, and, if the related
Borrower shall default in any such obligation to so maintain, the Master
Servicer shall itself maintain (to the extent available at commercially
reasonable rates (as determined by the Master Servicer in accordance with the
Servicing Standard) and the Trustee as Mortgagee has an insurable interest in
the related Mortgaged Property), flood insurance in respect thereof, but only to
the extent the related Mortgage Loan Documents permit the mortgagee to require
such coverage and the maintenance of such coverage is consistent with the
Servicing Standard. Such flood insurance shall be in an amount equal to the
least of (i) the unpaid principal balance of the related Loan(s), (ii) the
maximum amount of insurance which is available under the Flood Disaster
Protection Act of 1973, as amended, and (iii) the amount required by the related
Mortgage Loan Documents. If the cost of any insurance described above is not
borne by the Borrower, the Master Servicer shall promptly make a Servicing
Advance for such costs, subject to SECTION 3.03(c).

          (g)  During all such times as any REO Property shall be located in a
federally designated special flood hazard area, the Special Servicer will cause
to be maintained, to the extent available at commercially reasonable rates (as
determined by the Special Servicer in accordance with the

                                      -119-
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Servicing Standard), a flood insurance policy meeting the requirements of the
current guidelines of the Federal Insurance Administration in an amount equal to
the least of (i) the unpaid principal balance of the related Loan(s), (ii) the
maximum amount of insurance which is available under the Flood Disaster
Protection Act of 1973, as amended, and (iii) the amount required by the related
Mortgage Loan Documents. The cost of any such flood insurance with respect to an
REO Property shall be an expense of the Trust Fund payable out of the related
REO Account pursuant to SECTION 3.16(c) or, if the amount on deposit therein is
insufficient therefor, paid by the Master Servicer as a Servicing Advance.

          (h)  Notwithstanding the provisions of the related Mortgage Loan
Documents and any other provision of this Agreement, but otherwise in accordance
with the Servicing Standard, the Master Servicer shall not require any Borrower
to obtain insurance in excess of the amounts of coverage and deductibles
heretofore required by the applicable Mortgage Loan Seller in connection with
the origination of the related Loan(s) (such amounts, with respect to each Loan,
the "ORIGINATION REQUIRED INSURANCE AMOUNTS"), unless the Master Servicer
determines, in accordance with the Servicing Standard, that such Origination
Required Insurance Amounts would not be prudent for property of the same type as
the related Mortgaged Property. The Master Servicer shall require that each
policy of business income insurance maintained by a Borrower have a minimum term
of at least twelve months.

          (i)  Within 45 days after the Closing Date, the Master Servicer shall
notify each Environmental Insurer that (A) both the Master Servicer and the
Special Servicer shall be sent notices under the related Environmental Insurance
Policy and (B) the Trustee, on behalf of the Trust, shall be the loss payee
under the related Environmental Insurance Policy. The Master Servicer and the
Special Servicer shall abide by the terms and conditions precedent to payment of
claims under any Environmental Insurance Policy and shall take all such action
as may be required to comply with the terms and provisions of such policy in
order to maintain, in full force and effect, such policy.

          (j)  In the event the Master Servicer has actual knowledge of any
event (an "INSURED ENVIRONMENTAL EVENT") giving rise to a claim under any
Environmental Insurance Policy in respect of any Loan covered thereby, the
Master Servicer shall, in accordance with the terms of such Environmental
Insurance Policy and the Servicing Standards, timely make a claim thereunder
with the appropriate insurer and shall take such other actions in accordance
with the Servicing Standards which are necessary under such Environmental
Insurance Policy in order to realize the full value thereof for the benefit of
the Certificateholders. Any legal fees, premiums or other out-of-pocket costs
incurred in accordance with the Servicing Standards under an Environmental
Insurance Policy shall be paid by the Master Servicer and shall be reimbursable
to it as a Servicing Advance.

          In the event that the Master Servicer receives notice of any
termination of any Environmental Insurance Policy that relates to one or more of
the Loans, the Master Servicer shall, within three Business Days after receipt
of such notice, notify the Special Servicer, the Series 2002-CKS4 Directing
Certificateholder, the Rating Agencies and the Trustee of such termination in
writing. Upon receipt of such notice, the Master Servicer or Special Servicer
shall address such termination in accordance with SECTION 3.07(a) in the same
manner as it would the termination of any other Insurance Policy required under
the related Mortgage Loan Documents.

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          SECTION 3.08.  Enforcement of Due-on-Sale and Due-on-Encumbrance
                         Clauses; Assumption Agreements; Defeasance Provisions;
                         Other Provisions.

          (a)  (i) As to each Loan which contains a provision in the nature of a
     "due-on-sale" clause, which by its terms:

               (A) provides that such Loan shall (or may at the mortgagee's
                   option) become due and payable upon the sale or other
                   transfer of an interest in the related Mortgaged Property or
                   the related Borrower or

               (B) provides that such Loan may not be assumed without the
                   consent of the mortgagee in connection with any such sale or
                   other transfer,

     the Master Servicer shall provide notice to the Special Servicer of any
     request for a waiver thereof, and the Master Servicer (with respect to any
     KeyBank Mortgage Loans that are Performing Mortgage Loans) and the Special
     Servicer (with respect to all other Loans) shall, if and to the extent
     necessary, enforce such due-on-sale clause, unless the Special Servicer (in
     all cases, including KeyBank Mortgage Loans that are Performing Mortgage
     Loans) determines, in accordance with the Servicing Standard, that (1) not
     declaring an Event of Default (as defined in the related Mortgage) or (2)
     granting such consent, as applicable, would be likely to result in a
     greater recovery (or an equal recovery, PROVIDED the other conditions for
     an assumption or waiver of a due-on-sale clause are met), on a present
     value basis (discounting at the related Mortgage Rate), than would
     enforcement of such clause or the failure to grant such consent. If the
     Special Servicer determines that (1) not declaring an Event of Default (as
     defined in the related Mortgage) or (2) granting such consent, as
     applicable, would be likely to result in a greater recovery (or an equal
     recovery, PROVIDED that the other conditions for an assumption or waiver of
     a due-on-sale clause are met), the Master Servicer (in the case of a
     KeyBank Mortgage Loan that is a Performing Mortgage Loan) and the Special
     Servicer (in the case of any other Loan) shall take or enter into an
     assumption agreement from or with the proposed transferee as obligor
     thereon, PROVIDED that (x) the credit status of the prospective transferee
     is in compliance with the Servicing Standard and the terms of the related
     Mortgage and (y) with respect to any Mortgage Loan which is a Significant
     Mortgage Loan, the Master Servicer or the Special Servicer, as applicable,
     shall have received written confirmation from each of the Rating Agencies
     that such assumption would not, in and of itself, cause a downgrade,
     qualification or withdrawal of any of the then-current ratings assigned to
     the Certificates. The Master Servicer (in the case of a KeyBank Mortgage
     Loan that is a Performing Mortgage Loan) and the Special Servicer (in the
     case of any other Loan) shall use reasonable efforts to cause the related
     Borrower to pay the costs of such confirmation, otherwise, such costs shall
     be a Trust Fund expense.

               (ii)    Notwithstanding the provisions of any Loan, foreclosure
     by a Mezzanine Loan Holder on any Mezzanine Loan Collateral securing a
     Mezzanine Loan to an affiliate of the related Borrower shall not, for
     purposes of this Agreement, be deemed to be a violation of the due-on-sale
     clause of the related Mortgage Loan Documents or of CLAUSE (i) of this
     SECTION 3.08(a) so long as the foreclosing party is a Permitted Mezzanine
     Loan Holder, and other material requirements of the related intercreditor
     agreement are satisfied.

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               (iii)   Neither the Master Servicer nor the Special Servicer
     shall (x) consent to the foreclosure of any Mezzanine Loan other than by a
     Permitted Mezzanine Loan Holder or (y) consent to the transfer of any
     Mezzanine Loan except to a Permitted Mezzanine Loan Holder, except, in each
     case, as otherwise provided in SECTION 3.08(a)(i). Neither the consent of
     the Master Servicer nor the consent of the Special Servicer shall be
     required for the foreclosure by a Permitted Mezzanine Loan Holder if an
     event of default has been declared under the related Loan(s) (and each
     Rating Agency has been notified of such event of default), except as set
     forth in any related intercreditor agreement. In no event shall a Mezzanine
     Loan Holder be required to pay any assumption fee, modification fee or
     other service charge in connection with any foreclosure upon Mezzanine Loan
     Collateral, transfer of ownership of the related Mortgaged Property to such
     Mezzanine Loan Holder and/or assumption of the related Loan. Nothing herein
     shall prevent a Mezzanine Loan Holder from appointing a receiver or trustee
     with respect to any Mezzanine Loan Collateral, foreclosing upon any
     reserves, escrow accounts or cash collateral accounts pledged under the
     related Mezzanine Loan (PROVIDED none of such accounts have been pledged
     under the related Loan) or otherwise taking an assignment of any cash flows
     from any Mezzanine Loan Collateral.

          (b)  As to each Loan which contains a provision in the nature of a
"due-on-encumbrance" clause, which by its terms:

               (i)     provides that such Loan shall (or, at the mortgagee's
     option, may) become due and payable upon the creation of any additional
     lien or other encumbrance on the related Mortgaged Property or

               (ii)    requires the consent of the mortgagee to the creation of
     any such additional lien or other encumbrance on the related Mortgaged
     Property,

the Master Servicer shall provide notice to the Special Servicer of any request
for a waiver thereof, and the Master Servicer (with respect to any KeyBank
Mortgage Loans that are Performing Mortgage Loans) and Special Servicer (with
respect to any other Loans) shall, if and to the extent necessary, enforce such
due-on-encumbrance clause and in connection therewith shall (i) accelerate
payments thereon or (ii) withhold its consent to such lien or encumbrance unless
the Special Servicer (in all cases, including KeyBank Mortgage Loans that are
Performing Mortgage Loans) (x) determines, in accordance with the Servicing
Standard, that (1) not accelerating payments on such Mortgage Loan or (2)
granting such consent, as applicable, would result in a greater recovery on a
present value basis (discounting at the related Mortgage Rate) than would
enforcement of such clause or the failure to grant such consent and (y) with
respect to any Mortgage Loan which is a Significant Mortgage Loan, receives
(including, in the case of a KeyBank Mortgage Loan that is a Performing Mortgage
Loan, through the Master Servicer) prior written confirmation from each of the
Rating Agencies (or, taking into account the provisos to this sentence, each of
the relevant Rating Agencies) that (1) not accelerating such payments or (2)
granting such consent, as applicable, would not, in and of itself, cause a
downgrade, qualification or withdrawal of any of the then-current ratings
assigned to the Certificates; PROVIDED that no such confirmation under this
SECTION 3.08(b) will be required from S&P if, taking into account existing debt
on the subject Mortgaged Property and the proposed additional debt as if such
total debt were a single Mortgage Loan, the Loan-to-Value Ratio will not exceed
85% and the Debt Service Coverage Ratio will not be less than 1.2x; and
PROVIDED, FURTHER, that, solely for purposes of determining the need for any
such confirmation from S&P under this SECTION 3.08(b), the reference to "5%" in
the definition of

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"Significant Mortgage Loan" is deemed replaced with "2%". To the extent
permitted by the Mortgage Loan Documents, the Master Servicer (with respect to
any KeyBank Mortgage Loans that are Performing Mortgage Loans) or the Special
Servicer (with respect to all other Loans) will require Borrower to pay the
costs associated with such Rating Agency confirmation, otherwise it is
considered a Trust Fund expense.

          (c)  Any approval required to be obtained by the Master Servicer from
the Special Servicer for any action taken by the Master Servicer pursuant to
this SECTION 3.08 with respect to a KeyBank Mortgage Loan that is a Performing
Mortgage Loan (the giving of which approval shall be subject to the Servicing
Standard and SECTIONS 3.21 and 3.31) shall be deemed given if not denied in
writing within ten (10) Business Days (or, in the case of an assumption
transaction, 10 days) after receipt by the Special Servicer of the Master
Servicer's written recommendation and analysis and any additional information
requested by the Special Servicer or the Series 2002-CKS4 Directing
Certificateholder or the Class APM Directing Certificateholder, as applicable.
If any such action taken by the Master Servicer pursuant to this SECTION 3.08
requires the approval of the Series 2002-CKS4 Directing Certificateholder or the
Class APM Directing Certificateholder, as applicable, then such approval shall
be deemed given if not denied in writing within ten (10) Business Days (or, in
the case of an assumption transaction, 10 days), which 10-Business Day (or
10-day, as applicable) period shall coincide with the Special Servicer's
10-Business Day (or 10-day, as applicable) period to object set forth in the
preceding sentence. Nothing in this SECTION 3.08 shall constitute a waiver of
the Trustee's right, as the mortgagee of record, to receive notice of any
assumption of a Loan, any sale or other transfer of the related Mortgaged
Property or the creation of any additional lien or other encumbrance with
respect to such Mortgaged Property.

          (d)  Except as otherwise permitted by SECTION 3.20, the Master
Servicer or the Special Servicer, as applicable, shall not agree to modify,
waive or amend any payment term of any Mortgage Loan in connection with the
taking of, or the failure to take, any action pursuant to this SECTION 3.08.

          (e)  Notwithstanding any other provisions of this SECTION 3.08, the
Master Servicer may (without the consent of the Special Servicer) grant a
Borrower's request for consent to subject the related Mortgaged Property to an
easement or right-of-way for utilities, access, parking, public improvements or
another purpose and may consent to subordination of the related Loan(s) to such
easement or right-of-way; PROVIDED that the Master Servicer shall have
determined (i) in accordance with the Servicing Standard that such easement or
right-of-way will not materially interfere with the then-current use of the
related Mortgaged Property or the security intended to be provided by such
Mortgage and will not materially or adversely affect the value of such Mortgaged
Property and (ii) that no REMIC Pool will fail to qualify as a REMIC as a result
thereof and that no tax on "prohibited transactions" or "contributions" after
the Closing Date would be imposed on any REMIC Pool as a result thereof; and
PROVIDED, FURTHER that the Master Servicer shall cause the Borrower to pay the
costs (including attorneys' fees and expenses) associated with the determination
described in CLAUSE (ii).

          (f)  With respect to any Mortgage Loan which permits release of
Mortgaged Properties through defeasance (each, a "DEFEASANCE MORTGAGE LOAN"), to
the extent permitted under the related Mortgage Loan Documents:

               (i)     The Master Servicer shall effect such defeasance only
     through the purchase of direct, non-callable U.S. government obligations
     satisfying the REMIC Provisions

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     ("DEFEASANCE COLLATERAL") which purchase shall be made in accordance with
     the terms of the related Mortgage Loan Documents (except that the Master
     Servicer is authorized to accept Defeasance Collateral meeting the
     foregoing requirements in spite of more restrictive requirements of the
     related Mortgage Loan Documents); PROVIDED, HOWEVER, that the Master
     Servicer shall not accept the amounts paid by the related Borrower to
     effect defeasance until such Defeasance Collateral has been identified; and
     PROVIDED, FURTHER, that no defeasance shall be accepted within two years
     after the Closing Date.

               (ii)    If such Mortgage Loan permits the assumption of the
     obligations of the related Borrower by a successor Borrower, the Master
     Servicer shall cause the Borrower or such successor Borrower to pay all
     expenses incurred in connection with the establishment of a successor
     Borrower (which shall be a Single-Purpose Entity) and to cause an
     assumption by such successor Borrower of the defeased obligations under the
     related Note. The Master Servicer shall be permitted to establish a single
     Single-Purpose Entity to assume the defeased obligations under all of the
     Mortgage Loans that have been defeased.

               (iii)   The Master Servicer shall cause to be delivered an
     Opinion of Counsel, at such Borrower's expense, to the effect that the
     assignment of the Defeasance Collateral to the Trustee is valid and
     enforceable (subject to certain customary limitations).

               (iv)    The Master Servicer shall obtain, at the related
     Borrower's expense, a certificate from an Independent certified public
     accountant certifying that the Defeasance Collateral is sufficient to make
     all scheduled payments under the related Note.

               (v)     Prior to permitting release of any Mortgaged Property
     through defeasance, if such defeasance is a partial defeasance or such
     Mortgaged Property relates to (A) a Mortgage Loan that is (x) a Mortgage
     Loan, (y) part of a group of Crossed Mortgage Loans or (z) part of a group
     of Mortgage Loans made to affiliated Borrowers that, in each case, in the
     aggregate, represents one of the ten largest loans (which for the purposes
     of this definition shall include groups of Crossed Mortgage Loans and
     groups of Mortgage Loans made to affiliated Borrowers), the Master Servicer
     shall obtain, at the expense of the related Borrower, written confirmation
     from Moody's that such defeasance would not, in and of itself, result in a
     downgrade, qualification or withdrawal of any of the then-current ratings
     assigned to the Certificates and (B) any Mortgage Loan, the Master Servicer
     shall obtain, at the expense of the related Borrower, written confirmation
     from S&P that such defeasance would not, in and of itself, result in a
     downgrade, qualification or withdrawal of any of the then-current ratings
     assigned to the Certificates; PROVIDED that in the case of CLAUSE (B), so
     long as such Mortgage Loan is not a Significant Mortgage Loan, the Master
     Servicer shall not be required to obtain such confirmation from S&P if the
     Master Servicer delivers to S&P a Notice and Certification in the form
     attached hereto as EXHIBIT K.

               (vi)    Neither the Master Servicer nor the Special Servicer
     shall permit the release of any Mortgaged Property through defeasance
     unless the related Borrower establishes to the satisfaction of the Master
     Servicer or the Special Servicer that the lien on such Mortgaged Property
     will be released to facilitate the disposition thereof or to facilitate any
     other customary commercial transaction.

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               (vii)   Prior to permitting release of any Mortgaged Property
     through defeasance, if the related Mortgage Loan so requires and provides
     for the related Borrower to pay the cost thereof, the Master Servicer shall
     require such Borrower to deliver or cause to be delivered an Opinion of
     Counsel to the effect that such release will not cause any REMIC Pool to
     fail to qualify as a REMIC at any time that any Certificates are
     outstanding or cause a tax to be imposed on the Trust Fund under the REMIC
     Provisions.

               (viii)  Neither the Master Servicer nor the Special Servicer
     shall permit a partial defeasance with respect to any Mortgage Loan unless
     the value of the Defeasance Collateral is at least the amount required
     pursuant to the related Mortgage Loan Documents with respect to such
     partial defeasance.

To the extent permitted under the related Mortgage Loan Documents, any costs to
the Master Servicer of obtaining legal advice to make the determinations
required to be made by it pursuant to this SECTION 3.08(f), or obtaining the
Rating Agency confirmations required by this SECTION 3.08(f), shall be borne by
the related Borrower as a condition to the Master Servicer's obligation to
effect the defeasance of the related Mortgage Loan, or borne by the related
Mortgage Loan Seller (to the extent it is required to make such payment under
the related Mortgage Loan Purchase Agreement) or advanced as a Servicing Advance
by the Master Servicer, and otherwise shall be a Trust Fund expense. The Master
Servicer shall deliver all documents relating to the defeasance of the related
Mortgage Loan to the Trustee for inclusion in the related Mortgage File.

          (g)  With respect to any Loan that permits the related Borrower to
incur subordinate indebtedness secured by the related Mortgaged Property, the
Master Servicer or the Special Servicer, as applicable, shall enforce the rights
of the lender, if any, under the related Mortgage Loan Documents to require such
Borrower to require the lender of such subordinate indebtedness to enter into a
subordination and standstill agreement with the lender.

          (h)  With respect to any Mortgage Loan, subject to the related
Mortgage Loan Documents, neither the Master Servicer nor the Special Servicer
shall permit the related Borrower to substitute any real property, any rights
with respect to real property, or any other property interest whatsoever for the
Mortgaged Property securing such Mortgage Loan as of the Closing Date without
receipt of an Opinion of Counsel, at the expense of the Borrower, to the effect
that the substitution will not cause the related Mortgage Loan to fail to
qualify as a "qualified mortgage" as defined under Section 860G(a)(3) of the
Code while such Mortgage Loan is owned by REMIC I.

          SECTION 3.09.  Realization Upon Defaulted Mortgage Loans.

          (a)  The Special Servicer shall, subject to SUBSECTIONS (b) through
(d) of this SECTION 3.09, exercise reasonable efforts, consistent with the
Servicing Standard, to foreclose upon or otherwise comparably convert (which may
include an REO Acquisition) the ownership of any property securing such Loans as
come into and continue in default, as to which no satisfactory arrangements can
be made for collection of delinquent payments, and which are not released from
the Trust Fund pursuant to any other provision hereof. In any case in which a
Mortgaged Property shall have suffered damage such that the complete restoration
of such property is not fully reimbursable by the hazard insurance policies or
flood insurance policies required to be maintained pursuant to SECTION 3.07, the
Master Servicer shall not be required to make a Servicing Advance and expend
funds toward the restoration of such property unless the Special Servicer has
determined in its reasonable judgment in accordance with

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the Servicing Standard that such restoration will increase the net proceeds of
liquidation of such Mortgaged Property to Certificateholders after reimbursement
to the Master Servicer for such Servicing Advance and interest thereon and the
Master Servicer has determined that such Servicing Advance together with accrued
and unpaid interest thereon, will be recoverable by the Master Servicer out of
the proceeds of liquidation of such Mortgaged Property, as contemplated in
SECTIONS 3.05(a)(v) and 3.05(a)(vii) (or, if applicable, SECTION 3.05(e)). The
Master Servicer shall be responsible for all costs and expenses incurred by the
Special Servicer in any such proceedings (such costs and expenses to be advanced
by the Master Servicer to the Special Servicer and recoverable by the Master
Servicer as a Servicing Advance); PROVIDED that, in each case, such cost or
expense would not, if incurred, constitute a Nonrecoverable Servicing Advance.

          Nothing contained in this SECTION 3.09 shall be construed to require
the Special Servicer, on behalf of the Trust Fund, to make a bid on any
Mortgaged Property at a foreclosure sale or similar proceeding that is in excess
of the fair market value of such property, as determined by the Special Servicer
in its reasonable judgment taking into account, as applicable, among other
factors, the period and amount of any delinquency on the affected Loan(s), the
occupancy level and physical condition of the Mortgaged Property or REO
Property, the state of the local economy, the obligation to dispose of any REO
Property within the time period specified in SECTION 3.16(a) and the results of
any Appraisal obtained pursuant to the following sentence, all such bids to be
made in a manner consistent with the Servicing Standard. If and when the Special
Servicer deems it necessary and prudent for purposes of establishing the fair
market value of any Mortgaged Property securing a defaulted Loan, whether for
purposes of bidding at foreclosure or otherwise, the Special Servicer is
authorized to have an Appraisal performed with respect to such property, the
cost of which Appraisal shall be paid by the Master Servicer as a Servicing
Advance.

          (b)  The Special Servicer shall not acquire any personal property
pursuant to this SECTION 3.09 unless either:

               (i)     such personal property is incident to real property
     (within the meaning of Section 856(e)(1) of the Code) so acquired by the
     Special Servicer; or

               (ii)    the Special Servicer shall have obtained an Opinion of
     Counsel (the cost of which shall be a Servicing Advance) to the effect that
     the holding of such personal property by the Trust Fund will not cause the
     imposition of a tax on any REMIC Pool under the REMIC Provisions or cause
     any REMIC Pool to fail to qualify as a REMIC.

          (c)  Notwithstanding the foregoing provisions of this SECTION 3.09,
the Special Servicer shall not, on behalf of the Trustee, obtain title to a
Mortgaged Property in lieu of foreclosure or otherwise, or take any other action
with respect to any Mortgaged Property, if, as a result of any such action, the
Trustee, on behalf of the Certificateholders (and, in the case of an A/B Loan
Pair, the related B Loan Holder), would be considered to hold title to, to be a
"mortgagee-in-possession" of, or to be an "owner" or "operator" of such
Mortgaged Property within the meaning of CERCLA or any comparable law, unless
(as evidenced by an Officer's Certificate to such effect delivered to the
Trustee) the Special Servicer has previously determined in accordance with the
Servicing Standard, based on an Environmental Assessment of such Mortgaged
Property performed within the preceding 12 months by an Independent Person who
regularly conducts Environmental Assessments and/or the existence of an
Environmental Insurance Policy covering such Mortgaged Property, that:

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               (i)     the Mortgaged Property is in compliance with applicable
     environmental laws and regulations or, if not, that taking such actions as
     are necessary to bring the Mortgaged Property into compliance therewith is
     reasonably likely to produce a greater recovery on a present value basis
     than not taking such actions; and

               (ii)    there are no circumstances or conditions present at the
     Mortgaged Property relating to the use, management or disposal of Hazardous
     Materials for which investigation, testing, monitoring, containment,
     clean-up or remediation could be required under any applicable
     environmental laws and regulations or, if such circumstances or conditions
     are present for which any such action could be required, that taking such
     actions with respect to such Mortgaged Property is reasonably likely to
     produce a greater recovery on a present value basis than not taking such
     actions.

          The cost of any such Environmental Assessment and the cost of any
remedial, corrective or other further action contemplated by CLAUSE (i) and/or
CLAUSE (ii) of the preceding sentence shall be paid by the Master Servicer as a
Servicing Advance. If any such Environmental Assessment so warrants, the Special
Servicer shall, at the expense of the Trust Fund, perform such additional
environmental testing as it deems necessary and prudent to determine whether the
conditions described in CLAUSES (i) and (ii) of the second preceding sentence
have been satisfied.

          (d)  If (i) the environmental testing contemplated by SUBSECTION (c)
above establishes that either of the conditions set forth in CLAUSES (i) and
(ii) of the first sentence thereof has not been satisfied with respect to any
Mortgaged Property securing a defaulted Loan and (ii) there has been no breach
of any of the representations and warranties set forth in or required to be made
pursuant to Section 6 of the related Mortgage Loan Purchase Agreement for which
the related Mortgage Loan Seller could be required to repurchase such defaulted
Loan pursuant to Section 7 of the related Mortgage Loan Purchase Agreement, then
the Special Servicer shall take such action as it deems to be in the best
economic interest of the Trust Fund and consistent with the Servicing Standard
(other than proceeding to acquire title to the Mortgaged Property) and is hereby
authorized at such time as it deems appropriate to release such Mortgaged
Property from the lien of the related Mortgage.

          (e)  The Special Servicer shall provide written reports and a copy of
any Environmental Assessments to the Trustee, the Master Servicer and the
Certificateholders (or, if the Controlling Class of Certificates are held in
book-entry form, the Certificate Owners) of the Controlling Class and any
Requesting Subordinate Certificateholder (at the expense of such requesting
Holder) monthly regarding any actions taken by the Special Servicer with respect
to any Mortgaged Property securing a defaulted Loan as to which the
environmental testing contemplated in SUBSECTION (c) above has revealed that
either of the conditions set forth in CLAUSES (i) and (ii) of the first sentence
thereof has not been satisfied, in each case until the earlier to occur of
satisfaction of both such conditions, repurchase of the related Loan by the
related Mortgage Loan Seller or release of the lien of the related Mortgage on
such Mortgaged Property; PROVIDED, HOWEVER, that with respect to each such
report or Environmental Assessment, if beneficial ownership of the Controlling
Class resides in more than one Certificateholder (or, if the Controlling Class
of Certificates are held in book-entry form, more than one Certificate Owner),
the Special Servicer shall be responsible only for the expense of providing the
first such copy thereof and shall be entitled to reimbursement from the Trust
Fund for the expense of any additional copies so provided. The Trustee shall,
upon request, forward all such reports to the Certificateholders (at the expense
of the requesting party) and each Rating Agency.

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          (f)  The Master Servicer shall report to the Internal Revenue Service
and the related Borrower, in the manner required by applicable law, the
information required to be reported regarding any Mortgaged Property that is
abandoned or foreclosed, the receipt of mortgage interests received in a trade
or business and the forgiveness of indebtedness with respect to any mortgaged
property required by Sections 6050J, 6050H and 6050P, respectively, of the Code.
The Special Servicer shall provide the Master Servicer with such information or
reports as the Master Servicer deems necessary to fulfill its obligations under
this SECTION 3.09(f) promptly upon the Master Servicer's request therefor. The
Master Servicer shall deliver a copy of any such report to the Trustee.

          (g)  The Special Servicer shall have the right to determine, in
accordance with the Servicing Standard, the advisability of the maintenance of
an action to obtain a deficiency judgment if the state in which the Mortgaged
Property securing any defaulted Loan is located and the terms of that Loan
permit such an action.

          (h)  The Special Servicer shall maintain accurate records, prepared by
one of its Servicing Officers, of each Final Recovery Determination in respect
of a defaulted Loan or REO Property and the basis thereof. Each Final Recovery
Determination shall be evidenced by an Officer's Certificate delivered to the
Trustee and the Master Servicer no later than the first Business Day following
the end of the Collection Period in which such Final Recovery Determination was
made.

          SECTION 3.10.  Trustee to Cooperate; Release of Mortgage Files.

          (a)  Upon the payment in full of any Loan, or the receipt by the
Master Servicer or the Special Servicer, as the case may be, of a notification
that payment in full shall be escrowed in a manner customary for such purposes,
the Master Servicer or Special Servicer, as the case may be, will immediately
notify the Trustee and request delivery of the related Mortgage File. Any such
notice and request shall be in the form of a Request for Release (and shall
include two copies) signed by a Servicing Officer (or in a mutually agreeable
electronic format that will, in lieu of a signature on its face, originate from
a Servicing Officer) and shall include a statement to the effect that all
amounts received or to be received in connection with such payment which are
required to be deposited in the Collection Account or an A/B Loan Pair Custodial
Account, as applicable, pursuant to SECTION 3.04 or remitted to the Master
Servicer to enable such deposit, have been or will be so deposited. Within six
Business Days (or within such shorter period as release can reasonably be
accomplished if the Master Servicer notifies the Trustee of an exigency) of
receipt of such notice and request, the Trustee (or, to the extent provided in
SECTION 3.01(b), the Master Servicer or the Special Servicer, as applicable)
shall execute such instruments of satisfaction, deeds of reconveyance and other
documents as shall have been furnished to it by the Master Servicer, and the
Trustee shall release and deliver the related Mortgage File to the Master
Servicer or Special Servicer, as the case may be. No expenses incurred in
connection with any instrument of satisfaction or deed of reconveyance shall be
chargeable to the Collection Account or any A/B Loan Pair Custodial Account.

          (b)  From time to time as is appropriate for servicing or foreclosure
of any Loan, the Master Servicer or the Special Servicer, as applicable, shall
deliver to the Trustee two copies of a Request for Release signed by a Servicing
Officer (or in a mutually agreeable electronic format that will, in lieu of a
signature on its face, originate from a Servicing Officer). Upon receipt of the
foregoing, the Trustee shall deliver the Mortgage File or any document therein
to the Master Servicer or the Special

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Servicer (or a designee), as the case may be. Upon return of the Mortgage File
to the Trustee, the Trustee shall execute an acknowledgment of receipt.

          (c)  Within seven Business Days (or within such shorter period as
delivery can reasonably be accomplished if the Special Servicer notifies the
Trustee of an exigency) of receipt thereof, the Trustee shall execute and
deliver to the Special Servicer any court pleadings, requests for trustee's sale
or other documents necessary to the release of the lien of a Mortgage, or to
foreclosure or trustee's sale in respect of a Mortgaged Property or to any legal
action brought to obtain judgment against any Borrower on the Note or Mortgage
or to obtain a deficiency judgment, or to enforce any other remedies or rights
provided by the Note or Mortgage or otherwise available at law or in equity. The
Special Servicer shall be responsible for the preparation of all such documents
and pleadings. When submitted to the Trustee for signature, such documents or
pleadings shall be accompanied by a certificate of a Servicing Officer
requesting that such pleadings or documents be executed by the Trustee and
certifying as to the reason such documents or pleadings are required, that the
proposed action is in the best interest of the Certificateholders (and, in the
case of an A/B Loan Pair, the related B Loan Holder) (as a collective whole) and
that the execution and delivery thereof by the Trustee will not invalidate or
otherwise affect the lien of the Mortgage, except for the termination of such a
lien upon completion of the foreclosure or trustee's sale.

          (d)  From time to time as is appropriate for servicing or foreclosure
of any B Loan, the Master Servicer or Special Servicer, as applicable, subject
to the related A/B Intercreditor Agreement, shall request the original of the
related Note from the related B Loan Holder.

          SECTION 3.11.  Servicing Compensation.

          (a)  As compensation for its activities hereunder, the Master Servicer
shall be entitled to receive the Master Servicing Fee (subject to the third and
last paragraphs of this SECTION 3.11(a)) with respect to each Mortgage Loan and
REO Loan (including Specially Serviced Mortgage Loans, Defeasance Mortgage Loans
and Additional Collateral Mortgage Loans). As to each Mortgage Loan and REO
Loan, the Master Servicing Fee shall accrue at the related Master Servicing Fee
Rate (in accordance with the same terms of the related Note as are applicable to
the accrual of interest at the Mortgage Rate) and shall be computed on the basis
of the same principal amount as interest accrues from time to time on such
Mortgage Loan or is deemed to accrue from time to time on such REO Loan, as the
case may be, and for the same period respecting which any related interest
payment due on such Mortgage Loan or deemed due on such REO Loan, as the case
may be, is computed. The Master Servicing Fee with respect to any Mortgage Loan
or REO Loan shall cease to accrue if a Liquidation Event occurs in respect
thereof. The Master Servicing Fee shall be payable monthly, on a loan-by-loan
basis, from payments of interest on each Mortgage Loan and REO Revenues
allocable as interest on each REO Loan. In no event will the Master Servicer be
entitled to retain a servicing fee from the amount of any P&I Advance,
regardless of whether the related Borrower is obligated to reimburse Master
Servicing Fees.

          The Master Servicer, on behalf of itself and the holder of the Excess
Servicing Strip, shall be entitled to recover unpaid Master Servicing Fees in
respect of any Mortgage Loan or REO Loan required to be serviced by it out of
that portion of related payments, Insurance and Condemnation Proceeds,
Liquidation Proceeds and REO Revenues (in the case of an REO Loan) allocable as
recoveries of interest, to the extent permitted by SECTION 3.05(a). Subject to
the third and last paragraphs of this

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SECTION 3.11(a), the right to receive the Master Servicing Fee and may not be
transferred in whole or in part except in connection with the transfer of all of
the Master Servicer's responsibilities and obligations under this Agreement. The
parties hereto acknowledge that the annual fees of each Rating Agency allocable
to the Column Mortgage Loans, the KeyBank Mortgage Loans and the SBRC Mortgage
Loans have been paid on or prior to the Closing Date by Column.

          Notwithstanding anything herein to the contrary, KRECM (and its
successors and assigns) may at its option assign or pledge to any third party or
retain for itself the Excess Servicing Strip (in whole but not in part);
PROVIDED that any assignee or pledgee of the Excess Servicing Strip must be a
Qualified Institutional Buyer or Institutional Accredited Investor (other than a
Plan); and PROVIDED, FURTHER, that no transfer, sale, pledge or other assignment
of the Excess Servicing Strip shall be made unless that transfer, sale, pledge
or other assignment is exempt from the registration and/or qualification
requirements of the Securities Act and any applicable state securities laws and
is otherwise made in accordance with the Securities Act and such state
securities laws; and PROVIDED, FURTHER, that in the event of any resignation or
termination of KRECM, all or any portion of the Excess Servicing Strip may be
reduced by the Trustee to the extent reasonably necessary (in the sole
discretion of the Trustee) for the Trustee to obtain a qualified successor
Master Servicer (which successor may include the Trustee) that meets the
requirements of SECTION 6.04 and that requires market rate servicing
compensation that accrues at a per annum rate in excess of 0.005% per annum
(0.50 basis points). KRECM and each holder of the Excess Servicing Strip
desiring to effect a transfer, sale, pledge or other assignment of the Excess
Servicing Strip shall, and KRECM hereby agrees, and each such holder of the
Excess Servicing Strip by its acceptance of the Excess Servicing Strip shall be
deemed to have agreed, in connection with any transfer of the Excess Servicing
Strip effected by such Person, to indemnify the Certificateholders, the Trust,
the Depositor, the Underwriters, the Trustee, the Master Servicer, the
Certificate Registrar and the Special Servicer against any liability that may
result if such transfer is not exempt from registration and/or qualification
under the Securities Act or other applicable federal and state securities laws
or is not made in accordance with such federal and state laws or in accordance
with the foregoing provisions of this paragraph. By its acceptance of the Excess
Servicing Strip, the holder thereof shall be deemed to have agreed (i) to keep
all information relating to the Trust and the Trust Fund and made available to
it by the Master Servicer confidential (except as permitted pursuant to CLAUSE
(iii) below or, in the case of the Master Servicer, as contemplated hereby in
the performance of its duties and obligations hereunder), (ii) not to use or
disclose such information in any manner that could result in a violation of any
provision of the Securities Act or other applicable securities laws or that
would require registration of the Excess Servicing Strip or any Non-Registered
Certificate pursuant to the Securities Act, and (iii) not to disclose such
information, and to cause its officers, directors, partners, employees, agents
or representatives not to disclose such information, in any manner whatsoever,
in whole or in part, to any other Person other than such holder's auditors,
legal counsel and regulators, except to the extent such disclosure is required
by law, court order or other legal requirement or to the extent such information
is of public knowledge at the time of disclosure by such holder or has become
generally available to the public other than as a result of disclosure by such
holder; PROVIDED, HOWEVER, that such holder may provide all or any part of such
information to any other Person who is contemplating an acquisition of the
Excess Servicing Strip if, and only if, such Person (x) confirms in writing such
prospective acquisition and (y) agrees in writing to keep such information
confidential, not to use or disclose such information in any manner that could
result in a violation of any provision of the Securities Act or other applicable
securities laws or that would require registration of the Excess Servicing Strip
or any Non-Registered Certificates pursuant to the Securities Act and not to
disclose such information, and to cause its officers, directors, partners,
employees, agents or representatives not to disclose such information, in any
manner whatsoever, in

                                      -130-
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whole or in part, to any other Person other than such Persons' auditors, legal
counsel and regulators. From time to time following any transfer, sale, pledge
or assignment of the Excess Servicing Strip, the Person then acting as the
Master Servicer shall pay, out of each amount paid to such Master Servicer as
Master Servicing Fees with respect to any Mortgage Loan or REO Loan, as the case
may be, the portion of the Excess Servicing Strip attributable to such Mortgage
Loan or REO Loan to the holder of the Excess Servicing Strip within one Business
Day following the payment of such Master Servicing Fees to the Master Servicer,
in each case in accordance with payment instructions provided by such holder in
writing to the Master Servicer. The holder of the Excess Servicing Strip shall
not have any rights under this Agreement except as set forth in the preceding
sentences of this paragraph. The Master Servicer shall pay the Excess Servicing
Strip to the holder of the Excess Servicing Strip (I.E., KRECM or any such third
party) at such time and to the extent the Master Servicer is entitled to receive
payment of its Master Servicing Fees hereunder, notwithstanding any resignation
or termination of KRECM hereunder (subject to reduction pursuant to the
preceding sentence).

          Additional master servicing compensation in the form of (i) 100% of
all assumption application fees and 50% of all assumption fees paid by the
Borrowers on all Mortgage Loans that are not Specially Serviced Mortgage Loans
(but only to the extent that all amounts then due and payable with respect to
such Mortgage Loans have been paid), (ii) all Penalty Charges actually collected
on each Mortgage Loan (other than Specially Serviced Mortgage Loans) but only to
the extent that (A) all amounts then due and payable with respect to such
Mortgage Loan (including outstanding interest on all Advances accrued with
respect to such Mortgage Loan) have been paid, (b) the Trust Fund has been
reimbursed with respect to any Advances made with respect to such Mortgage Loan,
together with interest thereon if such interest was paid to the Master Servicer
or the Trustee, as applicable, from a source of funds other than Penalty Charges
collected on such Mortgage Loan, and (c) the Trust Fund has been reimbursed for
any Additional Trust Fund Expenses incurred since the Closing Date with respect
to such Mortgage Loan and previously paid from a source other than Penalty
Charges on such Mortgage Loan, (iii) charges for beneficiary statements or
demands and amounts collected for checks returned for insufficient funds, (iv)
all commercially reasonable fees actually collected on or with respect to
Mortgage Loan modifications for which the Master Servicer is responsible
pursuant to SECTION 3.20 (but only to the extent that all amounts then due and
payable after giving effect to any modification with respect to the related
Mortgage Loan have been paid), (v) reasonable and customary consent fees and
fees in connection with defeasance, if any, and (vi) other customary charges, in
each case only to the extent actually paid by the related Borrower, shall be
retained by the Master Servicer and shall not be required to be deposited in the
Collection Account or an A/B Loan Pair Custodial Account pursuant to SECTION
3.04. Notwithstanding anything to the contrary in CLAUSE (ii) of the first
sentence of this paragraph or in the last paragraph of SECTION 3.11(b), (x) the
Master Servicer shall be entitled to that portion, if any, of a Penalty Charge
collected on a Specially Serviced Mortgage Loan that accrued prior to the
related Servicing Transfer Event and (y) if the Special Servicer has partially
waived any Penalty Charge part of which accrued prior to the related Servicing
Transfer Event, any collections in respect of such Penalty Charge shall be
shared PRO RATA by the Master Servicer and the Special Servicer based on the
respective portions of such Penalty Charge to which they would otherwise have
been entitled.

          The Master Servicer also shall be entitled to additional servicing
compensation in the form of: (i) interest or other income earned on deposits
relating to the Trust Fund in the Collection Account and any A/B Loan Pair
Custodial Accounts, maintained by the Master Servicer in accordance with SECTION
3.06 (but only to the extent of the Net Investment Earnings, if any, with
respect to each such account for each Collection Period); (ii) interest earned
on deposits in any Cash Collateral Account,

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any Lockbox Account and the Servicing Accounts maintained by the Master Servicer
that is not required by applicable law or the related Mortgage Loan to be paid
to the Borrower; and (iii) collections representing Prepayment Interest Excesses
for any Distribution Date (except to the extent necessary to offset Prepayment
Interest Shortfalls for such Distribution Date).

          The Master Servicer shall not be entitled to any Master Servicing Fees
or any other compensation hereunder with respect to the B Loans.

          Except as specifically provided herein, the Master Servicer shall be
required to pay out of its own funds all expenses incurred by it in connection
with its servicing activities hereunder (including, without limitation, payment
of any amounts due for premiums for any blanket or master single interest
Insurance Policy insuring against hazard losses pursuant to SECTION 3.07), if
and to the extent such expenses are not payable directly out of the Collection
Account or an A/B Loan Pair Custodial Account, and the Master Servicer shall not
be entitled to reimbursement therefor except as expressly provided in this
Agreement.

          In the event that KRECM is terminated or resigns as Master Servicer,
it (and its successors and assigns) will be entitled to retain the Excess
Servicing Strip, except to the extent that any portion of such Excess Servicing
Strip is needed (as determined by the Trustee in its discretion) to compensate
any replacement Master Servicer for assuming the duties of KRECM under this
Agreement.

          (b)  As compensation for its activities hereunder, the Special
Servicer shall be entitled to receive the Special Servicing Fee with respect to
each Specially Serviced Mortgage Loan and REO Loan. As to each such Specially
Serviced Mortgage Loan and REO Loan, the Special Servicing Fee shall accrue at
the Special Servicing Fee Rate (in accordance with the same terms of the related
Note as are applicable to the accrual of interest at the Mortgage Rate) and
shall be computed on the basis of the Stated Principal Balance of such Specially
Serviced Mortgage Loan and for the same period respecting which any related
interest payment due on such Specially Serviced Mortgage Loan or deemed to be
due on such REO Loan is computed. The Special Servicing Fee with respect to any
Specially Serviced Mortgage Loan or REO Loan shall cease to accrue if a
Liquidation Event occurs in respect thereof or, in the case of a Specially
Serviced Mortgage Loan, when all applicable Servicing Transfer Events cease to
exist. The Special Servicing Fee shall be payable monthly, on a loan-by-loan
basis, to the extent permitted by SECTION 3.05(a). The right to receive the
Special Servicing Fee may not be transferred in whole or in part except in
connection with the transfer of all of the Special Servicer's responsibilities
and obligations under this Agreement.

          Additional servicing compensation in the form of (i) 100% of all
assumption fees on all Specially Serviced Mortgage Loans, (ii) 50% of all
assumption fees on any Mortgage Loans other than Specially Serviced Mortgage
Loans and (iii) all commercially reasonable extension fees and all fees received
on or with respect to Mortgage Loan modifications for which the Special Servicer
is responsible pursuant to SECTION 3.20(a), but only to the extent actually
collected from the related Borrower and only to the extent that all amounts then
due and payable after giving effect to any modification with respect to the
related Mortgage Loan (including those payable to the Master Servicer pursuant
to SECTION 3.11(a)) have been paid, shall be promptly paid to the Special
Servicer by the Master Servicer and shall not be required to be deposited in the
Collection Account or an A/B Loan Pair Custodial Account pursuant to SECTION
3.04.

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          The Special Servicer shall also be entitled to additional servicing
compensation in the form of a Workout Fee with respect to each Corrected
Mortgage Loan at the Workout Fee Rate. The Workout Fee shall be payable out of,
and shall be calculated by application of the Workout Fee Rate to, each
collection of interest, other than Default Interest, and principal (including
scheduled payments, prepayments, Balloon Payments, payments at maturity and
payments received with respect to a partial condemnation of a Mortgaged Property
securing a Specially Serviced Mortgage Loan) received on such Mortgage Loan for
so long as it remains a Corrected Mortgage Loan. The Workout Fee with respect to
any Corrected Mortgage Loan will cease to be payable if such Mortgage Loan again
becomes a Specially Serviced Mortgage Loan; PROVIDED that a new Workout Fee will
become payable if and when such Mortgage Loan again becomes a Corrected Mortgage
Loan. If the Special Servicer is terminated (other than for cause) or resigns,
it shall retain the right to receive any and all Workout Fees payable with
respect to Mortgage Loans that became Corrected Mortgage Loans during the period
that it acted as Special Servicer and were Corrected Mortgage Loans at the time
of such termination (and the successor Special Servicer shall not be entitled to
any portion of such Workout Fees), in each case until the Workout Fee for any
such loan ceases to be payable in accordance with the terms hereof.

          A Liquidation Fee will be payable to the Special Servicer with respect
to each Specially Serviced Mortgage Loan or REO Loan as to which the Special
Servicer receives a full or discounted payoff with respect thereto from the
related Borrower or any Liquidation Proceeds with respect thereto, equal to the
product of (i) the Liquidation Fee Rate and (ii) the proceeds of such full or
discounted payoff or the net Liquidation Proceeds (net of the related costs and
expenses associated with the related liquidation) related to such liquidated
Specially Serviced Loan or REO Loan, as the case may be; PROVIDED, HOWEVER, that
no Liquidation Fee shall be payable out of, or in connection with the receipt
of, Liquidation Proceeds received as a result of the repurchase or replacement
of any Mortgage Loan in connection with a Material Breach or Material Defect by
the related Mortgage Loan Seller or, in the case of a Column Mortgage Loan, by
the Column Performance Guarantor as contemplated by SECTION 2.03 (so long as
such repurchase or replacement occurs within the applicable cure period set
forth in the related Mortgage Loan Purchase Agreement, as such cure period may
be extended in accordance with the related Mortgage Loan Purchase Agreement),
the purchase of the Arbor Place Mall Mortgage Loan during the applicable Cure
Period by the Class APM Directing Certificateholder pursuant to SECTION 3.31,
the purchase of any Defaulted Mortgage Loan by the Special Servicer or any
Affiliate thereof pursuant to SECTION 3.18, the purchase of any A Loan by the
related B Loan Holder pursuant to the related A/B Intercreditor Agreement, the
purchase of any Mortgage Loan by any related Mezzanine Loan Holder (but only so
long as such purchase occurs pursuant to a purchase option in the related
intercreditor agreement within the requisite time period) or the purchase of all
the Mortgage Loans and REO Properties in the Trust Fund by Holders of more than
50% of the Percentage Interests in the Controlling Class, the Special Servicer
or the Master Servicer pursuant to SECTION 9.01.

          Notwithstanding anything in this Agreement to the contrary, no
Liquidation Fee will be payable under the circumstances set forth in the proviso
in the preceding paragraph. If, however, Liquidation Proceeds are received with
respect to any Corrected Mortgage Loan and the Special Servicer is properly
entitled to a Workout Fee, such Workout Fee will be payable based on and out of
the portion of such Liquidation Proceeds that constitute principal and/or
interest on such Mortgage Loan.

          The Special Servicer will also be entitled to additional fees in the
form of Penalty Charges on each Specially Serviced Mortgage Loan (but only to
the extent actually collected from the

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related Borrower and to the extent that all amounts then due and payable with
respect to such Specially Serviced Mortgage Loan (including outstanding interest
on all Advances accrued with respect to such Specially Serviced Mortgage Loan)
have been paid to the Special Servicer). The Special Servicer shall be required
to pay out of its own funds all expenses incurred by it in connection with its
servicing activities hereunder (including, without limitation, payment of any
amounts, other than management fees in respect of REO Properties, due and owing
to any of its Sub-Servicers and the premiums for any blanket or master single
interest Insurance Policy obtained by it insuring against hazard losses pursuant
to SECTION 3.07), if and to the extent such expenses are not payable directly
out of the Collection Account, an A/B Loan Pair Custodial Account or the REO
Account, and the Special Servicer shall not be entitled to reimbursement
therefor except as expressly provided in this Agreement.

          The Special Servicer shall be entitled to such compensation with
respect to the B Loans as is provided under the respective A/B Intercreditor
Agreements; PROVIDED that, in no such case, shall the payment of any such
compensation reduce amounts otherwise payable to the Certificateholders with
respect to the related A Loan.

          SECTION 3.12.  Reports to the Trustee.

          (a)  The Master Servicer shall deliver to the Trustee and the Special
Servicer, no later than 1:00 p.m. New York City time on the second Business Day
prior to each Distribution Date beginning in November 2002, the CMSA Loan
Periodic Update File with respect to the subject Distribution Date (which shall
include the Available Distribution Amount for the subject Distribution Date)
including the anticipated P&I Advances and Servicing Advances for the subject
Distribution Date and any accrued but unpaid interest on Advances. As to each
Mortgage Loan and REO Property (or related REO Loan), to the extent that the
relevant information is not included as part of the CMSA Loan Periodic Update
File, the Master Servicer shall provide to the Special Servicer, by the close of
business on each Distribution Date and in a mutually agreeable electronic
format, the amount of each outstanding Advance and the interest accrued thereon
as of the related Determination Date. The Master Servicer's responsibilities
under this SECTION 3.12(a) with respect to Specially Serviced Mortgage Loans and
REO Properties shall be subject to the satisfaction of the Special Servicer's
obligations under SECTION 3.21.

          (b)  [Reserved.]

          (c)  No later than 1:00 p.m. New York City time on each Master
Servicer Remittance Date beginning in November 2002, the Master Servicer shall
deliver or cause to be delivered to the Trustee the following reports with
respect to the Mortgage Loans (and, if applicable, the related REO Properties,
providing the required information as of the related Determination Date): (i) a
CMSA Comparative Financial Status Report, (ii) a CMSA Delinquent Loan Status
Report; (iii) a CMSA Historical Loan Modification Report; (iv) a CMSA Historical
Liquidation Report; (v) a CMSA REO Status Report; (vi) a CMSA Servicer Watch
List; (vii) a CMSA Property File; (viii) a CMSA Loan Set-up File and (ix) a CMSA
Financial File. Such reports shall be in CMSA format (as in effect from time to
time) and shall be in an electronic format reasonably acceptable to both the
Trustee and the Master Servicer.

          Notwithstanding the foregoing, because the Master Servicer will not
receive the Servicing Files until the Closing Date and will not have sufficient
time to review and analyze such Servicing Files before the initial Distribution
Date, the parties agree that the CMSA Loan Periodic Update File required to be
delivered by the Master Servicer in November 2002 will be based solely upon

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information generated from actual collections received by the Master Servicer
and from information the Depositor delivers or causes to be delivered to the
Master Servicer (including but not limited to information prepared by third
party servicers of the subject Mortgage Loans with respect to the period prior
to the Closing Date). The Special Servicer shall from time to time (and, in any
event, upon request) provide the Master Servicer with such information in its
possession regarding the Specially Serviced Mortgage Loans and REO Properties as
may be necessary for the Master Servicer to prepare each report and any
supplemental information to be provided by the Master Servicer to the Trustee.

          Notwithstanding the foregoing, the failure of the Master Servicer or
the Special Servicer to disclose any information otherwise required to be
disclosed pursuant to SECTION 4.02(a), this SECTION 4.02(b) or SECTION 4.02(c)
shall not constitute a breach of SECTION 4.02(a), SECTION 4.02(b) or SECTION
4.02(c) to the extent that the Master Servicer or the Special Servicer, as the
case may be, so fails because such disclosure, in the reasonable belief of the
Master Servicer or the Special Servicer, as the case may be, would violate any
applicable law or any provision of a Mortgage Loan Document prohibiting
disclosure of information with respect to the Mortgage Loans or the Mortgaged
Properties, would constitute a waiver of the attorney-client privilege on behalf
of the Trust or would otherwise materially harm the Trust Fund. The Master
Servicer or the Special Servicer may affix to any information provided by it any
disclaimer it deems appropriate in its reasonable discretion (without suggesting
liability on the part of any other party hereto).

          The information that pertains to Specially Serviced Mortgage Loans and
REO Properties reflected in the reports referred to above in this SECTION
3.12(c) shall be based solely upon the reports delivered by the Special Servicer
to the Master Servicer in writing and on a computer readable medium reasonably
acceptable to the Master Servicer and the Special Servicer by 4:00 p.m. New York
City time on the fourth Business Day prior to the Master Servicer Remittance
Date in CMSA format (as in effect from time to time) or shall be provided by
means of such reports so delivered by the Special Servicer to the Master
Servicer in the form so required. The Master Servicer's responsibilities under
this SECTION 3.12(c) with respect to REO Properties and Specially Serviced
Mortgage Loans shall be subject to the satisfaction of the Special Servicer's
obligations under this SECTION 3.12(c). In the absence of manifest error, the
Master Servicer shall be entitled to conclusively rely upon, without
investigation or inquiry, the information and reports delivered to it by the
Special Servicer, and the Trustee shall be entitled to conclusively rely upon
the Master Servicer's reports and the Special Servicer's reports without any
duty or obligation to recompute, verify or recalculate any of the amounts and
other information stated therein.

          (d)  The Master Servicer shall deliver or cause to be delivered to the
Trustee the following materials, in each case to the extent that such materials
or the information on which they are based are required to be delivered pursuant
to the related Mortgage Loan Documents and have been received by the Master
Servicer:

               (i)     At least annually by May 31, commencing May 31, 2003,
     with respect to each Mortgage Loan and REO Loan (to the extent prepared by
     and timely received from the Special Servicer in the case of any Specially
     Serviced Mortgage Loan or REO Loan), a CMSA Operating Statement Analysis
     Report and CMSA NOI Adjustment Worksheet for the related Mortgaged Property
     or REO Property as of the end of the preceding fiscal year, together with
     copies of the operating statements and rent rolls (but only to the extent
     the related Borrower delivers such information to the Master Servicer or
     the Special Servicer and, with respect to

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     operating statements and rent rolls for Specially Serviced Mortgage Loans
     and REO Properties, to the extent timely delivered by the Special Servicer
     to the Master Servicer), for the related Mortgaged Property or REO Property
     as of the end of the preceding fiscal year.

               The Master Servicer shall use its reasonable efforts (but shall
     not be required to institute litigation) to obtain quarterly and annual
     operating statements and rent rolls with respect to each of the Mortgage
     Loans, other than Specially Serviced Mortgage Loans, which efforts shall
     include sending a letter to the related Borrower each quarter (followed up
     with telephone calls) requesting such quarterly and annual operating
     statements and rent rolls by no later than 60 days after the subject fiscal
     quarter or 90 days after the subject fiscal year, as applicable, to the
     extent such action is consistent with applicable law, the terms of such
     Mortgage Loans and the Servicing Standard. The Master Servicer shall
     deliver copies of all of the foregoing items so collected to the Special
     Servicer, the Series 2002-CKS4 Directing Certificateholder and any
     Requesting Certificateholder (at the expense of such requesting Holder)
     and, upon request, the Trustee, (x) in the case of quarterly operating
     statements and rent rolls, within the later of (A) 60 days after the
     subject fiscal quarter and (B) 45 days following receipt of such operating
     statements and rent rolls, and (y) in the case of annual operating
     statements and rent rolls, not later than the later of (A) May 31 of each
     calendar year, commencing May 31, 2003, and (B) 45 days following receipt
     of such operating statements and rent rolls

               (ii)    The Master Servicer shall maintain a CMSA Operating
     Statement Analysis Report for each Mortgaged Property (other than any such
     Mortgaged Property which is REO Property or constitutes security for a
     Specially Serviced Mortgage Loan) that shall be prepared or, once prepared,
     updated by the Master Servicer and delivered to the Trustee within 30 days
     after receipt by the Master Servicer of updated operating statements for
     such Mortgaged Property; PROVIDED that the Master Servicer shall not be
     required to update the CMSA Operating Statement Analysis Reports more often
     than quarterly or such other longer period as operating statements are
     required to be delivered to the lender by the Borrower pursuant to the
     related Mortgage Loan Documents.

          The Special Servicer will be required pursuant to SECTION 3.12(f) to
deliver to the Master Servicer the information required pursuant to this SECTION
3.12(d) with respect to Specially Serviced Mortgage Loans and REO Loans on or
before April 30 of each year, commencing on April 30, 2003, and within ten days
after its receipt of any operating statement for any related Mortgaged Property
or REO Property.

          The Master Servicer's responsibilities under this SECTION 3.12(d) with
respect to REO Properties and Specially Serviced Mortgage Loans shall be subject
to the satisfaction of the Special Servicer's obligations under SECTION 3.12(f).
In the absence of manifest error, the Master Servicer shall be entitled to
conclusively rely upon, without investigation or inquiry, the information and
reports delivered to it by the Special Servicer, and the Trustee shall be
entitled to conclusively rely upon the Master Servicer's reports and the Special
Servicer's reports without any duty or obligation to recompute, verify or
recalculate any of the amounts and other information stated therein.

          (e)  The Special Servicer shall report to the Master Servicer any
events affecting, or which may affect, the most recent CMSA Servicer Watch List
promptly upon the Special Servicer having knowledge of such event. In addition,
in connection with their servicing of the Mortgage Loans,

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the Master Servicer and the Special Servicer shall (if not otherwise provided
under this Agreement) provide to each other and to the Trustee written notice of
any event that comes to their knowledge with respect to a Mortgage Loan or REO
Property that the Master Servicer or the Special Servicer, respectively,
determines, in accordance with Servicing Standard, would have a material adverse
effect on such Mortgage Loan or REO Property, which notice shall include an
explanation as to the reason for such material adverse effect.

          (f)  The Special Servicer shall deliver or cause to be delivered to
the Master Servicer and, upon the request of the Trustee, the Depositor or any
Rating Agency, to any such requesting party, the following materials, in each
case to the extent that such materials or the information on which they are
based are required to be delivered by the Borrower pursuant to the related
Mortgage Loan Documents and have been received by the Special Servicer:

               (i)     Annually, on or before April 30 of each year, commencing
     in April 30, 2003, with respect to each Specially Serviced Mortgage Loan
     and REO Loan, a CMSA Operating Statement Analysis Report and CMSA NOI
     Adjustment Worksheet, both in written form and in electronic format
     reasonably acceptable to the Master Servicer, the Special Servicer and the
     Trustee for the related Mortgaged Property or REO Property as of the end of
     the preceding fiscal year (but only to the extent the Special Servicer has
     received such information from the Master Servicer at the time of the
     servicing transfer pursuant to SECTION 3.21 necessary to prepare the
     related CMSA Operating Statement Analysis Report and CMSA NOI Adjustment
     Worksheet on a prospective basis), together with copies of the operating
     statements and rent rolls for the related Mortgaged Property or REO
     Property as of the end of the preceding fiscal year.

          The Special Servicer shall use its reasonable efforts (but shall not
     be required to institute litigation) to obtain quarterly and annual
     operating statements and rent rolls with respect to each Mortgaged Property
     constituting security for a Specially Serviced Mortgage Loan, which efforts
     shall include sending a letter to the related Borrower or other appropriate
     party each quarter (followed up with telephone calls) requesting such
     annual operating statements and rent rolls by no later than 60 days after
     the subject fiscal quarter or 90 days after the subject fiscal year, as
     applicable, and shall cause quarterly and annual operating statements and
     rent rolls to be prepared and delivered to it with respect to each REO
     Property within 60 days after each fiscal quarter or 90 days after each
     fiscal year, as applicable. The Special Servicer shall deliver copies of
     all of the foregoing items so collected to the Master Servicer, the Series
     2002-CKS4 Directing Certificateholder and any Requesting Certificateholder
     (at the expense of such requesting Holder), and upon request, the Trustee
     and the Depositor, (x) in the case of quarterly operating statements and
     rent rolls, within the later of (A) 60 days after such quarter and (B) 45
     days following receipt of such operating statements and rent rolls, and (y)
     in the case of annual operating statements and rent rolls, not later than
     the later of (A) April 30 of each calendar year and (B) 45 days following
     receipt of such operating statements and rent rolls.

               (ii)    The Special Servicer shall maintain a CMSA Operating
     Statement Analysis Report, both in written form and in electronic format
     reasonably acceptable to the Master Servicer, the Special Servicer and the
     Trustee, for each Mortgaged Property which constitutes security for a
     Specially Serviced Mortgage Loan or is an REO Property that shall be
     prepared or, once prepared, updated by the Special Servicer and delivered
     to the Master Servicer within 10 days after receipt by the Special Servicer
     of updated operating statements for each

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     such Mortgaged Property; PROVIDED that the Special Servicer shall not be
     required to update the CMSA Operating Statement Analysis Reports more often
     than quarterly.

          (g)  The Master Servicer and the Special Servicer hereby agree to
deliver to each Rating Agency any information such Rating Agency may reasonably
request. The Trustee shall be entitled to rely conclusively on and shall not be
responsible for the content or accuracy of any information provided to it by the
Master Servicer or the Special Servicer pursuant to this Agreement.

          (h)  If the Master Servicer or the Special Servicer is required to
deliver any statement, report or information under any provision of this
Agreement, the Master Servicer or the Special Servicer, as the case may be, may
satisfy such obligation by (x) physically delivering a paper copy of such
statement, report or information, (y) delivering such statement, report or
information in a commonly used electronic format or (z) making such statement,
report or information available on the Master Servicer's internet website,
unless this Agreement expressly specifies a particular method of delivery or
such statement, report or information must be filed with the Commission as
contemplated by SECTION 3.26.

          (i)  The Master Servicer shall, with the reasonable cooperation of the
other parties hereto, deliver to each B Loan Holder all documents, statements,
reports and information with respect to the related B Loan and/or the related
Mortgaged Property as may be required under the related A/B Intercreditor
Agreement.

          SECTION 3.13.  Annual Statement as to Compliance.

          The Master Servicer and the Special Servicer shall each deliver to the
Trustee and to the Rating Agencies, the Depositor, the Series 2002-CKS4
Directing Certificateholder, the Class APM Directing Certificateholder and any
Requesting Subordinate Certificateholder (at the expense of such requesting
Holder) on or before May 1 of each year, beginning in 2003, an Officer's
Certificate of the Master Servicer or Special Servicer stating that, among other
things, to the best of such officer's knowledge, the Master Servicer or Special
Servicer, as the case may be, has fulfilled its obligations under the Pooling
and Servicing Agreement in all material respects throughout the preceding year
(or such shorter period as may be applicable) or, if there has been a material
default, specifying each material default known to such officer, the nature and
status of such default and the action proposed to be taken with respect thereto,
and whether the Master Servicer or the Special Servicer, as the case may be, has
received any notice regarding qualification, or challenging the status, of any
REMIC Pool as a REMIC or either Grantor Trust Pool as a Grantor Trust from the
IRS or any other governmental agency or body (or, if it has received any such
notice, specifying the details thereof); PROVIDED that each of the Master
Servicer and Special Servicer shall be required to deliver such Officer's
Certificate by March 15 in 2003 or in any given year thereafter if it has
received written confirmation from the Trustee or the Depositor by January 31 of
that year that an Annual Report on Form 10-K is required to be filed in respect
of the Trust for the preceding calendar year. The Trustee hereby notifies the
Master Servicer and the Special Servicer that an Annual Report on Form 10-K
shall be required to be filed with respect to the Trust for 2002. The Trustee
shall deliver such Officer's Certificate, upon request, to any
Certificateholder. If the same entity acts as Master Servicer and Special
Servicer, the foregoing may be delivered as a single certificate.

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          SECTION 3.14.  Reports by Independent Public Accountants.

          On or before May 1 of each year, beginning in 2003, the Master
Servicer and the Special Servicer (the "REPORTING PERSON"), each at the
reporting person's expense, shall cause a firm of nationally recognized
Independent public accountants (who may also render other services to the
reporting person) which is a member of the American Institute of Certified
Public Accountants ("AICPA") to furnish a statement (an "ACCOUNTANT'S
STATEMENT") to the Trustee, the Depositor and the Rating Agencies, the Series
2002-CKS4 Directing Certificateholder, the Class APM Directing Certificateholder
and any Requesting Subordinate Certificateholder (at the expense of such
requesting Holder) to the effect that such firm has examined certain documents
and records relating to the servicing of the Mortgage Loans and/or similar
mortgage loans under this Agreement and/or similar agreements during the
previous calendar year and that, on the basis of such examination conducted
substantially in compliance with generally accepted auditing standards and the
Uniform Single Attestation Program for Mortgage Bankers or the Audit Program for
Mortgages serviced for FHLMC, such servicing has been conducted during the
previous calendar year in compliance with the minimum servicing standards, to
the extent applicable to multifamily and commercial mortgage loans, identified
in generally accepted auditing standards and the Uniform Single Attestation
Program for Mortgage Bankers or the Audit Program for Mortgages serviced for
FHLMC, except for such significant exceptions or errors in records that, in the
opinion of such firm, generally accepted auditing standards and the Uniform
Single Attestation Program for Mortgage Bankers or the Audit Program for
Mortgages serviced for FHLMC require it to report, in which case such exceptions
and errors shall be so reported; PROVIDED that the Master Servicer and Special
Servicer shall be required to cause the delivery of its Accountant's Statement
by March 15 in 2003 or in any given year thereafter if it has received written
confirmation from the Trustee or the Depositor by January 31 of that year that a
Report on Form 10-K is required to be filed in respect of the Trust for the
preceding calendar year. The Trustee hereby notifies the Master Servicer and the
Special Servicer that an Annual Report on Form 10-K shall be required to be
filed with respect to the Trust for 2002.

          Each reporting person shall obtain from the related accountants, or
shall prepare, an electronic version of each Accountant's Statement and provide
such electronic version to the Trustee for filing in accordance with the
procedures set forth in SECTION 3.27 hereof. In rendering such statement, such
firm may rely, as to matters relating to direct servicing of mortgage loans by
Sub-Servicers, upon comparable statements for examinations conducted
substantially in compliance with the Uniform Single Attestation Program for
Mortgage Bankers (rendered within one year of such statement) of independent
public accountants with respect to the related Sub-Servicer.

          SECTION 3.15.  Access to Certain Information.

          Each of the Master Servicer and the Special Servicer shall provide
reasonable access during its normal business hours at each of its principal
servicing offices to any Certificateholder or Certificate Owner that is, or is
affiliated with, a federally insured financial institution, the Trustee, the
Depositor, each Rating Agency, to the Master Servicer or to the Special
Servicer, as applicable, and to the OTS, the FDIC, the Federal Reserve Board and
the supervisory agents and examiners of such boards and such corporations, and
any other federal or state banking or insurance regulatory authority that may
exercise authority over any Certificateholder, access to any documentation
regarding the Mortgage Loans and the Trust Fund within its control which may be
required by this Agreement or by applicable law.

                                      -139-
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          Such access shall be afforded without charge (except that the Master
Servicer and the Special Servicer may charge a reasonable fee for copies and
out-of-pocket costs to parties other than the Rating Agencies) but only upon
reasonable prior written request and during normal business hours at the offices
of the Master Servicer or the Special Servicer, as the case may be, designated
by it. Nothing in this SECTION 3.15 shall detract from the obligation of the
Master Servicer and the Special Servicer to observe any applicable law or
agreement prohibiting disclosure of information with respect to the Borrowers,
and the failure of the Master Servicer or the Special Servicer to provide access
as provided in this SECTION 3.15 as a result of such obligation shall not
constitute a breach of this SECTION 3.15. Nothing herein shall be deemed to
require the Master Servicer or Special Servicer to confirm, represent or warrant
the accuracy of any other Persons' information or report, included in any
communication from the Master Servicer, the Special Servicer or Borrower.
Notwithstanding the above, the Master Servicer and Special Servicer shall not
have any liability to the Depositor, the Trustee, any Certificateholder, any
Certificate Owner, the Initial Purchaser, any Underwriter, any Rating Agency or
any Person to whom it delivers information pursuant to and in accordance with
this SECTION 3.15 or any other provision of this Agreement for federal, state or
other applicable securities law violations relating to the disclosure of such
information, unless the Master Servicer or Special Servicer, as the case may be,
acted with negligence, bad faith or willful misfeasance. The Master Servicer and
the Special Servicer may each deny any of the foregoing persons access to
confidential information or any intellectual property which the Master Servicer
or the Special Servicer is restricted by license or contract from disclosing.
Notwithstanding the foregoing, the Master Servicer and the Special Servicer
shall maintain separate from such confidential information and intellectual
property, all documentation regarding the Mortgage Loans that is not
confidential.

          SECTION 3.16.  Title to REO Property; REO Account.

          (a)  If title to any REO Property is acquired, the deed or certificate
of sale shall be issued to the Trustee or its nominee, on behalf of the
Certificateholders and, if such REO Property relates to an A/B Loan Pair, on
behalf of the related B Loan Holder. The Special Servicer, on behalf of the
Trust and, if such REO Property relates to an A/B Loan Pair, on behalf of the
related B Loan Holder, shall sell any REO Property in accordance with SECTION
3.18 by the end of the third calendar year following the year in which the Trust
acquires ownership of such REO Property for purposes of Section 860G(a)(8) of
the Code, unless the Special Servicer either (i) applies, more than 60 days
prior to the expiration of such liquidation period, for and is granted an
extension of time (an "REO EXTENSION") by the IRS to sell such REO Property or
(ii) obtains for the Trustee an Opinion of Counsel, addressed to the Trustee, to
the effect that the holding by the Trust of such REO Property subsequent to the
end of the third calendar year following the year in which such acquisition
occurred will not result in an Adverse REMIC Event with respect to any REMIC
Pool or an Adverse Grantor Trust Event with respect to either Grantor Trust
Pool. Regardless of whether the Special Servicer applies for or is granted the
REO Extension contemplated by CLAUSE (i) of the immediately preceding sentence
or obtains the Opinion of Counsel referred to in CLAUSE (ii) of such sentence,
the Special Servicer shall act in accordance with the Servicing Standard to
liquidate the subject REO Property on a timely basis. If the Special Servicer is
granted such REO Extension or obtains such Opinion of Counsel with respect to
any REO Property, the Special Servicer shall (i) promptly forward a copy of such
REO Extension or Opinion of Counsel to the Trustee, and (ii) sell such REO
Property within such extended period as is permitted by such REO Extension or
contemplated by such Opinion of Counsel, as the case may be. Any expense
incurred by the Special Servicer in connection with its applying for and being
granted the REO Extension contemplated by CLAUSE (i) of the third preceding
sentence or its obtaining the Opinion of Counsel

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contemplated by CLAUSE (ii) above shall be an expense of the Trust Fund payable
out of the Collection Account pursuant to SECTION 3.05 or, if applicable, out of
an A/B Loan Pair Custodial Account pursuant to SECTION 3.04.

          (b)  The Special Servicer shall segregate and hold all funds collected
and received by it in connection with any REO Property separate and apart from
its own funds and general assets. If title to any REO Property is acquired by or
on behalf of the Trust, then the Special Servicer shall establish and maintain
one or more accounts (collectively, the "REO ACCOUNT"), to be held on behalf of
the Trustee in trust for the benefit of the Certificateholders, for the
retention of revenues and other proceeds derived from such REO Property. Each
account that constitutes an REO Account shall be an Eligible Account. The
Special Servicer shall deposit, or cause to be deposited, in the REO Account,
within one Business Day following receipt, all REO Revenues, Insurance and
Condemnation Proceeds and Liquidation Proceeds received in respect of an REO
Property. Funds in the REO Account may be invested in Permitted Investments in
accordance with SECTION 3.06. The Special Servicer shall be entitled to make
withdrawals from the REO Account to pay itself, as Additional Special Servicing
Compensation, interest and investment income earned in respect of amounts held
in the REO Account as provided in SECTION 3.06(b) (but only to the extent of the
Net Investment Earnings, if any, with respect to the REO Account for any
Collection Period). The Special Servicer shall give notice to the other parties
hereto of the location of the REO Account when first established and of the new
location of the REO Account prior to any change thereof.

          (c)  The Special Servicer shall withdraw from the REO Account funds
necessary for the proper operation, management, leasing, maintenance and
disposition of any REO Property, but only to the extent of amounts on deposit in
the REO Account relating to such REO Property. On the first Business Day
following each Determination Date, the Special Servicer shall withdraw from the
REO Account and deposit into the Collection Account (or, if the subject REO
Property relates to an A/B Loan Pair, into the related A/B Loan Pair Custodial
Account), or deliver to the Master Servicer for deposit into the Collection
Account (or, if the subject REO Property relates to an A/B Loan Pair, into the
related A/B Loan Pair Custodial Account), the aggregate of all amounts received
in respect of each REO Property during the Collection Period ending on such
Determination Date that are then on deposit in the REO Account, net of any
withdrawals made out of such amounts pursuant to the preceding sentence;
PROVIDED that, in the case of each REO Property, the Special Servicer may retain
in the REO Account such portion of such proceeds and collections as may be
necessary to maintain a reserve of sufficient funds for the proper operation,
management, leasing, maintenance and disposition of such REO Property (including
the creation of a reasonable reserve for repairs, replacements, necessary
capital improvements and other related expenses), such reserve not to exceed an
amount sufficient to cover such items reasonably expected to be incurred during
the following 12-month period.

          (d)  The Special Servicer shall keep and maintain separate records, on
a property-by-property basis, for the purpose of accounting for all deposits to,
and withdrawals from, the REO Account pursuant to SECTION 3.16(b) or 3.16(c).

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          SECTION 3.17.  Management of REO Property.

          (a)  Prior to the acquisition of title to any Mortgaged Property
securing a defaulted Mortgage Loan, the Special Servicer shall review the
operation of such Mortgaged Property and determine the nature of the income that
would be derived from such property if it were acquired by the Trust. If the
Special Servicer determines from such review that:

               (i)     None of the income from Directly Operating such Mortgaged
     Property would be subject to tax as "net income from foreclosure property"
     within the meaning of the REMIC Provisions or to the tax imposed on
     "prohibited transactions" under Section 860F of the Code (either such tax
     referred to herein as an "REO TAX"), then such Mortgaged Property may be
     Directly Operated by the Special Servicer as REO Property;

               (ii)    Directly Operating such Mortgaged Property as an REO
     Property could result in income from such property that would be subject to
     an REO Tax, but that a lease of such property to another party to operate
     such property, or the performance of some services by an Independent
     Contractor with respect to such property, or another method of operating
     such property would not result in income subject to an REO Tax, then the
     Special Servicer may (PROVIDED that in the judgment of the Special
     Servicer, exercised in accordance with the Servicing Standard, it is
     commercially reasonable) so lease or otherwise operate such REO Property;
     or

               (iii)   It is reasonable to believe that Directly Operating such
     property as REO Property could result in income subject to an REO Tax and
     that no commercially reasonable means exists to operate such property as
     REO Property without the Trust incurring or possibly incurring an REO Tax
     on income from such property, then the Special Servicer shall deliver to
     the Trustee, the Series 2002-CKS4 Directing Certificateholder and, if the
     Arbor Place Mall Mortgaged Property is affected, the Class APM Directing
     Certificateholder, in writing, a proposed plan (the "PROPOSED PLAN") to
     manage such property as REO Property. Such plan shall include potential
     sources of income and good faith estimates of the amount of income from
     each such source. Within a reasonable period of time after receipt of such
     plan, the Trustee shall consult with the Special Servicer and shall advise
     the Special Servicer of the Trust's federal income tax reporting position
     with respect to the various sources of income that the Trust would derive
     under the Proposed Plan. In addition, the Trustee shall (to the maximum
     extent reasonably possible) advise the Special Servicer of the estimated
     amount of taxes that the Trust would be required to pay with respect to
     each such source of income. After receiving the information described in
     the two preceding sentences from the Trustee, the Special Servicer shall
     either (A) implement the Proposed Plan (after acquiring the respective
     Mortgaged Property as REO Property) or (B) manage and operate such property
     in a manner that would not result in the imposition of an REO Tax on the
     income derived from such property.

Subject to SECTION 3.17(b), the Special Servicer's decision as to how each REO
Property shall be managed and operated shall be in accordance with the Servicing
Standard. Neither the Special Servicer nor the Trustee shall be liable to the
Certificateholders, the Trust, the other parties hereto or each other for errors
in judgment made in good faith in the exercise of their discretion while
performing their respective responsibilities under this SECTION 3.17(a) with
respect to any REO Property. Nothing in this

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SECTION 3.17(a) is intended to prevent the sale of any REO Property pursuant to
the terms and subject to the conditions of SECTION 3.18.

          (b)  If title to any REO Property is acquired, the Special Servicer
shall manage, conserve, protect, operate and lease such REO Property for the
benefit of the Certificateholders solely for the purpose of its prompt
disposition and sale in accordance with SECTION 3.18, in a manner that does not
cause such REO Property to fail to qualify as "foreclosure property" within the
meaning of Section 860G(a)(8) of the Code or, except as contemplated by SECTION
3.17(a), result in the receipt by any REMIC Pool of any "income from
non-permitted assets" within the meaning of Section 860F(a)(2)(B) of the Code,
in an Adverse REMIC Event with respect to any REMIC Pool or in an Adverse
Grantor Trust Event with respect to either Grantor Trust Pool. Except as
contemplated by SECTION 3.17(a), the Special Servicer shall not enter into any
lease, contract or other agreement with respect to any REO Property that causes
the Trust to receive, and (unless required to do so under any lease, contract or
agreement to which the Special Servicer or the Trust may become a party or
successor to a party due to a foreclosure, deed-in-lieu of foreclosure or other
similar exercise of a creditor's rights or remedies with respect to the related
Mortgage Loan) shall not, with respect to any REO Property, cause or allow the
Trust to receive, any "net income from foreclosure property" that is subject to
taxation under the REMIC Provisions. Subject to the foregoing, however, the
Special Servicer shall have full power and authority to do any and all things in
connection with the administration of any REO Property as are consistent with
the Servicing Standard, and consistent therewith, shall withdraw from the REO
Account, to the extent of amounts on deposit therein with respect to such REO
Property, funds necessary for the proper operation, management, leasing,
maintenance and disposition of such REO Property, including:

               (i)     all insurance premiums due and payable in respect of such
     REO Property;

               (ii)    all real estate taxes and assessments in respect of such
     REO Property that may result in the imposition of a lien thereon;

               (iii)   any ground rents in respect of such REO Property, if
     applicable; and

               (iv)    all other costs and expenses necessary to maintain,
     lease, sell, protect, manage, operate and restore such REO Property.

To the extent that amounts on deposit in the REO Account with respect to any REO
Property are insufficient for the purposes contemplated by the preceding
sentence with respect to such REO Property, the Master Servicer shall, at the
direction of the Special Servicer in accordance with SECTION 3.03(c), make a
Servicing Advance of such amounts as are necessary for such purposes unless the
Master Servicer or the Special Servicer determines, in its reasonable judgment,
that such advances would, if made, be Nonrecoverable Servicing Advances;
PROVIDED, HOWEVER, that the Master Servicer may in its sole discretion make any
such Servicing Advance without regard to recoverability if it is a necessary fee
or expense incurred in connection with the defense or prosecution of legal
proceedings.

          (c)  The Special Servicer may contract with any Independent Contractor
for the operation and management of any REO Property; PROVIDED that:

               (i)     the terms and conditions of any such contract may not be
     inconsistent herewith and shall reflect an agreement reached at arm's
     length;

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               (ii)    the fees of such Independent Contractor (which shall be
     expenses of the Trust) shall be reasonable and customary in light of the
     nature and locality of such REO Property;

               (iii)   any such contract shall require, or shall be administered
     to require, that the Independent Contractor, in a timely manner, (A) pay
     all costs and expenses incurred in connection with the operation and
     management of such REO Property, including those listed in SECTION 3.17(b)
     above, and (B) remit all related revenues collected (net of its fees and
     such costs and expenses) to the Special Servicer upon receipt;

               (iv)    none of the provisions of this SECTION 3.17(c) relating
     to any such contract or to actions taken through any such Independent
     Contractor shall be deemed to relieve the Special Servicer of any of its
     duties and obligations hereunder with respect to the operation and
     management of any such REO Property; and

               (v)     the Special Servicer shall be obligated with respect
     thereto to the same extent as if it alone were performing all duties and
     obligations in connection with the operation and management of such REO
     Property.

The Special Servicer shall be entitled to enter into any agreement with any
Independent Contractor performing services for it related to its duties and
obligations hereunder for indemnification of the Special Servicer by such
Independent Contractor, and nothing in this Agreement shall be deemed to limit
or modify such indemnification. To the extent the costs of any contract with any
Independent Contractor for the operation and management of any REO Property are
greater that the revenues available from such property, such excess costs shall
be covered by, and be reimbursable to, the Master Servicer as a Servicing
Advance.

          SECTION 3.18.  Fair Value Purchase Option; Sale of REO Properties.

          (a)  Each of the Master Servicer, the Special Servicer or the Trustee
may sell or purchase, or permit the sale or purchase of, a Mortgage Loan or REO
Property only on the terms and subject to the conditions set forth in this
SECTION 3.18 or as otherwise expressly provided in or contemplated by SECTION
2.03(b), SECTION 9.01, the related Mortgage File and/or, in the case of an A
Loan, the related A/B Intercreditor Agreement.

          (b)  If any Mortgage Loan becomes a Defaulted Mortgage Loan, then the
Special Servicer shall promptly so notify in writing the Trustee, the Master
Servicer and the Series 2002-CKS4 Directing Certificateholder and, in respect of
the Arbor Place Mall Mortgage Loan only, the Class APM Directing
Certificateholder. The Series 2002-CKS4 Directing Certificateholder may, at its
option, purchase any Defaulted Mortgage Loan out of the Trust Fund at a cash
price equal to the applicable Purchase Price. The Series 2002-CKS4 Directing
Certificateholder may, after receipt of the notice described in the first
sentence of this SECTION 3.18(b), assign its option under the preceding sentence
to any party; PROVIDED that the Series 2002-CKS4 Directing Certificateholder, in
connection therewith, shall deliver to the Trustee and the Special Servicer a
copy of the related written assignment executed by the Series 2002-CKS4
Directing Certificateholder. The Purchase Price for any Defaulted Mortgage Loan
purchased under this SECTION 3.18(b) shall be deposited into the Collection
Account, and the Trustee, upon receipt of an Officer's Certificate from the
Master Servicer to the effect that such deposit has been made, shall release or
cause to be released to the Certificateholder(s) effecting such purchase

                                      -144-
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(or to its or their designee) the related Mortgage File, and shall execute and
deliver such instruments of transfer or assignment, in each case without
recourse, as shall be provided to it and are reasonably necessary to vest in
such Certificateholder(s) ownership of such Mortgage Loan. In connection with
any such purchase, the Special Servicer shall deliver the related Servicing File
to the Certificateholder(s) effecting such purchase (or to its or their
designee).

          If not exercised sooner, such purchase option with respect to any
Defaulted Mortgage Loan will automatically terminate upon (i) the related
Borrower's cure of all defaults on the Defaulted Mortgage Loan, (ii) the
acquisition on behalf of the Trust of title to the related Mortgaged Property by
foreclosure or deed in lieu of foreclosure or (iii) the modification, waiver or
pay-off (full or discounted) of the Defaulted Mortgage Loan in connection with a
workout.

          The Purchase Price for any Defaulted Mortgage Loan purchased under
this SECTION 3.18(b) shall, (i) pending determination of the Fair Value thereof
pursuant to the succeeding sentence, be the Purchase Price calculated in
accordance with the definition of Purchase Price, and (ii) following
determination of the Fair Value pursuant to the succeeding sentence, be the Fair
Value. The Special Servicer shall promptly obtain an Appraisal (unless it has an
Appraisal that is less than 12 months old and has no actual knowledge of, or
notice of, any event which in the Special Servicer's judgment would materially
affect the validity of such Appraisal), and shall, within 60 days following the
date on which a Mortgage Loan becomes a Defaulted Mortgage Loan, determine the
"FAIR VALUE" thereof in accordance with the Servicing Standard. In determining
the Fair Value of any Defaulted Mortgage Loan the Special Servicer shall take
into account, among other factors, the period and amount of the delinquency on
such Mortgage Loan, the occupancy level and physical condition of the related
Mortgaged Property, the state of the local economy in the area where the
Mortgaged Property is located, and the time and expense associated with a
purchaser's foreclosing on the related Mortgaged Property. In addition, the
Special Servicer shall refer to all relevant information contained in the
Servicing File, including the most recent Appraisal obtained or conducted with
respect to the related Mortgaged Property and available objective third-party
information obtained from generally available sources, as well as information
obtained from vendors providing real estate services to the Special Servicer,
concerning the market for distressed real estate loans and the real estate
market for the subject property type in the area where the related Mortgaged
Property is located based on the Appraisal. The Special Servicer must give
prompt written notice of its Fair Value determination to the Trustee, the Master
Servicer and the Series 2002-CKS4 Directing Certificateholder.

          The Special Servicer shall be required to change from time to time
thereafter its determination of the Fair Value of a Defaulted Mortgage Loan
based upon changed circumstances, new information or otherwise, in accordance
with the Servicing Standard. If the most recent Fair Value calculation was made
more than 90 days prior to the exercise date of a purchase option (under this
SECTION 3.18(b) or SECTION 3.18(c)), then the Special Servicer shall confirm or
revise the Fair Value determination, which Fair Value may be higher or lower.

          In the event that the Special Servicer or any affiliate of the Special
Servicer exercises the purchase option (under this SECTION 3.18(b) or SECTION
3.18(c)) with respect to any Defaulted Mortgage Loan, including as the Series
2002-CKS4 Directing Certificateholder or as the assignee thereof, then the
Master Servicer or, if the Master Servicer is also the Special Servicer or an
affiliate of the Special Servicer, the Trustee shall determine whether the
Special Servicer's determination of Fair Value for a Defaulted Mortgage Loan is
no less than the amount that the Master Servicer or the Trustee, as

                                      -145-
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applicable, considers to be the Fair Value of such Defaulted Mortgage Loan. In
such event, the Special Servicer shall promptly deliver to the Master Servicer
or the Trustee, as applicable, in accordance with the foregoing sentence, the
most recent related Appraisal then in the Special Servicer's possession,
together with such other third-party reports and other information then in the
Special Servicer's possession that is relevant to the confirmation of the
Special Servicer's determination of Fair Value, including information regarding
any change in circumstance regarding the Defaulted Mortgage Loan known to the
Special Servicer that has occurred subsequent to, and that would materially
affect the value of such Defaulted Mortgage Loan reflected in, the most recent
related Appraisal. Notwithstanding the foregoing, and if the Special Servicer
has not already done so, the Master Servicer or the Trustee, as the case may be,
may (at its option) designate an Independent Qualified Appraiser, selected with
reasonable care by the Master Servicer or the Trustee, as the case may be, to
confirm that the Special Servicer's determination of Fair Value is consistent
with or greater than what the Independent Qualified Appraiser considers to be
the Fair Value of such Defaulted Mortgage Loan. In that event, the Master
Servicer or Trustee, as applicable, will be entitled to rely upon such
Independent Qualified Appraiser's determination. The Master Servicer or Trustee,
as applicable, shall be entitled to a fee of $1,500 in connection with each such
Fair Value determination. The costs of all third party opinions of value and any
Appraisals and inspection reports incurred by the Master Servicer or Trustee, as
the case may be, as contemplated by this paragraph shall be advanced by the
Master Servicer or Trustee, as the case may be, and will constitute, and be
reimbursable as, a Servicing Advance.

          Unless and until the purchase option granted hereunder with respect to
a Defaulted Mortgage Loan is exercised, the Special Servicer will be required to
pursue such other resolution strategies available hereunder, including workout
and foreclosure, consistent with the Servicing Standard, but the Special
Servicer will not be permitted to sell the Defaulted Mortgage Loan other than
pursuant to the exercise of such purchase option.

          (c)  If the Series 2002-CKS4 Directing Certificateholder or an
assignee thereof has not purchased any Defaulted Mortgage Loan as provided in
SECTION 3.18(b) within 15 days of the Series 2002-CKS4 Directing
Certificateholder's having received notice that the subject Mortgage Loan has
become a Defaulted Mortgage Loan pursuant to SECTION 3.18(b), then the Trustee
shall within five days of the end of such 15-day period send notice to the
Special Servicer that such Mortgage Loan was not purchased by the Series
2002-CKS4 Directing Certificateholder or its assignee, and the Special Servicer
may, at its option, within 15 days after receipt of such notice, purchase (or
designate an Affiliate thereof to purchase) such Mortgage Loan out of the Trust
Fund at a cash price equal to the Purchase Price. In addition, if the Series
2002-CKS4 Directing Certificateholder or an assignee thereof has not purchased
any Defaulted Mortgage Loan provided in SECTION 3.18(b) within 15 days of the
Series 2002-CKS4 Directing Certificateholder's having received notice of the
calculation of Fair Value pursuant to SECTION 3.18(b), then the Trustee shall
within five days of the end of such 15-day period send notice to the Special
Servicer that such Mortgage Loan was not purchased by the Series 2002-CKS4
Directing Certificateholder or its assignee, and the Special Servicer may, at
its option, within 15 days after receipt of such notice, purchase (or designate
an Affiliate thereof to purchase) such Mortgage Loan out of the Trust Fund at a
cash price equal to the Fair Value. The cash price paid for any such Mortgage
Loan purchased under this SECTION 3.18(c) shall be deposited into the Collection
Account, and the Trustee, upon receipt of an Officer's Certificate from the
Master Servicer to the effect that such deposit has been made, shall release or
cause to be released to the Special Servicer (or the designated Affiliate
thereof), as applicable, the related Mortgage File, and shall execute and
deliver such instruments of transfer or assignment, in each case without
recourse, as shall be provided to it and are reasonably necessary to vest

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in the Special Servicer (or the designated Affiliate thereof), as applicable,
the ownership of such Mortgage Loan.

          (d)  The Special Servicer shall use reasonable efforts to solicit bids
for each REO Property in such manner as will be reasonably likely to realize a
fair price as soon as reasonably possible and, in any event, within the time
period provided for by SECTION 3.16(a). Such solicitation shall be made in a
commercially reasonable manner. The Special Servicer shall accept the highest
cash bid received from any Person for such REO Property in an amount at least
equal to the Purchase Price therefor; PROVIDED, HOWEVER, that in the absence of
any such bid, the Special Servicer shall accept the highest cash bid received
from any Person that is determined by the Special Servicer to be a fair price
for such REO Property. If the Special Servicer reasonably believes that it will
be unable to realize a fair price for any REO Property within the time
constraints imposed by SECTION 3.16(a), then the Special Servicer shall dispose
of such REO Property upon such terms and conditions as the Special Servicer
shall deem necessary and desirable to maximize the recovery thereon under the
circumstances and, in connection therewith, shall accept the highest outstanding
cash bid, regardless of from whom received. If the Special Servicer determines
with respect to any REO Property that the offers being made with respect thereto
are not in the best interests of the Certificateholders and, if the subject REO
Property relates to an A/B Loan Pair, the related B Loan Holder and that the end
of the period referred to in SECTION 3.16(a) with respect to such REO Property
is approaching, the Special Servicer shall seek an extension of such period in
the manner described in SECTION 3.16(a); PROVIDED, HOWEVER, that the Special
Servicer shall use its best efforts, consistent with the Servicing Standard, to
sell any REO Property prior to three years prior to the Rated Final Distribution
Date.

          The Special Servicer shall give the Trustee and the Master Servicer
not less than three Business Days' prior written notice of its intention to sell
any REO Property. No Interested Person shall be obligated to submit a bid to
purchase any REO Property, and notwithstanding anything to the contrary herein,
neither the Trustee, in its individual capacity, nor any of its Affiliates may
bid for or purchase any REO Property pursuant hereto.

          (e)  Whether any cash bid constitutes a fair price for any REO
Property for purposes of SECTION 3.18(d), shall be determined by the Special
Servicer, if the highest bidder is a Person other than the Special Servicer or
an Affiliate thereof, and by the Master Servicer, if the highest bidder is the
Special Servicer or an Affiliate thereof. In determining whether any bid
received from the Special Servicer or an Affiliate thereof represents a fair
price for any REO Property, the Special Servicer and the Master Servicer shall
obtain and may conclusively rely on the opinion of an Appraiser retained at the
expense of the Trust Fund by (i) the Master Servicer, if the highest bidder is
the Special Servicer or an Affiliate thereof or (ii) the Special Servicer, in
any other case. In determining whether any bid constitutes a fair price for any
REO Property, such Appraiser shall be instructed to take into account, as
applicable, among other factors, the period and amount of any delinquency on the
affected REO Loan, the occupancy level and physical condition of the REO
Property, the state of the local economy and the obligation to dispose of any
REO Property within the time period specified in SECTION 3.16(a). The Purchase
Price for any REO Property shall in all cases be deemed a fair price.

          Subject to SUBSECTIONS (a) through (d) above, the Special Servicer
shall act on behalf of the Trustee in negotiating and taking any other action
necessary or appropriate in connection with the sale of any REO Property, and
the collection of all amounts payable in connection therewith. Any sale of any
REO Property shall be final and without recourse to the Trustee or the Trust
Fund, except, in the

                                      -147-
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case of the Trust Fund, as shall be customary in deeds of real property, and if
such sale is consummated in accordance with the terms of this Agreement, neither
the Special Servicer nor the Master Servicer shall have any liability to any
Certificateholder with respect to the purchase price therefor accepted by the
Special Servicer or the Master Servicer.

          (f)  Any sale of any Defaulted Mortgage Loan or REO Property shall be
for cash only.

          (g)  The parties hereto acknowledge the purchase option of each B Loan
Holder with respect to the related A Loan provided for in the related A/B
Intercreditor Agreement. The purchase price paid by any B Loan Holder for the
related A Loan in accordance with such purchase option shall be deposited into
the Collection Account, and the Trustee, upon receipt of written notice from the
Master Servicer to the effect that such deposit has been made, shall execute and
deliver such instruments of transfer or assignment, in each case without
recourse, as shall be provided to it and are reasonably necessary to vest
ownership of such Loan in the related B Loan Holder.

          (h)  Any purchase option provided for with respect to a Defaulted
Mortgage Loan pursuant to this SECTION 3.18 shall, in the case of the Arbor
Place Mall Mortgage Loan, be subject to the rights of the Class APM Directing
Certificateholder to purchase the Arbor Place Mall Mortgage Loan in accordance
with SECTION 3.31.

          SECTION 3.19.  Additional Obligations of the Master Servicer and
                         Special Servicer; Inspections; Appraisals.

          (a)  The Master Servicer (or, with respect to each Specially Serviced
Mortgage Loan and REO Property and each Mortgage Loan described in SECTION
3.19(c) below, the Special Servicer) shall physically inspect or cause to be
physically inspected (which inspection may be conducted by an independent third
party contractor), at its own expense, each Mortgaged Property at such times and
in such manner as are consistent with the Servicing Standard, but in any event
shall inspect each Mortgaged Property (A) with a Stated Principal Balance equal
to or greater than $2,500,000 at least once every 12 months and (B) with a
Stated Principal Balance of less than $2,500,000 at least once every 24 months,
in each case commencing in 2003 (or at such lesser frequency as each Rating
Agency shall have confirmed in writing to the Master Servicer, will not result a
downgrade, qualification or withdrawal of the then-current ratings assigned to
any Class of the Certificates) and (C) if the Mortgage Loan becomes a Specially
Serviced Mortgage Loan, as soon as practicable and thereafter at least once
every 12 months for so long as such condition exists. The Master Servicer or
Special Servicer, as applicable, shall send each inspection report (i) to S&P,
within 20 days of completion, and (ii) to Moody's, within 20 days of completion,
(but only each inspection report for Significant Mortgage Loans), (iii) to the
Series 2002-CKS4 Directing Certificateholder and any Requesting Subordinate
Certificateholder (at the expense of such requesting Holder) and (iv) to the
Trustee upon request. At the request of any Certificateholder or Certificate
Owner, the Trustee shall request a copy of the relevant inspection report(s) and
deliver the same to such Certificateholder or Certificate Owner, as the case may
be.

          (b)  With respect to each Mortgage Loan that allows the Special
Servicer (on behalf of the Trust Fund) to terminate, or cause the related
Borrower to terminate, the related Manager upon the occurrence of certain events
specified in the related Mortgage Loan Documents, the Special Servicer may
enforce the Trustee's rights with respect to the Manager under the related
Mortgage Loan Documents and Management Agreement; PROVIDED that, if such right
accrues under the related Mortgage

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Loan Documents or Management Agreement only because of the occurrence of the
related Anticipated Repayment Date, if any, the Special Servicer may in its sole
discretion, in accordance with the Servicing Standard, waive such right with
respect to such date. If the Special Servicer is entitled to terminate the
Manager, the Special Servicer shall promptly give notice to the Series 2002-CKS4
Directing Certificateholder, the Class APM Directing Certificateholder (if the
Arbor Place Mall Mortgaged Property is affected) and each Rating Agency. In
accordance with the Servicing Standard, the Special Servicer shall cause the
Borrower to terminate the Manager, and to recommend a Successor Manager (meeting
the requirements set forth below) only if the Special Servicer determines in its
reasonable discretion that such termination is not likely to result in
successful litigation against the Trust Fund by such Manager or the related
Borrower, or create a defense to the enforcement of remedies under such Mortgage
Loan.

          The Special Servicer shall effect such termination only if the Special
Servicer has, in the case of any Specially Serviced Mortgage Loan that is a
Significant Mortgage Loan, received a written confirmation from each of the
Rating Agencies, that the appointment of such Successor Manager would not cause
such Rating Agency to withdraw, downgrade or qualify any of the then-current
ratings on the Certificates. If a Manager is otherwise terminated or resigns
under the related Mortgage Loan Documents or Management Agreement and the
related Borrower does not appoint a Successor Manager, the Special Servicer
shall use its best efforts to retain a Successor Manager (or the recommended
Successor Manager, if any) on terms substantially similar to the Management
Agreement or, failing that, on terms as favorable to the Trust Fund as can
reasonably be obtained by the Special Servicer. For the purposes of this
paragraph, a "SUCCESSOR MANAGER" shall be a professional management corporation
or business entity reasonably acceptable to the Special Servicer which (i)
manages, and is experienced in managing, other comparable commercial and/or
multifamily properties, (ii) in the case of a Significant Mortgage Loan, will
not result in a downgrade, qualification or withdrawal of the then-current
ratings assigned to the Certificates by each Rating Agency, as confirmed by such
Rating Agency in writing (if required pursuant to the first sentence of this
paragraph), and (iii) otherwise satisfies any criteria set forth in the related
Mortgage Loan Documents.

          (c)  The Special Servicer shall be required to obtain any Appraisal
required in connection with an Appraisal Reduction Event or perform an internal
valuation within 60 days after the occurrence of such Appraisal Reduction Event
(PROVIDED that in no event shall the period to receive such Appraisal exceed 120
days from the occurrence of the event that, with the passage of time, would
become such Appraisal Reduction Event). Upon receipt, the Special Servicer shall
send a copy of such Appraisal or internal valuation to the Trustee, the Master
Servicer, the Certificateholders (or, if the Controlling Class of Certificates
is held in book-entry form, the Certificate Owners) of the Controlling Class and
any Requesting Subordinate Certificateholder (at the expense of such requesting
Holder); PROVIDED, HOWEVER, that as to each such Appraisal or internal
valuation, if beneficial ownership of the Controlling Class resides in more than
one Certificateholder or Certificate Owner, as the case may be, the Special
Servicer shall be responsible only for the expense of providing the first such
copy thereof and shall be entitled to reimbursement from the Trust Fund for the
expense of any additional copies so provided. If neither a required Appraisal is
received, nor an internal valuation is completed, by such date, the Appraisal
Reduction Amount for such Mortgage Loan shall be conclusively established to be
25% of the Stated Principal Balance of such Mortgage Loan as of the date of the
related Appraisal Reduction Event; PROVIDED that the obligation of the Special
Servicer to obtain such Appraisal or complete such internal valuation shall
continue until such Appraisal is obtained or such internal valuation is
completed. On the first Determination Date occurring on or after the delivery of
such

                                      -149-
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Appraisal or the completion of such internal valuation, and on each
Determination Date thereafter, the Special Servicer shall calculate and report
to the Master Servicer and the Trustee, the Appraisal Reduction Amount taking
into account such Appraisal or internal valuation. The Master Servicer may
conclusively rely on any report by the Special Servicer of an Appraisal
Reduction Amount.

          (d)  With respect to each Mortgage Loan as to which an Appraisal
Reduction Event has occurred (unless such Mortgage Loan has become a Corrected
Mortgage Loan and has remained current for twelve consecutive Monthly Payments
for such purposes, taking into account any amendment or modification of such
Mortgage Loan) and with respect to which no other Appraisal Reduction Event has
occurred and is continuing, the Special Servicer shall, within 30 days of each
annual anniversary of such Appraisal Reduction Event, order an Appraisal (which
may be an update of a prior Appraisal), or with respect to any Mortgage Loan
with an outstanding principal balance less than $2,000,000, perform an internal
valuation or obtain an Appraisal (which may be an update of a prior Appraisal),
the cost of which shall be paid by the Master Servicer as a Servicing Advance.
Upon receipt, the Special Servicer shall send a copy of such Appraisal to the
Trustee, the Master Servicer, the Certificateholders (or, if the Controlling
Class of Certificates is held in book-entry form, the Certificate Owners) of the
Controlling Class and any Requesting Subordinate Certificateholder (at the
expense of such requesting Holder); PROVIDED, HOWEVER, that as to each such
Appraisal, if beneficial ownership of the Controlling Class resides in more than
one Certificateholder or Certificate Owner, as the case may be, the Special
Servicer shall be responsible only for the expense of providing the first such
copy thereof and shall be entitled to reimbursement from the Trust Fund for the
expense of any additional copies so provided. On the first Determination Date
occurring on or after the delivery of such Appraisal or the completion of such
internal valuation, and on each Determination Date thereafter, the Special
Servicer shall calculate and report to the Master Servicer and the Trustee, the
Appraisal Reduction Amount taking into account such Appraisal or internal
valuation. Such Appraisal or internal valuation or calculation of the Appraisal
Reduction described in the preceding sentence, as the case may be, shall be used
to determine the amount of the Appraisal Reduction Amount with respect to the
subject Mortgage Loan for each Determination Date until the next Appraisal is
required pursuant to this SECTION 3.19(d), and such redetermined Appraisal
Reduction Amount shall replace the prior Appraisal Reduction Amount with respect
to such Mortgage Loan. Notwithstanding the foregoing, the Special Servicer will
not be required to obtain an Appraisal or perform an internal valuation, as the
case may be, with respect to a Mortgage Loan which is the subject of an
Appraisal Reduction Event if the Special Servicer has obtained an Appraisal with
respect to the related Mortgaged Property within the 12-month period immediately
prior to the occurrence of such Appraisal Reduction Event, unless the Special
Servicer, in the exercise of its reasonable judgment, has reason to believe
there has been a material adverse change in the value of the related Mortgaged
Property. Instead, the Special Servicer may use such prior Appraisal in
calculating any Appraisal Reduction Amount with respect to such Mortgage Loan.

          With respect to each Mortgage Loan as to which an Appraisal Reduction
Event has occurred and which has become a Corrected Mortgage Loan and has
remained current for twelve consecutive Monthly Payments, taking into account
any amendment or modification of such Mortgage Loan, and with respect to which
no other Appraisal Reduction Event has occurred and is continuing, the Special
Servicer may within 30 days after the date of such twelfth Monthly Payment,
order an Appraisal (which may be an update of a prior Appraisal), or with
respect to any Mortgage Loan with an outstanding principal balance less than
$2,000,000, perform an internal valuation or obtain an Appraisal (which may be
an update of a prior Appraisal), the cost of which shall be paid by the Master
Servicer as a Servicing Advance. Based upon such Appraisal or internal
valuation, the Special Servicer shall

                                      -150-
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redetermine and report to the Trustee and the Master Servicer the amount of the
Appraisal Reduction with respect to such Mortgage Loan and such redetermined
Appraisal Reduction shall replace the prior Appraisal Reduction Amount with
respect to such Mortgage Loan.

          SECTION 3.20.  Modifications, Waivers, Amendments and Consents.

          (a)  Subject to the provisions of this SECTION 3.20, SECTION 3.21 and
SECTION 3.31 (and, in the case of any A Loan or B Loan, subject to the terms of
the related A/B Intercreditor Agreement), the Master Servicer and the Special
Servicer may, on behalf of the Trustee, agree to any modification, waiver or
amendment of any term of any Mortgage Loan without the consent of the Trustee or
any Certificateholder.

               (i)     For any Performing Mortgage Loan, and subject to the
     rights of the Special Servicer set forth below, the Master Servicer shall
     be responsible subject to the other requirements of this Agreement with
     respect thereto, for any request by a Borrower for the consent of the
     mortgagee or a modification, waiver or amendment of any term thereof;
     PROVIDED that such consent or modification, waiver or amendment would not
     (except as provided in SECTION 3.02) affect the amount or timing of any
     scheduled payments of principal, interest or other amounts payable under
     such Mortgage Loan, affect the obligation of the related Borrower to pay a
     Yield Maintenance Charge or permit a Principal Prepayment by the Borrower
     during a prepayment lockout period, result in the release of the related
     Borrower from any material term thereunder, waive any rights thereunder
     with respect to any guarantor thereof, relate to the release or
     substitution of any material collateral for such Mortgage Loan or, in the
     reasonable judgment of the Master Servicer, materially impair the security
     for such Mortgage Loan or reduce the likelihood of timely payments of
     amounts due thereon; and PROVIDED, FURTHER, that this SECTION 3.20(a)(i)
     does not apply to waivers contemplated by SECTION 3.07 or 3.08. To the
     extent consistent with the foregoing, the Master Servicer shall be
     responsible for the following:

               (A)     approving routine leasing activity with respect to leases
                       for less than the lesser of (a) 30,000 square feet and
                       (b) 20% of the related Mortgaged Property;

               (B)     approving annual budgets for the related Mortgaged
                       Property; PROVIDED that no such budget (1) relates to a
                       fiscal year in which an Anticipated Repayment Date
                       occurs, (2) provides for the payment of operating
                       expenses in an amount equal to more than 110% of the
                       amounts budgeted therefor for the prior year or (3)
                       provides for the payment of any material expenses to any
                       affiliate of the Borrower (other than the payment of a
                       management fee to any property manager if such management
                       fee is no more than the management fee in effect on the
                       Cut-off Date);

               (C)     waiving any provision of a Mortgage Loan requiring the
                       receipt of a rating confirmation if such Mortgage Loan is
                       not a Significant Mortgage Loan and the related provision
                       of such Mortgage Loan does not relate to a "due-on-sale"
                       or "due-on-encumbrance" clause or defeasance (which shall
                       be subject to the terms of SECTION 3.08 hereof);

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               (D)     subject to other restrictions herein regarding Principal
                       Prepayments, waiving any provision of a Mortgage Loan
                       requiring a specified number of days notice prior to a
                       Principal Prepayment;

               (E)     releases of non-material parcels of a Mortgaged Property
                       (PROVIDED that any such releases are releases as to which
                       the related Mortgage Loan Documents expressly require the
                       mortgagee thereunder to make such releases upon the
                       satisfaction of certain conditions which shall be made as
                       required by the Mortgage Loan Documents); and

               (F)     grants of easements or rights of way that do not
                       materially affect the use or value of a Mortgaged
                       Property or the related Borrower's ability to make any
                       payment with respect to the related Loan;

     PROVIDED, HOWEVER, that if in the reasonable judgment of the Master
     Servicer any request by a Borrower for consent of the Mortgagee or any
     modification, waiver or amendment in connection with an assumption
     transaction contemplated by SECTION 3.08 is not included within the scope
     of this CLAUSE (i), the Master Servicer shall process the Borrower's
     request and submit such request for approval by the Special Servicer in
     connection with its approval of the subject assumption transaction pursuant
     to SECTION 3.08; and PROVIDED, FURTHER, that if in the reasonable judgment
     of the Master Servicer any request by a Borrower for consent of the
     Mortgagee or any modification, waiver or amendment is not included within
     the scope of this CLAUSE (i) and is not related to an assumption
     transaction, the Special Servicer shall be responsible for such request in
     accordance with CLAUSE (ii) below.

               (ii)    The Special Servicer shall be responsible for any request
     by a Borrower for the consent of the mortgagee and any modification, waiver
     or amendment of any term of any Loan for which the Master Servicer is not
     responsible, as provided above, or if such consent, request, modification,
     waiver or amendment relates to a Loan that is on the most recent CMSA
     Servicer Watch List, has a Debt Service Coverage Ratio (based on the most
     recently received financial statements and calculated on a trailing twelve
     month basis) less than the greater of 1.1x or 20% less than the Debt
     Service Coverage Ratio as of the Cut-off Date or with respect to which an
     event of default has occurred in the preceding 12 months.

          (b)  All modifications, waivers or amendments of any Loan shall be (i)
in writing and (ii) effected in accordance with the Servicing Standard.

          (c)  Neither the Master Servicer nor, except as provided in SECTION
3.20(d), the Special Servicer, on behalf of the Trustee (or, in the case of a B
Loan, on behalf of the related B Loan Holder), shall agree or consent to, any
modification, waiver or amendment of any term of any Loan if such modification,
waiver or amendment would:

               (i)     affect the amount or timing of any related payment of
     principal, interest or other amount (including Yield Maintenance Charges,
     but excluding Penalty Interest and other amounts payable as additional
     servicing compensation) payable thereunder;

                                      -152-
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               (ii)    affect the obligation of the related Borrower to pay a
     Yield Maintenance Charge or permit a Principal Prepayment during any period
     in which the related Note prohibits Principal Prepayments;

               (iii)   except as expressly contemplated by the related Mortgage
     or pursuant to SECTION 3.09(e), result in a release of the lien of the
     Mortgage on any material portion of the related Mortgaged Property without
     a corresponding Principal Prepayment in an amount not less than the fair
     market value (as determined by an appraisal by an Appraiser delivered at
     the expense of the related Borrower and upon which the Master Servicer and
     the Special Servicer, as applicable, may conclusively rely) of the property
     to be released; or

               (iv)    in the judgment of the Master Servicer or Special
     Servicer, as applicable, otherwise materially impair the security for such
     Loan or reduce the likelihood of timely payment of amounts due thereon.

          (d)  Notwithstanding SECTIONS 3.20(a)(i), 3.20(c)(i) and 3.20(c)(ii),
but subject to SECTIONS 3.20(e) and 3.20(f), the Special Servicer may (i) reduce
the amounts owing under any Specially Serviced Loan by forgiving principal,
accrued interest and/or any Yield Maintenance Charge, (ii) reduce the amount of
the Monthly Payment on any Specially Serviced Loan, including by way of a
reduction in the related Mortgage Rate, (iii) forbear in the enforcement of any
right granted under any Note or Mortgage relating to a Specially Serviced Loan,
(iv) extend the maturity of any Specially Serviced Loan, (v) waive Excess
Interest if such waiver conforms to the Servicing Standard and/or (vi) accept a
Principal Prepayment during any Lockout Period; PROVIDED that (A) the related
Borrower is in default with respect to the Specially Serviced Loan or, in the
judgment of the Special Servicer, such default is reasonably foreseeable and (B)
in the sole good faith judgment of the Special Servicer and in accordance with
the Servicing Standard, such modification would increase the recovery on the
subject Loan to Certificateholders (or, in the case of an A/B Loan Pair,
Certificateholders and the related B Loan Holder) on a present value basis (the
relevant discounting of amounts that will be distributable to Certificateholders
or a B Loan Holder to be performed at the related Mortgage Rate).

          The determination of the Special Servicer contemplated by the CLAUSE
(B) of the proviso to the prior paragraph of this SECTION 3.20(d) shall be
evidenced by an Officer's Certificate to such effect delivered to the Trustee
and the Master Servicer and describing in reasonable detail the basis for the
Special Servicer's determination and the considerations of the Special Servicer
forming the basis of such determination (which shall include but shall not be
limited to information, to the extent available, such as related income and
expense statements, rent rolls, occupancy status and property inspections, and
shall include an Appraisal of the related Loan or Mortgaged Property, the cost
of which Appraisal shall be advanced by the Master Servicer as a Servicing
Advance).

          (e)  Neither the Master Servicer nor the Special Servicer shall
consent to, make or permit any modification, waiver or amendment of any term of
any Mortgage Loan that would cause an Adverse REMIC Event.

          (f)  In no event shall the Special Servicer (i) extend the Maturity
Date of a Mortgage Loan beyond a date that is three years prior to the Rated
Final Distribution Date; (ii) extend the Maturity Date of any Mortgage Loan at
an interest rate less than the lower of (A) the interest rate in effect prior to
such extension or (B) the then prevailing interest rate for comparable loans, as
determined by the Special Servicer by reference to available indices for
commercial mortgage lending; (iii) if the Mortgage Loan is

                                      -153-
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secured by a Ground Lease, extend the Maturity Date of such Mortgage Loan beyond
a date which is 10 years prior to the expiration of the term of such Ground
Lease; or (iv) defer interest due on any Mortgage Loan in excess of 5% of the
Stated Principal Balance of such Mortgage Loan; PROVIDED that with respect to
CLAUSE (iii) above, the Special Servicer gives due consideration to the term of
such Ground Lease prior to any extension beyond a date 20 years prior to the
expiration of the term of such Ground Lease.

          (g)  Neither the Master Servicer nor the Special Servicer may permit
or modify a Mortgage Loan to permit a voluntary Principal Prepayment of a
Mortgage Loan (other than a Specially Serviced Mortgage Loan) on any day other
than its Due Date, unless (i) the Master Servicer or Special Servicer also
collects interest thereon through the Due Date following the date of such
Principal Prepayment, (ii) otherwise permitted under the related Mortgage Loan
Documents, (iii) such Principal Prepayment would not result in a Prepayment
Interest Shortfall or (iv) such Principal Prepayment is accepted by the Master
Servicer or the Special Servicer at the request of or with the consent of the
Series 2002-CKS4 Directing Certificateholder, or if accepted by the Master
Servicer, with the consent of the Special Servicer.

          (h)  The Master Servicer and the Special Servicer may, as a condition
to granting any request by a Borrower for consent, modification, waiver or
indulgence or any other matter or thing, the granting of which is within its
discretion pursuant to the terms of the instruments evidencing or securing the
related Mortgage Loan and is permitted by the terms of this Agreement, require
that such Borrower pay to it (i) as additional servicing compensation, a
reasonable or customary fee for the additional services performed in connection
with such request (PROVIDED that such fee does not constitute a "significant
modification" of such Mortgage Loan under Treasury regulations section
1.860G-2(b)), and (ii) any related costs and expenses incurred by it. In no
event shall the Master Servicer or the Special Servicer be entitled to payment
for such fees or expenses unless such payment is collected from the related
Borrower.

          (i)  The Master Servicer and the Special Servicer shall notify each
other and the Trustee, in writing, of any modification, waiver or amendment of
any term of any Loan (including fees charged the Borrower) agreed to by the
Master Servicer or the Special Servicer, as the case may be, and the date
thereof, and shall deliver to the Trustee (in the case of the Special Servicer,
with a copy to the Master Servicer) for deposit in the related Mortgage File, an
original counterpart of the agreement relating to such modification, waiver or
amendment, promptly (and in any event within ten Business Days) following the
execution thereof. The Master Servicer or Special Servicer, as applicable, shall
notify the Rating Agencies of any modification, waiver or amendment of any term
of any Loan agreed to by the Master Servicer or the Special Servicer, as the
case may be. Copies of each agreement whereby any such modification, waiver or
amendment of any term of any Loan is effected shall be made available for review
upon prior request during normal business hours at the offices of the Master
Servicer or Special Servicer, as applicable, pursuant to SECTION 3.15 hereof.

          (j)  With respect to each Borrower that has been established as a
"bankruptcy-remote entity", neither the Master Servicer nor the Special Servicer
shall consent to (x) the amendment by such Borrower of its organizational
documents or (y) any action that would violate any covenant of such Borrower
relating to its status as a separate or bankruptcy-remote entity, unless with
respect to a Borrower under any Mortgage Loan, the Master Servicer or the
Special Servicer, as applicable, has obtained written confirmation from each of
the Rating Agencies that such amendment or action would

                                      -154-
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not result in a downgrade or withdrawal of any rating on a Class of Certificates
rated by such Rating Agency.

          SECTION 3.21.  Transfer of Servicing Between Master Servicer and
                         Special Servicer; Record Keeping; Series 2002-CKS4
                         Directing Certificateholder.

          (a)  Upon determining that a Servicing Transfer Event has occurred
with respect to any Mortgage Loan, the Master Servicer shall immediately give
notice thereof to the Special Servicer, the Trustee, each Rating Agency, the
Series 2002-CKS4 Directing Certificateholder and any Requesting Subordinate
Certificateholder (at the expense of such requesting Holder)), shall deliver
copies of the related Mortgage File and Credit File to the Special Servicer and
shall use its reasonable efforts to provide the Special Servicer with all
information, documents and records (including records stored electronically on
computer tapes, magnetic discs and the like) relating to such Mortgage Loan that
are in the possession of the Master Servicer or available to the Master Servicer
without undue burden or expense, and reasonably requested by the Special
Servicer to enable it to assume its functions hereunder with respect thereto.
The Master Servicer shall use its reasonable efforts to comply with the
preceding sentence within five Business Days of the occurrence of each related
Servicing Transfer Event and in any event shall continue to act as Master
Servicer and administrator of such Mortgage Loan until the Special Servicer has
commenced the servicing of such Mortgage Loan. The Trustee shall deliver to the
Underwriters, the Initial Purchaser and each Holder of a Certificate of the
Controlling Class, a copy of the notice of such Servicing Transfer Event
provided by the Master Servicer to the Special Servicer pursuant to this
Section.

          Upon determining that a Specially Serviced Mortgage Loan (other than
an REO Loan) has become a Corrected Mortgage Loan (PROVIDED no additional
Servicing Transfer Event is foreseeable in the reasonable judgment of the
Special Servicer) and that no other Servicing Transfer Event is continuing with
respect thereto, the Special Servicer shall immediately give notice thereof and
shall return the related Mortgage File and Credit File to the Master Servicer
and, upon giving such notice and returning such Mortgage File and Credit File to
the Master Servicer, the Special Servicer's obligation to service such Corrected
Mortgage Loan shall terminate and the obligations of the Master Servicer to
service and administer such Mortgage Loan shall re-commence.

          Any B Loan shall constitute a Specially Serviced Loan for which the
Special Servicer is responsible for so long as the related A Loan is a Specially
Serviced Mortgage Loan.

          (b)  In servicing any Specially Serviced Mortgage Loan, the Special
Servicer will provide to the Trustee originals of documents included within the
definition of "Mortgage File" for inclusion in the related Mortgage File (with a
copy of each such original to the Master Servicer), and provide the Master
Servicer with copies of any additional related Mortgage Loan information
including correspondence with the related Borrower.

          (c)  No later than the fourth Business Day prior to each Determination
Date, by 4:00 p.m. New York City time, the Special Servicer shall deliver to the
Master Servicer a statement, both written and in computer readable format
reasonably acceptable to the Master Servicer and the Special Servicer (upon
which the Master Servicer may conclusively rely) describing, on a loan-by-loan
and property-by-property basis, (1) the amount of all payments, Insurance and
Condemnation Proceeds and Liquidation Proceeds received with respect to each
Specially Serviced Mortgage Loan during the related

                                      -155-
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Collection Period, and the amount of all REO Revenues, Insurance and
Condemnation Proceeds and Liquidation Proceeds received with respect to each REO
Property during the related Collection Period, (2) the amount, purpose and date
of all Servicing Advances made by the Master Servicer with respect to each
Specially Serviced Loan and REO Property during the related Collection Period,
and (3) such additional information or data relating to the Specially Serviced
Mortgage Loan and REO Properties as the Master Servicer reasonably requests to
enable it to perform its responsibilities under this Agreement which is in the
Special Servicer's possession or is reasonably obtainable by the Special
Servicer.

          (d)  Notwithstanding the provisions of the preceding CLAUSE (c), the
Master Servicer shall maintain ongoing payment records with respect to each of
the Specially Serviced Loans and REO Properties and shall provide the Special
Servicer with any information in its possession required by the Special Servicer
to perform its duties under this Agreement.

          (e)  Subject to the last paragraph of this SECTION 3.21(e), the
Special Servicer shall not take any of the following actions unless and until it
has notified the Series 2002-CKS4 Directing Certificateholder and the Series
2002-CKS4 Directing Certificateholder has not objected in writing within 10
Business Days of having been notified thereof and having been provided with all
information that the Series 2002-CKS4 Directing Certificateholder has reasonably
requested with respect thereto promptly following its receipt of the subject
notice (it being understood and agreed that if such written objection has not
been received by the Special Servicer within such 10-Business Day period, then
the Series 2002-CKS4 Directing Certificateholder shall be deemed to have
approved the taking of the subject action):

               (i)     any modification of a monetary term of a Mortgage Loan
     (other than an extension of the original maturity for two years or less);

               (ii)    any foreclosure upon or comparable conversion (which may
     include acquisitions of an REO Property) of the ownership of properties
     securing such of the Specially Serviced Mortgage Loans as come into and
     continue in default;

               (iii)   any proposed sale of a Specially Serviced Mortgage Loan
     or an REO Property (other than in connection with the termination of the
     Trust Fund);

               (iv)    any determination to bring a Mortgaged Property or an REO
     Property into compliance with applicable environmental laws or to otherwise
     address Hazardous Materials located at a Mortgaged Property or an REO
     Property;

               (v)     any release of collateral for a Specially Serviced
     Mortgage Loan (other than in accordance with the terms of, or upon
     satisfaction of, such Mortgage Loan);

               (vi)    any acceptance of substitute or additional collateral for
     a Specially Serviced Mortgage Loan (other than in accordance with the terms
     of such Mortgage Loan);

               (vii)   any acceptance of a discounted payoff with respect to a
     Specially Serviced Mortgage Loan;

               (viii)  any waiver of a "due-on-sale" or "due-on-encumbrance"
     clause with respect to any Mortgage Loan; and

                                      -156-
<Page>

               (ix)    any acceptance of an assumption agreement releasing a
     borrower from liability under a Mortgage Loan;

PROVIDED that, in the event that the Special Servicer determines that immediate
action is necessary to protect the interests of the Certificateholders (as a
collective whole) (or, in the case of an A/B Loan Pair, to protect the interests
of the Certificateholders and the related B Loan Holder (as a collective
whole)), the Special Servicer may take any such action without waiting for the
Series 2002-CKS4 Directing Certificateholder's response; and PROVIDED, FURTHER,
that, with respect to any such action being performed by the Master Servicer in
connection with an assumption transaction in accordance with SECTION 3.08, the
above-referenced 10-Business Day period shall not exceed the 10-day period
within which the Special Servicer must object to the Master Servicer's
performance of such action pursuant to SECTION 3.08.

          In addition, subject to the last paragraph of this SECTION 3.21(e),
the Series 2002-CKS4 Directing Certificateholder may direct the Special Servicer
to take, or to refrain from taking, any actions with respect to the servicing
and/or administration of a Specially Serviced Mortgage Loan as the Series
2002-CKS4 Directing Certificateholder may deem advisable or as to which
provision is otherwise made herein. Upon reasonable request, the Special
Servicer shall provide the Series 2002-CKS4 Directing Certificateholder with any
information in the Special Servicer's possession with respect to such matters,
including its reasons for determining to take a proposed action.

          Notwithstanding the foregoing, no advice, direction or objection of
the Series 2002-CKS4 Directing Certificateholder shall (a) require or cause the
Special Servicer or the Master Servicer to violate the terms of a Specially
Serviced Loan, applicable law or any provision of this Agreement, including the
Special Servicer's obligation to act in accordance with the Servicing Standard
and to maintain the REMIC status of each REMIC Pool, or (b) result in the
imposition of a "prohibited transaction" or "prohibited contribution" tax under
the REMIC Provisions, or (c) expose the Master Servicer, the Special Servicer,
the Depositor, any of the Mortgage Loan Sellers, the Trust Fund, the Trustee or
their Affiliates, officers, directors, employees or agents to any claim, suit or
liability, or (d) materially expand the scope of the Special Servicer's or the
Master Servicer's responsibilities under this Agreement; and the Special
Servicer will neither follow any such direction if given by the Series 2002-CKS4
Directing Certificateholder nor initiate any such actions. Furthermore, the
rights and powers of the Series 2002-CKS4 Directing Certificateholder under this
SECTION 3.21(e) shall not apply to the Arbor Place Mall Mortgage Loan or any
related REO Property unless and until an Arbor Place Mall Change of Control
Event shall have occurred and is continuing.

          (f)  Upon receiving notice of (i) the filing of a case under any
federal or state bankruptcy, insolvency or similar law or the commencing of any
insolvency, readjustment of debt, marshaling of assets and liabilities or
similar proceedings with respect to a Loan or the related Borrower, (ii) the
existence of a material non-payment default or (iii) the request by a Borrower
for the amendment or modification of a Loan required to be handled by the
Special Servicer, the Master Servicer shall promptly give notice thereof, and
shall deliver copies of the related Mortgage File and Credit File, to the
Special Servicer and shall use its reasonable efforts to provide the Special
Servicer with all information relating to the Loan and reasonably requested by
the Special Servicer to enable it to negotiate with the related Borrower and
prepare for any such proceedings. The Master Servicer shall use its reasonable
efforts to comply with the preceding sentence within 5 Business Days of the
occurrence of each such event, and upon receiving such documents and
information, the Special Servicer shall use its reasonable

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efforts to cause the related Borrower to cure any default and/or remedy any such
event, work out or modify the Loan consistent with the terms of this Agreement,
and/or prepare for such proceedings. Notwithstanding the foregoing, the
occurrence of any of the above-referenced events shall not in and of itself be
considered a Servicing Transfer Event.

          SECTION 3.22.  Sub-Servicing Agreements.

          (a)  The Master Servicer and the Special Servicer may enter into
Sub-Servicing Agreements to provide for the performance by third parties of any
or all of its respective obligations under this Agreement; PROVIDED that the
Sub-Servicing Agreement: (i) is consistent with this Agreement (including the
Events of Default in CLAUSES (i)-(viii) of SECTION 7.01(a)) in all material
respects and requires the Sub-Servicer to comply with all of the applicable
conditions of this Agreement; (ii) provides that if the Master Servicer or the
Special Servicer, as the case may be, shall for any reason no longer act in such
capacity hereunder (including by reason of an Event of Default), the Trustee or
its designee or any other successor to the Master Servicer or the Special
Servicer, as the case may be, may thereupon assume all of the rights and, except
to the extent they arose prior to the date of assumption, obligations of the
Master Servicer or the Special Servicer, as the case may be, under such
agreement or, alternatively, may terminate such Sub-Servicing Agreement without
cause and without payment of any penalty or termination fee (PROVIDED that any
Sub-Servicing Agreements entered into by the Master Servicer with NorthMarq
Capital Group, Inc., Capstone Realty Advisors, LLC, GMAC Commercial Mortgage
Corporation, Mid-North Financial Services, Inc., L.J. Melody & Company of
Texas, LP and Financial Federal Savings Bank by December 31, 2002 can only be
terminated for cause); (iii) provides that the Trustee for the benefit of the
Certificateholders shall be a third-party beneficiary under such
Sub-Servicing Agreement, but that (except to the extent the Trustee or its
designee assumes the obligations of the Master Servicer or the Special
Servicer, as the case may be, thereunder as contemplated by the immediately
preceding CLAUSE (ii)) none of the Trust Fund, the Trustee, any successor
Master Servicer, Special Servicer or any Certificateholder shall have any
duties under such Sub-Servicing Agreement or any liabilities arising
therefrom; (iv) permits any purchaser of a Mortgage Loan pursuant to this
Agreement to terminate such Sub-Servicing Agreement with respect to such
purchased Mortgage Loan at its option and without penalty; (v) does not
permit the Sub-Servicer any direct rights of indemnification that may be
satisfied out of assets of the Trust Fund except to the extent of its rights
of indemnification, if any, as an agent of the Master Servicer or Special
Servicer, as applicable; (vi) does not permit the Sub-Servicer to foreclose
on the related Mortgaged Property or consent to the modification of any
Mortgage Loan without the prior consent of the Master Servicer or the Special
Servicer, as applicable; (vii) provides that the Sub-Servicer shall act in
accordance with the Servicing Standard; and (viii) provides that in the event
of an act or failure to act by the Sub-Servicer that causes the Master
Servicer or Special Servicer, as applicable, to be in default of its
obligations under this Agreement, the Sub-Servicer shall be in default of its
obligations under such Sub-Servicing Agreement. Any successor Master Servicer
or Special Servicer hereunder, upon becoming successor Master Servicer or
Special Servicer, as applicable, shall have the right to be assigned and
shall have the right to assume any Sub-Servicing Agreements from the
predecessor Master Servicer or Special Servicer, as applicable.

          In addition, each Sub-Servicing Agreement entered into by the Master
Servicer may provide that the obligations of the Sub-Servicer thereunder shall
terminate with respect to any Mortgage Loan serviced thereunder at the time such
Mortgage Loan becomes a Specially Serviced Mortgage Loan. The Master Servicer
and the Special Servicer, as applicable, shall deliver to the Trustee copies of

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all Sub-Servicing Agreements, and any amendments thereto and modifications
thereof, entered into by it promptly upon its execution and delivery of such
documents. For purposes of this Agreement, the Master Servicer shall be deemed
to have received any payment when a Sub-Servicer retained by it receives such
payment. The Master Servicer shall notify the Special Servicer, the Trustee and
the Depositor in writing promptly of the appointment by it of any Sub-Servicer.
The Special Servicer shall notify the Master Servicer, the Trustee and the
Depositor in writing promptly of the appointment by it of any Sub-Servicer.

          (b)  Each Sub-Servicer shall be authorized to transact business in the
state or states in which the related Mortgaged Properties it is to service are
situated, if and to the extent required by applicable law.

          (c)  As part of its servicing activities hereunder, the Master
Servicer or the Special Servicer, as applicable, for the benefit of the Trustee
and the Certificateholders, shall (at no expense to the Trustee, the
Certificateholders or the Trust Fund) monitor the performance and enforce the
obligations of each Sub-Servicer under the related Sub-Servicing Agreement. Such
enforcement, including, without limitation, the legal prosecution of claims,
termination of Sub-Servicing Agreements in accordance with their respective
terms and the pursuit of other appropriate remedies, shall be in such form and
carried out to such an extent and at such time as the Master Servicer or Special
Servicer, as applicable, would require were it the owner of the subject Mortgage
Loans. The Master Servicer or the Special Servicer, as applicable, shall have
the right to remove a Sub-Servicer retained by it in accordance with the terms
of the related Sub-Servicing Agreement upon the events of default and other
termination events specified in the related Sub-Servicing Agreement.

          (d)  If the Trustee or its designee becomes successor Master Servicer
and elects or is required to assume the rights and obligations of the Master
Servicer or the Special Servicer, as applicable, under any Sub-Servicing
Agreement, the Master Servicer or the Special Servicer, as applicable, at its
expense, shall deliver to the assuming party all documents and records relating
to such Sub-Servicing Agreement and the Mortgage Loans then being serviced
thereunder and an accounting of amounts collected and held on behalf of it
thereunder, and otherwise use reasonable efforts to effect the orderly and
efficient transfer of the Sub-Servicing Agreement to the assuming party.

          (e)  Notwithstanding the provisions of any Sub-Servicing Agreement,
each of the Master Servicer and the Special Servicer represents, warrants and
covenants that it shall remain obligated and liable to the Trustee and the
Certificateholders for the performance of its obligations and duties under this
Agreement in accordance with the provisions hereof to the same extent and under
the same terms and conditions as if it alone were servicing and administering
the Mortgage Loans for which it is responsible, and the Master Servicer, or the
Special Servicer, as applicable, shall pay the fees of any Sub-Servicer
thereunder from its own funds. In no event shall the Trust Fund bear any
termination fee required to be paid to any Sub-Servicer as a result of such
Sub-Servicer's termination under any Sub-Servicing Agreement.

                                      -159-
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          SECTION 3.23.  Representations, Warranties and Covenants of the Master
                         Servicer.

          (a)  The Master Servicer hereby represents and warrants to the
Trustee, for its own benefit and the benefit of the Certificateholders, and to
the Depositor and the Special Servicer, as of the Closing Date, that:

               (i)     The Master Servicer is a corporation, duly organized,
     validly existing and in good standing under the laws of Ohio, and the
     Master Servicer is in compliance with the laws of each State in which any
     Mortgaged Property is located to the extent necessary to perform its
     obligations under this Agreement, except where the failure to so qualify or
     comply would not have a material adverse effect on the ability of the
     Master Servicer to perform its obligations hereunder;

               (ii)    The execution and delivery of this Agreement by the
     Master Servicer, and the performance and compliance with the terms of this
     Agreement by the Master Servicer, will not (A) violate the Master
     Servicer's certificate of incorporation and by-laws or (B) constitute a
     default (or an event which, with notice or lapse of time, or both, would
     constitute a default) under, or result in the breach of, any material
     agreement or other instrument to which it is a party or by which it is
     bound, or (C) result in the violation of any law, rule, regulation, order,
     judgment or decree binding on the Master Servicer which, in the case of
     either (B) or (C), is likely to materially and adversely affect the Master
     Servicer's ability to perform hereunder;

               (iii)   This Agreement, assuming due authorization, execution and
     delivery by the other parties hereto, constitutes a valid, legal and
     binding obligation of the Master Servicer, enforceable against the Master
     Servicer in accordance with the terms hereof, except as such enforcement
     may be limited by (A) applicable bankruptcy, insolvency, reorganization,
     liquidation, receivership, moratorium and other laws relating to or
     affecting creditors' rights generally, and (B) general principles of
     equity, regardless of whether such enforcement is considered in a
     proceeding in equity or at law;

               (iv)    The Master Servicer is not in violation with respect to
     any law, any order or decree of any court, or any order, regulation or
     demand of any federal, state, municipal or governmental agency, which
     violations are reasonably likely to have consequences that would materially
     and adversely affect the financial condition or operations of the Master
     Servicer or its properties taken as a whole or are reasonably likely to
     have consequences that would materially and adversely affect its ability to
     perform its duties and obligations hereunder;

               (v)     No litigation is pending or, to the best of the Master
     Servicer's knowledge, threatened against the Master Servicer which would
     prohibit the Master Servicer from entering into this Agreement or, in the
     Master Servicer's good faith and reasonable judgment, is likely to
     materially and adversely affect the ability of the Master Servicer to
     perform its obligations under this Agreement;

               (vi)    No consent, approval, authorization or order of any court
     or governmental agency or body is required for the execution, delivery and
     performance by the Master Servicer, or compliance by the Master Servicer
     with, this Agreement or the consummation of the Master Servicer's
     transactions contemplated by this Agreement, except for any consent,
     approval, authorization or order which has been obtained or cannot be
     obtained prior to the actual

                                      -160-
<Page>

     performance by the Master Servicer of its obligations under this Agreement,
     or which, if not obtained, would not have a materially adverse effect on
     the ability of the Master Servicer to perform its obligations hereunder;

               (vii)   The Master Servicer has full corporate power and
     authority to enter into and perform in accordance with this Agreement, has
     duly authorized the execution, delivery and performance of this Agreement,
     and has duly executed and delivered this Agreement;

               (viii)  The Master Servicer has examined each Sub-Servicing
     Agreement to which it is a party, and shall examine each Sub-Servicing
     Agreement to which it intends to become a party, and in each such case, the
     terms of such Sub-Servicing Agreements are not, or, in the case of any
     Sub-Servicing Agreement to be entered into by the Master Servicer at a
     future date, will not be, materially inconsistent with the terms of this
     Agreement; and

               (ix)    Each officer and employee of the Master Servicer that has
     responsibilities concerning the servicing and administration of Mortgage
     Loans is covered by errors and omissions insurance and the fidelity bond in
     the amounts and with the coverage required by SECTION 3.07(c).

          (b)  The representations, warranties and covenants set forth in
SUBSECTION (a) above shall survive the execution and delivery of this Agreement.

          SECTION 3.24.  Representations, Warranties and Covenants of the
                         Special Servicer.

          (a)  The Special Servicer hereby represents and warrants to the
Trustee, for its own benefit and the benefit of the Certificateholders, and to
the Depositor and the Master Servicer, as of the Closing Date and as to the
Special Servicer, that:

               (i)     The Special Servicer is a corporation duly organized,
     validly existing and in good standing under the laws of the State of
     Florida, and the Special Servicer is in compliance with the laws of each
     State in which any Mortgaged Property is located to the extent necessary to
     perform its obligations under this Agreement;

               (ii)    The execution and delivery of this Agreement by the
     Special Servicer, and the performance and compliance with the terms of this
     Agreement by the Special Servicer, will not violate the Special Servicer's
     charter and by-laws or constitute a default (or an event which, with notice
     or lapse of time, or both, would constitute a default) under, or result in
     the breach of, any material agreement or other instrument to which it is a
     party or which is applicable to it or any of its assets, or result in the
     violation of any law, rule, regulation, order, judgment or decree to which
     the Special Servicer or its property is subject;

               (iii)   The Special Servicer has the full power and authority to
     enter into and consummate all transactions contemplated by this Agreement,
     has duly authorized the execution, delivery and performance of this
     Agreement, and has duly executed and delivered this Agreement;

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<Page>

               (iv)    This Agreement, assuming due authorization, execution and
     delivery by each of the other parties hereto, constitutes a valid, legal
     and binding obligation of the Special Servicer, enforceable against the
     Special Servicer in accordance with the terms hereof, subject to (A)
     applicable bankruptcy, insolvency, reorganization, moratorium and other
     laws affecting the enforcement of creditors' rights generally and (B)
     general principles of equity, regardless of whether such enforcement is
     considered in a proceeding in equity or at law;

               (v)     The Special Servicer is not in violation of, and its
     execution and delivery of this Agreement and its performance and compliance
     with the terms of this Agreement will not constitute a violation of, any
     law, any order or decree of any court or arbiter, or any order, regulation
     or demand of any federal, state or local governmental or regulatory
     authority, which violation, in the Special Servicer's good faith and
     reasonable judgment, is likely to affect materially and adversely either
     the ability of the Special Servicer to perform its obligations under this
     Agreement or the financial condition of the Special Servicer;

               (vi)    No litigation is pending or, to the best of the Special
     Servicer's knowledge, threatened against the Special Servicer which would
     prohibit the Special Servicer from entering into this Agreement or, in the
     Special Servicer's good faith and reasonable judgment, is likely to
     materially and adversely affect either the ability of the Special Servicer
     to perform its obligations under this Agreement or the financial condition
     of the Special Servicer;

               (vii)   Each officer, director or employee of the Special
     Servicer that has or, following the occurrence of a Servicing Transfer
     Event, would have responsibilities concerning the servicing and
     administration of Mortgage Loans is covered by errors and omissions
     insurance and fidelity bond in the amounts and with the coverage required
     by SECTION 3.07(c). Neither the Special Servicer nor any of its officers,
     directors or employees that is or, following the occurrence of a Servicing
     Transfer Event, would be involved in the servicing or administration of
     Mortgage Loans has been refused such coverage or insurance;

               (viii)  No consent, approval, authorization or order of any court
     or governmental agency or body is required for the execution, delivery and
     performance by the Special Servicer, or compliance by the Special Servicer
     with, this Agreement or the consummation of the transactions contemplated
     by this Agreement, except for any consent, approval, authorization or order
     which has been obtained or cannot be obtained prior to the actual
     performance by the Special Servicer of its obligations under this
     Agreement, or which, if not obtained would not have a materially adverse
     effect on the ability of the Special Servicer to perform its obligations
     hereunder;

               (ix)    The Special Servicing Fee represents reasonable servicing
     compensation; and

               (x)     The Special Servicer has examined each Sub-Servicing
     Agreement to which it is a party, and shall examine each Sub-Servicing
     Agreement to which it intends to become a party, and in each such case, the
     terms of such Sub-Servicing Agreements are not, or, in the case of any
     Sub-Servicing Agreement to be entered into by the Special Servicer at a
     future date, will not, be materially inconsistent with the terms of this
     Agreement.

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          (b)  The representations, warranties and covenants set forth in
SUBSECTION (a) above shall survive the execution and delivery of this Agreement.

          SECTION 3.25.  Limitation on Liability of the Series 2002-CKS4
                         Directing Certificateholder.

          By its acceptance of a Certificate, each Certificateholder confirms
its understanding that the Series 2002-CKS4 Directing Certificateholder may take
actions that favor the interests of one or more Classes of the Certificates over
other Classes of the Certificates and that the Series 2002-CKS4 Directing
Certificateholder may have special relationships and interests that conflict
with those of Holders of some Classes of the Certificates and, absent willful
misfeasance, bad faith, negligence or negligent disregard of obligations or
duties on the part of the Series 2002-CKS4 Directing Certificateholder, agrees
to take no action against the Series 2002-CKS4 Directing Certificateholder as a
result of such a special relationship or conflict.

          SECTION 3.26.  Filings with the Securities and Exchange Commission.

          (a)  With respect to the Trust's fiscal year 2002 (and any other
subsequent fiscal year for the Trust, if as of the beginning of such other
subsequent fiscal year for the Trust, the Registered Certificates are held
(directly or, in the case of Registered Certificates held in book-entry form,
through the Depository) by at least 300 Holders and/or Depository Participants
having accounts with the Depository, or if reporting under the Exchange Act is
required during or for, as applicable, such fiscal year because the Trustee
failed to make the requisite filing suspending such reporting), the Trustee
shall:

               (i)     with respect to each Distribution Date during such fiscal
          year, in accordance with the Exchange Act, the rules and regulations
          promulgated thereunder and applicable "no-action letters" issued by
          the Commission, prepare for filing, execute on behalf of the Trust and
          properly and timely file with the Commission monthly, with respect to
          the Trust, a Current Report on Form 8-K, which shall include as an
          exhibit a copy of the Trustee Report disseminated by the Trustee on
          such Distribution Date, all reports received by the Trustee from the
          Master Servicer or the Special Servicer pursuant to SECTION 3.12 since
          the preceding Distribution Date (or, in the case of the initial
          Distribution Date, since the Closing Date), any other items of
          Identified Required Servicing Information received by the Trustee from
          the Master Servicer since the preceding Distribution Date (or, in the
          case of the initial Distribution Date, since the Closing Date) and any
          other items of servicing information received by the Trustee from the
          Special Servicer as required by this Agreement since the preceding
          Distribution Date (or, in the case of the initial Distribution Date,
          since the Closing Date);

               (ii)    during such fiscal year, (A) monitor for and promptly
          notify the Depositor of the occurrence or existence of any of the
          matters identified in SECTION 11.10(a) and/or SECTION 3.26(b) (in each
          case to the extent that a Responsible Officer of the Trustee has
          actual knowledge thereof), (B) cooperate with the Depositor in
          obtaining all necessary information in order to enable the Depositor
          to prepare a Current Report on Form 8-K reporting any such matter in
          accordance with the Exchange Act, the rules and regulations
          promulgated thereunder and applicable "no-action letters" issued by
          the Commission, and (C) execute on behalf of the Trust and promptly
          file with the Commission any such Current Report on Form 8-K prepared
          by or on behalf of the Depositor and delivered to the Trustee;

                                      -163-
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               (iii)   at the reasonable request of, and in accordance with the
          reasonable directions of, any other party hereto, prepare for filing
          and promptly file with the Commission an amendment to any Current
          Report on Form 8-K previously filed with the Commission with respect
          to the Trust; and

               (iv)    within 90 days following the end of such fiscal year,
          prepare and properly file with the Commission, with respect to the
          Trust, an Annual Report on Form 10-K, which complies in all material
          respects with the requirements of the Exchange Act, the rules and
          regulations promulgated thereunder and applicable "no-action letters"
          issued by the Commission, which shall include as exhibits the
          Officer's Certificates and Accountant's Statements delivered pursuant
          to SECTION 3.13 and SECTION 3.14, respectively, with respect to the
          Master Servicer and the Special Servicer for such fiscal year, and
          which shall further include such certification(s) as may be required
          under the Sarbanes-Oxley Act of 2002 and any interpretive guidance
          from the Commission (such certification(s), individually and
          collectively, insofar as they are required to be part of any
          particular Annual Report on Form 10-K, a "SARBANES-OXLEY
          CERTIFICATION") (which Sarbanes-Oxley Certifications shall be signed
          by the party or parties contemplated by SECTION 3.26(d));

PROVIDED that (x) the Trustee shall not have any responsibility to file any
items (other than those generated by it) that have not been received in a format
suitable for (or readily convertible to a format suitable for) electronic filing
via the EDGAR system (including "ASCII", "Microsoft Excel" (solely in the case
of reports from the Master Servicer or the Special Servicer pursuant to SECTION
3.12), "Microsoft Word" or another format reasonably acceptable to the Trustee)
and shall not have any responsibility to convert any such items to such format
(other than those items generated by it or readily convertible to such format)
and (y) the Depositor shall be responsible for preparing, executing and filing
(via the EDGAR system within 15 days following the Closing Date) a Current
Report on Form 8-K reporting the establishment of the Trust and whereby this
Agreement is filed as an exhibit. Each of the other parties to this Agreement
shall deliver to the Trustee in the format required for (or readily convertible
to a format suitable for) electronic filing via the EDGAR system (including
"ASCII", "Microsoft Excel" (solely in the case of reports from the Master
Servicer or the Special Servicer pursuant to SECTION 3.12), "Microsoft Word" or
another format reasonably acceptable to the Trustee) any and all items
contemplated to be filed with the Commission pursuant to this SECTION 3.26(a).

          Whenever the Master Servicer delivers any information to the Trustee
during any Exchange Act Reporting Period (other than reports required to be
delivered pursuant to SECTION 3.12), the Master Servicer shall identify to the
Trustee whether such information constitutes servicing information required to
be delivered pursuant to this Agreement. At any time that the Trustee receives
information with respect to any Specially Serviced Mortgage Loans or REO
Properties from the Special Servicer during an Exchange Act Reporting Period,
the Trustee shall, unless it has actual knowledge to the contrary, assume that
such information is servicing information required to be delivered pursuant to
this Agreement.

          All Annual Reports on Form 10-K with respect to the Trust shall be
executed: (i) by the Trustee on behalf of the Trust, but only if the Master
Servicer is to execute and deliver each Sarbanes-Oxley Certification in its
entirety with respect to the Trust or if the Trustee is to execute any
certification that constitutes part of each Sarbanes-Oxley Certification with
respect to the Trust; and (ii) in all other cases, the Depositor. If the
Depositor is to sign any Annual Report on Form 10-K with respect to the

                                      -164-
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Trust, then the Depositor hereby grants to the Trustee a limited power of
attorney to execute and file such Annual Report on Form 10-K on behalf of the
Depositor, which power of attorney shall continue until the earlier of (i)
receipt by the Trustee from the Depositor of written notice terminating such
power of attorney or (ii) the termination of the Trust.

          The Trustee shall have no liability to the Certificateholders or the
Trust with respect to any failure to properly prepare or file any of the
Subsequent Exchange Act Reports to the extent that such failure is not the
result of any negligence, bad faith or willful misconduct on its part.

          (b)  At all times during the Trust's fiscal year 2002 (and, if as of
the beginning of any other fiscal year for the Trust, the Registered
Certificates are held (directly or, in the case of Registered Certificates held
in book-entry form, through the Depository) by at least 300 Holders and/or
Depository Participants having accounts with the Depository, or if reporting
under the Exchange Act is required during or for, as applicable, any other
fiscal year because the Trustee failed to make the requisite filing suspending
such reporting, at all times during such other fiscal year), the Trustee shall
monitor for and promptly notify the Depositor of the occurrence or existence of
any of the following matters of which a Responsible Officer of the Trustee has
actual knowledge:

               (i)     any failure of the Trustee to make any monthly
     distributions to the Holders of any Class of Certificates, which failure is
     not otherwise reflected in the Certificateholder Reports filed with the
     Commission or has not otherwise been reported to the Depositor pursuant to
     any other Section of this Agreement;

               (ii)    any acquisition or disposition by the Trust of a Mortgage
     Loan or an REO Property, which acquisition or disposition has not otherwise
     been reflected in the Certificateholder Reports filed with the Commission
     or has not otherwise been reported to the Depositor pursuant to any other
     section of this Agreement;

               (iii)   any other acquisition or disposition by the Trust of a
     significant amount of assets (other than Permitted Investments, Mortgage
     Loans and REO Properties), other than in the normal course of business;

               (iv)    any change in the fiscal year of the Trust;

               (v)     any material legal proceedings, other than ordinary
     routine litigation incidental to the business of the Trust, to which the
     Trust (or any party to this Agreement on behalf of the Trust) is a party or
     of which any property included in the Trust Fund is subject, or any threat
     by a governmental authority to bring any such legal proceedings;

               (vi)    any event of bankruptcy, insolvency, readjustment of
     debt, marshalling of assets and liabilities, or similar proceedings in
     respect of or pertaining to the Trust or any party to this Agreement, or
     any actions by or on behalf of the Trust or any party to this Agreement
     indicating its bankruptcy, insolvency or inability to pay its obligations;
     and

               (vii)   any change in the rating or ratings assigned to any Class
     of Certificates not otherwise reflected in the Certificateholder Reports
     filed with the Commission;

                                      -165-
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PROVIDED that (x) the actual knowledge of a Responsible Officer of any of the
Trustee of any material legal proceedings of which property included in the
Trust Fund is subject or of any material legal proceedings threatened by a
governmental authority is limited to circumstances where it would be reasonable
for the Trustee to identify such property as an asset of, or as securing an
asset of, the Trust or such threatened proceedings as concerning the Trust and
(y) no Responsible Officer of the Trustee shall be deemed to have actual
knowledge of the matters described in CLAUSES (vi) and (vii) of this SECTION
3.26(b) unless such Responsible Officer was notified in writing.

          (c)  If as of the beginning of any fiscal year for the Trust (other
than fiscal year 2002), the Registered Certificates are held (directly or, in
the case of Registered Certificates held in book-entry form, through the
Depository) by less than 300 Holders and/or Depository Participants having
accounts with the Depository, the Trustee shall, in accordance with the Exchange
Act and the rules and regulations promulgated thereunder, timely file a Form 15
with respect to the Trust suspending all reporting requirements under the
Exchange Act.

          (d)  If the Depositor, the Master Servicer and the Trustee reasonably
determine that the Commission will accept a Sarbanes-Oxley Certification with
respect to the Trust in the form of multiple certifications individually
covering separate matters but collectively covering all information required
under applicable law to be included in such Sarbanes-Oxley Certification, then
the Trustee shall cause the appropriate officer thereof to execute and deliver a
certification for filing with the Commission which certification (i) shall
constitute a part of such Sarbanes-Oxley Certification and (ii) shall be
substantially in the form of the Trustee Backup Certification (as defined below)
that would otherwise have been provided with respect to such Sarbanes-Oxley
Certification; PROVIDED that no officer of the Trustee shall be responsible for
being the sole signatory of the Sarbanes-Oxley Certification to be filed as part
of an Annual Report on Form 10-K relating to the Trust. The Depositor and the
Master Servicer agree to negotiate in good faith regarding which of them is the
appropriate party for purposes of signing any Sarbanes-Oxley Certification with
respect to the Trust (exclusive of any certification to be executed and
delivered by the Trustee in accordance with the preceding sentence), taking into
account all relevant factors, including the prevalent practice in the commercial
mortgage securitization industry and the relative knowledge of the respective
parties relating to the subject matter of such Sarbanes-Oxley Certification. In
connection with the Trustee's filing of any Annual Report on Form 10-K with
respect to the Trust as contemplated by SECTION 3.26(a), the Depositor or the
Master Servicer, as applicable, in accordance with the preceding sentence,
shall, no later than 10 days prior to the date on which the Trustee has
indicated its intention to file such report, cause the appropriate officer
thereof to execute and deliver to the Trustee, with respect to the Trust, for
filing with such Annual Report on Form 10-K, the Sarbanes-Oxley Certification
with manual signature that is to be included as part of such Annual Report on
Form 10-K (exclusive of any certification constituting part of such
Sarbanes-Oxley Certification that is to be executed and delivered by an officer
of the Trustee in accordance with the first sentence of this SECTION 3.26(d)).
The Trustee shall forward to S&P a copy of each fully executed Sarbanes-Oxley
Certification with respect to the Trust that it receives or delivers. Any party
hereto whose officer is to sign all or part of any Sarbanes-Oxley Certification
with respect to the Trust is herein referred to as a "CERTIFYING PARTY" and such
officer is herein referred to as a "CERTIFYING OFFICER".

          (e)  No later than 15 days prior to any filing of an Annual Report on
Form 10-K that is to be made by the Trustee with respect to the Trust as
contemplated by SECTION 3.26(a), the Trustee shall deliver a copy of such
report, together with all exhibits thereto (other than the Sarbanes-Oxley
Certification), for review by the Depositor, the Master Servicer and the Special
Servicer. Promptly upon

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receipt of any such report and the accompanying exhibits, the Depositor, the
Master Servicer and the Special Servicer shall promptly (and in any event within
two Business Days) review such report and the accompanying exhibits and notify
the Trustee of any material misstatements or omissions relating thereto that
come to its attention, which material misstatements or omissions the Trustee
shall correct (with written evidence of such correction to be sent to the
Depositor, the Master Servicer and the Special Servicer) prior to the filing of
such report and the accompanying exhibits.

          Promptly following its filing of any Current Report on Form 8-K with
respect to the Trust contemplated by SECTION 3.26(a), the Trustee shall deliver
a copy of such report, together with all exhibits thereto, for review by the
Depositor, the Master Servicer and the Special Servicer. Promptly upon receipt
of any such report and the accompanying exhibits, the Depositor, the Master
Servicer and the Special Servicer shall review such report and the accompanying
exhibits and notify the Trustee of any material misstatements or omissions
relating thereto that come to its attention, which material misstatements or
omissions the Trustee shall correct (with written evidence of such correction to
be sent to the Depositor, the Master Servicer and the Special Servicer) by
filing an amendment to such Current Report on Form 8-K.

          (f)  No later than 10 days prior to the date on which the Trustee has
indicated its intention to file any Annual Report on Form 10-K with respect to
the Trust, except to the extent that the Trustee is to be a Certifying Party
with respect to the matters below in this SECTION 3.26(f) in connection with the
Sarbanes-Oxley Certification to be included as part of such Annual Report on
Form 10-K, the Trustee shall cause the appropriate officer of the Trustee (i.e.,
the officer thereof that would have been authorized to sign the subject
Sarbanes-Oxley Certification if the Trustee were the Certifying Party) to
execute and deliver to each Certifying Party and Certifying Officer a
certification (a "TRUSTEE BACKUP CERTIFICATION"), which Trustee Backup
Certification (i) shall include a statement acknowledging that the officer of
the Trustee signing such certification has reviewed all Subsequent Exchange Act
Reports to be covered by the subject Sarbanes-Oxley Certification, (ii) shall
state, based on the knowledge of the officer of the Trustee that is signing such
certification, that the information in the Subsequent Exchange Act Reports to be
covered by such Sarbanes-Oxley Certification relating to distributions on and/or
characteristics (including Certificate Principal Balances, Certificate Notional
Amounts and Pass-Through Rates) of the Certificates, taken as a whole, does not
contain any untrue statement of material fact or omit to state a material fact
necessary to make the statements made, in light of the circumstances under which
such statements were made, not misleading as of the last day of the period
covered by the subject Annual Report on Form 10-K, (iii) shall state, based on
the knowledge of the officer of the Trustee signing such certification, that the
information in the Subsequent Exchange Act Reports to be covered by such
Sarbanes-Oxley Certification relating to distributions on and/or characteristics
(including Certificate Principal Balances, Certificate Notional Amounts and
Pass-Through Rates) of the Certificates includes all information of such type
required to be included in the Trustee Reports for the relevant period covered
by the subject Annual Report on Form 10-K and (iv) shall state, based on the
knowledge of the officer of the Trustee signing such certification, that the
information in the Subsequent Exchange Act Reports to be covered by such
Sarbanes-Oxley Certification includes all reports pursuant to SECTION 3.12 and
other Identified Required Servicing Information provided to the Trustee by the
Master Servicer and all servicing information provided to the Trustee by the
Special Servicer hereunder (insofar as such servicing information provided by
the Special Servicer was required to be, or the Trustee was to assume that it
was required to be, delivered by the Special Servicer to the Trustee hereunder).
The Trustee shall indemnify and hold harmless each Certifying Party and
Certifying Officer to whom it is required to deliver any Trustee Backup
Certification for all losses, liabilities, claims,

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damages, costs and expenses (including reasonable attorneys' fees and expenses)
resulting from a breach of any certification made in such Trustee Backup
Certification, as well as any other losses, claims, damages, costs and expenses
(including reasonable attorneys' fees and expenses) incurred by such Certifying
Party or Certifying Officer, as the case may be, in connection with the
execution and delivery of the subject Sarbanes-Oxley Certification resulting
from the negligence, bad faith or willful misfeasance of the Trustee in
connection with the performance by the Trustee of its duties hereunder.

          (g)  No later than 10 days prior to the date on which the Trustee has
indicated its intention to file any Annual Report on Form 10-K with respect to
the Trust, except to the extent that the Master Servicer is to be a Certifying
Party with respect to the matters below in this SECTION 3.26(g) in connection
with the Sarbanes-Oxley Certification to be included as part of such Annual
Report on Form 10-K, the Master Servicer shall cause the appropriate officer of
the Master Servicer (i.e., the officer thereof that would have been authorized
to sign the subject Sarbanes-Oxley Certification if the Master Servicer were the
Certifying Party) to execute and deliver to each Certifying Party and Certifying
Officer a certification (a "MASTER SERVICER BACKUP CERTIFICATION"),
substantially in the form of the subject Sarbanes-Oxley Certification, which
Master Servicer Backup Certification (i) shall include a statement acknowledging
that the officer of the Master Servicer signing such certification has reviewed
all Subsequent Exchange Act Reports to be covered by the subject Sarbanes-Oxley
Certification, (ii) shall state, based on the knowledge of the officer of the
Master Servicer that is signing such certification, that the information in the
Subsequent Exchange Act Reports to be covered by such Sarbanes-Oxley
Certification relating to servicing information, including information relating
to actions of the Master Servicer and/or payments and other collections on and
characteristics of the Mortgage Loans and REO Properties, taken as a whole, does
not contain any untrue statement of material fact or omit to state a material
fact necessary to make the statements made, in light of the circumstances under
which such statements were made, not misleading as of the last day of the period
covered by the subject Annual Report on Form 10-K, (iii) shall state, based on
the knowledge of the officer of the Master Servicer signing such certification,
that the information in the Subsequent Exchange Act Reports to be covered by
such Sarbanes-Oxley Certification relating to servicing information, including
information relating to actions of the Master Servicer and/or payments and other
collections on and characteristics of the Mortgage Loans and REO Properties,
includes all information of such type required to be delivered to the Trustee
under this Agreement for the relevant period covered by the subject Annual
Report on Form 10-K, (iv) shall state that the officer of the Master Servicer
signing such certification is responsible for reviewing the activities performed
by the Master Servicer under this Agreement and, based upon the review required
under this Agreement, and except as disclosed in the subject Annual Report on
Form 10-K, the Master Servicer has fulfilled its obligations under this
Agreement, and (v) the officer of the Master Servicer signing such certification
has disclosed to the Depositor's certified public accountants and the
accountants that are to deliver the Annual Accountants' Report in respect of the
Master Servicer with respect to the relevant period covered by the subject
Annual Report on Form 10-K all significant deficiencies relating to the Master
Servicer's compliance with the minimum servicing standards in accordance with a
review conducted in compliance with the Uniform Single Attestation Program for
Mortgage Bankers or similar standard as set forth in this Agreement. The Master
Servicer shall indemnify and hold harmless each Certifying Party and Certifying
Officer to whom it is required to deliver any Master Servicer Backup
Certification for all losses, liabilities, claims, damages, costs and expenses
(including reasonable attorneys' fees and expenses) resulting from a breach of
any certification made in such Master Servicer Backup Certification, as well as
any other losses, claims, damages, costs and expenses (including reasonable
attorneys' fees and expenses) incurred by such Certifying Party or Certifying
Officer, as the case may be, in connection with the execution and delivery of
the subject

                                      -168-
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Sarbanes-Oxley Certification resulting from the negligence, bad faith or willful
misfeasance of the Master Servicer in connection with the performance by the
Master Servicer of its duties hereunder.

          (h)  No later than 10 days prior to the date on which the Trustee has
indicated its intention to file any Annual Report on Form 10-K with respect to
the Trust, the Special Servicer shall cause the appropriate officer of the
Special Servicer (i.e., the officer thereof that would have been authorized to
sign the subject Sarbanes-Oxley Certification if the Special Servicer were the
Certifying Party) to execute and deliver to each Certifying Party and Certifying
Officer a certification (a "SPECIAL SERVICER BACKUP CERTIFICATION"),
substantially in the form of the subject Sarbanes-Oxley Certification, which
Special Servicer Backup Certification (i) shall include a statement
acknowledging that the officer of the Special Servicer signing such
certification has reviewed all Subsequent Exchange Act Reports to be covered by
the subject Sarbanes-Oxley Certification, (ii) shall state, based on the
knowledge of the officer of the Special Servicer that is signing such
certification, that the information in the Subsequent Exchange Act Reports to be
covered by such Sarbanes-Oxley Certification relating to servicing information
in respect of the Specially Serviced Mortgage Loans and REO Properties,
including information relating to actions of the Special Servicer and/or
payments and other collections on and characteristics of the Specially Serviced
Mortgage Loans and REO Properties, taken as a whole, does not contain any untrue
statement of material fact or omit to state a material fact necessary to make
the statements made, in light of the circumstances under which such statements
were made, not misleading as of the last day of the period covered by the
subject Annual Report on Form 10-K, (iii) shall state, based on the knowledge of
the officer of the Special Servicer signing such certification, that the
information in the Subsequent Exchange Act Reports to be covered by such
Sarbanes-Oxley Certification relating to servicing information in respect of the
Specially Serviced Mortgage Loans and REO Properties, including information
relating to actions of the Special Servicer and/or payments and other
collections on and characteristics of the Specially Serviced Mortgage Loans and
REO Properties, includes all information of such type required to be delivered
to the Master Servicer or the Trustee for the relevant period covered by the
subject Annual Report on Form 10-K, (iv) shall state that the officer of the
Special Servicer signing such certification is responsible for reviewing the
activities performed by the Special Servicer under this Agreement and, based
upon the review required under this Agreement, and except as disclosed in the
subject Annual Report on Form 10-K, the Special Servicer has fulfilled its
obligations under this Agreement, and (v) the officer of the Special Servicer
signing such certification has disclosed to the Depositor's certified public
accountants and the accountants that are to deliver the Accountant's Statement
in respect of the Special Servicer with respect to the relevant period covered
by the subject Annual Report on Form 10-K all significant deficiencies relating
to the Special Servicer's compliance with the minimum servicing standards in
accordance with a review conducted in compliance with the Uniform Single
Attestation Program for Mortgage Bankers or similar standard as set forth in
this Agreement. The Special Servicer shall indemnify and hold harmless each
Certifying Party and Certifying Officer to whom it is required to deliver any
Special Servicer Backup Certification for all losses, liabilities, claims,
damages, costs and expenses (including reasonable attorneys' fees and expenses)
resulting from a breach of any certification made in such Special Servicer
Backup Certification, as well as any other losses, claims, damages, costs and
expenses (including reasonable attorneys' fees and expenses) incurred by such
Certifying Party or Certifying Officer, as the case may be, in connection with
the execution and delivery of the subject Sarbanes-Oxley Certification resulting
from the negligence, bad faith or willful misfeasance of the Special Servicer in
connection with the performance by the Special Servicer of its duties hereunder.

                                      -169-
<Page>

          (i)  No later than 10 days prior to the date on which the Trustee has
indicated its intention to file any Annual Report on Form 10-K with respect to
the Trust, unless the Depositor is the Certifying Party, the Depositor shall
provide such backup certification to each Certifying Party and Certifying
Officer as shall be reasonably requested, but only insofar as such backup
certification covers matters which are uniquely known to the Depositor, as
opposed to the Trustee, the Master Servicer and/or the Special Servicer. The
Depositor shall indemnify and hold harmless each Certifying Party and Certifying
Officer to whom it is required to deliver any such backup certification for all
losses, liabilities, claims, damages, costs and expenses (including reasonable
attorneys' fees and expenses) resulting from a breach of any certification made
in such backup certification, as well as any other losses, claims, damages,
costs and expenses (including reasonable attorneys' fees and expenses) incurred
by such Certifying Party or Certifying Officer, as the case may be, in
connection with the execution and delivery of the subject Sarbanes-Oxley
Certification resulting from the negligence, bad faith or willful misfeasance of
the Depositor in connection with the performance by the Depositor of its duties
hereunder.

          (j)  No later than 15 days prior to the date on which the Trustee has
indicated its intention to file the subject Annual Report on Form 10-K, the
Depositor shall cause a firm of Independent Accountants to deliver an
agreed-upon procedures letter to the Master Servicer (PROVIDED that the Master
Servicer is to be the sole Certifying Party with respect to the Sarbanes-Oxley
Certification to be included in such Annual Report on Form 10-K) verifying the
accuracy in all material respects of that portion of the information that was
prepared by the Trustee in any Trustee Reports to be covered by the related
Sarbanes-Oxley Certification, including any information included in the Trustee
Reports covered by such Sarbanes-Oxley Certification that relates to
distributions on, and Certificate Principal Balances, Certificate Notional
Amounts, Pass-Through Rates and other characteristics of, the Certificates.

          (k)  The respective parties hereto agree to cooperate with all
reasonable requests made by any Certifying Party or Certifying Officer in
connection with such Person's attempt to conduct any due diligence that such
Person reasonably believes to be appropriate in order to allow it to deliver any
Sarbanes-Oxley Certification or portion thereof with respect to the Trust.

          (l)  Unless the other parties hereto receive written notice from the
Trustee to the contrary, the Trustee hereby certifies that it intends to file
any Annual Report on Form 10-K with respect to the Trust for any particular
fiscal year on the last Business Day that is not more than 90 days following the
end of such fiscal year. Unless an alternative time period is provided for in
this Agreement, the respective parties hereto shall deliver to the Trustee, at
least 10 Business Days prior to the date on which the Trustee intends to file
any Annual Report on Form 10-K as contemplated by SECTION 3.26(a), any items
required to be delivered by such party that are to be an exhibit to such Annual
Report on Form 10-K. The Trustee hereby notifies the Master Servicer and the
Special Servicer that an Annual Report on Form 10-K shall be required to be
filed with respect to the Trust for 2002.

          (m)  The Master Servicer may, in accordance with such reasonable rules
and procedures as it may adopt, also make available through its Website or
otherwise, any additional information relating to the Mortgage Loans, the
Mortgaged Properties or the Borrowers, for review by the Depositor, the Rating
Agencies and any other Persons to whom the Master Servicer believes such
disclosure is appropriate, in each case except to the extent doing so is
prohibited by applicable law or by the related Mortgage Loan.

                                      -170-
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          (n)  The Master Servicer and the Special Servicer shall make the
following items available at their respective offices during normal business
hours, or shall send such items to any requesting party at the expense of such
requesting party (other than the Series 2002-CKS4 Directing Certificateholder
(so long as the requests are not excessive or duplicative), the Class APM
Directing Certificateholder (so long as the requests are not excessive or
duplicative), the Trustee and the Rating Agencies, and except as otherwise
provided in the last sentence of this paragraph) for review by the Depositor,
the Trustee, the Rating Agencies, any Certificateholder, any Certificate Owner,
any Person identified to the Master Servicer or the Special Servicer, as
applicable, by a Certificateholder or a Certificate Owner as a prospective
transferee of a Certificate or an interest therein and any other Persons to whom
the Master Servicer or the Special Servicer, as applicable, believes such
disclosure to be appropriate: (i) all financial statements, occupancy
information, rent rolls, retail sales information, average daily room rates and
similar information received from the respective Borrowers or otherwise obtained
by the Master Servicer or the Special Servicer, as applicable, (ii) the
inspection reports prepared by or on behalf of the Master Servicer or the
Special Servicer, as applicable, with respect to the respective Mortgaged
Properties in connection with the property inspections pursuant to SECTION 3.19,
(iii) any appraisals and/or internal valuations prepared by or on behalf of the
Master Servicer or the Special Servicer, as applicable, with respect to the
respective Mortgaged Properties in accordance with this Agreement, (iv) any and
all modifications, waivers and amendments of the terms of a Mortgage Loan
entered into by the Master Servicer or the Special Servicer, as applicable, and
(v) any and all officer's certificates and other evidence delivered to the
Trustee and the Depositor to support the Master Servicer's determination that
any Advance was, or if made would be, a Nonrecoverable Advance. To the extent
not already provided to the Series 2002-CKS4 Directing Certificateholder
pursuant to this Agreement, copies of any and all of the foregoing items shall
be available from the Master Servicer or the Special Servicer, as applicable, or
the Trustee, upon request. Copies of all such information shall be delivered by
the Master Servicer or the Special Servicer, as applicable, upon request, not
more frequently than quarterly to the Certificateholders (or, if the Controlling
Class of Certificates is held in book-entry form, the Certificate Owners) of the
Controlling Class (as identified by the related Depository Participant and for
so long as such Class remains outstanding) at the address specified by such
Certificate Owners; PROVIDED, HOWEVER, that if beneficial ownership of the
Controlling Class resides in more than one Certificateholder or Certificate
Owner, as applicable, the Master Servicer or the Special Servicer, as
applicable, shall be responsible only for the expense of providing the first
such copy of such information and shall be entitled to reimbursement from the
requesting party for the expense of any additional copies so provided.

          (o)  With respect to any information furnished by the Master Servicer
or the Special Servicer pursuant to SECTION 3.26(m) or 3.26(n), the Master
Servicer or the Special Servicer, as the case may be, shall be entitled to
indicate the source of such information and the Master Servicer or the Special
Servicer, as applicable, may affix thereto any disclaimer it deems appropriate
in its discretion. The Master Servicer or the Special Servicer, as applicable,
shall notify Certificateholders of the availability of any such information in
any manner as it, in its sole discretion, may determine. In connection with
providing access to or copies of the items described above in SECTION 3.26(m) or
3.26(n) to Certificateholders, Certificate Owners, prospective purchasers of
Certificates or interests therein or investment advisors of any of the
foregoing, the Master Servicer or the Special Servicer, as the case may be, may
require: (i) in the case of Certificateholders and Certificate Owners, a
confirmation executed by the requesting Person substantially in form and
substance reasonably acceptable to the Master Servicer or the Special Servicer,
as applicable, generally to the effect that such Person is a registered or
beneficial holder of Certificates or an investment advisor representing such
Person and is requesting the

                                      -171-
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information solely for use in evaluating such Person's investment in the
Certificates and will otherwise keep such information confidential; and (ii) in
the case of a prospective purchaser or an investment advisor representing such
Person, confirmation executed by the requesting Person in form and substance
reasonably acceptable to the Master Servicer or the Special Servicer, as the
case may be, generally to the effect that such Person is a prospective purchaser
of a Certificate or an interest therein or an investment advisor representing
such Person, and is requesting the information solely for use in evaluating a
possible investment in Certificates and will otherwise keep such information
confidential. Neither the Master Servicer nor the Special Servicer shall be
liable for the dissemination of information in accordance with this Agreement.

          (p)  Except as otherwise required by this Agreement and except for
statements, reports and information to be filed with the Commission as
contemplated by this SECTION 3.26, the Master Servicer and the Special Servicer
may, at its discretion, make available by hard copy, electronic media, internet
website and bulletin board service certain information and may make available by
hard copy, electronic media, internet website or bulletin board service any
reports or information required by this Agreement that the Master Servicer or
the Special Servicer is required to provide to any of the Rating Agencies, the
Depositor and anyone the Depositor reasonably designates.

          SECTION 3.27.  Lock-Box Accounts, Cash Collateral Accounts and
                         Servicing Accounts.

          (a)  The Master Servicer shall administer each Lock-Box Account, Cash
Collateral Account and Servicing Account in accordance with the related Mortgage
or Loan Agreement, Cash Collateral Account Agreement or Lock-Box Agreement, if
any. Each Lock-Box Account, Cash Collateral Account and Servicing Account shall
be an Eligible Account, except to the extent provided in the related Mortgage
Loan Documents.

          (b)  For any Mortgage Loan that provides that a Lock-Box Account will
be established upon the occurrence of certain events specified in the related
Mortgage Loan Documents, the Master Servicer shall establish on behalf of the
Trust such Lock-Box Account upon the occurrence of such events unless the Master
Servicer determines, in accordance with the Servicing Standard, that such
Lock-Box Account should not be established. Notwithstanding the foregoing, the
Master Servicer shall establish a Lock-Box Account for each ARD Mortgage Loan no
later than its Anticipated Repayment Date.

          (c)  With respect to each Mortgage Loan requiring the establishment of
a Lock-Box Account, the Master Servicer, upon receipt of the annual financial
statements of each Borrower, shall compare the gross revenue for the related
Mortgaged Property, as set forth in such financial statements, with the history
of the related Borrower's deposits (on an annual basis) into such Lock-Box
Account and shall report any discrepancies over 10% to the Special Servicer.

          (d)  The Master Servicer shall timely provide all notifications and
otherwise timely take all actions necessary to perfect or maintain the
perfection of the security interest of the Trustee in each Lock-Box Account,
Cash Collateral Account and Servicing Account with respect to any Mortgage Loan.

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          SECTION 3.28.  Interest Reserve Account.

          (a)  The Trustee shall establish, on or before the Closing Date, and
maintain the Interest Reserve Account. The Trustee shall give notice to the
Master Servicer, the Special Servicer and the Depositor of the location of the
Interest Reserve Account and, prior to any change thereof, any new location of
the Interest Reserve Account. On each Distribution Date in any February and on
any Distribution Date in any January which occurs in a year which is not a leap
year, the Trustee shall withdraw from the Distribution Account and deposit into
the Interest Reserve Account in respect of each Mortgage Loan an amount withheld
from the related Monthly Payment or P&I Advance equal to one day's interest on
the Stated Principal Balance of such Mortgage Loan immediately prior to such
Distribution Date at the related Net Mortgage Rate, to the extent a full Monthly
Payment or P&I Advance is made in respect thereof (all amounts so deposited in
any January, except in the case of a leap year, and in any February, "WITHHELD
AMOUNTS").

          (b)  On each Distribution Date occurring in March, the Trustee shall
withdraw from the Interest Reserve Account an amount equal to the Withheld
Amounts from the immediately preceding January and February, if any, and deposit
such amount (excluding any net investment income thereon) into the Distribution
Account. On each Distribution Date, the Trustee shall deposit any Net Investment
Loss into the Interest Reserve Account and shall be permitted to withdraw any
Net Investment Earnings from the Interest Reserve Account.

          SECTION 3.29.  Limitations on and Authorizations of the Master
                         Servicer and Special Servicer with Respect to Certain
                         Mortgage Loans.

          (a)  Prior to taking any action with respect to a Mortgage Loan
secured by any Mortgaged Properties located in a "one-action" state, the Special
Servicer shall consult with legal counsel, the fees and expenses of which shall
be a Servicing Advance.

          (b)  With respect to any Mortgage Loan which permits the related
Borrower, with the consent or grant of a waiver by the mortgagee, to incur
additional indebtedness (other than indebtedness of the type addressed in
SECTION 3.08) or to amend or modify the related Borrower's organizational
documents, the Special Servicer may consent (subject to SECTION 3.20 hereof) to
either such action, or grant a waiver with respect thereto, only if the Special
Servicer determines that such consent or grant of waiver is likely to result in
a greater recovery on a present value basis (discounted at the related Mortgage
Rate) than the withholding of such consent or grant of waiver, and the Special
Servicer first obtains written confirmation from each Rating Agency that such
consent or grant of waiver would not, in and of itself, result in a downgrade,
qualification or withdrawal of any of the then-current ratings assigned to the
Certificates. The Master Servicer shall not be entitled or required to consent
to, or grant a waiver with respect to, either action, except in accordance with
SECTION 3.20 hereof, and except that, if such action is related to an assumption
transaction contemplated by SECTION 3.08, the Master Servicer shall process the
Borrower's request for such consent or waiver and submit such request for
approval by the Special Servicer in connection with its approval of the subject
assumption transaction pursuant to SECTION 3.08.

          (c)  With respect to any ARD Mortgage Loan, so long as no event of
default beyond applicable notice and grace periods has occurred and is
continuing, the Master Servicer and the Special Servicer shall not take any
enforcement action with respect to the payment of Excess Interest or principal
in excess of the principal component of the constant Monthly Payment, other than
requests for

                                      -173-
<Page>

collection, until the date on which principal and all accrued interest (other
than Excess Interest) has been paid in full (the failure of the Borrower to pay
Excess Interest shall not be considered an event of default for purposes of this
paragraph). Nothing in this paragraph shall limit the obligation of the Master
Servicer and the Special Servicer to establish a Lock-Box Account pursuant to
SECTION 3.27.

          (d)  Neither the Master Servicer nor the Special Servicer shall
consent to a change of franchise affiliation with respect to any hotel property
that in whole or in part constitutes the Mortgaged Property securing a Mortgage
Loan unless it obtains written confirmation from each Rating Agency that such
change of franchise affiliation would not, in and of itself, result in a
downgrade, qualification or withdrawal of the then-current ratings on any Class
of Certificates. Neither the Master Servicer nor the Special Servicer shall be
required to obtain such written consent from S&P if the then-current principal
balance of such Mortgage Loan is less than 2% of the then-current aggregate
principal balance of the Mortgage Pool.

          (e)  The Master Servicer or Special Servicer shall not consent to a
change in the property manager with respect to a property securing a Significant
Mortgage Loan unless it obtains confirmation from S&P that the appointment of
such new property manager would not, in and of itself, result in a downgrade,
qualification or withdrawal of the then current ratings on any Class of
Certificates. The Master Servicer shall use reasonable efforts to cause the
related Borrower to pay the costs of such confirmation, otherwise, such costs
shall be a Trust Fund expense.

          (f)  The Master Servicer shall, as to each Mortgage Loan which is
secured by the interest of the related Borrower under a Ground Lease, at its own
expense, promptly (and in any event within 45 days of the Closing Date) notify
the related ground lessor of the transfer of such Mortgage Loan to the Trust
pursuant to this Agreement and inform such ground lessor that any notices of
default under the related Ground Lease should thereafter be forwarded to the
Master Servicer, on behalf of the Trustee.

          SECTION 3.30.  Master Servicer and Special Servicer May Own
                         Certificates.

          (a)  The Master Servicer and any agent of the Master Servicer in its
individual or any other capacity may become the owner or pledgee of Certificates
with the same rights it would have if it were not the Master Servicer or such
agent; except, with respect to Voting Rights, as set forth in the definition of
"Certificateholder".

          (b)  The Special Servicer and any agent of the Special Servicer in its
individual or any other capacity may become the owner or pledgee of Certificates
with the same rights it would have if it were not the Special Servicer or such
agent; except, with respect to Voting Rights, as set forth in the definition of
"Certificateholder".

                                      -174-
<Page>

          SECTION 3.31.  Servicing of the Arbor Place Mall Mortgage Loan.

          (a)  Prior to taking any of the following actions with respect to the
Arbor Place Mall Mortgage Loan, the Special Servicer shall notify the Trustee,
which shall notify the Holders of the Class APM Certificates, and the Special
Servicer shall, if so requested within five Business Days of the Trustee's
providing that notice to the Class APM Certificateholders, consult with the
Class APM Directing Certificateholder:

               (i)     if the Arbor Place Mall Mortgage Loan becomes a Specially
     Serviced Mortgage Loan, any foreclosure upon or comparable conversion,
     which may include the acquisition of an REO Property, of the ownership of
     the Arbor Place Mall Property;

               (ii)    if the Arbor Place Mall Mortgage Loan becomes a Specially
     Serviced Mortgage Loan, any modification of a monetary term other than an
     extension of the original maturity date for two (2) years or less;

               (iii)   if the Arbor Place Mall Mortgage Loan becomes a Specially
     Serviced Mortgage Loan, any acceptance of a discounted payoff;

               (iv)    if the Arbor Place Mall Mortgage Loan becomes a Specially
     Serviced Mortgage Loan, any determination to bring the Arbor Place Mall
     Property into compliance with applicable environmental laws;

               (v)     if the Arbor Place Mall Mortgage Loan becomes a Specially
     Serviced Mortgage Loan, any release of collateral (other than in accordance
     with the terms of, or upon satisfaction of, the Arbor Place Mall Mortgage
     Loan);

               (vi)    if the Arbor Place Mall Mortgage Loan becomes a Specially
     Serviced Mortgage Loan, any acceptance of substitute or additional
     collateral (other than in accordance with the terms of the Arbor Place Mall
     Mortgage Loan);

               (vii)   any waiver of a "due-on-sale" or due-on-encumbrance"
     clause; and

               (viii)  any acceptance of an assumption agreement releasing the
     related Borrower from liability.

The Special Servicer shall provide all information which the Special Servicer
considers to be material in connection with evaluating any such action to the
Class APM Directing Certificateholder, who shall then have ten days (to the
extent such period does not delay the Special Servicer from taking any action
that is in the best interests of the Certificateholders prior to the expiration
of such period) within which to consult with and advise the Special Servicer
regarding the proposed action; PROVIDED that, if the Class APM Directing
Certificateholder has not responded within such period, it shall be deemed to
have approved such action. Notwithstanding the foregoing, no such advice,
direction or consultation contemplated by the foregoing may (i) require or cause
the Special Servicer to violate any applicable law, (ii) be inconsistent with
the Servicing Standard, (iii) cause any Adverse REMIC Event with respect to any
REMIC Pool or cause any Adverse Grantor Trust Event with respect to any Grantor
Trust Pool, (iv) require or cause the Special Servicer to violate any other
provisions of this Agreement, (v) require or cause the Special Servicer to
violate the terms of the Arbor Place Mall Mortgage Loan, (vi) expose

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the Master Servicer, the Special Servicer, the Depositor, the Mortgage Loan
Sellers, the Trust Fund, the Trustee or their Affiliates, officers, directors,
employees or agents to any claim, suit or liability, or (vii) materially expand
the scope of the Master Servicer's or Special Servicer's responsibilities under
this Agreement; and the Special Servicer will neither follow any such advice or
direction if given by the Class APM Directing Certificateholder nor initiate any
such actions. Also notwithstanding the foregoing, if an Arbor Place Mall Change
of Control Event has occurred and is continuing, the Special Servicer is under
no obligation to comply with any advice, direction or consultation provided by
the Class APM Directing Certificateholder.

          (b)  Prior to entering into any modification of the Arbor Place Mall
Mortgage Loan that would materially affect the monetary terms of the Arbor Place
Mall Mortgage Loan, the Master Servicer or Special Servicer, as applicable,
shall provide the Class APM Directing Certificateholder with notice thereof and
with all information that the Master Servicer or Special Servicer, as
applicable, considers material, but in any case including a draft of the
agreement, if any, that sets forth such proposed modification. The Class APM
Directing Certificateholder shall have the right to purchase the Arbor Place
Mall Mortgage Loan at a price equal to the Purchase Price therefor by delivering
notice to the Master Servicer or Special Servicer, within five (5) Business Days
of receipt of the materials described in the preceding sentence, that it intends
to exercise such purchase option (such purchase option to terminate at the end
of such 5-Business Day period). In the event that it elects to exercise such
purchase option, the Class APM Directing Certificateholder shall deliver such
Purchase Price to the Master Servicer within three (3) Business Days of its
exercise of such purchase option; and, upon its receipt of such Purchase Price,
the Master Servicer shall notify the Trustee of such purchase. The purchase
option granted under this paragraph shall be in addition to the purchase option
granted pursuant to SECTION 3.31(c) hereof.

          (c)  The Class APM Directing Certificateholder shall have the right,
by written notice to the Master Servicer and Special Servicer (a "CLASS APM
PURCHASE NOTICE") delivered (i) during any Cure Period for which the Class APM
Directing Certificateholder is entitled to make a Cure Payment or (ii) at any
time the Arbor Place Mall Mortgage Loan is a Specially Serviced Loan (PROVIDED
that the Arbor Place Mall Mortgage Loan is then in default or default with
respect thereto is reasonably foreseeable) to purchase the Arbor Place Mall
Mortgage Loan in whole but not in part at the Purchase Price. Upon the delivery
of the Class APM Purchase Notice to the Master Servicer and Special Servicer,
the Special Servicer shall, on behalf of the Trust Fund, sell (and the Class APM
Directing Certificateholder shall purchase) the Arbor Place Mall Mortgage Loan
at the Purchase Price, on a date (the "CLASS APM PURCHASE DATE") not less than
five (5) Business Days nor more than ten (10) Business Days after the date of
the Class APM Purchase Notice, as shall be established by the Special Servicer.
The Purchase Price shall be calculated by the Special Servicer, three (3)
Business Days prior to the Class APM Purchase Date and shall, absent manifest
error, be binding upon the Class APM Directing Certificateholder. Concurrently
with the payment to the Trust of the Purchase Price, the Special Servicer shall
direct the Trustee to execute at the sole cost and expense of the Class APM
Directing Certificateholder in favor of the Class APM Directing
Certificateholder assignment documentation which will assign the Arbor Place
Mall Mortgage Loan and the related Mortgage Loan Documents without recourse,
representations or warranties. The right of the Class APM Directing
Certificateholder to purchase the Arbor Place Mall Mortgage Loan under CLAUSE
(i) of the first sentence of this paragraph shall automatically terminate upon
the expiration of the applicable Cure Period. The right of the Class APM
Directing Certificateholder to purchase the Arbor Place Mall Mortgage Loan under
CLAUSE (ii) of the first sentence of this paragraph shall automatically
terminate upon (a) 10 Business Days

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after delivery of notification by the Special Servicer to the Class APM
Directing Certificateholder of the Special Servicer's intention to sell the
Arbor Place Mall Mortgage Loan pursuant to SECTION 3.18 (if it is a Defaulted
Mortgage Loan) or (b) a foreclosure sale, sale by power of sale or delivery of a
deed in lieu of foreclosure with respect to the related Mortgaged Property.
Notwithstanding the foregoing, the right of the Class APM Directing
Certificateholder to purchase the Arbor Place Mall Mortgage Loan under both
CLAUSES (i) and (ii) of the first sentence of this paragraph shall automatically
terminate upon any purchase of such Mortgage Loan pursuant to SECTION 3.18.

          (d)  The Master Servicer or the Special Servicer, as applicable, based
on their respective responsibilities, shall deliver to the Class APM Directing
Certificateholder notice of any monetary or non-monetary default with respect to
the Arbor Place Mall Mortgage Loan promptly after a Servicing Officer of the
Master Servicer or the Special Servicer, as applicable, becomes aware of such
default. Upon receipt of such notice, the Class APM Directing Certificateholder
shall have the right to cure defaults (each such cure a "CURE EVENT") with
respect to the Arbor Place Mall Mortgage Loan within 5 Business Days of receipt
of notice with respect to a monetary default and within 30 days of receipt of
notice with respect to a non-monetary default following the date of such notice
(such period, the "CURE PERIOD" and, any payments made to effect any such cure,
"CURE PAYMENTS"); PROVIDED, HOWEVER, that no single Cure Event shall continue
for a period of more than 90 consecutive days (I.E., the related Borrower must
itself have cured the subject default, including through the reimbursement of
any related Cure Payment, within 90 days after the related Cure Event); and
PROVIDED, FURTHER, that the Class APM Directing Certificateholder shall not have
any right to cure defaults with respect to the Arbor Place Mall Mortgage Loan
after the Distribution Date that precedes by two years the Rated Final
Distribution Date. In the event that the Class APM Directing Certificateholder
shall make a Cure Payment to the Master Servicer, then, the right of the Class
APM Directing Certificateholder to reimbursement for such Cure Payment
(including the reimbursement of a previous Advance made by the Master Servicer
or the Trustee) shall be subordinate to the payment of all other amounts due
with respect to the Arbor Place Mall Mortgage Loan. Notwithstanding the
foregoing, the making of a Cure Payment by the Class APM Directing
Certificateholder shall not act as a waiver of any amounts due under the
Mortgage Loan Documents by the related Borrower.

          (e)  Any decisions made by the Master Servicer or Special Servicer, as
applicable, with respect to the Arbor Place Mall Mortgage Loan pursuant to and
in accordance with the Servicing Standard and the other provisions of this
Agreement shall automatically be deemed to be reasonably exercised for purposes
of this SECTION 3.31 and this Agreement.

          (f)  By its acceptance of a Certificate, each Certificateholder
confirms its understanding that the Class APM Directing Certificateholder may
take actions that favor the interests of the Holders of the Class APM
Certificates over the interests of the Holders of other Classes of Certificates
and that the Class APM Directing Certificateholder may have special
relationships and interests that conflict with those of Holders of such other
Classes of Certificates; and, absent willful misfeasance, bad faith, negligence
or negligent disregard of obligations or duties on the part of the Class APM
Directing Certificateholder, each Certificateholder agrees to take no action
against the Class APM Directing Certificateholder as a result of such a special
relationship or conflict.

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                                   ARTICLE IV

                         PAYMENTS TO CERTIFICATEHOLDERS

          SECTION 4.01.  Distributions.

          (a)  On each Distribution Date, the Trustee shall apply amounts on
deposit in the Distribution Account for the following purposes and in the
following order of priority, in each case to the extent of the remaining portion
of the Net Available Distribution Amount for such Distribution Date:

          FIRST, to make distributions of interest to the Holders of the
     respective Classes of the Senior Certificates, up to, and PRO RATA as among
     such Classes of Certificateholders based on, their respective Interest
     Distribution Amounts for such Distribution Date;

          SECOND, to make distributions of principal to the Holders of the
     respective Classes of the Class A-P&I Certificates as follows--

               (i)     prior to the occurrence of the Final Distribution Date or
     any Senior Principal Distribution Cross-Over Date, sequentially to the
     Holders of the Class A-1 Certificates, up to their Principal Distribution
     Amount for such Distribution Date, and THEN to the Holders of the Class A-2
     Certificates, up to their Principal Distribution Amount for such
     Distribution Date; and

               (ii)    on and after the occurrence of any Senior Principal
     Distribution Cross-Over Date, and in any event on the Final Distribution
     Date, to the Holders of the respective Classes of the Class A-P&I
     Certificates, up to, and PRO RATA as between such Classes of
     Certificateholders based on, their respective Principal Distribution
     Amounts for such Distribution Date; and

          THIRD, to reimburse the Holders of the respective Classes of the Class
     A-P&I Certificates for any Unfunded Principal Balance Reductions previously
     incurred thereby, up to, and PRO RATA as between such Classes of
     Certificateholders based on, their respective Loss Reimbursement Amounts
     for such Distribution Date.

          Any and all distributions of accrued interest made with respect to
each Class of Interest Only Certificates on each Distribution Date pursuant to
CLAUSE FIRST of the prior paragraph of this SECTION 4.01(a) shall be deemed
allocated among the respective Components of such Class of Certificates on a PRO
RATA basis in accordance with the respective Interest Distribution Amounts of
such Components for such Distribution Date.

          (b)  On each Distribution Date, following the distributions on the
Senior Certificates to be made on such date pursuant to SECTION 4.01(a), the
Trustee shall apply any amounts remaining on deposit in the Distribution Account
to make distributions to the Holders of the respective Classes of the
Subordinate Principal Balance Certificates (exclusive of the Class APM
Certificates), in the following order and, in the case of each such Class of
Subordinate Principal Balance Certificates, up to the lesser of (i) the total of
the Interest Distribution Amount, the Principal Distribution Amount and the Loss
Reimbursement Amount with respect to such Class of Certificates for such
Distribution Date and (ii) the remaining portion of the Net Available
Distribution Amount for such Distribution Date: FIRST, to the

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Holders of the Class B Certificates; SECOND, to the Holders of the Class C
Certificates; THIRD, to the Holders of the Class D Certificates; FOURTH, to the
Holders of the Class E Certificates; FIFTH, to the Holders of the Class F
Certificates; SIXTH, to the Holders of the Class G Certificates; SEVENTH, to the
Holders of the Class H Certificates; EIGHTH, to the Holders of the Class J
Certificates; NINTH, to the Holders of the Class K Certificates; TENTH, to the
Holders of the Class L Certificates; ELEVENTH, to the Holders of the Class M
Certificates; TWELFTH, to the Holders of the Class N Certificates; THIRTEENTH,
to the Holders of the Class O Certificates; FOURTEENTH, to the Holders of the
Class P Certificates; and FIFTEENTH, to the Holders of the Class Q Certificates.

          On each Distribution Date, following the distributions on the other
REMIC III Regular Interest Certificates to be made on such date pursuant to
SECTION 4.01(a) and the first paragraph of this SECTION 4.01(b), the Trustee
shall withdraw from the Distribution Account and pay to the Class APM
Certificateholders the Class APM Available Distribution Amount.

          Amounts distributable to the Holders of any Class of Subordinate
Principal Balance Certificates on any Distribution Date pursuant to this SECTION
4.01(b) shall be applied:

          FIRST, to make distributions of interest to the Holders of such Class
     of Certificates, up to their Interest Distribution Amount for such
     Distribution Date;

          SECOND, to make distributions of principal to the Holders of such
     Class of Certificates, up to their Principal Distribution Amount for such
     Distribution Date; and

          THIRD, to reimburse the Holders of such Class of Certificates for any
     Unfunded Principal Balance Reductions previously incurred thereby, up to
     their Loss Reimbursement Amount for such Distribution Date.

          (c)  On each Distribution Date, following the distributions on the
REMIC III Regular Interest Certificates to be made on such date pursuant to
SECTIONS 4.01(a) and 4.01(b), the Trustee shall withdraw any portion of the
Available Distribution Amount for such Distribution Date then remaining on
deposit in the Distribution Account and shall distribute the full amount of such
remaining funds to the Holders of the Class R Certificates.

          (d)  On each Distribution Date, the Trustee shall withdraw from the
Distribution Account and apply, for the following purposes and in the following
order of priority, any amount then on deposit in the Distribution Account that
represents a Yield Maintenance Charge collected with respect to any Mortgage
Loan or deemed collected with respect to any REO Loan during the related
Collection Period (exclusive of any Liquidation Fee payable therefrom and, if
received on the Arbor Place Mall Mortgage Loan or any successor REO Loan with
respect thereto, exclusive of any portion thereof payable on the Class APM
Certificates):

          FIRST, to make distributions of additional interest to the Holders of
     the respective Classes of the Yield Maintenance Certificates, up to, and
     PRO RATA as among such Classes of Certificateholders based on, their
     respective applicable Additional Yield Amounts; and

          SECOND, to make distributions of additional interest to the Holders of
     the Class A-X Certificates, up to the remaining portion of such Yield
     Maintenance Charge, as the case may be.

                                      -179-
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          If any Yield Maintenance Charge is received with respect to the Arbor
Place Mall Mortgage Loan or any successor REO Loan with respect thereto during
any Collection Period, then on the related Distribution Date the Trustee shall
distribute to the Holders of the Class APM Certificates such Yield Maintenance
Charge (exclusive of any Liquidation Fee payable therefrom), up to such Holders'
applicable Additional Yield Amount.

          For purposes of determining the portion of any Yield Maintenance
Charge on any Mortgage Loan or REO Loan that is distributable to the Holders of
any Class of Yield Maintenance Certificates on any Distribution Date, the
applicable "ADDITIONAL YIELD AMOUNT" shall be an amount equal to the product of:
(i) the amount of such Yield Maintenance Charge (exclusive of any Liquidation
Fee payable therefrom and, if received on the Arbor Place Mall Mortgage Loan or
any successor REO Loan with respect thereto, exclusive of any portion thereof
payable on the Class APM Certificates); multiplied by (ii) a fraction (not
greater than one or less than zero), the numerator of which is equal to the
excess, if any, of (A) the Pass-Through Rate applicable to such Class of Yield
Maintenance Certificates for the corresponding Interest Accrual Period, over (B)
the relevant Discount Rate, and the denominator of which is equal to the excess,
if any, of (X) the Mortgage Rate for the Mortgage Loan or REO Loan in respect of
which such Yield Maintenance Charge was received or deemed received, over (Y)
the relevant Discount Rate; multiplied by (iii) a fraction (not greater than one
or less than zero), the numerator of which is equal to the Principal
Distribution Amount with respect to such Class of Yield Maintenance Certificates
for such Distribution Date, and the denominator of which is equal to the Net
Total Principal Distribution Amount for such Distribution Date. For purposes of
determining the portion of any Yield Maintenance Charge collected on or with
respect to the Arbor Place Mall Mortgage Loan or any successor REO Loan with
respect thereto during any Collection Period that is distributable to the
Holders of the Class APM Certificates on the related Distribution Date, the
applicable "ADDITIONAL YIELD AMOUNT" shall be an amount equal to the product of:
(i) the amount of such Yield Maintenance Charge (exclusive of any Liquidation
Fee payable therefrom); multiplied by (ii) a fraction (not greater than one or
less than zero), the numerator of which is equal to the excess, if any, of (A)
the Pass-Through Rate applicable to the Class APM Certificates for the
corresponding Interest Accrual Period, over (B) the relevant Discount Rate, and
the denominator of which is equal to the excess, if any, of (X) the Mortgage
Rate for the Arbor Place Mall Mortgage Loan or any successor REO Loan with
respect thereto, as the case may be, over (Y) the relevant Discount Rate;
multiplied by (iii) a fraction (not greater than one or less than zero), the
numerator of which is the portion of the subject principal prepayment included
in the Class APM Principal Distribution Amount for the related Distribution
Date, and the denominator of which is the entire amount of such subject
principal prepayment.

          For purposes of determining the portion of any Yield Maintenance
Charge on any Mortgage Loan or REO Loan that is distributable to the Holders of
the Class APM Certificates or of any Class of Yield Maintenance Certificates on
any Distribution Date, the relevant "DISCOUNT RATE" shall be the same discount
rate (exclusive of any applicable spread) used to calculate such Yield
Maintenance Charge, with such discount rate (exclusive of any applicable spread)
converted to a monthly equivalent rate (regardless of whether any similar
conversion occurred at the loan level). If the Master Servicer remits to the
Trustee any Yield Maintenance Charge with respect to a Collection Period, the
relevant Discount Rate shall be provided by the Master Servicer to the Trustee
by 1:00 p.m., New York City time, on the second Business Day preceding the
related Distribution Date.

          Any distributions of additional interest, in the form of Yield
Maintenance Charges, made with respect to the Class A-X Certificates on any
Distribution Date pursuant to this SECTION 4.01(d) shall

                                      -180-
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be allocated among the respective Components of such Class of Certificates on a
PRO RATA basis in accordance with the relative amounts by which their respective
Component Notional Amounts declined as a result of deemed distributions of
principal on the REMIC II Regular Interests on such Distribution Date pursuant
to SECTION 4.01(k) (or, if there were no such declines, then on a PRO RATA basis
in accordance with the relative sizes of their respective Component Notional
Amounts).

          (e)  On each Distribution Date, the Trustee shall withdraw from the
Excess Interest Distribution Account any amounts then on deposit therein that
represent Excess Interest collected or deemed collected in respect of the ARD
Mortgage Loans or any successor REO Loans with respect thereto during the
related Collection Period and shall distribute such amounts to the Holders of
the Class V Certificates.

          (f)  All distributions made with respect to each Class of Certificates
on each Distribution Date shall be allocated PRO RATA among the Holders of such
Certificates based on their respective Percentage Interests. Except as otherwise
provided below, all such distributions made with respect to each Class of
Certificates on each Distribution Date shall be made to the Holders of such
Certificates of record at the close of business on the related Record Date and,
in the case of each such Holder, shall be made by wire transfer of immediately
available funds to the account thereof at a bank or other entity having
appropriate facilities therefor, if such Holder shall have provided the Trustee
with wiring instructions no later than the related Record Date (which wiring
instructions may be in the form of a standing order applicable to all subsequent
Distribution Dates), and otherwise shall be made by check mailed to the address
of such Holder as it appears in the Certificate Register. The final distribution
on each Certificate (determined, in the case of a Principal Balance Certificate,
without regard to any possible future reimbursement of any portion of a
previously incurred Unfunded Principal Balance Reduction allocable to such
Certificate) will be made in like manner, but only upon presentation and
surrender of such Certificate at the offices of the Certificate Registrar or
such other location specified in the notice to Certificateholders of such final
distribution. Any distribution that is to be made with respect to a Principal
Balance Certificate in reimbursement of any portion of an Unfunded Principal
Balance Reduction allocable to such Certificate, which reimbursement is to occur
after the date on which such Certificate is surrendered as contemplated by the
preceding sentence, will be made by check mailed to the Holder that surrendered
such Certificate at the last address set forth for such Holder in the
Certificate Register or at any other address of which the Trustee was
subsequently notified in writing.

          (g)  Each distribution with respect to a Book-Entry Certificate shall
be paid to the Depository, as Holder thereof, and the Depository shall be
responsible for crediting the amount of such distribution to the accounts of its
Depository Participants in accordance with its normal procedures. Each
Depository Participant shall be responsible for disbursing such distribution to
the related Certificate Owners that it represents and to each indirect
participating brokerage firm for which it acts as agent. Each such indirect
participating brokerage firm shall be responsible for disbursing funds to the
related Certificate Owners that it represents. None of the parties hereto shall
have any responsibility therefor except as otherwise provided by this Agreement
or applicable law. The Trustee and the Depositor shall perform their respective
obligations under the respective Letters of Representations Among the Depositor,
the Trustee and the Initial Depository, relating to the REMIC III Regular
Interest Certificates.

          (h)  The rights of the Certificateholders to receive distributions
from the proceeds of the Trust Fund in respect of their Certificates, and all
rights and interests of the Certificateholders in and

                                      -181-
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to such distributions, shall be as set forth in this Agreement. Neither the
Holders of any Class of Certificates nor any party hereto shall in any way be
responsible or liable to the Holders of any other Class of Certificates in
respect of amounts previously distributed on the Certificates in accordance with
this Agreement.

          (i)  Except as otherwise provided in SECTION 9.01, whenever the
Trustee expects that the final distribution with respect to any Class of
Certificates will be made on the next Distribution Date (such final distribution
to be determined, in the case of a Class of Principal Balance Certificates,
without regard to any possible future reimbursement of any portion of a
previously incurred Unfunded Principal Balance Reduction in respect of such
Class), the Trustee shall, as promptly as possible (and, in any event, no later
than three Business Days) after the related Determination Date, mail to each
Holder of such Class of Certificates of record on such date a notice to the
effect that:

               (i)     the Trustee expects that the final distribution with
     respect to such Class of Certificates will be made on such Distribution
     Date but only upon presentation and surrender of such Certificates at the
     office of the Certificate Registrar or at such other location therein
     specified, and

               (ii)    no interest shall accrue on such Certificates from and
     after the end of the Interest Accrual Period for such Distribution Date.

          Any funds not distributed to any Holder or Holders of Certificates of
such Class on such Distribution Date because of the failure of such Holder or
Holders to tender their Certificates shall, on such date, be set aside and
credited to, and shall be held uninvested in trust in, the account or accounts
of the appropriate non-tendering Holder or Holders. If any Certificates as to
which notice has been given pursuant to this SECTION 4.01(i) shall not have been
surrendered for cancellation within six months after the time specified in such
notice, the Trustee shall mail a second notice to the remaining non-tendering
Certificateholders to surrender their Certificates for cancellation in order to
receive the final distribution with respect thereto. If within one year after
the second notice all such Certificates shall not have been surrendered for
cancellation, then the Trustee, directly or through an agent, shall take such
steps to contact the remaining non-tendering Certificateholders concerning the
surrender of their Certificates as it shall deem appropriate. The costs and
expenses of holding such funds in trust and of contacting such
Certificateholders following the first anniversary of the delivery of such
second notice to the non-tendering Certificateholders shall be paid out of such
funds. No interest shall accrue or be payable to any former Holder on any amount
held in trust pursuant to this paragraph. If any Certificates as to which notice
has been given pursuant to this SECTION 4.01(i), shall not have been surrendered
for cancellation by the second anniversary of the delivery of the second notice,
then, subject to applicable escheat laws, the Trustee shall distribute to the
Class R Certificateholders all unclaimed funds.

          (j)  Notwithstanding any other provision of this Agreement, the
Trustee shall comply with all federal withholding requirements respecting
payments to Certificateholders of interest or original issue discount that the
Trustee reasonably believes are applicable under the Code. The consent of
Certificateholders shall not be required for such withholding. If the Trustee
does withhold any amount from payments or advances of interest or original issue
discount to any Certificateholder pursuant to federal withholding requirements,
the Trustee shall indicate the amount withheld to such Certificateholder.

                                      -182-
<Page>

          (k)  All distributions of accrued interest made with respect to each
Class of Interest Only Certificates on each Distribution Date pursuant to CLAUSE
FIRST of the first paragraph of SECTION 4.01(a), and allocable to any particular
Component of such Class of Certificates, shall be deemed to have first been
distributed from REMIC II to REMIC III on such Distribution Date as accrued
interest with respect to such Component's Corresponding REMIC II Regular
Interest as part of such REMIC II Regular Interest's Interest Distribution
Amount for such Distribution Date. In addition, all distributions of additional
interest (in the form of Yield Maintenance Charges) made with respect to the
Class A-X Certificates on each Distribution Date pursuant to SECTION 4.01(d),
and allocable to any particular Component of such Class of Certificates, shall
be deemed to have first been distributed from REMIC II to REMIC III on such
Distribution Date as additional interest (in the form of Yield Maintenance
Charges) with respect to such Component's Corresponding REMIC II Regular
Interest.

          All distributions made with respect to each Class of Principal Balance
Certificates on each Distribution Date pursuant to SECTION 4.01(a), SECTION
4.01(b) or SECTION 4.01(d) shall be deemed to have first been distributed from
REMIC II to REMIC III on such Distribution Date with respect to the
Corresponding REMIC II Regular Interest(s) for such Class of Certificates. In
each case, if such distribution on any such Class of Principal Balance
Certificates was a distribution of accrued interest (as part of the related
Interest Distribution Amount for the subject Distribution Date), of principal,
of additional interest (in the form of Yield Maintenance Charges) or in
reimbursement of any related Unfunded Principal Balance Reductions with respect
to such Class of Certificates, then the corresponding distribution deemed to be
made on the Corresponding REMIC II Regular Interest(s) for such Class of
Certificates pursuant to the preceding sentence shall be deemed also to be a
distribution of accrued interest (as part of the Interest Distribution Amount(s)
for such REMIC II Regular Interest(s) for the subject Distribution Date), of
principal, of additional interest (in the form of Yield Maintenance Charges) or
in reimbursement of any related Unfunded Principal Balance Reductions with
respect to such REMIC II Regular Interest(s).

          Each Class of Principal Balance Certificates shall have one
Corresponding REMIC II Regular Interest, except for the Class A-1 Certificates,
which shall have four Corresponding REMIC II Regular Interests, the Class A-2
Certificates, which shall have three Corresponding REMIC II Regular Interests,
and the Class F Certificates, which shall have two Corresponding REMIC II
Regular Interests.

          Deemed distributions of accrued interest made on REMIC II Regular
Interest A-1-1, REMIC II Regular Interest A-1-2, REMIC II Regular Interest A-1-3
and REMIC II Regular Interest A-1-4 shall be allocated between those four REMIC
II Regular Interests on a PRO RATA basis in accordance with their respective
Interest Distribution Amounts for the subject Distribution Date. Deemed
distributions of principal made on REMIC II Regular Interest A-1-1, REMIC II
Regular Interest A-1-2, REMIC II Regular Interest A-1-3 and REMIC II Regular
Interest A-1-4 shall be allocated to REMIC II Regular Interest A-1-1, REMIC II
Regular Interest A-1-2, REMIC II Regular Interest A-1-3 and REMIC II Regular
Interest A-1-4, in that order, in each case until its Uncertificated Principal
Balance is reduced to zero. Deemed distributions of additional interest (in the
form of Yield Maintenance Charges) made on REMIC II Regular Interest A-1-1,
REMIC II Regular Interest A-1-2, REMIC II Regular Interest A-1-3 and REMIC II
Regular Interest A-1-4 shall be allocated entirely to REMIC II Regular Interest
A-1-1, for so long as its Uncertificated Principal Balance is greater than zero,
and then to REMIC II Regular Interest A-1-2, for so long as its Uncertificated
Principal Balance is greater than zero after the Uncertificated Principal
Balance of REMIC II Regular Interest A-1-1 is reduced to zero, and then to REMIC
II Regular Interest A-1-3, for so long as its Uncertificated Principal Balance
is greater than zero

                                      -183-
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after the aggregate Uncertificated Principal Balance of REMIC II Regular
Interest A-1-1 and REMIC II Regular Interest A-1-2 is reduced to zero, and then
to REMIC II Regular Interest A-1-4, after the aggregate Uncertificated Principal
Balance of REMIC II Regular Interest A-1-1, REMIC II Regular Interest A-1-2 and
REMIC II Regular Interest A-1-3 is reduced to zero. Deemed distributions in
reimbursement of Unfunded Principal Balance Reductions made on REMIC II Regular
Interest A-1-1, REMIC II Regular Interest A-1-2, REMIC II Regular Interest A-1-3
and REMIC II Regular Interest A-1-4 shall be allocated between those four REMIC
II Regular Interests on a PRO RATA basis in accordance with their respective
Loss Reimbursement Amounts for the subject Distribution Date.

          Deemed distributions of accrued interest made on REMIC II Regular
Interest A-2-1, REMIC II Regular Interest A-2-2 and REMIC II Regular Interest
A-2-3 shall be allocated between those three REMIC II Regular Interests on a PRO
RATA basis in accordance with their respective Interest Distribution Amounts for
the subject Distribution Date. Deemed distributions of principal made on REMIC
II Regular Interest A-2-1, REMIC II Regular Interest A-2-2 and REMIC II Regular
Interest A-2-3 shall be allocated to REMIC II Regular Interest A-2-1, REMIC II
Regular Interest A-2-2 and REMIC II Regular Interest A-2-3, in that order, in
each case until its Uncertificated Principal Balance is reduced to zero. Deemed
distributions of additional interest (in the form of Yield Maintenance Charges)
made on REMIC II Regular Interest A-2-1, REMIC II Regular Interest A-2-2 and
REMIC II Regular Interest A-2-3 shall be allocated entirely to REMIC II Regular
Interest A-2-1, for so long as its Uncertificated Principal Balance is greater
than zero, and then to REMIC II Regular Interest A-2-2, for so long as its
Uncertificated Principal Balance is greater than zero after the Uncertificated
Principal Balance of REMIC II Regular Interest A-2-1 has been reduced to zero,
and then to REMIC II Regular Interest A-2-3, after the aggregate Uncertificated
Principal Balance of REMIC II Regular Interest A-2-1 and REMIC II Regular
Interest A-2-2 has been reduced to zero. Deemed distributions in reimbursement
of Unfunded Principal Balance Reductions made on REMIC II Regular Interest
A-2-1, REMIC II Regular Interest A-2-2 and REMIC II Regular Interest A-2-3 shall
be allocated between those three REMIC II Regular Interests on a PRO RATA basis
in accordance with their respective Loss Reimbursement Amounts for the subject
Distribution Date.

          Deemed distributions of accrued interest made on REMIC II Regular
Interest F-1 and REMIC II Regular Interest F-2 shall be allocated between those
two REMIC II Regular Interests on a PRO RATA basis in accordance with their
respective Interest Distribution Amounts for the subject Distribution Date.
Deemed distributions of principal made on REMIC II Regular Interest F-1 and
REMIC II Regular Interest F-2 shall be allocated to REMIC II Regular Interest
F-1 and REMIC II Regular Interest F-2, in that order, in each case until its
Uncertificated Principal Balance is reduced to zero. Deemed distributions of
additional interest (in the form of Yield Maintenance Charges) made on REMIC II
Regular Interest F-1 and REMIC II Regular Interest F-2 shall be allocated
entirely to REMIC II Regular Interest F-1, for so long as its Uncertificated
Principal Balance is greater than zero, and then to REMIC II Regular Interest
F-2, after the Uncertificated Principal Balance of REMIC II Regular Interest F-1
has been reduced to zero. Deemed distributions in reimbursement of Unfunded
Principal Balance Reductions made on REMIC II Regular Interest F-1 and REMIC II
Regular Interest F-2 shall be allocated between those two REMIC II Regular
Interests on a PRO RATA basis in accordance with their respective Loss
Reimbursement Amounts for the subject Distribution Date.

          The actual distributions made by the Trustee on each Distribution Date
with respect to the Certificates pursuant to SECTION 4.01(a), SECTION 4.01(b),
SECTION 4.01(c) (to the extent such distributions relate to the REMIC III
Residual Interest) or SECTION 4.01(d), as applicable, shall be deemed to have

                                      -184-
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been so made from the amounts deemed distributed with respect to the REMIC II
Regular Interests on such Distribution Date pursuant to this SECTION 4.01(k).
Notwithstanding the deemed distributions on the REMIC II Regular Interests
described in this SECTION 4.01(k), actual distributions of funds from the
Distribution Account shall be made only in accordance with SECTION 4.01(a),
SECTION 4.01(b), SECTION 4.01(c), SECTION 4.01(d) or SECTION 4.01(e), as
applicable.

          (l)  On each Distribution Date, immediately prior to making any actual
distributions on the Certificates pursuant to SECTION 4.01(a), SECTION 4.01(b)
or SECTION 4.01(c), or the corresponding deemed distributions on the REMIC II
Regular Interests pursuant to SECTION 4.01(k), the Trustee shall be deemed to
have made (or, in the case of CLAUSE EIGHTH below, shall actually make) out of
that portion of the Available Distribution Amount for such Distribution Date
that is attributable to the Arbor Place Mall Mortgage Loan or any related REO
Property, the following distributions to REMIC II and, solely in the case of
CLAUSE EIGHTH below, the Class APM Directing Certificateholder in the following
order of priority, in each case to the extent of the remaining portion of the
Available Distribution Amount for such Distribution Date that is attributable to
the Arbor Place Mall Mortgage Loan or any related REO Property:

          FIRST, distributions to REMIC II of accrued interest with respect to
     REMIC I Regular Interest APM-1, up to its Interest Distribution Amount for
     such Distribution Date;

          SECOND, distributions to REMIC II of accrued interest with respect to
     REMIC I Regular Interest APM-2, up to that portion of its Interest
     Distribution Amount for such Distribution Date that is equal to the APM-2
     Interest Strip Amount for such Distribution Date;

          THIRD, distributions to REMIC II of principal with respect to REMIC I
     Regular Interest APM-1, up to the lesser of (i) the Uncertificated
     Principal Balance of REMIC I Regular Interest APM-1 immediately prior to
     such Distribution Date and (ii) either (A) if no Arbor Place Mall Payment
     Trigger Event has occurred and is continuing and if such Distribution Date
     is not the Final Distribution Date, the product of (1) a fraction, the
     numerator of which is the Uncertificated Principal Balance of REMIC I
     Regular Interest APM-1 immediately prior to such Distribution Date, and the
     denominator of which is the aggregate Uncertificated Principal Balance of
     REMIC I Regular Interest APM-1 and REMIC I Regular Interest APM-2
     immediately prior to such Distribution Date, multiplied by (2) the portion
     of the Total Principal Distribution Amount for such Distribution Date
     allocable to the Arbor Place Mall Mortgage Loan or any successor REO Loan
     with respect thereto, or (B) if an Arbor Place Mall Payment Trigger Event
     has occurred and is continuing or if such Distribution Date is the Final
     Distribution Date, the entire portion of the Total Principal Distribution
     Amount for such Distribution Date allocable to the Arbor Place Mall
     Mortgage Loan or any successor REO Loan with respect thereto;

          FOURTH, reimbursements to REMIC II of Unfunded Principal Balance
     Reductions with respect to REMIC I Regular Interest APM-1, up to its Loss
     Reimbursement Amount for such Distribution Date;

          FIFTH, distributions to REMIC II of accrued interest with respect to
     REMIC I Regular Interest APM-2, up to its Interest Distribution Amount for
     such Distribution Date (net of the portion thereof equal to the APM-2
     Interest Strip Amount for such Distribution Date);

                                      -185-
<Page>

          SIXTH, distributions to REMIC II of principal with respect to REMIC I
     Regular Interest APM-2, up to the lesser of (i) the Uncertificated
     Principal Balance of REMIC I Regular Interest APM-2 immediately prior to
     such Distribution Date and (ii) the excess, if any, of (A) the entire
     portion of the Total Principal Distribution Amount for such Distribution
     Date allocable to the Arbor Place Mall Mortgage Loan or any successor REO
     Loan with respect thereto over (B) the amount of principal deemed
     distributed to REMIC II with respect to REMIC I Regular Interest APM-1 on
     such Distribution Date pursuant to CLAUSE THIRD above;

          SEVENTH, reimbursements to REMIC II of Unfunded Principal Balance
     Reductions with respect to REMIC I Regular Interest APM-2, up to its Loss
     Reimbursement Amount for such Distribution Date; and

          EIGHTH, reimbursements to the Class APM Directing Certificateholder of
     any outstanding Cure Payments made by the Class APM Directing
     Certificateholder pursuant to SECTION 3.31.

          On each Distribution Date, immediately prior to making any actual
distributions on the Certificates pursuant to SECTION 4.01(a), SECTION 4.01(b)
or SECTION 4.01(c), or the corresponding deemed distributions on the REMIC II
Regular Interests pursuant to SECTION 4.01(k), the Trustee shall be deemed to
have made out of the Available Distribution Amount for such Distribution Date
(exclusive of any portion thereof deemed distributed with respect to REMIC I
Regular Interest APM-1 and REMIC I Regular Interest APM-2, or actually
distributed to the Class APM Directing Certificateholder, all pursuant to the
preceding paragraph), the following distributions to REMIC II in the following
order of priority, in each case to the extent of the remaining portion of such
Available Distribution Amount (exclusive of any portion thereof deemed
distributed with respect to REMIC I Regular Interest APM-1 and REMIC I Regular
Interest APM-2, or actually distributed to the Class APM Directing
Certificateholder, all pursuant to the preceding paragraph):

          FIRST, distributions of accrued interest with respect to all of the
     REMIC I Regular Interests (other than REMIC I Regular Interest APM-1 and
     REMIC I Regular Interest APM-2), up to, and PRO RATA as among such REMIC I
     Regular Interests based on, their respective Interest Distribution Amounts
     for such Distribution Date;

          SECOND, distributions of principal with respect to all of the REMIC I
     Regular Interests (other than REMIC I Regular Interest APM-1 and REMIC I
     Regular Interest APM-2), up to, and PRO RATA as among such REMIC I Regular
     Interests based on, their respective Principal Distribution Amounts for
     such Distribution Date; and

          THIRD, reimbursements of Unfunded Principal Balance Reductions with
     respect to all of the REMIC I Regular Interests (other than REMIC I Regular
     Interest APM-1 and REMIC I Regular Interest APM-2), including any such
     REMIC I Regular Interests whose Uncertificated Principal Balances have
     previously been reduced to zero, up to, and PRO RATA as among such REMIC I
     Regular Interests based on, their respective Loss Reimbursement Amounts for
     such Distribution Date.

          In addition, on each Distribution Date, immediately prior to making
any actual distributions on the REMIC III Regular Interest Certificates pursuant
to SECTION 4.01(d), or the corresponding deemed distributions on the REMIC II
Regular Interests pursuant to SECTION 4.01(k), the Trustee shall be deemed to
have distributed to REMIC II each Yield Maintenance Charge then on

                                      -186-
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deposit in the Distribution Account that was received by or on behalf of the
Trust with respect to any Mortgage Loan or REO Loan during or prior to the
related Collection Period, such distribution to be deemed made with respect to
the REMIC I Regular Interest(s) that relate(s) to such Mortgage Loan or REO
Loan, as the case may be; and any Yield Maintenance Charge so deemed distributed
on REMIC I Regular Interest APM-1 and REMIC I Regular Interest APM-2 on any
Distribution Date shall be allocated between such REMIC I Regular Interests on a
PRO RATA basis in accordance with the respective amounts of principal deemed
distributed with respect to such REMIC I Regular Interests on such Distribution
Date.

          The distributions deemed made by the Trustee on each Distribution Date
with respect to the REMIC II Regular Interests pursuant to SECTION 4.01(k), as
well as the distributions actually made by the Trustee on each Distribution Date
with respect to the Certificates pursuant to SECTION 4.01(a), SECTION 4.01(b),
SECTION 4.01(c) (to the extent such distributions relate to the REMIC II
Residual Interest or the REMIC III Residual Interest) or SECTION 4.01(d), shall
be deemed to have been so made from the amounts deemed distributed with respect
to the REMIC I Regular Interests on such Distribution Date pursuant to this
SECTION 4.01(l). Notwithstanding the deemed distributions on the REMIC I Regular
Interests described in this SECTION 4.01(l), actual distributions of funds from
the Distribution Account shall be made only in accordance with SECTION 4.01(a),
SECTION 4.01(b), SECTION 4.01(c), SECTION 4.01(d) or SECTION 4.01(e), as
applicable.

          SECTION 4.02.  Statements to Certificateholders; Certain Other
                         Reports.

          (a)  Based solely on information provided to the Trustee by the Master
Servicer pursuant to SECTION 3.12 and this SECTION 4.02, the Trustee shall
prepare (or cause to be prepared) and, on each Distribution Date, provide or
make available electronically (or, upon request, by first class mail) to each
Privileged Person a statement substantially in the form of, and containing the
information set forth in, EXHIBIT E-1 hereto (the "TRUSTEE REPORT"), detailing
the distributions on such Distribution Date and the performance, both in the
aggregate and individually to the extent available, of the Mortgage Loans and
the Mortgaged Properties; PROVIDED that the Trustee need not deliver to the
Depositor, the Master Servicer, the Special Servicer, the Underwriters, the
Rating Agencies or the Series 2002-CKS4 Directing Certificateholder any Trustee
Report that has been made available to such Person via the Trustee's internet
website as provided below; and PROVIDED, FURTHER, that the Trustee has no
affirmative obligation to discover the identities of Certificate Owners and need
only react to Persons claiming to be Certificate Owners in accordance with
SECTION 5.06; and PROVIDED, FURTHER, that during any period that reports are
required to be filed with the Commission with respect to the Trust pursuant to
Section 15(d) of the Exchange Act, each recipient of the Trustee Report shall be
deemed to have agreed to keep confidential the information therein until such
Trustee Report is filed with the Commission, and the Trustee Report (or, if
presented via the Trustee's internet website, such website) shall bear a legend
to the following effect:

          No recipient shall use or disclose the information
          contained [in this statement/report/file] [on this
          website] in any manner which could result in a
          violation of any provision of the Securities Act of
          1933 or the Securities Exchange Act of 1934 or would
          require registration of any Non-Registered Certificates
          pursuant to Section 5 of the Securities Act of 1933.

                                      -187-
<Page>

          The Trustee shall have no obligation to provide the information or
reports described in this SECTION 4.02(a) until it has received the requisite
information or reports from the Master Servicer provided for herein, and the
Trustee shall not be in default hereunder due to a delay in providing the
Certificateholder Reports caused by the Master Servicer's or the Special
Servicer's failure to timely deliver any information or reports hereunder. None
of the Master Servicer, the Special Servicer or the Trustee shall be responsible
for the accuracy or completeness of any information supplied to it by a
Borrower, each other or a third party, and accepted by it in good faith, that is
included in any reports, statements, materials or information prepared or
provided by the Master Servicer, the Special Servicer or the Trustee, as
applicable. None of the Trustee, the Master Servicer or the Special Servicer
shall have any obligation to verify the accuracy or completeness of any
information provided by a Borrower, a third party or each other.

          The Trustee shall make available each month, via its internet website
(initially located at "www.ctslink.com/cmbs") to the extent received by the
Trustee, on a restricted basis solely to Privileged Persons, (i) the related
Trustee Report, (ii) the Unrestricted Master Servicer Reports, (iii) the CMSA
Bond Level File and the CMSA Collateral Summary File, and (iv) as a convenience
to Privileged Persons (and not in furtherance of the distribution thereof under
the securities laws), the Prospectus and this Agreement. Upon notification by
the Depositor that CSFB Corporation has sold the Non-Registered Certificates to
unaffiliated third parties, the Trustee shall remove the restriction provided
for in the preceding sentence and shall make such reports and documents
available to any interested person. The Trustee shall also make available each
month, on a restricted basis to any Privileged Person via its internet website,
to the extent received by the Trustee, (i) the Restricted Master Servicer
Reports and (ii) any other report at the direction of the Depositor. During any
period that reports are required to be filed with the Commission with respect
to the Trust pursuant to Section 15(d) of the Exchange Act, each recipient of
information regarding the Trust on the Trustee's internet website shall be
deemed to have agreed to keep confidential such information until such
information is filed with the Commission, and the Trustee's internet website
shall bear a legend to the following effect:

          No recipient shall use or disclose the information
          contained on this website in any manner which could
          result in a violation of any provision of the
          Securities Act of 1933 or the Securities Exchange Act
          of 1934 or would require registration of any
          Non-Registered Certificates pursuant to Section 5 of
          the Securities Act of 1933.

          The Trustee makes no representations or warranties as to the accuracy
or completeness or any report, document or other information made available on
its internet website and assumes no responsibility therefor. In addition, the
Trustee may disclaim responsibility for any information distributed by the
Trustee for which it is not the original source.

          In connection with providing access to the Trustee's internet website,
the Trustee may require registration and the acceptance of a disclaimer. The
Trustee shall not be liable for the dissemination of information in accordance
herewith. Questions regarding the Trustee's internet website can be directed to
the Trustee's CMBS customer service desk at (301) 815-6600 or such other number
as the Trustee may hereinafter specify.

                                      -188-
<Page>

          The Trustee shall be entitled to rely on but shall not be responsible
for the content or accuracy of any information provided by third parties for
purposes of preparing the Trustee Report and may affix thereto any disclaimer it
deems appropriate in its reasonable discretion (without suggesting liability on
the part of any other party hereto).

          (b)  Within a reasonable period of time after the end of each calendar
year, the Trustee shall prepare, or cause to be prepared, and mail to each
Person who at any time during the calendar year was a Certificateholder (i) a
statement containing the aggregate information set forth on pages 2 and 3 of
EXHIBIT E-1 hereto for such calendar year or applicable portion thereof during
which such person was a Certificateholder and (ii) such other customary
information as the Trustee deems necessary or desirable for Certificateholders
to prepare their federal, state and local income tax returns, including the
amount of original issue discount accrued on the Certificates, if applicable.
The obligations of the Trustee in the immediately preceding sentence shall be
deemed to have been satisfied to the extent that substantially comparable
information shall be provided by the Trustee pursuant to any requirements of the
Code. As soon as practicable following the request of any Certificateholder in
writing, the Trustee shall furnish to such Certificateholder such information
regarding the Mortgage Loans and the Mortgaged Properties as such
Certificateholder may reasonably request and, as has been furnished to, or may
otherwise be in the possession of, the Trustee. The Master Servicer and the
Special Servicer shall promptly provide to the Depositor and the Trustee such
information regarding the Mortgage Loans and the Mortgaged Properties as such
party may reasonably request and that has been furnished to, or may otherwise be
in the possession of, the Master Servicer or the Special Servicer, as the case
may be.

          SECTION 4.03.  P&I Advances.

          (a)  On or before 1:00 p.m., New York City time, on each Master
Servicer Remittance Date, the Master Servicer shall, subject to SECTION 4.03(c),
either (i) remit from its own funds to the Trustee for deposit into the
Distribution Account an amount equal to the aggregate amount of P&I Advances, if
any, to be made by the Master Servicer in respect of the related Distribution
Date, (ii) apply amounts held in the Collection Account for future distribution
to Certificateholders in subsequent months in discharge of any such obligation
to make such P&I Advances, or (iii) make such P&I Advances in the form of any
combination of (i) and (ii) aggregating the total amount of P&I Advances to be
made by the Master Servicer. Any amounts held in the Collection Account for
future distribution and so used to make P&I Advances shall be appropriately
reflected in the Master Servicer's records and replaced by the Master Servicer
by deposit in the Collection Account prior to the next succeeding Master
Servicer Remittance Date (to the extent not previously replaced through the
deposit of Late Collections of the delinquent principal and interest in respect
of which such P&I Advances were made). If, as of 3:30 p.m., New York City time,
on any Master Servicer Remittance Date, the Master Servicer shall not have made
any P&I Advance required to be made by it on such date pursuant to this SECTION
4.03(a) (and shall not have delivered to the Trustee the Officer's Certificate
and other documentation related to a determination of nonrecoverability of a P&I
Advance pursuant to SECTION 4.03(c)) or shall not have remitted any portion of
the Master Servicer Remittance Amount required to be remitted by the Master
Servicer on such date, then the Trustee shall provide notice of such failure to
the Master Servicer by facsimile transmission as soon as possible, but in any
event before 5:00 p.m., New York City time, on such Master Servicer Remittance
Date. If after such notice the Trustee does not receive the full amount of such
P&I Advances by 11:00 a.m., New York City time, on the related Distribution
Date, then the Trustee shall (not later than 12:00 noon, New York City time, on
the related

                                      -189-
<Page>

Distribution Date) make the portion of such P&I Advances that was required to
be, but was not, made or remitted, as the case may be, by the Master Servicer
with respect to the related Distribution Date.

          (b)  The aggregate amount of P&I Advances to be made by the Master
Servicer in respect of any Distribution Date, subject to SECTION 4.03(c) below,
shall equal the aggregate of all Monthly Payments (other than Balloon Payments)
and any Assumed Scheduled Payments, in each case net of any related Master
Servicing Fees and Workout Fees, due or deemed due, as the case may be, in
respect of the Mortgage Loans (including Balloon Mortgage Loans delinquent as to
their respective Balloon Payments) and any REO Loans on their respective Due
Dates during the related Collection Period, in each case to the extent such
amount was not paid by or on behalf of the related Borrower or otherwise
collected by or on behalf of the Trust as of the close of business on the
related Determination Date; PROVIDED that, if an Appraisal Reduction Amount
exists with respect to any Mortgage Loan or REO Loan, then the interest portion
of any P&I Advance required to be made in respect of such Mortgage Loan or REO
Loan, as the case may be, for the related Distribution Date shall be reduced (it
being herein acknowledged that there shall be no reduction in the principal
portion of such P&I Advance) to equal the product of (i) the amount of the
interest portion of such P&I Advance that would otherwise be required to be made
in respect of such Mortgage Loan or REO Loan, as the case may be, for such
Distribution Date without regard to this proviso, multiplied by (ii) a fraction,
expressed as a percentage, the numerator of which shall equal the Stated
Principal Balance of such Mortgage Loan or REO Loan, as the case may be,
immediately prior to such Distribution Date, net of the related Appraisal
Reduction Amount, and the denominator of which shall equal the Stated Principal
Balance of such Mortgage Loan or REO Loan, as the case may be, immediately prior
to such Distribution Date.

          (c)  Notwithstanding anything herein to the contrary, no P&I Advance
shall be required to be made hereunder if such P&I Advance would, if made,
constitute a Nonrecoverable P&I Advance.

          (d)  The Master Servicer and the Trustee shall each be entitled to
receive interest at the Reimbursement Rate in effect from time to time, accrued
on the amount of each P&I Advance made thereby (with its own funds), for so long
as such P&I Advance is outstanding (or, if such P&I Advance was made prior to
the end of any grace period applicable to the subject delinquent Monthly
Payment, for so long as such P&I Advance is outstanding following the end of
such grace period). Such interest with respect to any P&I Advance shall be
payable: (i) FIRST, out of any Penalty Charges subsequently collected on the
particular Mortgage Loan or REO Loan as to which such P&I Advance relates; and
(ii) THEN, after such P&I Advance is reimbursed, but only if and to the extent
that such Penalty Charges are insufficient to cover such Advance Interest, out
of general collections on the Mortgage Loans and REO Properties on deposit in
the Master Servicer's Collection Account. The Master Servicer shall reimburse
itself or the Trustee, as applicable, for any outstanding P&I Advance made
thereby with respect to any Mortgage Loan or REO Loan as soon as practicable
after funds available for such purpose are deposited in the Master Servicer's
Collection Account, and in no event shall interest accrue in accordance with
this SECTION 4.03(d) on any P&I Advance as to which the corresponding Late
Collection was received by or on behalf of the Trust as of the related Master
Servicer Remittance Date. A Master Servicer shall not be entitled to Advance
Interest on any particular P&I Advance made thereby to the extent a payment is
received but is being held by or on behalf of the Master Servicer in suspense.

                                      -190-
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          SECTION 4.04.  Allocation of Realized Losses and Additional Trust Fund
                         Expenses.

          (a)  On each Distribution Date, following the distributions to
Certificateholders to be made on such date pursuant to SECTIONS 4.01, the
Trustee shall determine the amount, if any, by which (i) the then aggregate of
the Class Principal Balances of all the Classes of Principal Balance
Certificates (exclusive of the Class APM Certificates), exceeds (ii) the
aggregate Stated Principal Balance of the Mortgage Pool (net of the
Uncertificated Principal Balance of REMIC I Regular Interest APM-2) that will be
outstanding immediately following such Distribution Date. If such excess does
exist, then the respective Class Principal Balances of the Principal Balance
Certificates (exclusive of the Class APM Certificates) will be reduced
sequentially, in the following order, until such excess is reduced to zero:
FIRST, the Class Principal Balance of the Class Q Certificates, until such Class
Principal Balance is reduced to zero; SECOND, the Class Principal Balance of the
Class P Certificates, until such Class Principal Balance is reduced to zero;
THIRD, the Class Principal Balance of the Class O Certificates, until such Class
Principal Balance is reduced to zero; FOURTH, the Class Principal Balance of the
Class N Certificates, until such Class Principal Balance is reduced to zero;
FIFTH, the Class Principal Balance of the Class M Certificates, until such Class
Principal Balance is reduced to zero; SIXTH, the Class Principal Balance of the
Class L Certificates, until such Class Principal Balance is reduced to zero;
SEVENTH, the Class Principal Balance of the Class K Certificates, until such
Class Principal Balance is reduced to zero; EIGHTH, the Class Principal Balance
of the Class J Certificates, until such Class Principal Balance is reduced to
zero; NINTH, the Class Principal Balance of the Class H Certificates, until such
Class Principal Balance is reduced to zero; TENTH, the Class Principal Balance
of the Class G Certificates, until such Class Principal Balance is reduced to
zero; ELEVENTH, the Class Principal Balance of the Class F Certificates, until
such Class Principal Balance is reduced to zero; TWELFTH, the Class Principal
Balance of the Class E Certificates, until such Class Principal Balance is
reduced to zero; THIRTEENTH, the Class Principal Balance of the Class D
Certificates, until such Class Principal Balance is reduced to zero; FOURTEENTH,
the Class Principal Balance of the Class C Certificates, until such Class
Principal Balance is reduced to zero; FIFTEENTH, the Class Principal Balance of
the Class B Certificates, until such Class Principal Balance is reduced to zero;
and SIXTEENTH, the respective Class Principal Balances of the Class A-1
Certificates the Class A-2 Certificates (on a PRO RATA basis in accordance with
the relative sizes of such Class Principal Balances), until such Class Principal
Balances are reduced to zero. On each Distribution Date, following the
distributions to Certificateholders to be made on such date pursuant to SECTION
4.01, the Class Principal Balance of the Class APM Certificates shall be reduced
to the extent necessary (if at all) to equal the Uncertificated Principal
Balance of REMIC I Regular Interest APM-2 that will be outstanding immediately
following such Distribution Date. All such reductions in the Class Principal
Balances of the respective Classes of the Principal Balance Certificates shall
constitute allocations of Realized Losses and Additional Trust Fund Expenses.

          (b)  On each Distribution Date, the Uncertificated Principal Balance
of each REMIC II Regular Interest shall be deemed to have been reduced in the
same amount as any reduction in the Class Principal Balance of the Corresponding
Class of Principal Balance Certificates for such REMIC II Regular Interest that
occurred on such Distribution Date pursuant to SECTION 4.04(a); PROVIDED that
(i) any reduction in the Class Principal Balance of the Class A-1 Certificates
shall be deemed to have first been made in the Uncertificated Principal Balances
of REMIC II Regular Interest A-1-1, REMIC II Regular Interest A-1-2, REMIC II
Regular Interest A-1-3 and REMIC II Regular Interest A-1-4, in that order, in
each case until the related Uncertificated Principal Balance is reduced to zero;
(ii) any reduction in the Class Principal Balance of the Class A-2 Certificates
shall be deemed to have first been

                                      -191-
<Page>

made in the Uncertificated Principal Balances of REMIC II Regular Interest
A-2-1, REMIC II Regular Interest A-2-2 and REMIC II Regular Interest A-2-3, in
that order, in each case until the related Uncertificated Principal Balance is
reduced to zero; and (iii) any reduction in the Class Principal Balance of the
Class F Certificates shall be deemed to have first been made in the
Uncertificated Principal Balances of REMIC II Regular Interest F-1 and REMIC II
Regular Interest F-2, in that order, in each case until the related
Uncertificated Principal Balance is reduced to zero. All such reductions in the
Uncertificated Principal Balances of the respective REMIC II Regular Interests
shall be deemed to constitute allocations of Realized Losses and Additional
Trust Fund Expenses.

          (c)  On each Distribution Date, following the deemed distributions to
be made in respect of the REMIC I Regular Interests pursuant to SECTION 4.01(l),
the Uncertificated Principal Balance of each REMIC I Regular Interest (after
taking account of such deemed distributions) shall be reduced to the extent
necessary to equal the Stated Principal Balance of the related Mortgage Loan or
REO Loan, as the case may be (or, if applicable in cases involving the
substitution of multiple Replacement Mortgage Loans, the aggregate Stated
Principal Balance of each and every related Mortgage Loan and/or REO Loan, as
the case may be), that will be outstanding immediately following such
Distribution Date; PROVIDED that the Uncertificated Principal Balance of REMIC I
Regular Interest APM-2 (after taking account of such deemed distributions
pursuant to SECTION 4.01(l)) shall be reduced to the extent necessary (if at
all) to equal the excess, if any, of (i) the Stated Principal Balance of the
Arbor Place Mall Mortgage Loan or any successor REO Loan with respect thereto
that will be outstanding immediately following such Distribution Date, over (ii)
the Uncertificated Principal Balance of REMIC I Regular Interest APM-1 (after
taking account of such deemed distributions pursuant to SECTION 4.01(l)). All
such reductions in the Uncertificated Principal Balances of the respective REMIC
I Regular Interests shall be deemed to constitute allocations of Realized Losses
and Additional Trust Fund Expenses.

          SECTION 4.05.  Calculations.

          Provided that the Trustee receives the necessary information from the
Master Servicer and/or the Special Servicer, the Trustee shall be responsible
for performing all calculations necessary in connection with the actual and
deemed distributions to be made pursuant to SECTION 4.01, the preparation of the
Trustee Reports pursuant to SECTION 4.02(a) and the actual and deemed
allocations of Realized Losses and Additional Trust Fund Expenses to be made
pursuant to SECTION 4.04. The Trustee shall calculate the Available Distribution
Amount for each Distribution Date and shall allocate such amount among
Certificateholders in accordance with this Agreement. Absent actual knowledge of
an error therein, the Trustee shall have no obligation to recompute, recalculate
or otherwise verify any information provided to it by the Master Servicer. The
calculations by the Trustee contemplated by this SECTION 4.05 shall, in the
absence of manifest error, be presumptively deemed correct for all purposes
hereunder.

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                                    ARTICLE V

                                THE CERTIFICATES

          SECTION 5.01.  The Certificates.

          (a)  The Certificates shall consist of twenty-two (22) Classes with
the following respective alphabetic or alphanumeric Class designations: "A-X",
"A-SP", "A-1", "A-2", "B", "C", "D", "E", "F", "G", "H", "J", "K", "L", "M",
"N", "O", "P", "Q", "APM", "R" and "V", respectively. Any reference in any other
section or subsection of this Agreement to any Certificate or Certificates
preceded by a Class designation shall be to a Certificate or Certificates of the
Class so designated in this SECTION 5.01(a).

          (b)  The Certificates will be substantially in the respective forms
attached hereto as EXHIBITS A-1 through A-5; PROVIDED, HOWEVER, that any of the
Certificates may be issued with appropriate insertions, omissions, substitutions
and variations, and may have imprinted or otherwise reproduced thereon such
legend or legends, not inconsistent with the provisions of this Agreement, as
may be required to comply with any law or with rules or regulations pursuant
thereto, or with the rules of any securities market in which the Certificates
are admitted to trading, or to conform to general usage. The Certificates will
be issuable in registered form only; PROVIDED, HOWEVER, that in accordance with
SECTION 5.03 beneficial ownership interests in the REMIC III Regular Interest
Certificates initially shall (and, at the option of the Depositor, following the
Closing Date, all or a portion of any other Class of Certificates may) be held
and transferred through the book-entry facilities of the Depository. The REMIC
III Regular Interest Certificates will be issuable only in denominations
corresponding to initial Certificate Principal Balances (or, in the case of the
Interest Only Certificates, initial Certificate Notional Amounts) as of the
Closing Date of not less than $10,000 and any whole dollar denomination in
excess thereof. The Class R and Class V Certificates will be issuable only in
denominations representing Percentage Interests in the related Class of not less
than 10.0%.

          (c)  The Certificates shall be executed by manual or facsimile
signature on behalf of the Trustee in its capacity as trustee hereunder by an
authorized signatory. Certificates bearing the manual or facsimile signatures of
individuals who were at any time the authorized signatory of the Trustee shall
be entitled to all benefits under this Agreement, subject to the following
sentence, notwithstanding that such individuals or any of them have ceased to
hold such offices prior to the authentication and delivery of such Certificates
or did not hold such offices at the date of such Certificates. No Certificate
shall be entitled to any benefit under this Agreement, or be valid for any
purpose, however, unless there appears on such Certificate a certificate of
authentication substantially in the form provided for herein executed by the
Certificate Registrar by manual signature, and such certificate of
authentication upon any Certificate shall be conclusive evidence, and the only
evidence, that such Certificate has been duly authenticated and delivered
hereunder. All Certificates shall be dated the date of their authentication.

          SECTION 5.02.  Registration of Transfer and Exchange of Certificates.

          (a)  At all times during the term of this Agreement, there shall be
maintained at the office of the Certificate Registrar a Certificate Register in
which, subject to such reasonable regulations as the Certificate Registrar
(located as of the Closing Date at Wells Fargo Center, Sixth and Marquette,

                                      -193-
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Minneapolis, Minnesota 55479-0113) may prescribe, the Certificate Registrar
shall provide for the registration of Certificates and of transfers and
exchanges of Certificates as herein provided. The Trustee is hereby initially
appointed (and hereby agrees to act in accordance with the terms hereof) as
Certificate Registrar for the purpose of registering Certificates and transfers
and exchanges of Certificates as herein provided. The Trustee may appoint, by a
written instrument delivered to the other parties hereto, any other bank or
trust company to act as Certificate Registrar under such conditions as the
Trustee may prescribe; PROVIDED that the Trustee shall not be relieved of any of
its duties or responsibilities hereunder as Certificate Registrar by reason of
such appointment. If the Trustee resigns or is removed in accordance with the
terms hereof, the successor trustee shall immediately succeed to its
predecessor's duties as Certificate Registrar. The Depositor, the Master
Servicer and the Special Servicer shall each have the right to inspect the
Certificate Register or to obtain a copy thereof at all reasonable times, and to
rely conclusively upon a certificate of the Certificate Registrar as to the
information set forth in the Certificate Register.

          If three or more Certificateholders make a written request to the
Trustee, and such request states that such Certificateholders desire to
communicate with other Certificateholders with respect to their rights under
this Agreement or under the Certificates and is accompanied by a copy of the
communication that such requesting Certificateholders propose to transmit, then
the Trustee shall, within 30 days after the receipt of such request, afford (or
cause any other Certificate Registrar to afford) the requesting
Certificateholders access during normal business hours to, or deliver to the
requesting Certificateholders a copy of, the most recent list of
Certificateholders held by the Certificate Registrar (which list shall be
current as of a date no earlier than 30 days prior to the Trustee's receipt of
such request). Every Certificateholder, by receiving such access, acknowledges
that neither the Certificate Registrar nor the Trustee will be held accountable
in any way by reason of the disclosure of any information as to the names and
addresses of any Certificateholder regardless of the source from which such
information was derived.

          (b)  No transfer, sale, pledge or other disposition of any
Non-Registered Certificate or interest therein shall be made unless that
transfer, sale, pledge or other disposition is exempt from the registration
and/or qualification requirements of the Securities Act and any applicable state
securities laws, or is otherwise made in accordance with the Securities Act and
such state securities laws.

          If a transfer of any Non-Registered Certificate is to be made without
registration under the Securities Act (other than in connection with the initial
issuance of the Certificates or a transfer of such Non-Registered Certificate by
the Depositor or an Affiliate of the Depositor or, in the case of a Global
Certificate, any transfer of such Certificate to a successor Depository or, in
the case of a Definitive Certificate issued with respect to a Global
Certificate, any transfer of such Certificate to the applicable Certificate
Owner in accordance with SECTION 5.03(c)), then the Certificate Registrar shall
refuse to register such transfer unless it receives (and, upon receipt, may
conclusively rely upon) either: (i) a certificate from the Certificateholder
desiring to effect such transfer substantially in the form attached hereto as
EXHIBIT F-1A; or (ii) a certificate from the Certificateholder desiring to
effect such transfer substantially in the form attached hereto as EXHIBIT F-1B
and a certificate from such Certificateholder's prospective Transferee
substantially in the form attached hereto either as EXHIBIT F-2A or as EXHIBIT
F-2B; or (iii) an Opinion of Counsel satisfactory to the Trustee to the effect
that such transfer may be made without registration under the Securities Act
(which Opinion of Counsel shall not be an expense of the Trust or of the
Depositor, the Master Servicer, the Special Servicer, the Trustee or the
Certificate Registrar in their respective capacities as such), together with the
written certification(s)

                                      -194-
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as to the facts surrounding such transfer from the Certificateholder desiring to
effect such transfer and/or such Certificateholder's prospective Transferee on
which such Opinion of Counsel is based.

          Each Global Certificate shall be deposited with the Trustee as
custodian for the Depository and registered in the name of Cede & Co. as nominee
of the Depository.

          If a transfer of an interest in any Rule 144A Global Certificate is to
be made without registration under the Securities Act (other than in connection
with the initial issuance of the Certificates or a transfer of an interest in
such Rule 144A Global Certificate by the Depositor or an Affiliate of the
Depositor), then (except as provided in the next succeeding paragraph or in the
penultimate paragraph of this SECTION 5.02(b)) the Certificate Owner desiring to
effect such transfer shall require from its prospective Transferee: (i) a
certificate substantially in the form attached as EXHIBIT F-2C hereto; or (ii)
an Opinion of Counsel to the effect that the prospective Transferee is a
Qualified Institutional Buyer and such transfer may be made without registration
under the Securities Act. Except as provided in the next succeeding paragraph or
in the penultimate paragraph of this SECTION 5.02(b), any interest in a Rule
144A Global Certificate shall not be transferred to any Person other than a
Qualified Institutional Buyer that takes delivery in the form of an interest in
such Rule 144A Global Certificate. If any Transferee of an interest in a Rule
144A Global Certificate does not, in connection with the subject transfer,
deliver to the Transferor the Opinion of Counsel or the certification described
in the second preceding sentence, then such Transferee shall be deemed to have
represented and warranted that all the certifications set forth in EXHIBIT F-2C
hereto are, with respect to the subject transfer, true and correct.

          Notwithstanding the preceding paragraph, any interest in any Rule 144A
Global Certificate may be transferred (without delivery of any certificate or
Opinion of Counsel described in CLAUSES (i) and (ii) of the first sentence of
the preceding paragraph) to any Person who takes delivery in the form of a
beneficial interest in the Regulation S Global Certificate for the same Class as
such Rule 144A Global Certificate upon delivery to the Certificate Registrar and
the Trustee of (i) a certificate from the Certificate Owner desiring to effect
such transfer substantially in the form attached hereto as EXHIBIT F-1D and a
certificate from such Certificate Owner's prospective Transferee substantially
in the form attached hereto as EXHIBIT F-2D and (ii) such written orders and
instructions as are required under the applicable procedures of the Depository,
Clearstream and/or Euroclear to direct the Trustee to debit the account of a
Depository Participant by a denomination of interests in such Rule 144A Global
Certificate, and credit the account of a Depository Participant by a
denomination of interests in such Regulation S Global Certificate, that is equal
to the denomination of beneficial interests in the Class A-X, Class A-SP, Class
F, Class G, Class H, Class J, Class K, Class L, Class M, Class N, Class O, Class
P, Class Q or Class APM, as applicable, Certificates to be transferred. Upon
delivery to the Trustee of such certifications and such orders and instructions,
the Trustee, subject to and in accordance with the applicable procedures of the
Depository, shall reduce the denomination of the Rule 144A Global Certificate
with respect to the Class A-X, Class A-SP, Class F, Class G, Class H, Class J,
Class K, Class L, Class M, Class N, Class O, Class P, Class Q or Class APM, as
applicable, Certificates, and increase the denomination of the Regulation S
Global Certificate for such Class, by the denomination of the beneficial
interest in such Class specified in such orders and instructions.

          Except as provided in the next succeeding paragraph or in the
penultimate paragraph of this SECTION 5.02(b), beneficial interests in any
Regulation S Global Certificate shall not be transferred to any Person other
than a non-United States Securities Person that takes delivery in the form of a
beneficial interest in such Regulation S Global Certificate, and the Certificate
Owner desiring to effect

                                      -195-
<Page>

such transfer shall be required to obtain from such prospective Transferee a
certification substantially in the form attached hereto as EXHIBIT F-2D. On or
prior to the Release Date, beneficial interests in any Regulation S Global
Certificate may be held only through Euroclear or Clearstream.

          Notwithstanding the preceding paragraph, any interest in any
Regulation S Global Certificate may be transferred (without delivery of any
certificate described in the first sentence of the preceding paragraph) to any
Person who takes delivery in the form of a beneficial interest in the Rule 144A
Global Certificate for the same Class as such Regulation S Global Certificate
upon delivery to the Certificate Registrar and the Trustee of (i) a certificate
from the Certificate Owner desiring to effect such transfer substantially in the
form attached hereto as EXHIBIT F-1C and a certificate from such Certificate
Owner's prospective Transferee substantially in the form attached hereto as
EXHIBIT F-2C and (ii) such written orders and instructions as are required under
the applicable procedures of the Depository, Clearstream and/or Euroclear to
direct the Trustee to debit the account of a Depository Participant by a
denomination of interests in such Regulation S Global Certificate, and credit
the account of a Depository Participant by a denomination of interests in such
Rule 144A Global Certificate, that is equal to the denomination of beneficial
interests in the Class A-X, Class A-SP, Class F, Class G, Class H, Class J,
Class K, Class L, Class M, Class N, Class O, Class P, Class Q or Class APM
Certificates, as applicable, to be transferred. Upon delivery to the Trustee of
such certifications and such orders and instructions, the Trustee, subject to
and in accordance with the applicable procedures of the Depository, shall reduce
the denomination of the Regulation S Global Certificate with respect to the
Class A-X, Class A-SP, Class F, Class G, Class H, Class J, Class K, Class L,
Class M, Class N, Class O, Class P, Class Q or Class APM, as applicable,
Certificates, and increase the denomination of the Rule 144A Global Certificate
for such Class, by the denomination of the beneficial interest in such Class
specified in such orders and instructions.

          Notwithstanding the foregoing, any interest in a Global Certificate
may be transferred by any Certificate Owner holding such interest to any
Institutional Accredited Investor (other than a Qualified Institutional Buyer)
that takes delivery in the form of a Definitive Certificate of the same Class as
such Global Certificate upon delivery to the Certificate Registrar and the
Trustee of (i) such certifications and/or opinions as are contemplated by the
second paragraph of this SECTION 5.02(b) and (ii) such written orders and
instructions as are required under the applicable procedures of the Depository,
Clearstream and/or Euroclear to direct the Trustee to debit the account of a
Depository Participant by the denomination of the transferred interests in such
Global Certificate. Upon delivery to the Certificate Registrar of the
certifications and/or opinions contemplated by the second paragraph of this
SECTION 5.02(b), the Trustee, subject to and in accordance with the applicable
procedures of the Depository, shall reduce the denomination of the subject
Global Certificate, and cause a Definitive Certificate of the same Class as such
Global Certificate, and in a denomination equal to the reduction in the
denomination of such Global Certificate, to be executed, authenticated and
delivered in accordance with this Agreement to the applicable Transferee.

          None of the Depositor, the Trustee or the Certificate Registrar is
obligated to register or qualify any Class of Non-Registered Certificates under
the Securities Act or any other securities law or to take any action not
otherwise required under this Agreement to permit the transfer of any
Non-Registered Certificate or interest therein without registration or
qualification. Any Certificateholder or Certificate Owner desiring to effect a
transfer, sale, pledge or other disposition of any Non-Registered Certificate or
interest therein shall, and does hereby agree to, indemnify the Depositor, CSFB
Corporation, the Trustee, the Master Servicer, the Special Servicer and the
Certificate

                                      -196-
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Registrar against any liability that may result if such transfer, sale, pledge
or other disposition is not exempt from the registration and/or qualification
requirements of the Securities Act and any applicable state securities laws or
is not made in accordance with such federal and state laws.

          (c)  No transfer of any Certificate or interest therein shall be made
to a Plan or to any Person who is directly or indirectly purchasing such
Certificate or interest therein on behalf of, as named fiduciary of, as trustee
of, or with assets of a Plan, if the purchase and holding of such Certificate or
interest therein by the prospective Transferee would result in a violation of
Sections 406 or 407 of ERISA or Section 4975 of the Code or would result in the
imposition of an excise tax under Section 4975 of the Code.

          Except in connection with the initial issuance of the Certificates or
any transfer of a Non-Registered Certificate by the Depositor or an Affiliate of
the Depositor or, in the case of a Global Certificate, any transfer of such
Certificate to a successor Depository or, in the case of a Definitive
Certificate issued with respect to a Global Certificate, any transfer of such
Certificate to the applicable Certificate Owner in accordance with SECTION
5.03(c), the Certificate Registrar shall refuse to register the transfer of a
Non-Registered Certificate unless it has received from the prospective
Transferee one of the following: (i) a certification to the effect that such
prospective Transferee is not a Plan and is not directly or indirectly
purchasing such Certificate or interest therein on behalf of, as named fiduciary
of, as trustee of, or with assets of a Plan; or (ii) a certification to the
effect that the purchase and continued holding of such Certificate by such
prospective Transferee is exempt from the prohibited transaction provisions of
Section 406 and 407 of ERISA and Section 4975 of the Code by reason of Sections
I and III of Prohibited Transaction Class Exemption 95-60; or (iii) in the case
of a Non-Registered Certificate (other than a Class R or Class V Certificate)
that is rated investment grade by at least one of the Rating Agencies and is
being acquired by or on behalf of a Plan in reliance on PTE 89-90, a
certification to the effect that such Plan (X) is an accredited investor as
defined in Rule 501(a)(1) of Regulation D of the Securities Act, (Y) is not
sponsored (within the meaning of Section 3(16)(B) of ERISA) by the Trustee, any
Exemption-Favored Party, the Depositor, any Mortgage Loan Seller, the Master
Servicer, the Special Servicer, any Sub-Servicer or any Borrower with respect to
Mortgage Loans constituting more than 5% of the aggregate unamortized principal
of all the Mortgage Loans determined as of the Closing Date, or by any Affiliate
of such Person, and (Z) agrees that it will obtain from each of its Transferees
a written representation that such Transferee, if a Plan, satisfies the
requirements of the immediately preceding CLAUSES (iii)(X) and (iii)(Y),
together with a written agreement that such Transferee will obtain from each of
its Transferees that are Plans a similar written representation regarding
satisfaction of the requirements of the immediately preceding CLAUSES (iii)(X)
and (iii)(Y); or (iv) a certification of facts and an Opinion of Counsel (which
Opinion of Counsel shall not be an expense of the Trustee, the Certificate
Registrar or the Trust) which otherwise establish to the reasonable satisfaction
of the Trustee that such transfer will not result in a violation of Sections 406
or 407 of ERISA or Section 4975 of the Code or result in the imposition of an
excise tax under Section 4975 of the Code. It is hereby acknowledged that the
form of certification attached hereto as EXHIBIT G-1 is acceptable for purposes
of the preceding sentence.

          Except in connection with the initial issuance of the Certificates or
any transfer of an interest in a Book-Entry Non-Registered Certificate by the
Depositor or an Affiliate of the Depositor, the Certificate Owner desiring to
effect a transfer of an interest in a Book-Entry Non-Registered Certificate
shall obtain from its prospective Transferee one of the following: (i) a
certification to the effect that such prospective Transferee is not a Plan and
is not directly or indirectly purchasing such interest in

                                      -197-
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such Certificate on behalf of, as named fiduciary of, as trustee of, or with
assets of a Plan; or (ii) a certification to the effect that the purchase and
continued holding of an interest in such Certificate by such prospective
Transferee is exempt from the prohibited transaction provisions of Sections 406
and 407 of ERISA and Section 4975 of the Code by reason of Sections I and III of
Prohibited Transaction Class Exemption 95-60; or (iii) if such Certificate is
not a Class R or Class V Certificate, if such Certificate is rated investment
grade by at least one of the Rating Agencies and if the interest in such
Certificate is being acquired by or on behalf of a Plan in reliance on PTE
89-90, a certification to the effect that such Plan (X) is an accredited
investor as defined in Rule 501(a)(1) of Regulation D of the Securities Act, (Y)
is not sponsored (within the meaning of Section 3(16)(B) of ERISA) by the
Trustee, the Depositor, any Mortgage Loan Seller, the Master Servicer, the
Special Servicer, any Sub-Servicer or any Borrower with respect to Mortgage
Loans constituting more than 5% of the aggregate unamortized principal of all
the Mortgage Loans determined as of the Closing Date, or by any Affiliate of
such Person, and (Z) agrees that it will obtain from each of its Transferees a
written representation that such Transferee, if a Plan, satisfies the
requirements of the immediately preceding CLAUSES (iii)(X) and (iii)(Y),
together with a written agreement that such Transferee will obtain from each of
its Transferees that are Plans a similar written representation regarding
satisfaction of the requirements of the immediately preceding CLAUSES (iii)(X)
and (iii)(Y); or (iv) a certification of facts and an Opinion of Counsel to the
effect that such transfer will not result in a violation of Sections 406 or 407
of ERISA or Section 4975 of the Code or result in the imposition of an excise
tax under Section 4975 of the Code. It is hereby acknowledged that the form of
certification attached hereto as EXHIBIT G-2 is acceptable for purposes of the
preceding sentence.

          Each Transferee of any Registered Certificate or interest therein or
of an interest in any Book-Entry Non-Registered Certificate shall be deemed to
have represented and warranted that either: (i) such Transferee is not a Plan
and is not directly or indirectly purchasing such Certificate or interest
therein on behalf of, as named fiduciary of, as trustee of, or with assets of a
Plan; or (ii) the purchase and continued holding of such Certificate or interest
therein by such Transferee is exempt from the prohibited transaction provisions
of Section 406 and 407 of ERISA and Section 4975 of the Code.

          (d)  (i)     Each Person who has or acquires any Ownership Interest in
a Class R Certificate shall be deemed by the acceptance or acquisition of such
Ownership Interest to have agreed to be bound by the following provisions and to
have irrevocably authorized the Trustee under CLAUSE (d)(ii) below to deliver
payments to a Person other than such Person and, further, to negotiate the terms
of any mandatory disposition and to execute all instruments of Transfer and do
all other things necessary in connection with any such disposition. The rights
of each Person acquiring any Ownership Interest in a Class R Certificate are
expressly subject to the following provisions:

               (A)     Each Person holding or acquiring any Ownership Interest
                       in a Class R Certificate shall be a Permitted Transferee
                       and shall promptly notify the Trustee of any change or
                       impending change in its status as a Permitted Transferee.

               (B)     In connection with any proposed Transfer of any Ownership
                       Interest in a Class R Certificate, the Certificate
                       Registrar shall require delivery to it, and shall not
                       register the Transfer of any Class R Certificate until
                       its receipt, of an affidavit and agreement substantially
                       in the form attached hereto as EXHIBIT H-1 (a "TRANSFER
                       AFFIDAVIT AND AGREEMENT"), from the

                                      -198-
<Page>

                       proposed Transferee, representing and warranting, among
                       other things, that such Transferee is a Permitted
                       Transferee, that it is not acquiring its Ownership
                       Interest in the Class R Certificate that is the subject
                       of the proposed Transfer as a nominee, trustee or agent
                       for any Person that is not a Permitted Transferee, that
                       for so long as it retains its Ownership Interest in a
                       Class R Certificate it will endeavor to remain a
                       Permitted Transferee, and that it has reviewed the
                       provisions of this SECTION 5.02(d) and agrees to be bound
                       by them.

               (C)     Notwithstanding the delivery of a Transfer Affidavit and
                       Agreement by a proposed Transferee under CLAUSE (B)
                       above, if a Responsible Officer of either the Trustee or
                       the Certificate Registrar has actual knowledge that the
                       proposed Transferee is not a Permitted Transferee, no
                       Transfer of an Ownership Interest in a Class R
                       Certificate to such proposed Transferee shall be
                       effected.

               (D)     Each Person holding or acquiring any Ownership Interest
                       in a Class R Certificate shall agree (1) to require a
                       Transfer Affidavit and Agreement in the form attached
                       hereto as EXHIBIT H-1 from any prospective Transferee to
                       whom such Person attempts to transfer its Ownership
                       Interest in such Class R Certificate and (2) not to
                       transfer its Ownership Interest in such Class R
                       Certificate unless it provides to the Certificate
                       Registrar and the Trustee a certificate substantially in
                       the form attached hereto as EXHIBIT H-2 stating that,
                       among other things, it has no actual knowledge that such
                       prospective Transferee is not a Permitted Transferee.

               (E)     Each Person holding or acquiring an Ownership Interest in
                       a Class R Certificate, by purchasing such Ownership
                       Interest, agrees to give the Trustee written notice that
                       it is a "pass-through interest holder" within the meaning
                       of temporary Treasury regulations section
                       1.67-3T(a)(2)(i)(A) immediately upon acquiring an
                       Ownership Interest in a Class R Certificate if it is, or
                       is holding an Ownership Interest in a Class R Certificate
                       on behalf of, a "pass-through interest holder".

               (ii)    If any purported Transferee shall become a Holder of a
     Class R Certificate in violation of the provisions of this SECTION 5.02(d),
     then the last preceding Holder of such Class R Certificate that was in
     compliance with the provisions of this SECTION 5.02(d) shall be restored,
     to the extent permitted by law, to all rights as Holder thereof retroactive
     to the date of registration of such Transfer of such Class R Certificate.
     None of the Depositor, the Trustee or the Certificate Registrar shall be
     under any liability to any Person for any registration of Transfer of a
     Class R Certificate that is in fact not permitted by this SECTION 5.02(d)
     or for making any payments due on such Certificate to the Holder thereof or
     for taking any other action with respect to such Holder under the
     provisions of this Agreement.

          If any purported Transferee shall become a Holder of a Class R
     Certificate in violation of the restrictions in this SECTION 5.02(d), then,
     to the extent that retroactive restoration of the rights of the preceding
     Holder of such Class R Certificate as described in the preceding

                                      -199-
<Page>

     paragraph of this CLAUSE (d)(ii) shall be invalid, illegal or
     unenforceable, the Trustee shall have the right, but not the obligation, to
     cause the transfer of such Class R Certificate to a Permitted Transferee
     selected by the Trustee on such terms as the Trustee may choose, and the
     Trustee shall not be liable to any Person having an Ownership Interest in
     such Class R Certificate or any other Person as a result of its exercise of
     such discretion. Such purported Transferee shall promptly endorse and
     deliver such Class R Certificate in accordance with the instructions of the
     Trustee. Such Permitted Transferee may be the Trustee itself or any
     Affiliate of the Trustee.

               (iii)   The Trustee shall make available to the IRS and to those
     Persons specified by the REMIC Provisions all information furnished to it
     by the other parties hereto necessary to compute any tax imposed (A) as a
     result of the Transfer of an Ownership Interest in a Class R Certificate to
     any Person who is a Disqualified Organization, including the information
     described in Treasury regulations sections 1.860D-1(b)(5) and
     1.860E-2(a)(5) with respect to the "excess inclusions" for the REMIC I
     Residual Interest, the REMIC II Residual Interest and the REMIC III
     Residual Interest and (B) as a result of any regulated investment company,
     real estate investment trust, common trust fund, partnership, trust, estate
     or organization described in Section 1381 of the Code that holds an
     Ownership Interest in a Class R Certificate having as among its record
     holders at any time any Person which is a Disqualified Organization, and
     each of the other parties hereto shall furnish to the Trustee all
     information in its possession necessary for the Trustee to discharge such
     obligation. The Person holding such Ownership Interest shall be responsible
     for the reasonable compensation of the Trustee for providing such
     information.

               (iv)    The provisions of this SECTION 5.02(d) set forth prior to
     this CLAUSE (iv) may be modified, added to or eliminated; PROVIDED that
     there shall have been delivered to the Trustee the following:

               (A)     written confirmation from each Rating Agency to the
                       effect that the modification of, addition to or
                       elimination of such provisions will not result in an
                       Adverse Rating Event with respect to any Class of Rated
                       Certificates; and

               (B)     an Opinion of Counsel, in form and substance satisfactory
                       to the Trustee, obtained at the expense of the party
                       seeking such modification of, addition to or elimination
                       of such provisions (but in no event at the expense of the
                       Trustee or the Trust), to the effect that doing so will
                       not (1) cause any REMIC Pool to cease to qualify as a
                       REMIC or be subject to an entity-level tax caused by the
                       Transfer of any Class R Certificate to a Person which is
                       not a Permitted Transferee or (2) cause a Person other
                       than the prospective Transferee to be subject to a
                       REMIC-related tax caused by the Transfer of a Class R
                       Certificate to a Person that is not a Permitted
                       Transferee.

          (e)  If a Person is acquiring any Non-Registered Certificate as a
fiduciary or agent for one or more accounts, such Person shall be required to
deliver to the Certificate Registrar a certification to the effect that, and
such other evidence as may be reasonably required by the Trustee to confirm
that, it has (i) sole investment discretion with respect to each such account
and (ii) full power to make the applicable foregoing acknowledgments,
representations, warranties, certifications and/or agreements

                                      -200-
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with respect to each such account as set forth in SUBSECTIONS (b), (c) and/or
(d), as appropriate, of this SECTION 5.02.

          (f)  Subject to the preceding provisions of this SECTION 5.02, upon
surrender for registration of transfer of any Certificate at the offices of the
Certificate Registrar maintained for such purpose, the Trustee shall execute and
the Certificate Registrar shall authenticate and deliver, in the name of the
designated transferee or transferees, one or more new Certificates of authorized
denominations of the same Class evidencing a like aggregate Percentage Interest.

          (g)  At the option of any Holder, its Certificates may be exchanged
for other Certificates of authorized denominations of the same Class evidencing
a like aggregate Percentage Interest, upon surrender of the Certificates to be
exchanged at the offices of the Certificate Registrar maintained for such
purpose. Whenever any Certificates are so surrendered for exchange, the Trustee
shall execute and the Certificate Registrar shall authenticate and deliver the
Certificates which the Certificateholder making the exchange is entitled to
receive.

          (h)  Every Certificate presented or surrendered for transfer or
exchange shall (if so required by the Certificate Registrar) be duly endorsed
by, or be accompanied by a written instrument of transfer in the form
satisfactory to the Certificate Registrar duly executed by, the Holder thereof
or his attorney duly authorized in writing.

          (i)  No service charge shall be imposed for any transfer or exchange
of Certificates, but the Trustee or the Certificate Registrar may require
payment of a sum sufficient to cover any tax or other governmental charge that
may be imposed in connection with any transfer or exchange of Certificates.

          (j)  All Certificates surrendered for transfer and exchange shall be
physically canceled by the Certificate Registrar, and the Certificate Registrar
shall dispose of such canceled Certificates in accordance with its standard
procedures.

          (k)  The Certificate Registrar or the Trustee shall provide to each of
the other parties hereto, upon reasonable written request and at the expense of
the requesting party, an updated copy of the Certificate Register.

          SECTION 5.03.  Book-Entry Certificates.

          (a)  The REMIC III Regular Interest Certificates shall, in the case of
each Class thereof, initially be issued (and, at the option of the Depositor,
subsequent to the Closing Date, all or any portion of any other Class of
Certificates may be issued) as one or more Certificates registered in the name
of the Depository or its nominee and, except as provided in SECTION 5.02(b) or
SECTION 5.03(c), transfer of such Certificates may not be registered by the
Certificate Registrar unless such transfer is to a successor Depository that
agrees to hold such Certificates for the respective Certificate Owners with
Ownership Interests therein. Such Certificate Owners shall hold and, subject to
SECTION 5.02, transfer their respective Ownership Interests in and to such
Certificates through the book-entry facilities of the Depository; and, except as
provided in SECTION 5.02(b) or SECTION 5.03(c) below, such Certificate Owners
shall not be entitled to fully registered, physical Certificates ("DEFINITIVE
CERTIFICATES") in respect of such Ownership Interests. All transfers by
Certificate Owners of their respective Ownership Interests in the Book-Entry
Certificates shall be made in accordance with the procedures established by

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the Depository Participant or indirect participating brokerage firm representing
each such Certificate Owner. Each Depository Participant shall only transfer the
Ownership Interests in the Book-Entry Certificates of Certificate Owners it
represents or of indirect participating brokerage firms for which it acts as
agent in accordance with the Depository's normal procedures.

          (b)  Except as expressly provided to the contrary herein, the
Depositor, the Master Servicer, the Special Servicer, the Trustee and the
Certificate Registrar may for all purposes, including the making of payments due
on the Book-Entry Certificates, deal with the Depository as the authorized
representative of the Certificate Owners with respect to such Certificates for
the purposes of exercising the rights of Certificateholders hereunder. Except as
expressly provided to the contrary herein, the rights of Certificate Owners with
respect to the Book-Entry Certificates shall be limited to those established by
law and agreements between such Certificate Owners and the Depository
Participants and indirect participating brokerage firms representing such
Certificate Owners. Multiple requests and directions from, and votes of, the
Depository as Holder of the Book-Entry Certificates with respect to any
particular matter shall not be deemed inconsistent if they are made with respect
to different Certificate Owners. The Trustee may establish a reasonable record
date in connection with solicitations of consents from or voting by
Certificateholders and shall give notice to the Depository of such record date.

          (c)  If (i)(A) the Depositor advises the Trustee and the Certificate
Registrar in writing that the Depository is no longer willing or able to
discharge properly its responsibilities with respect to any Class of Book-Entry
Certificates, and (B) the Depositor is unable to locate a qualified successor,
or (ii) the Depositor at its option advises the Trustee and the Certificate
Registrar in writing that it elects to terminate the book-entry system through
the Depository with respect to all or any portion of any Class of Book-Entry
Certificates, the Certificate Registrar shall notify all affected Certificate
Owners, through the Depository, of the occurrence of any such event and of the
availability of Definitive Certificates to such Certificate Owners requesting
the same. Upon surrender to the Certificate Registrar of any Class of Book-Entry
Certificates (or any portion of any Class thereof) by the Depository,
accompanied by registration instructions from the Depository for registration of
transfer, the Trustee shall execute, and the Certificate Registrar shall
authenticate and deliver, the Definitive Certificates in respect of such Class
(or portion thereof) to the Certificate Owners identified in such instructions.
None of the Depositor, the Master Servicer, the Special Servicer, the Trustee or
the Certificate Registrar shall be liable for any delay in delivery of such
instructions and may conclusively rely on, and shall be protected in relying on,
such instructions. Upon the issuance of Definitive Certificates for purposes of
evidencing ownership of any Book-Entry Certificates, the registered holders of
such Definitive Certificates shall be recognized as Certificateholders hereunder
and, accordingly, shall be entitled directly to receive payments on, to exercise
Voting Rights with respect to, and to transfer and exchange such Definitive
Certificates.

          SECTION 5.04.  Mutilated, Destroyed, Lost or Stolen Certificates.

          If (i) any mutilated Certificate is surrendered to the Certificate
Registrar, or the Certificate Registrar receives evidence to its satisfaction of
the destruction, loss or theft of any Certificate, and (ii) there is delivered
to the Trustee and the Certificate Registrar such security or indemnity as may
be reasonably required by them to save each of them harmless, then, in the
absence of actual notice to the Trustee or the Certificate Registrar that such
Certificate has been acquired by a BONA FIDE purchaser, the Trustee shall
execute and the Certificate Registrar shall authenticate and deliver, in

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exchange for or in lieu of any such mutilated, destroyed, lost or stolen
Certificate, a new Certificate of the same Class and like Percentage Interest.
Upon the issuance of any new Certificate under this Section, the Trustee and the
Certificate Registrar may require the payment of a sum sufficient to cover any
tax or other governmental charge that may be imposed in relation thereto and any
other reasonable expenses (including the reasonable fees and expenses of the
Trustee and the Certificate Registrar) connected therewith. Any replacement
Certificate issued pursuant to this section shall constitute complete and
indefeasible evidence of ownership in the Trust Fund, as if originally issued,
whether or not the lost, stolen or destroyed Certificate shall be found at any
time.

          SECTION 5.05.  Persons Deemed Owners.

          Prior to due presentment for registration of transfer, the Depositor,
the Master Servicer, the Special Servicer, the Trustee, the Certificate
Registrar and any agent of any of them may treat the Person in whose name any
Certificate is registered as the owner of such Certificate for the purpose of
receiving distributions pursuant to SECTION 4.01 and for all other purposes
whatsoever, and none of the Depositor, either Master Servicer, either Special
Servicer, the Trustee, the Certificate Registrar or any agent of any of them
shall be affected by notice to the contrary.

          SECTION 5.06.  Certification by Certificateholders and Certificate
                         Owners.

          (a)  Each Certificate Owner is hereby deemed by virtue of its
acquisition of an Ownership Interest in the Book-Entry Certificates to agree to
comply with the transfer requirements of SECTION 5.02.

          (b)  To the extent that it is necessary, pursuant to the terms of this
Agreement, to determine whether any Person is a Certificateholder or a
Certificate Owner, the Trustee shall make such determination based on a
certificate of such Person, which certificate shall be in such form as shall be
reasonably acceptable to the Trustee and shall specify the Class and Certificate
Principal Balance or Certificate Notional Amount, as the case may be, of the
Book-Entry Certificate beneficially owned; PROVIDED, HOWEVER, that the Trustee
shall not knowingly recognize such Person as a Certificate Owner if such Person,
to the knowledge of a Responsible Officer of the Trustee, acquired its Ownership
Interest in a Book-Entry Certificate in violation of SECTION 5.02, or if such
Person's certification that it is a Certificate Owner is in direct conflict with
information obtained by the Trustee from the Depository, Depository Participants
and/or indirect participating brokerage firms for which Depository Participants
act as agents, with respect to the identity of a Certificate Owner. The Trustee
shall exercise its reasonable discretion in making any determination under this
SECTION 5.06(b) and shall afford any Person providing information with respect
to its beneficial ownership of any Book-Entry Certificate an opportunity to
resolve any discrepancies between the information provided and any other
information available to the Trustee.

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                                   ARTICLE VI

           THE DEPOSITOR, THE MASTER SERVICER AND THE SPECIAL SERVICER

          SECTION 6.01.  Liability of the Depositor, the Master Servicer and the
                         Special Servicer.

          The Depositor, the Master Servicer and the Special Servicer shall be
liable in accordance herewith only to the extent of the respective obligations
specifically imposed upon and undertaken by the Depositor, the Master Servicer
and the Special Servicer herein.

          SECTION 6.02.  Merger, Consolidation or Conversion of the Depositor,
                         the Master Servicer or the Special Servicer.

          (a)  Subject to SUBSECTION (b) below, the Depositor, the Masters
Servicer and the Special Servicer each will keep in full effect its existence,
rights and franchises under the laws of the jurisdiction of its incorporation or
organization, and each will obtain and preserve its qualification to do business
as a foreign corporation or limited partnership in each jurisdiction in which
such qualification is or shall be necessary to protect the validity and
enforceability of the Loans and to perform its respective duties under this
Agreement.

          (b)  The Depositor, the Master Servicer and the Special Servicer each
may be merged or consolidated with or into any Person (other than the Trustee),
or transfer all or substantially all of its assets to any Person (other than the
Trustee), in which case any Person resulting from any merger or consolidation to
which the Depositor, the Master Servicer or the Special Servicer shall be a
party, or any Person succeeding to the business of the Depositor, the Master
Servicer or the Special Servicer, shall be the successor of the Depositor, the
Master Servicer and the Special Servicer, as the case may be, hereunder, without
the execution or filing of any paper (other than an assumption agreement wherein
the successor shall agree to perform the obligations of and serve as the
Depositor, the Master Servicer or the Special Servicer, as the case may be, in
accordance with the terms of this Agreement) or any further act on the part of
any of the parties hereto, anything herein to the contrary notwithstanding;
PROVIDED, HOWEVER, that such merger, consolidation or succession will not or has
not resulted in a withdrawal, downgrading or qualification of the then-current
ratings of the Classes of Certificates that have been so rated (as evidenced by
a letter to such effect from each Rating Agency).

          SECTION 6.03.  Limitation on Liability of the Trustee, the Depositor,
                         the Master Servicer, the Special Servicer and Others.

          (a)  None of the Depositor, the Trustee, the Master Servicer, the
Special Servicer nor any of the Affiliates, directors, partners, members,
managers, shareholders, officers, employees or agents of any of them shall be
under any liability to the Trust Fund, the Underwriters, the parties hereto, the
Certificateholders or any other Person for any action taken or for refraining
from the taking of any action in good faith pursuant to this Agreement, or for
errors in judgment; PROVIDED, HOWEVER, that this provision shall not protect the
Depositor, the Trustee, the Master Servicer or the Special Servicer against any
breach of warranties or representations made herein or any liability which would
otherwise be imposed by reason of willful misfeasance, bad faith or negligence
in the performance of duties or by reason of negligent disregard of obligations
and duties hereunder. The Depositor, the Master Servicer,

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the Special Servicer, the Trustee and any director, officer, employee or agent
of the Depositor, the Trustee, the Master Servicer or the Special Servicer may
rely in good faith on any document of any kind which, PRIMA FACIE, is properly
executed and submitted by any Person respecting any matters arising hereunder.

          The Depositor, the Master Servicer, the Special Servicer, the Trustee
and any Affiliate, director, shareholder, member, partner, manager, officer,
employee or agent of any of the foregoing shall be indemnified and held harmless
by the Trust Fund or, to the extent permitted by the related A/B Intercreditor
Agreement, out of amounts attributable to an A/B Loan Pair on deposit in the
related A/B Loan Pair Custodial Account as provided in SECTION 3.04(e), against
any loss, liability or expense incurred in connection with any legal action or
claim relating to this Agreement, the Mortgage Loans or the Certificates, other
than any loss, liability or expense: (i) specifically required to be borne
thereby pursuant to the terms hereof or that would otherwise constitute a
Servicing Advance; (ii) incurred in connection with any breach of a
representation or warranty made by it herein; (iii) incurred by reason of bad
faith, willful misconduct or negligence in the performance of its obligations or
duties hereunder, or by reason of negligent disregard of such obligations or
duties or (iv) in the case of the Depositor and any of its directors, officers,
employees and agents, incurred in connection with any violation by any of them
of any state or federal securities law.

          (b)  None of the Depositor, the Trustee, the Master Servicer or the
Special Servicer shall be under any obligation to appear in, prosecute or defend
any legal or administrative action, proceeding, hearing or examination that is
not incidental to its respective duties under this Agreement and which in its
opinion may involve it in any expense or liability which it is not reasonably
assured of reimbursement thereof by the Trust; PROVIDED, HOWEVER, that the
Depositor, the Master Servicer, the Special Servicer or the Trustee may in its
discretion undertake any such action, proceeding, hearing or examination that it
may deem necessary or desirable in respect to this Agreement and the rights and
duties of the parties hereto and the interests of the Certificateholders
hereunder. In such event, the legal expenses and costs of such action,
proceeding, hearing or examination and any liability resulting therefrom shall
be expenses, costs and liabilities of the Trust Fund, and the Depositor, the
Master Servicer, the Special Servicer and the Trustee shall be entitled to be
reimbursed therefor out of amounts attributable to the Loans on deposit in the
Collection Account as provided by SECTION 3.05(a) or, to the extent permitted by
the related A/B Intercreditor Agreement, out of amounts attributable to an A/B
Loan Pair on deposit in the related A/B Loan Pair Custodial Account as provided
in SECTION 3.04(e).

          (c)  Each of the Master Servicer and the Special Servicer agrees to
indemnify the Depositor, the Trust Fund and the Trustee, and hold it harmless,
from and against any and all claims, losses, penalties, fines, forfeitures,
reasonable legal fees and related out-of-pocket costs, judgments, and any other
out-of-pocket costs, liabilities, fees and expenses that any of them may sustain
arising from or as a result of any willful misfeasance, bad faith or negligence
of the Master Servicer or the Special Servicer, as the case may be, in the
performance of its obligations and duties under this Agreement or by reason of
negligent disregard by the Master Servicer or the Special Servicer, as the case
may be, of its duties and obligations hereunder or by reason of breach of any
representations or warranties made by it herein. The Master Servicer and the
Special Servicer may consult with counsel, and any written advice or Opinion of
Counsel shall be full and complete authorization and protection with respect to
any action taken or suffered or omitted by it hereunder in good faith in
accordance with the Servicing Standard and in accordance with such advice or
Opinion of Counsel relating to (i) tax matters, (ii) any amendment of

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this Agreement under ARTICLE XI, (iii) the defeasance of any Defeasance Mortgage
Loan or (iv) any matter involving legal proceeding with a Borrower.

          The Trustee shall immediately notify the Master Servicer or the
Special Servicer, as applicable, if a claim is made by a third party with
respect to this Agreement or the Mortgage Loans entitling the Trust Fund to
indemnification hereunder, whereupon the Master Servicer or Special Servicer, as
the case may be, shall assume the defense of such claim and pay all expenses in
connection therewith, including counsel fees, and promptly pay, discharge and
satisfy any judgment or decree which may be entered against it or them in
respect of such claim. Any failure to so notify the Master Servicer or Special
Servicer, as the case may be, shall not affect any rights of the Trust Fund may
have to indemnification under this Agreement or otherwise, unless the Master
Servicer's or Special Servicer's, as the case may be, defense of such claim is
materially prejudiced thereby. The indemnification provided herein shall survive
the termination of this Agreement and the termination or resignation of the
Master Servicer and the Special Servicer.

          The Depositor agrees to indemnify the Master Servicer, the Special
Servicer and the Trustee and any Affiliate, director, officer, employee or agent
thereof, and hold them harmless, from and against any and all claims, losses,
penalties, fines, forfeitures, reasonable legal fees and related out-of-pocket
costs, judgments, and any other out-of-pocket costs, liabilities, fees and
expenses that any of them may sustain arising from or as a result of any breach
of representations and warranties or failure in the performance of the
Depositor's obligations and duties under this Agreement. The Master Servicer,
the Special Servicer and the Trustee shall immediately notify the Depositor if a
claim is made by a third party with respect to this Agreement or the Mortgage
Loans entitling it to indemnification hereunder, whereupon the Depositor shall
assume the defense of such claim and pay all expenses in connection therewith,
including counsel fees, and promptly pay, discharge and satisfy any judgment or
decree which may be entered against it or them in respect of such claim. Any
failure to so notify the Depositor shall not affect any rights any of the
foregoing Persons may have to indemnification under this Agreement or otherwise,
unless the Depositor's defense of such claim is materially prejudiced thereby.
The indemnification provided herein shall survive the termination of this
Agreement.

          The Trustee agrees to indemnify the Master Servicer, the Special
Servicer and the Depositor and any Affiliate, director, officer, employee or
agent thereof, and hold them harmless, from and against any and all claims,
losses, penalties, fines, forfeitures, reasonable legal fees and related
out-of-pocket costs, judgments, and any other out-of-pocket costs, liabilities,
fees and expenses that any of them may sustain arising from or as a result of
any breach of representations and warranties made by it herein or as a result of
any willful misfeasance, bad faith or negligence of the Trustee in the
performance of its obligations and duties under this Agreement or the negligent
disregard by the Trustee of its duties and obligations hereunder. The Depositor,
Master Servicer or the Special Servicer shall immediately notify the Trustee if
a claim is made by a third party with respect to this Agreement or the Mortgage
Loans entitling it to indemnification hereunder, whereupon the Trustee shall
assume the defense of such claim and pay all expenses in connection therewith,
including counsel fees, and promptly pay, discharge and satisfy any judgment or
decree which may be entered against it or them in respect of such claim. Any
failure to so notify the Trustee shall not affect any rights any of the
foregoing Persons may have to indemnification under this Agreement or otherwise,
unless the Trustee's defense of such claim is materially prejudiced thereby. The
indemnification provided herein shall survive the termination of this Agreement.

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          SECTION 6.04.  Master Servicer and Special Servicer Not to Resign.

          Subject to the provisions of SECTION 6.02, neither the Master Servicer
nor the Special Servicer shall resign from their respective obligations and
duties hereby imposed on each of them except upon (a) a determination that such
party's duties hereunder are no longer permissible under applicable law or (b)
upon the appointment of, and the acceptance of such appointment by, a successor
Master Servicer or Special Servicer, as applicable, and receipt by the Trustee
of written confirmation from each applicable Rating Agency that such resignation
and appointment will not cause such Rating Agency to downgrade, withdraw or
qualify any of then-current ratings assigned by such Rating Agency to any Class
of Certificates. Any such determination permitting the resignation of the Master
Servicer or the Special Servicer pursuant to above CLAUSE (a) above shall be
evidenced by an Opinion of Counsel (the cost of which, together with any other
expenses of such resignation, shall be at the expense of the resigning party) to
such effect delivered to the Trustee. No such resignation by the Master Servicer
or the Special Servicer shall become effective until the Trustee or a successor
Master Servicer shall have assumed the Master Servicer's or Special Servicer's,
as applicable, responsibilities and obligations in accordance with SECTION 7.02.

          SECTION 6.05.  Rights of the Depositor in Respect of the Master
                         Servicer and the Special Servicer.

          The Depositor may, but is not obligated to, enforce the obligations of
the Master Servicer and the Special Servicer hereunder and may, but is not
obligated to, perform, or cause a designee to perform, any defaulted obligation
of the Master Servicer and the Special Servicer hereunder or exercise the rights
of the Master Servicer or Special Servicer, as applicable, hereunder; PROVIDED,
HOWEVER, that the Master Servicer and the Special Servicer shall not be relieved
of any of their respective obligations hereunder by virtue of such performance
by the Depositor or its designee. The Depositor shall not have any
responsibility or liability for any action or failure to act by the Master
Servicer or the Special Servicer and is not obligated to supervise the
performance of the Master Servicer or the Special Servicer under this Agreement
or otherwise.

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                                   ARTICLE VII

                                     DEFAULT

          SECTION 7.01.  Events of Default; Master Servicer and Special Servicer
                         Termination.

          (a)  "EVENT OF DEFAULT", wherever used herein, means any one of the
following events:

               (i)     any failure by the Master Servicer or the Special
     Servicer to deposit, or to remit to the appropriate party for deposit, into
     the Collection Account or the REO Account, as appropriate, any amount
     required to be so deposited or remitted, which failure continues unremedied
     for three Business Days following the date on which the deposit or
     remittance was required to be made;

               (ii)    any failure by the Master Servicer to remit to the
     Trustee for deposit in the Distribution Account any amount required to be
     so remitted, which failure continues unremedied beyond 11:00 a.m. on the
     Business Day immediately following the date on which the remittance was
     required to be made;

               (iii)   any failure by the Master Servicer to timely make any
     Servicing Advance required to be made by it under this Agreement, which
     failure continues unremedied for three Business Days following the date on
     which written notice of such failure, requiring the same to be remedied,
     has been given to the Master Servicer by the Trustee;

               (iv)    any failure by the Master Servicer or the Special
     Servicer to observe or perform in any material respect any of its other
     covenants or agreements under this Agreement which failure continues
     unremedied for 30 days after written notice of such failure, requiring the
     same to be remedied, has been given to the Master Servicer or the Special
     Servicer, as the case may be, by any other party to this Agreement, by the
     Series 2002-CKS4 Series 2002-CKS4 Directing Certificateholder or by
     Certificateholders entitled to not less than 25% of the Series 2002-CKS4
     Voting Rights; PROVIDED, HOWEVER, that, with respect to any such failure
     that is not curable within such 30-day period, the Master Servicer or the
     Special Servicer, as appropriate, will have an additional cure period of 30
     days to effect such cure so long as the Master Servicer or the Special
     Servicer, as appropriate, has commenced to cure such failure within the
     initial 30-day period and has diligently pursued, and is continuing to
     pursue, a full cure;

               (v)     it is determined that there is a breach by the Master
     Servicer or the Special Servicer of any of its representations or
     warranties contained in this Agreement that materially and adversely
     affects the interests of any Class of Certificateholders, which breach
     continues unremedied for 30 days after written notice of such failure,
     requiring the same to be remedied, has been given to the Master Servicer or
     the Special Servicer, as the case may be, by any other party to this
     Agreement, by the Series 2002-CKS4 Series 2002-CKS4 Directing
     Certificateholder or by Certificateholders entitled to not less than 25% of
     the Series 2002-CKS4 Voting Rights; PROVIDED, HOWEVER, that, with respect
     to any such breach that is not curable within such 30-day period the Master
     Servicer or the Special Servicer, as appropriate, will have an additional
     cure period of 30 days to effect such cure so long as the Master Servicer
     or the Special Servicer, as

                                      -208-
<Page>

     appropriate, has commenced to cure such breach within the initial 30-day
     period and has diligently pursued, and is continuing to pursue, a full
     cure;

               (vi)    a decree or order of a court having jurisdiction in an
     involuntary case for the appointment of a receiver, liquidator, trustee or
     similar official in any bankruptcy, insolvency, readjustment of debt,
     marshalling of assets and liabilities or similar proceedings is entered
     against the Master Servicer or the Special Servicer and the decree or order
     remains in force for a period of 60 days; PROVIDED, HOWEVER, that, with
     respect to any such decree or order that cannot be discharged, dismissed or
     stayed within such 60-day period the Master Servicer or the Special
     Servicer, as appropriate, will have an additional period of 30 days to
     effect such discharge, dismissal or stay so long as the Master Servicer or
     the Special Servicer, as appropriate, has commenced proceedings to have
     such decree or order dismissed, discharged or stayed within the initial
     60-day period and has diligently pursued, and is continuing to pursue, such
     discharge, dismissal or stay;

               (vii)   the Master Servicer or the Special Servicer consents to
     the appointment of a receiver, liquidator, trustee or similar official
     relating to it or of or relating to all or substantially all of its
     property;

               (viii)  the Master Servicer or the Special Servicer admits in
     writing its inability to pay its debts or takes other actions indicating
     its insolvency or inability to pay its obligations;

               (ix)    Moody's has (A) qualified, downgraded or withdrawn its
     rating or ratings of one or more Classes of Certificates or (B) placed one
     or more Classes of Certificates on "watch status" in contemplation of
     possible rating downgrade or withdrawal (and such "watch status" placement
     shall not have been withdrawn by Moody's within 60 days of such placement),
     and, in case of either CLAUSES (A) or (B), Moody's has cited servicing
     concerns with the Master Servicer or the Special Servicer, as the case may
     be, as the sole or a material factor in such rating action; or

               (x)     the Master Servicer is removed from S&P's approved Master
     Servicer list, or the Special Servicer is removed from S&P's approved
     Special Servicer list, and the Master Servicer or the Special Servicer, as
     the case may be, is not reinstated to that list within 60 days after its
     removal therefrom.

          (b)  If any Event of Default with respect to the Master Servicer or
Special Servicer (in either case, for purposes of this SECTION 7.01(b), the
"DEFAULTING PARTY") shall occur and be continuing, then, and in each and every
such case, so long as such Event of Default shall not have been remedied, the
Trustee may, and at the written direction of the Holders of Certificates
entitled to at least 25% of the Voting Rights, shall, terminate, by notice in
writing to the Defaulting Party (a "TERMINATION NOTICE"), with a copy of such
notice to the Depositor and the Certificate Registrar, all of the rights and
obligations of the Defaulting Party under this Agreement and in and to the Loans
and the proceeds thereof (other than any rights the Defaulting Party may have as
a Holder of any Certificate); PROVIDED, HOWEVER, that the Defaulting Party shall
be entitled to the payment of accrued and unpaid compensation and reimbursement
through the date of such termination, as well as amounts due to it thereafter,
if any, including with respect to the Excess Servicing Strip, as provided for
under this Agreement for services rendered and expenses incurred.

                                      -209-
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          From and after the receipt by the Defaulting Party of such written
notice, all authority and power of the Defaulting Party under this Agreement,
whether with respect to the Certificates (other than as a Holder of any
Certificate) or the Loans or otherwise, shall pass to and be vested in the
Trustee pursuant to and under this section, and, without limitation, the Trustee
is hereby authorized and empowered to execute and deliver, on behalf of and at
the expense of the Defaulting Party, as attorney-in-fact or otherwise, any and
all documents and other instruments, and to do or accomplish all other acts or
things necessary or appropriate to effect the purposes of such notice of
termination, whether to complete the transfer and endorsement or assignment of
the Loans and related documents, or otherwise.

          The Master Servicer and Special Servicer each agree that if it is
terminated pursuant to this SECTION 7.01(b), it shall promptly (and in any event
no later than 20 Business Days after its receipt of the notice of termination)
provide the Trustee with all documents and records requested by it to enable the
Trustee to assume the Master Servicer's or the Special Servicer's, as the case
may be, functions hereunder, and shall cooperate with the Trustee in effecting
the termination of the Master Servicer's or the Special Servicer's, as the case
may be, responsibilities and rights hereunder, including, without limitation,
the transfer within five Business Days to the Trustee for administration by it
of all cash amounts which shall at the time be or should have been credited by
the Master Servicer to the Collection Account or any Servicing Account, Cash
Collateral Account or Lock-Box Account (if it is the Defaulting Party) or by the
Special Servicer to the REO Account (if it is the Defaulting Party) or may
thereafter be received with respect to the Loans or any REO Property (PROVIDED,
HOWEVER, that the Master Servicer and Special Servicer each shall, if terminated
pursuant to this SECTION 7.01(b), continue to be entitled to receive all amounts
accrued or owing to it under this Agreement on or prior to the date of such
termination, whether in respect of Advances (in the case of the Master Servicer)
or otherwise, as well as amounts due to it thereafter, if any, and it and its
directors, officers, employees and agents shall continue to be entitled to the
benefits of SECTION 6.03 notwithstanding any such termination).

          (c)  The Holder or Holders of Certificates representing more than 50%
of the Class Principal Balance of the Controlling Class shall be entitled to
terminate the rights and obligations of the Special Servicer under this
Agreement, with or without cause, upon 10 Business Days prior written notice to
the Master Servicer, the Special Servicer and the Trustee, and to appoint a
successor Special Servicer; PROVIDED, HOWEVER, that (i) such successor will meet
the requirements set forth in SECTION 7.02, (ii) as evidenced in writing by each
of the Rating Agencies, the proposed successor of the Special Servicer will not,
in and of itself, result in a downgrading, withdrawal or qualification of the
then-current ratings provided by the Rating Agencies with respect to any Class
of then outstanding Certificates that is rated, and (iii) the Trustee shall have
received (A) an Acknowledgment of Proposed Special Servicer in the form attached
hereto as EXHIBIT I, executed by the Person designated to be the successor to
such terminated Special Servicer, and (B) an Opinion of Counsel (which shall not
be an expense of the Trustee or the Trust) substantially to the effect that (1)
the removal of such terminated Special Servicer and/or the appointment of the
Person designated to serve as successor thereto is in compliance with this
SECTION 7.01(c), (2) such designated Person is duly organized, validly existing
and in good standing under the laws of the jurisdiction of its organization, (3)
the Acknowledgment of Proposed Special Servicer, the form of which is attached
hereto as EXHIBIT I, has been duly authorized, executed and delivered by such
designated Person and (4) upon the execution and delivery of the Acknowledgment
of Proposed Special Servicer, such designated Person shall be bound by the terms
of this Agreement and, subject to customary bankruptcy and insolvency exceptions
and customary equity exceptions, this Agreement shall be enforceable against
such designated Person in accordance with its terms. Any Special Servicer
terminated pursuant to this SECTION 7.01(c) shall be deemed to have been so

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terminated simultaneously with the designated successor's becoming such Special
Servicer hereunder; PROVIDED that (i) the terminated Special Servicer shall be
entitled to receive, in connection with its termination, payment out of the
Collection Account and, if and to the extent applicable, the A/B Loan Pair
Custodial Accounts of all of its accrued and unpaid Special Servicing Fees, as
and to the extent provided in SECTIONS 3.05(a) and 3.04(e), and reimbursement
from the successor to such terminated Special Servicer of all outstanding
Servicing Advances made by such terminated Special Servicer and all unpaid
Advance Interest accrued on such outstanding Servicing Advances (in which case
the successor to such terminated Special Servicer shall be deemed to have made
such Servicing Advances at the same time that such terminated Special Servicer
had actually made them), (ii) such terminated Special Servicer shall thereafter
be entitled to Workout Fees, as and to the extent expressly permitted by SECTION
3.11(b), and (iii) such terminated Special Servicer shall continue to be
entitled to the benefits of SECTION 6.03, notwithstanding any such termination;
and PROVIDED, FURTHER, that such terminated Special Servicer shall continue to
be obligated to pay (and entitled to receive) all other amounts accrued to (or
owing by) it under this Agreement on or prior to the effective date of such
termination. Such terminated Special Servicer shall cooperate with the Trustee
and the replacement to such terminated Special Servicer in effecting the
transfer of such terminated Special Servicer's responsibilities and rights
hereunder to its successor, including the transfer within two Business Days of
its termination becoming effective pursuant to SECTION 7.01(c), to the
replacement to such terminated Special Servicer for administration by it of all
cash amounts that at the time are or should have been credited by such
terminated Special Servicer to the REO Account or to any Servicing Account or
should have been delivered to the Master Servicer or that are thereafter
received by or on behalf of such terminated Special Servicer with respect to any
Loan or REO Property. No penalty or fee shall be payable to the Special Servicer
with respect to any termination pursuant to this SECTION 7.01(c). Any expenses
of the Trust as a result of any termination pursuant to this SECTION 7.01(c)
shall be paid by the Holders who effected such termination.

          (d)  The Master Servicer and Special Servicer shall, from time to
time, take all such actions as are required by them in order to maintain their
respective status as an approved servicer and special servicer, as applicable,
and as pertains to this transaction, with each of the Rating Agencies.

          SECTION 7.02.  Trustee to Act; Appointment of Successor.

          On and after the time the Master Servicer or the Special Servicer, as
the case may be, either resigns pursuant to CLAUSE (a) of the first sentence of
SECTION 6.04(a) or receives a notice of termination for cause pursuant to
SECTION 7.01(b); and PROVIDED that no acceptable successor has been appointed,
the Trustee shall be and become the successor to the Master Servicer or Special
Servicer, as the case may be, in all respects in its capacity as Master Servicer
or Special Servicer under this Agreement and the transactions set forth or
provided for herein and shall be subject to all the responsibilities, duties,
liabilities and limitations on liability relating thereto and that arise
thereafter placed on or for the benefit of the Master Servicer or Special
Servicer by the terms and provisions hereof; PROVIDED, HOWEVER, that any failure
to perform such duties or responsibilities caused by the terminated party's
failure under SECTION 7.01 to provide information or moneys required hereunder
shall not be considered a default by such successor hereunder.

          The appointment of a successor Master Servicer shall not affect any
liability of the predecessor Master Servicer which may have arisen prior to its
termination as Master Servicer, and the appointment of a successor Special

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Servicer shall not affect any liability of the predecessor Special Servicer
which may have arisen prior to its termination as Special Servicer. The Trustee
in its capacity as successor to the Master Servicer or the Special Servicer, as
the case may be, shall not be liable for any of the representations and
warranties of the Master Servicer or the Special Servicer, respectively, herein
or in any related document or agreement, for any acts or omissions of the
predecessor Master Servicer or Special Servicer or for any losses incurred by
the Master Servicer pursuant to SECTION 3.06 hereunder, nor shall the Trustee be
required to purchase any Mortgage Loan hereunder.

          As compensation therefor, the Trustee as successor Master Servicer
shall be entitled to the Master Servicing Fees and all fees relating to the
Mortgage Loans which the Master Servicer would have been entitled to if the
Master Servicer had continued to act hereunder (subject to SECTION 3.11(a) with
respect to the Excess Servicing Strip), including but not limited to any income
or other benefit from any Permitted Investment of funds in a Master Servicer
Account pursuant to SECTION 3.06, and as successor to the Special Servicer shall
be entitled to the Special Servicing Fees to which the Special Servicer would
have been entitled if the Special Servicer had continued to act hereunder.
Should the Trustee succeed to the capacity of the Master Servicer or the Special
Servicer, the Trustee shall be afforded the same standard of care and liability
as the Master Servicer or the Special Servicer, as applicable, hereunder
notwithstanding anything in SECTION 8.01 to the contrary, but only with respect
to actions taken by it in its role as successor Master Servicer or successor
Special Servicer, as the case may be, and not with respect to its role as
Trustee hereunder.

          Notwithstanding the above, the Trustee may, if it shall be unwilling
to act as successor to the Master Servicer or Special Servicer, or shall, if it
is unable to so act, or if the Trustee is not approved as a master servicer or
special servicer, as applicable, by each Rating Agency, or if the Holders of
Certificates entitled to a majority of the Voting Rights so request in writing
to the Trustee, promptly appoint, or petition a court of competent jurisdiction
to appoint, any established mortgage loan servicing institution which meets the
criteria set forth herein, as the successor to the Master Servicer or the
Special Servicer, as applicable, hereunder in the assumption of all or any part
of the responsibilities, duties or liabilities of the Master Servicer or Special
Servicer hereunder. No appointment of a successor to the Master Servicer or the
Special Servicer under this SECTION 7.02 shall be effective (i) until each of
the Rating Agencies shall have confirmed in writing that its then-current rating
(if any) of each Class of Certificates will not be qualified (as applicable),
downgraded or withdrawn by reason thereof and (ii) until the assumption in
writing by the successor to the Master Servicer or the Special Servicer of all
its responsibilities, duties and liabilities hereunder that arise thereafter.
Pending appointment of a successor to the Master Servicer or the Special
Servicer hereunder, unless the Trustee shall be prohibited by law from so
acting, the Trustee shall act in such capacity as herein above provided.

          In connection with such appointment and assumption of a successor to
the Master Servicer or Special Servicer as described herein, subject to SECTION
3.11(a), the Trustee may make such arrangements for the compensation of such
successor out of payments on Mortgage Loans as it and such successor shall
agree; PROVIDED, HOWEVER, that no such compensation with respect to a successor
Master Servicer or successor Special Servicer, as the case may be, shall be in
excess of that permitted the terminated Master Servicer or Special Servicer, as
the case may be, hereunder; PROVIDED, FURTHER, that if no successor can be
obtained for such compensation, then, subject to approval by the Rating
Agencies, additional amounts shall be paid to such successor and such amounts in
excess of that permitted the terminated Master Servicer or Special Servicer, as
the case may be, shall be treated as Additional Trust Fund Expenses. The
Trustee, the Master Servicer or the Special Servicer (whichever is not the
terminated party) and such successor shall take such action, consistent with
this Agreement, as shall be

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necessary to effectuate any such succession. Any costs and expenses associated
with the transfer of the servicing function (other than with respect to a
termination without cause) under this Agreement shall be borne by the
predecessor Master Servicer or Special Servicer.

          SECTION 7.03.  Notification to Certificateholders.

          (a)  Upon any resignation of the Master Servicer or the Special
Servicer pursuant to SECTION 6.04, any termination of the Master Servicer or the
Special Servicer pursuant to SECTION 7.01 or any appointment of a successor to
the Master Servicer or the Special Servicer pursuant to SECTION 7.02, the
Trustee shall give prompt written notice thereof to Certificateholders at their
respective addresses appearing in the Certificate Register.

          (b)  Not later than the later of (i) 60 days after the occurrence of
any event which constitutes or, with notice or lapse of time or both, would
constitute an Event of Default and (ii) 5 days after the Trustee would be deemed
to have notice of the occurrence of such an event in accordance with SECTION
8.02(vii), the Trustee shall transmit by mail to the Depositor and all
Certificateholders notice of such occurrence, unless such default shall have
been cured.

          SECTION 7.04.  Waiver of Events of Default.

          The Holders of Certificates representing at least 66 2/3% of the
Voting Rights allocated to each Class of Certificates affected by any Event of
Default hereunder may waive such Event of Default within 20 days of the receipt
of notice from the Trustee of the occurrence of such Event of Default; PROVIDED,
HOWEVER, that an Event of Default described in CLAUSE (i) or (ii) of SECTION
7.01(A) may only be waived by 100% of the Certificateholders of the affected
Classes. Upon any such waiver of an Event of Default and reimbursement by the
party requesting such waiver to the Trustee of all costs and expenses incurred
by it in connection with such Event of Default and prior to its waiver, such
Event of Default shall cease to exist and shall be deemed to have been remedied
for every purpose hereunder. No such waiver shall extend to any subsequent or
other Event of Default or impair any right consequent thereon except to the
extent expressly so waived. Notwithstanding any other provisions of this
Agreement, for purposes of waiving any Event of Default pursuant to this SECTION
7.04, Certificates registered in the name of the Depositor or any Affiliate of
the Depositor shall be entitled to the same Voting Rights with respect to the
matters described above as they would if any other Person held such
Certificates.

          SECTION 7.05.  Trustee Advances.

          If the Master Servicer fails to fulfill its obligations hereunder to
make any Advances, the Trustee shall perform such obligations (x) in accordance
with SECTION 3.03(d) with respect to Servicing Advances and (y) by 12:00 noon,
New York City time, on the related Distribution Date with respect to P&I
Advances. With respect to any such Advance made by the Trustee, the Trustee
shall succeed to all of the Master Servicer's rights with respect to Advances
hereunder, including, without limitation, the Master Servicer's rights of
reimbursement and interest on each Advance at the Reimbursement Rate, and rights
to determine that a proposed Advance is a Nonrecoverable P&I Advance or
Servicing Advance, as the case may be (without regard to any impairment of any
such rights of reimbursement caused by the Master Servicer's default in its
obligations hereunder); PROVIDED, HOWEVER, that if Advances made by both the
Trustee and the Master Servicer shall at any time be outstanding, or any
interest on any Advance shall be accrued and unpaid, all amounts available to
repay such Advances and

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the interest thereon hereunder shall be applied entirely to the Advances
outstanding to the Trustee, until such Advances shall have been repaid in full,
together with all interest accrued thereon, prior to reimbursement of the Master
Servicer for such Advances. The Trustee shall be entitled to conclusively rely
on any notice given with respect to a Nonrecoverable Advance hereunder.

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                                  ARTICLE VIII

                             CONCERNING THE TRUSTEE

          SECTION 8.01.  Duties of Trustee.

          (a)  The Trustee, prior to the occurrence of an Event of Default and
after the curing or waiving of all Events of Default which may have occurred,
undertakes to perform such duties and only such duties as are specifically set
forth in this Agreement. If an Event of Default occurs and is continuing, then
(subject to SECTION 8.02(vii) below) the Trustee shall exercise such of the
rights and powers vested in it by this Agreement, and use the same degree of
care and skill in their exercise as a prudent man would exercise or use under
the circumstances in the conduct of his own affairs. Any permissive right of the
Trustee contained in this Agreement shall not be construed as a duty.

          (b)  The Trustee, upon receipt of all resolutions, certificates,
statements, opinions, reports, documents, orders or other instruments furnished
to the Trustee which are specifically required to be furnished pursuant to any
provision of this Agreement (other than the Mortgage Files, the review of which
is specifically governed by the terms of ARTICLE II), shall examine them to
determine whether they conform to the requirements of this Agreement. If any
such instrument is found not to conform to the requirements of this Agreement in
a material manner, the Trustee shall make a request to the responsible party to
have the instrument corrected. The Trustee shall not be responsible for the
accuracy or content of any resolution, certificate, statement, opinion, report,
document, order or other instrument furnished by the Depositor, the Master
Servicer or the Special Servicer, and accepted by the Trustee in good faith,
pursuant to this Agreement.

          (c)  No provision of this Agreement shall be construed to relieve the
Trustee from liability for its own negligent action, its own negligent failure
to act or its own willful misconduct; PROVIDED, HOWEVER, that:

               (i)     Prior to the occurrence of an Event of Default, and after
     the curing of all such Events of Default which may have occurred, the
     duties and obligations of the Trustee shall be determined solely by the
     express provisions of this Agreement, the Trustee shall not be liable
     except for the performance of such duties and obligations as are
     specifically set forth in this Agreement, no implied covenants or
     obligations shall be read into this Agreement against the Trustee and, in
     the absence of bad faith on the part of the Trustee, the Trustee may
     conclusively rely, as to the truth of the statements and the correctness of
     the opinions expressed therein, upon any certificates or opinions furnished
     to the Trustee and conforming to the requirements of this Agreement;

               (ii)    The Trustee shall not be liable for an error of judgment
     made in good faith by a Responsible Officer or Responsible Officers of the
     Trustee, unless it shall be proved that the Trustee was negligent in
     ascertaining the pertinent facts;

               (iii)   The Trustee shall not be liable with respect to any
     action taken, suffered or omitted to be taken by it in good faith in
     accordance with the direction of Holders of Certificates entitled to at
     least 25% of the Voting Rights relating to the time, method and place of
     conducting any proceeding for any remedy available to the Trustee, or
     exercising any trust or power

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     conferred upon the Trustee, under this Agreement (unless a higher
     percentage of Voting Rights is required for such action); and

               (iv)    Subject to the other provisions of this Agreement and
     without limiting the generality of this SECTION 8.01, the Trustee shall
     have no duty except in the capacity as successor Master Servicer or
     successor Special Servicer (A) to see to any recording, filing or
     depositing of this Agreement or any agreement referred to herein or any
     financing statement or continuation statement evidencing a security
     interest, or to see to the maintenance of any such recording or filing or
     depositing or to any re-recording, refiling or redepositing of any thereof,
     (B) to see to any insurance, or (C) to confirm or verify the contents of
     any reports or certificates of the Master Servicer or Special Servicer
     delivered to the Trustee pursuant to this Agreement reasonably believed by
     the Trustee to be genuine and to have been signed or presented by the
     proper party or parties.

          SECTION 8.02.  Certain Matters Affecting the Trustee.

          Except  as otherwise provided in SECTION 8.01:

               (i)     The Trustee may rely upon and shall be protected in
     acting or refraining from acting upon any resolution, Officer's
     Certificate, certificate of auditors or any other certificate, statement,
     instrument, opinion, report, notice, request, consent, order, Appraisal,
     bond or other paper or document reasonably believed by it to be genuine and
     to have been signed or presented by the proper party or parties;

               (ii)    The Trustee may consult with counsel and the written
     advice of such counsel or any Opinion of Counsel shall be full and complete
     authorization and protection in respect of any action taken or suffered or
     omitted by it hereunder in good faith and in accordance therewith;

               (iii)   The Trustee shall be under no obligation to exercise any
     of the trusts or powers vested in it by this Agreement or to make any
     investigation of matters arising hereunder or to institute, conduct or
     defend any litigation hereunder or in relation hereto at the request, order
     or direction of any of the Certificateholders, pursuant to the provisions
     of this Agreement, unless, in the Trustee's reasonable opinion, such
     Certificateholders shall have offered to the Trustee reasonable security or
     indemnity against the costs, expenses and liabilities which may be incurred
     therein or thereby; the Trustee shall not be required to expend or risk its
     own funds or otherwise incur any financial liability in the performance of
     any of its duties hereunder, or in the exercise of any of its rights or
     powers, if it shall have reasonable grounds for believing that repayment of
     such funds or adequate indemnity against such risk or liability is not
     reasonably assured to it; nothing contained herein shall, however, relieve
     the Trustee of the obligation, upon the occurrence of an Event of Default
     which has not been cured, to exercise such of the rights and powers vested
     in it by this Agreement, and to use the same degree of care and skill in
     their exercise as a prudent man would exercise or use under the
     circumstances in the conduct of his own affairs;

               (iv)    The Trustee shall not be liable for any action reasonably
     taken, suffered or omitted by it in good faith and believed by it to be
     authorized or within the discretion or rights or powers conferred upon it
     by this Agreement;

                                      -216-
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               (v)     Prior to the occurrence of an Event of Default hereunder
     and after the curing of all Events of Default which may have occurred, the
     Trustee shall not be bound to make any investigation into the facts or
     matters stated in any resolution, certificate, statement, instrument,
     opinion, report, notice, request, consent, order, approval, bond or other
     paper or document, unless requested in writing to do so by Holders of
     Certificates entitled to at least 50% of the Voting Rights; PROVIDED,
     HOWEVER, that if the payment within a reasonable time to the Trustee of the
     costs, expenses or liabilities likely to be incurred by it in the making of
     such investigation is, in the opinion of the Trustee, not reasonably
     assured to the Trustee by the security afforded to it by the terms of this
     Agreement, the Trustee may require reasonable indemnity against such
     expense or liability as a condition to taking any such action. The
     reasonable expense of every such reasonable examination shall be paid by
     the Master Servicer or, if paid by the Trustee, shall be repaid by the
     Master Servicer upon demand;

               (vi)    The Trustee may execute any of the trusts or powers
     hereunder or perform any duties hereunder either directly or by or through
     agents or attorneys; PROVIDED, HOWEVER, that the appointment of such agents
     or attorneys shall not relieve the Trustee of its duties or obligations
     hereunder;

               (vii)   For all purposes under this Agreement, the Trustee shall
     not be required to take any action with respect to, or be deemed to have
     notice or knowledge of any default or Event of Default unless a Responsible
     Officer of the Trustee has actual knowledge thereof or shall have received
     written notice thereof. In the absence of receipt of such notice and such
     actual knowledge otherwise obtained, the Trustee may conclusively assume
     that there is no default or Event of Default;

               (viii)  The Trustee shall not be responsible for any act or
     omission of the Master Servicer, the Special Servicer or the Series
     2002-CKS4 Directing Certificateholder (unless the Trustee is acting as
     Master Servicer, Special Servicer or the Series 2002-CKS4 Directing
     Certificateholder, as the case may be) or of the Depositor; and

               (ix)    The Trustee shall not be required to give any bond or
     surety in respect of the execution of the Trust Fund created hereby or the
     power granted hereunder.

          SECTION 8.03.  Trustee Not Liable for Validity or Sufficiency of
                          Certificates or Mortgage Loans.

          The recitals contained herein and in the Certificates, other than the
acknowledgments and expressed intentions of the Trustee in SECTIONS 2.01, 2.02,
2.04, 2.05, 2.06, 2.07, 2.08, 2.09, 3.01, 10.01, 11.04 and 11.07 and the
representations and warranties of the Trustee in SECTION 8.13, shall be taken as
the statements of the Depositor, the Master Servicer or the Special Servicer, as
the case may be, and the Trustee assumes no responsibility for their
correctness. The Trustee does not make any representations as to the validity or
sufficiency of this Agreement or of any Certificate or of any Mortgage Loan or
related document. The Trustee shall not be accountable for the use or
application by the Depositor of any of the Certificates issued to it or of the
proceeds of such Certificates, or for the use or application of any funds paid
to the Depositor in respect of the assignment of the Mortgage Loans to the Trust
Fund, or any funds deposited in or withdrawn from the Collection Account or any
other account by or on behalf of the Depositor, the Master Servicer, the Special
Servicer or the Trustee. The Trustee shall not be responsible for the accuracy
or content of any resolution, certificate, statement, opinion, report,

                                      -217-
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document, order or other instrument furnished by the Depositor, the Master
Servicer or the Special Servicer, and accepted by the Trustee, in good faith,
pursuant to this Agreement.

          SECTION 8.04.  Trustee May Own Certificates.

          The Trustee in its individual capacity and not as Trustee, may become
the owner or pledgee of Certificates, and may deal with the Depositor, the
Master Servicer, the Special Servicer, the Initial Purchaser and the
Underwriters in banking transactions, with the same rights it would have if it
were not Trustee.

          SECTION 8.05.  Fees and Expenses of Trustee; Indemnification of and by
                         Trustee.

          (a)  On each Distribution Date, the Trustee shall withdraw from the
Distribution Account, prior to any distributions to be made therefrom to
Certificateholders on such date, and pay to itself all earned but unpaid Trustee
Fees in respect of the Mortgage Loans and any REO Loans through the end of the
most recently ended calendar month, as compensation for all services rendered by
the Trustee in the execution of the trusts hereby created and in the exercise
and performance of any of the powers and duties of the Trustee hereunder. As to
each Mortgage Loan and REO Loan, the Trustee Fee shall accrue during each
calendar month, commencing with October 2002, at the Trustee Fee Rate on a
principal amount equal to the Stated Principal Balance of such Mortgage Loan or
REO Loan immediately following the Distribution Date in such calendar month (or,
in the case of October 2002, on a principal amount equal to the Cut-off Date
Principal Balance of the particular Mortgage Loan), whether or not interest is
actually collected on each Mortgage Loan and REO Loan. With respect to each
Mortgage Loan and REO Loan, the Trustee Fee shall accrue from time to time on
the same Interest Accrual Basis as is applicable to such Mortgage Loan or REO
Loan. Except as otherwise expressly provided herein, the Trustee Fees (which
shall not be limited by any provision of law in regard to the compensation of a
trustee of an express trust) shall constitute the Trustee's sole compensation
for such services to be rendered by it.

          (b)  The Trustee shall be paid or reimbursed by the Trust Fund upon
its request for all reasonable out-of-pocket expenses and disbursements incurred
by the Trustee pursuant to and in accordance with any of the provisions of this
Agreement (including the reasonable compensation and the expenses and
disbursements of its counsel and of all persons not regularly in its employ) to
the extent such payments are "unanticipated expenses incurred by the REMIC"
within the meaning of Treasury regulations section 1.860G-1(b)(iii) except any
such expense, disbursement or advance as may arise from its negligence, bad
faith or willful misconduct; PROVIDED, HOWEVER, that subject to SECTION
8.02(iii), the Trustee shall not refuse to perform any of its duties hereunder
solely as a result of the failure to be paid the Trustee Fee or the Trustee's
expenses.

          (c)  The Trustee and any Affiliate, director, officer, employee or
agent of the Trustee shall be indemnified and held harmless by the Trust Fund
against any loss, liability or expense (including, without limitation, costs and
expenses of litigation, and of investigation, counsel fees, damages, judgments
and amounts paid in settlement, and expenses incurred in becoming successor
servicer, to the extent not otherwise paid hereunder) arising out of, or
incurred in connection with, this Agreement, the Loans, the Certificates or any
act or omission of the Trustee relating to the exercise and performance of any
of the powers and duties of the Trustee hereunder; PROVIDED, HOWEVER, that
neither the Trustee nor any of the other above specified Persons shall be
entitled to indemnification pursuant to this SECTION 8.05(c) for (i) allocable
overhead, (ii) routine expenses or disbursements incurred or made

                                      -218-
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by or on behalf of the Trustee in the normal course of the Trustee's performing
its duties in accordance with any of the provisions hereof, which are not
"unanticipated expenses of the REMIC" within the meaning of Treasury regulations
section 1.860G-1(b)(3)(ii), (iii) any expense or liability specifically required
to be borne thereby pursuant to the terms hereof or (iv) any loss, liability or
expense incurred by reason of willful misfeasance, bad faith or negligence in
the performance of the Trustee's obligations and duties hereunder, or by reason
of negligent disregard of such obligations or duties, or as may arise from a
breach of any representation or warranty of the Trustee made herein. The
provisions of this SECTION 8.05(c) shall survive any resignation or removal of
the Trustee and appointment of a successor thereto.

          SECTION 8.06.  Eligibility Requirements for Trustee.

          The Trustee hereunder shall at all times be, and will be required to
resign if it fails to be, (i) a corporation, national bank or national banking
association, organized and doing business under the laws of any state or the
United States of America or the District of Columbia, authorized under such laws
to exercise corporate trust powers and to accept the trust conferred under this
Agreement, having a combined capital and surplus of at least $50,000,000 and
subject to supervision or examination by federal or state authority and shall
not be an Affiliate of the Master Servicer or the Special Servicer (except
during any period when the Trustee is acting as, or has become successor to, the
Master Servicer or the Special Servicer, as the case may be, pursuant to SECTION
7.02), (ii) an institution insured by the Federal Deposit Insurance Corporation
and (iii) an institution whose long-term senior unsecured debt is rated "AA-" or
higher by S&P, "Aa3" or higher by Moody's (or such entity as would not, as
evidenced in writing by such Rating Agency, result in the qualification (as
applicable), downgrading or withdrawal of any of the then-current ratings then
assigned thereby to the Certificates).

          If such corporation, national bank or national banking association
publishes reports of condition at least annually, pursuant to law or to the
requirements of the aforesaid supervising or examining authority, then for the
purposes of this Section the combined capital and surplus of such corporation,
national bank or national banking association shall be deemed to be its combined
capital and surplus as set forth in its most recent report of condition so
published. In the event the place of business from which the Trustee administers
the REMIC Pools is in a state or local jurisdiction that imposes a tax on the
Trust Fund on the net income of a REMIC (other than a tax corresponding to a tax
imposed under the REMIC Provisions), the Trustee shall elect either to (i)
resign immediately in the manner and with the effect specified in SECTION 8.07,
(ii) pay such tax at no expense to the Trust Fund or (iii) administer the REMIC
Pools from a state and local jurisdiction that does not impose such a tax.

          SECTION 8.07.  Resignation and Removal of the Trustee.

          (a)  The Trustee may at any time resign and be discharged from the
trusts hereby created by giving written notice thereof to the Depositor, the
Master Servicer, the Special Servicer, all Certificateholders and the B Loan
Holders. Upon receiving such notice of resignation, the Depositor shall promptly
appoint a successor trustee acceptable to the Master Servicer and the Rating
Agencies (as evidenced in writing by such Rating Agency that such appointment
would not result in the qualification (as applicable), downgrading or withdrawal
of any of then-current ratings then assigned thereby to the Certificates) by
written instrument, in duplicate, which instrument shall be delivered to the
resigning Trustee and to the successor trustee. A copy of such instrument shall
be delivered to the Master Servicer, the Special Servicer, the
Certificateholders and the B Loan Holders by the Depositor. If no

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successor trustee shall have been so appointed and have accepted appointment
within 30 days after the giving of such notice of resignation, the resigning
Trustee may petition any court of competent jurisdiction for the appointment of
a successor trustee. The resigning Trustee shall be responsible for the payment
of all reasonable expenses incurred in connection with such resignation and
discharge and the appointment of a successor trustee

          (b)  If at any time the Trustee shall cease to be eligible in
accordance with the provisions of SECTION 8.06 or if the Depositor has received
notice from the Rating Agencies that failure to remove the Trustee will result
in a downgrade or withdrawal of the then-current rating assigned to any Class of
Certificates, and shall fail to resign after written request therefor by the
Depositor or the Master Servicer, or if at any time the Trustee shall become
incapable of acting, or shall be adjudged bankrupt or insolvent, or a receiver
of the Trustee or of its property shall be appointed, or any public officer
shall take charge or control of the Trustee or of its property or affairs for
the purpose of rehabilitation, conservation or liquidation, then the Depositor
may remove the Trustee and appoint a successor trustee acceptable to the Master
Servicer and the Rating Agencies (as evidenced in writing by such Rating Agency
that such removal and appointment would not result in the qualification (as
applicable), downgrading or withdrawal of any of then-current ratings then
assigned thereby to the Certificates), by written instrument, in duplicate,
which instrument shall be delivered to the Trustee so removed and to the
successor trustee. A copy of such instrument shall be delivered to the Master
Servicer, the Special Servicer, the Certificateholders and the B Loan Holders by
the Depositor.

          (c)  The Holders of Certificates entitled to at least 51% of the
Voting Rights may at any time remove the Trustee and appoint a successor trustee
by written instrument or instruments, in triplicate, signed by such Holders or
their attorneys-in-fact duly authorized, one complete set of which instruments
shall be delivered to the Master Servicer, one complete set to the Trustee so
removed and one complete set to the successor so appointed. A copy of such
instrument shall be delivered to the Depositor, the Special Servicer, the
remaining Certificateholders and the B Loan Holders by the Master Servicer. The
Trustee shall be reimbursed for all reasonable costs and expenses incurred by it
in connection with such removal within 30 days of demand therefor from amounts
on deposit in the Distribution Account (PROVIDED the Trustee is removed without
cause).

          Any resignation or removal of the Trustee and appointment of a
successor Trustee pursuant to any of the provisions of this SECTION 8.07 shall
not become effective until acceptance of appointment by the successor Trustee as
provided in SECTION 8.08.

          Within 30 days following any succession of the Trustee under this
Agreement, the predecessor Trustee shall be paid all accrued and unpaid
compensation and reimbursement as provided for under this Agreement for services
rendered and expenses incurred. No Trustee shall be liable for any action or
omission of any successor Trustee.

          SECTION 8.08.  Successor Trustee.

          (a)  Any successor Trustee appointed as provided in SECTION 8.07 shall
execute, acknowledge and deliver to the Depositor, the Master Servicer, the
Special Servicer and to its predecessor Trustee, an instrument accepting such
appointment hereunder, and thereupon the resignation or removal of the
predecessor Trustee, shall become effective and such successor Trustee, without
any further act, deed or conveyance, shall become fully vested with all the
rights, powers, duties and obligations of its predecessor hereunder, with the
like effect as if originally named as Trustee herein.

                                      -220-
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The predecessor Trustee shall deliver to the successor trustee all Mortgage
Files and related documents and statements held by it hereunder, and the
Depositor, the Master Servicer, the Special Servicer and the predecessor Trustee
shall execute and deliver such instruments and do such other things as may
reasonably be required to more fully and certainly vest and confirm in the
successor Trustee all such rights, powers, duties and obligations, and to enable
the successor Trustee to perform its obligations hereunder.

          (b)  No successor Trustee shall accept appointment as provided in this
SECTION 8.08 unless at the time of such acceptance such successor trustee shall
be eligible under the provisions of SECTION 8.06.

          (c)  Upon acceptance of appointment by a successor Trustee as provided
in this SECTION 8.08, the Master Servicer shall mail notice of the succession of
such Trustee hereunder to the Depositor, the Certificateholders and the B Loan
Holders. If the Master Servicer fails to mail such notice within 10 days after
acceptance of appointment by the successor Trustee, such successor Trustee shall
cause such notice to be mailed at the expense of the Master Servicer.

          SECTION 8.09.  Merger or Consolidation of Trustee.

          Any Person into which the Trustee may be merged or converted or with
which it may be consolidated or any Person resulting from any merger, conversion
or consolidation to which the Trustee shall be a party, or any Person succeeding
to all or substantially all of the corporate trust business of the Trustee,
shall be the successor of the Trustee, hereunder (PROVIDED that, in the case of
the Trustee, such successor Person shall be eligible under the provisions of
SECTION 8.06), without the execution or filing of any paper or any further act
on the part of any of the parties hereto, anything herein to the contrary
notwithstanding.

          SECTION 8.10.  Appointment of Co-Trustee or Separate Trustee.

          (a)  Notwithstanding any other provisions hereof, at any time, for the
purpose of meeting any legal requirements of any jurisdiction in which any part
of the Trust Fund or property securing the same may at the time be located, the
Master Servicer and the Trustee acting jointly shall have the power and shall
execute and deliver all instruments to appoint one or more Persons approved by
the Trustee to act as co-trustee or co-trustees, jointly with the Trustee, or
separate trustee or separate trustees, of all or any part of the Trust Fund, and
to vest in such Person or Persons, in such capacity, such title to the Trust
Fund, or any part thereof, and, subject to the other provisions of this SECTION
8.10, such powers, duties, obligations, rights and trusts as the Master Servicer
and the Trustee may consider necessary or desirable. If the Master Servicer
shall not have joined in such appointment within 15 days after the receipt by it
of a request to do so, or in case an Event of Default shall have occurred and be
continuing, the Trustee alone shall have the power to make such appointment. No
co-trustee or separate trustee hereunder shall be required to meet the terms of
eligibility as a successor trustee under SECTION 8.06 hereunder and no notice to
Holders of Certificates of the appointment of co-trustee(s) or separate
trustee(s) shall be required under SECTION 8.08 hereof.

          (b)  In the case of any appointment of a co-trustee or separate
trustee pursuant to this SECTION 8.10, all rights, powers, duties and
obligations conferred or imposed upon the Trustee shall be conferred or imposed
upon and exercised or performed by the Trustee and such separate trustee or
co-trustee jointly, except to the extent that under any law of any jurisdiction
in which any particular act or

                                      -221-
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acts are to be performed (whether as Trustee hereunder or as successor to the
Master Servicer or the Special Servicer hereunder), the Trustee shall be
incompetent or unqualified to perform such act or acts, in which event such
rights, powers, duties and obligations (including the holding of title to the
Trust Fund or any portion thereof in any such jurisdiction) shall be exercised
and performed by such separate trustee or co-trustee at the direction of the
Trustee.

          (c)  Any notice, request or other writing given to the Trustee shall
be deemed to have been given to each of the then-separate trustees and
co-trustees, as effectively as if given to each of them. Every instrument
appointing any separate trustee or co-trustee shall refer to this Agreement and
the conditions of this ARTICLE VIII. Each separate trustee and co-trustee, upon
its acceptance of the trusts conferred, shall be vested with the estates or
property specified in its instrument of appointment, either jointly with the
Trustee or separately, as may be provided therein, subject to all the provisions
of this Agreement, specifically including every provision of this Agreement
relating to the conduct of, affecting the liability of, or affording protection
to, the Trustee. Every such instrument shall be filed with the Trustee.

          (d)  Any separate trustee or co-trustee may, at any time, constitute
the Trustee, its agent or attorney-in-fact, with full power and authority, to
the extent not prohibited by law, to do any lawful act under or in respect of
this Agreement on its behalf and in its name. If any separate trustee or
co-trustee shall die, become incapable of acting, resign or be removed, all of
its estates, properties, rights, remedies and trusts shall vest in and be
exercised by the Trustee, to the extent permitted by law, without the
appointment of a new or successor trustee.

          (e)  The appointment of a co-trustee or separate trustee under this
SECTION 8.10 shall not relieve the Trustee of its duties and responsibilities
hereunder.

          SECTION 8.11.  Access to Certain Information.

          (a)  On or prior to the date of the first sale of any Non-Registered
Certificate to an Independent third party, the Depositor shall provide to the
Trustee a copy of any private placement memorandum or other disclosure document
used by the Depositor or its Affiliate in connection with the offer and sale of
the Class of Certificates to which such Non-Registered Certificate relates. In
addition, if any such private placement memorandum or disclosure document is
revised, amended or supplemented at any time following the delivery thereof to
the Trustee, the Depositor promptly shall inform the Trustee of such event and
shall deliver to the Trustee a copy of the private placement memorandum or
disclosure document, as revised, amended or supplemented.

          The Trustee shall maintain at its offices primarily responsible for
administering the Trust Fund and shall, upon reasonable advance written notice,
make available during normal business hours for review by any Holder of a
Certificate, each B Loan Holder and its designees, the Depositor, the Master
Servicer, the Special Servicer, the Series 2002-CKS4 Directing
Certificateholder, any Rating Agency, the Underwriters or any other Person to
whom the Trustee believes such disclosure is appropriate, originals or copies of
the following items to the extent such documents have been delivered to the
Trustee: (i) in the case of a Holder or prospective transferee of a
Non-Registered Certificate, any private placement memorandum or other disclosure
document relating to the Class of Certificates to which such Non-Registered
Certificate belongs, in the form most recently provided to the Trustee and (ii)
in all cases, (A) this Agreement and any amendments hereto entered into pursuant
to SECTION 11.01, (B) the Prospectus and any amendments or supplements thereto,
(C) the respective Mortgage Loan

                                      -222-
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Purchase Agreements and any amendments thereto, (D) all statements required to
be delivered, or otherwise required to be made available, to Certificateholders
of the relevant Class pursuant to SECTION 4.02 since the Closing Date, (E) all
Officer's Certificates delivered to the Trustee since the Closing Date pursuant
to SECTION 3.13, (F) all accountants' reports delivered to the Trustee since the
Closing Date pursuant to SECTION 3.14, (G) any and all notices, reports and
Environmental Assessments delivered to the Trustee with respect to any Mortgaged
Property securing a defaulted Mortgage Loan as to which the environmental
testing contemplated by SECTION 3.09(c) revealed that either of the conditions
set forth in CLAUSES (i) and (ii) of the first sentence thereof was not
satisfied (but only for so long as such Mortgaged Property or the related
Mortgage Loan are part of the Trust Fund), (H) any and all modifications,
waivers and amendments of the terms of a Mortgage Loan entered into by the
Master Servicer or the Special Servicer and delivered to the Trustee pursuant to
SECTION 3.20 (but only for so long as the affected Mortgage Loan is part of the
Trust Fund), (I) any and all Officer's Certificates delivered to the Trustee to
support the Master Servicer's determination that any P&I Advance or Servicing
Advance was or, if made, would be a Nonrecoverable P&I Advance or Nonrecoverable
Servicing Advance, as the case may be, (J) any and all of the Mortgage Loan
Documents contained in the Mortgage File, (K) any and all Appraisals obtained
pursuant to the definition of "Appraisal Reduction" herein, (L) information
regarding the occurrence of Servicing Transfer Events as to the Mortgage Loans
and (M) any and all Sub-Servicing Agreements and any amendments thereto and
modifications thereof.

          Copies of any and all of the foregoing items will be available from
the Trustee upon written request; PROVIDED, HOWEVER, that the Trustee shall be
permitted to require payment of a sum sufficient to cover the reasonable costs
and expenses of providing such copies, except in the case of copies provided to
the Rating Agencies and, so long as the requests are not excessive or
duplicative, to the Series 2002-CKS4 Directing Certificateholder and the Class
APM Directing Certificateholder, which shall be free of charge. In addition,
without limiting the generality of the foregoing, any Requesting Subordinate
Certificateholder may upon written request from the Trustee obtain a copy of any
report delivered to the Rating Agencies under this Agreement.

          (b)  Notwithstanding anything to the contrary herein, in addition to
the reports and information made available and distributed pursuant to the terms
of this Agreement (including the information set forth in SECTION 8.11(a)), the
Master Servicer and the Trustee shall, in accordance with such reasonable rules
and procedures as each may adopt (which may include the requirement that an
agreement that provides that such information shall be kept confidential and
used solely for purposes of evaluating the investment characteristics of the
Certificates be executed), also make the reports available to Certificateholders
pursuant to SECTION 4.02, as well as certain additional information received by
the Master Servicer or the Trustee, as the case may be, to any
Certificateholder, the Underwriters, the Initial Purchasers, any Certificate
Owner or any prospective investor identified as such by a Certificate Owner or
the Underwriters or Initial Purchasers, that requests such reports or
information; PROVIDED that the Master Servicer or the Trustee, as the case may
be, shall be permitted to require payment of a sum sufficient to cover the
reasonable costs and expenses of providing copies of such reports or
information.

          (c)  With respect to any information furnished by the Trustee or the
Master Servicer pursuant to this SECTION 8.11, the Trustee or Master Servicer,
as the case may be, shall be entitled to indicate the source of such information
and the Trustee or Master Servicer, as applicable, may affix thereto any
disclaimer it deems appropriate in its discretion. The Trustee or the Master
Servicer, as applicable, shall notify Certificateholders of the availability of
any such information in any manner as it,

                                      -223-
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in its sole discretion, may determine. In connection with providing access to or
copies of the items described above in this SECTION 8.11 to Certificateholders,
Certificate Owners, prospective purchasers of Certificates or interests therein
or investment advisors of any of the foregoing, the Trustee or the Master
Servicer, as the case may be, may require: (i) in the case of Certificateholders
and Certificate Owners, a confirmation executed by the requesting Person
substantially in form and substance reasonably acceptable to the Master Servicer
or Trustee, as applicable, generally to the effect that such Person is a
registered or beneficial holder of Certificates or an investment advisor
representing such Person and is requesting the information solely for use in
evaluating such Person's investment in the Certificates and will otherwise keep
such information confidential; and (ii) in the case of a prospective purchaser
or an investment advisor representing such Person, confirmation executed by the
requesting Person in form and substance reasonably acceptable to the Trustee or
the Master Servicer, as the case may be, generally to the effect that such
Person is a prospective purchaser of a Certificate or an interest therein or an
investment advisor representing such Person, and is requesting the information
solely for use in evaluating a possible investment in Certificates and will
otherwise keep such information confidential. Neither the Master Servicer nor
the Trustee shall be liable for the dissemination of information in accordance
with this Agreement.

          SECTION 8.12.  Appointment of Custodians.

          The Trustee may, with the consent of the Master Servicer, appoint at
the Trustee's own expense one or more Custodians to hold all or a portion of the
Mortgage Files as agent for the Trustee; PROVIDED that if the Custodian is an
Affiliate of the Trustee such consent of the Master Servicer need not be
obtained and the Trustee shall inform the Master Servicer of such appointment.
Each Custodian shall be a depositary institution supervised and regulated by a
federal or state banking authority, shall have combined capital and surplus of
at least $10,000,000, shall be qualified to do business in the jurisdiction in
which it holds any Mortgage File, shall not be the Depositor, any Mortgage Loan
Seller or any Affiliate of the Depositor or any Mortgage Loan Seller, and shall
have in place a fidelity bond and errors and omissions policy, each in such form
and amount as is customarily required of custodians acting on behalf of FHLMC or
FNMA. Each Custodian shall be subject to the same obligations, standard of care,
protection and indemnities as would be imposed on, or would protect, the Trustee
hereunder in connection with the retention of Mortgage Files directly by the
Trustee. The appointment of one or more Custodians shall not relieve the Trustee
from any of its obligations hereunder, and the Trustee shall remain responsible
for all acts and omissions of any Custodian.

          SECTION 8.13.  Representations, Warranties and Covenants of the
                         Trustee.

          The Trustee hereby represents and warrants to the Depositor, the
Master Servicer and the Special Servicer and for the benefit of the
Certificateholders, as of the Closing Date, that:

               (i)     The Trustee is a national banking association, duly
     organized, validly existing and in good standing under the laws of the
     United States;

               (ii)    The execution and delivery of this Agreement by the
     Trustee, and the performance and compliance with the terms of this
     Agreement by the Trustee, will not violate the Trustee's organizational
     documents or constitute a default (or an event which, with notice or lapse
     of time, or both, would constitute a default) under, or result in the
     breach of, any material agreement or other instrument to which it is a
     party or which is applicable to it or any of its assets;

                                      -224-
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               (iii)   The Trustee has the full power and authority to enter
     into and consummate all transactions contemplated by this Agreement, has
     duly authorized the execution, delivery and performance of this Agreement,
     and has duly executed and delivered this Agreement;

               (iv)    This Agreement, assuming due authorization, execution and
     delivery by each of the other parties hereto, constitutes a valid, legal
     and binding obligation of the Trustee, enforceable against the Trustee in
     accordance with the terms hereof, subject to (a) applicable bankruptcy,
     insolvency, reorganization, moratorium and other laws affecting the
     enforcement of creditors' rights generally and the rights of creditors of
     banks specifically and (b) general principles of equity, regardless of
     whether such enforcement is considered in a proceeding in equity or at law;

               (v)     The Trustee is not in violation of, and its execution and
     delivery of this Agreement and its performance and compliance with the
     terms of this Agreement will not constitute a violation of, any law, any
     order or decree of any court or arbiter, or any order, regulation or demand
     of any federal, state or local governmental or regulatory authority, which
     violation, in the Trustee's good faith and reasonable judgment, is likely
     to affect materially and adversely the ability of the Trustee to perform
     its obligations under this Agreement;

               (vi)    No litigation is pending or, to the best of the Trustee's
     knowledge, threatened against the Trustee which would prohibit the Trustee
     from entering into this Agreement or, in the Trustee's good faith and
     reasonable judgment, is likely to materially and adversely affect the
     ability of the Trustee to perform its obligations under this Agreement; and

               (vii)   No consent, approval, authorization or order of any court
     or governmental agency or body is required for the execution, delivery and
     performance by the Trustee, or compliance by the Trustee with, this
     Agreement or the consummation of the transactions contemplated by this
     Agreement, except for any consent, approval, authorization or order which
     has not been obtained or cannot be obtained prior to the actual performance
     by the Trustee of its obligations under this Agreement, and which, if not
     obtained would not have a materially adverse effect on the ability of the
     Trustee to perform its obligations hereunder.

                                      -225-
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                                   ARTICLE IX

                                   TERMINATION

          SECTION 9.01.  Termination Upon Repurchase or Liquidation of All
                         Mortgage Loans.

          Subject to SECTION 9.02, the Trust Fund and the respective obligations
and responsibilities under this Agreement of the Depositor, the Master Servicer,
the Special Servicer and the Trustee (other than the obligations of the Trustee
to provide for and make payments to Certificateholders as hereafter set forth)
shall terminate upon payment (or provision for payment) to the
Certificateholders of all amounts held by or on behalf of the Trustee and
required hereunder to be so paid on the Distribution Date following the earliest
to occur of (i) the purchase by the Holders of a majority of the Percentage
Interests of the Controlling Class, the Special Servicer or the Master Servicer
of all the Mortgage Loans and each REO Property remaining in the Trust Fund at a
price (the "TERMINATION PRICE") equal to (a) the sum of (1) the aggregate
Purchase Price of all the Mortgage Loans (exclusive of REO Loans) included in
the Trust Fund and (2) the Appraised Value of each REO Property, if any,
included in the Trust Fund (such Appraisals in this SUBCLAUSE (2) to be
conducted by an Appraiser selected and mutually agreed upon by the Master
Servicer and the Trustee, and approved by more than 50% of the Voting Rights of
the Classes of Certificates then outstanding (other than the Controlling Class
if the Controlling Class is exercising such option unless the Controlling Class
is the only Class of Certificates then outstanding)), MINUS (b) solely in the
case where the Master Servicer is effecting such purchase, the aggregate amount
of unreimbursed Advances, together with any interest accrued and payable to the
Master Servicer in respect of such Advances in accordance with SECTIONS 3.03(d)
and 4.03(d) and any unpaid Master Servicing Fees (including Excess Servicing
Strip), remaining outstanding (which items shall be deemed to have been paid or
reimbursed to the Master Servicer in connection with such purchase), and (ii)
the final payment or other liquidation (or any advance with respect thereto) of
the last Mortgage Loan or REO Property remaining in the Trust Fund; PROVIDED,
HOWEVER, that in no event shall the trust created hereby continue beyond the
expiration of 21 years from the death of the last survivor of the descendants of
Joseph P. Kennedy, the late ambassador of the United States to the Court of St.
James's, living on the date hereof.

          The Holders of a majority of the Percentage Interests of the
Controlling Class may, at their option, elect to purchase all of the Mortgage
Loans and each REO Property remaining in the Trust Fund as contemplated by
CLAUSE (i) of the preceding paragraph by giving written notice to the Trustee
and the other parties hereto within 60 days of the first Distribution Date on
which the aggregate Stated Principal Balance of the Mortgage Pool is less than
1.0% of the aggregate Cut-off Date Principal Balance of the Original Mortgage
Loans. If the Holders of a majority of the Percentage Interests of the
Controlling Class do not exercise such option within 60 days after it becomes
exercisable by the Holders of a majority of the Percentage Interests of the
Controlling Class, the Special Servicer may notify the Holders of a majority of
the Percentage Interests in the Controlling Class and the Trustee of its
intention to exercise such option and if the Holders of a majority of the
Percentage Interests of the Controlling Class do not exercise such option within
ten Business Days thereafter, the Special Servicer shall be entitled to exercise
such option. If the Special Servicer does not exercise such option within 60
days after it becomes exercisable by it, the Master Servicer may notify the
Special Servicer, the Holders of the Controlling Class and the Trustee of the
Master Servicer's intention to exercise such option, and if none of the Special
Servicer or the Holders of a majority of the Percentage Interests in the
Controlling

                                      -226-
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Class exercise such option within ten Business Days thereafter, the Master
Servicer will be entitled to exercise such option.

          If the Holders of the Controlling Class, the Special Servicer or the
Master Servicer purchases all of the Mortgage Loans and each REO Property
remaining in the Trust Fund in accordance with the preceding paragraph, the
Holders of the Controlling Class, the Special Servicer or the Master Servicer,
as applicable, shall remit to the Trustee for deposit in the Distribution
Account not later than the Master Servicer Remittance Date relating to the
Distribution Date on which the final distribution on the Certificates is to
occur, an amount in immediately available funds equal to the Termination Price
(exclusive of (i) any portion thereof payable to any Person other than the
Certificateholders pursuant to SECTION 3.05(a), which portion shall be deposited
in the Collection Account and (ii) any portion thereof representing accrued and
unpaid Excess Interest, which shall be deposited in the Excess Interest
Distribution Account). In addition, the Master Servicer shall transfer to the
Distribution Account all amounts required to be transferred thereto on such
Master Servicer Remittance Date from the Collection Account pursuant to the
first paragraph of SECTION 3.04(b), together with any other amounts on deposit
in the Collection Account that would otherwise be held for future distribution.
Upon confirmation that such final deposits have been made, the Trustee shall
release or cause to be released to the Holders of the Controlling Class, the
Special Servicer or the Master Servicer, as applicable, the Mortgage Files for
the remaining Mortgage Loans, and the Trustee shall execute all assignments,
endorsements and other instruments furnished to it by Holders of the Controlling
Class, the Special Servicer or the Master Servicer, as applicable, as shall be
necessary to effectuate transfer of the Mortgage Loans and REO Properties
remaining in the Trust Fund and its rights under the related Mortgage Loan
Purchase Agreement.

          For purposes of this SECTION 9.01, the Series 2002-CKS4 Directing
Certificateholder, with the consent of the Holders of the Controlling Class,
shall act on behalf of the Holders of the Controlling Class in purchasing the
assets of the Trust Fund and terminating the Trust.

          Notice of any termination pursuant to this SECTION 9.01 shall be given
promptly by the Trustee by letter to the Certificateholders, the B Loan Holders
and each Rating Agency and, if not previously notified pursuant to this SECTION
9.01, to the other parties hereto mailed (a) in the event such notice is given
in connection with the purchase of all of the Mortgage Loans and each REO
Property remaining in the Trust Fund, not earlier than the 15th day and not
later than the 25th day of the month next preceding the month of the final
distribution on the Certificates, or (b) otherwise during the month of such
final distribution on or before the related Determination Date in such month, in
each case specifying (i) the Distribution Date upon which the Trust Fund will
terminate and final payment of the Certificates will be made, (ii) the amount of
any such final payment and (iii) that the Record Date otherwise applicable to
such Distribution Date is not applicable, payments being made only upon
presentation and surrender of the Certificates at the offices of the Trustee or
such other location therein designated.

          Upon presentation and surrender of the Certificates by the
Certificateholders on the Final Distribution Date, the Trustee shall distribute
to each Certificateholder so presenting and surrendering its Certificates such
Certificateholder's Percentage Interest of that portion of the amounts then on
deposit in the Distribution Account and/or the Excess Interest Distribution
Account that are allocable to payments on the Class of Certificates so presented
and surrendered. Amounts distributed from the Distribution Account as of the
Final Distribution Date shall be allocated for the purposes, in the amounts and
in

                                      -227-
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accordance with the priority set forth in SECTIONS 4.01(a), 4.01(b), 4.01(c),
4.01(d) and 4.01(e). Anything in this SECTION 9.01 to the contrary
notwithstanding, the Holders of the Class V Certificates shall receive that
portion, if any, of the proceeds of a sale of the assets of the Trust Fund
allocable to accrued and unpaid Excess Interest. Any funds not distributed on
such Distribution Date shall be set aside and held uninvested in trust for the
benefit of Certificateholders not presenting and surrendering their Certificates
in the aforesaid manner and shall be disposed of in accordance with this SECTION
9.01 and SECTION 4.01(i).

          SECTION 9.02.  Additional Termination Requirements.

          If Holders of the Controlling Class, the Special Servicer or the
Master Servicer purchases all of the Mortgage Loans and each REO Property
remaining in the Trust Fund as provided in SECTION 9.01, the Trust Fund shall be
terminated in accordance with the following additional requirements, which meet
the definition of a "qualified liquidation" of each REMIC Pool, within the
meaning of Section 860F(a)(4) of the Code:

               (i)     the Trustee shall specify the first day in the 90-day
     liquidation period in a statement attached to each REMIC Pool's final Tax
     Returns pursuant to Treasury regulations section 1.860F-1;

               (ii)    within such 90-day liquidation period and at or prior to
     the time of the making of the final payment on the Certificates, the
     Trustee shall sell all of the assets of REMIC I to the Holders of the
     Controlling Class, the Special Servicer or the Master Servicer, as the case
     may be, for cash; and

               (iii)   immediately following the making of the final payment on
     the REMIC Regular Interests and the Certificates, the Trustee shall
     distribute or credit, or cause to be distributed or credited, to the
     Holders of the Class R Certificates in respect of the Class R-I Interest
     all cash on hand (other than cash retained to meet claims), in the Trust
     Fund and each REMIC Pool shall terminate at that time.

                                      -228-
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                                    ARTICLE X

                            ADDITIONAL TAX PROVISIONS

          SECTION 10.01. Tax Administration.

          (a)  The Trustee shall elect to treat each REMIC Pool as a REMIC under
the Code and, if necessary, under applicable state law. Each such election will
be made on IRS Form 1066 or other appropriate federal tax or information return
or any appropriate state Tax Returns for the taxable year ending on the last day
of the calendar year in which the Certificates are issued.

          (b)  The Plurality Class R Certificateholder is hereby designated as
the Tax Matters Person of each REMIC Pool and, in such capacity, shall be
responsible to act on behalf of such REMIC Pool in relation to any tax matter or
controversy, to represent such REMIC Pool in any administrative or judicial
proceeding relating to an examination or audit by any governmental taxing
authority, to request an administrative adjustment as to any taxable year of
such REMIC Pool, to enter into settlement agreements with any governmental
taxing agency with respect to such REMIC Pool, to extend any statute of
limitations relating to any tax item of such REMIC Pool and otherwise to act on
behalf of such REMIC Pool in relation to any tax matter or controversy involving
such REMIC Pool; PROVIDED that the Trustee is hereby irrevocably appointed and
agrees to act (in consultation with the Tax Matters Person for each REMIC Pool)
as agent and attorney-in-fact for the Tax Matters Person for each REMIC Pool in
the performance of its duties as such. The legal expenses and costs of any
action described in this SECTION 10.01(b) and any liability resulting therefrom
shall be expenses, costs and liabilities of the Trust payable out of amounts on
deposit in the Distribution Account as provided by SECTION 3.05(b) unless such
legal expenses and costs are incurred by reason of a Tax Matters Person's or the
Trustee's misfeasance, bad faith or negligence in the performance of, or such
Person's reckless disregard of, its obligations or are expressly provided by
this Agreement to be borne by any party hereto.

          (c)  The Trustee shall prepare or cause to be prepared, execute and
file all of the Tax Returns in respect of each REMIC Pool (other than Tax
Returns required to be filed by the Master Servicer and/or the Special Servicer
pursuant to SECTION 3.09(f)) and all of the applicable income tax and other
information returns for each Grantor Trust Pool. The expenses of preparing and
filing such returns shall be borne by the Trustee without any right of
reimbursement therefor.

          (d)  The Trustee shall perform on behalf of each REMIC Pool all
reporting and other tax compliance duties that are the responsibility of such
REMIC Pool under the Code, the REMIC Provisions or other compliance guidance
issued by the IRS or any state or local taxing authority. Included among such
duties, the Trustee shall provide: (i) to any Transferor of a Class R
Certificate, such information as is necessary for the application of any tax
relating to the transfer of a Class R Certificate to any Person who is not a
Permitted Transferee; (ii) to the Certificateholders, such information or
reports as are required by the Code or the REMIC Provisions, including reports
relating to interest, original issue discount and market discount or premium
(using the Prepayment Assumption as required); and (iii) to the IRS, the name,
title, address and telephone number of the Person who will serve as the
representative of each REMIC Pool.

          (e)  The Trustee shall take such action and shall cause each REMIC
Pool to take such action as shall be necessary to create or maintain the status
thereof as a REMIC under the REMIC

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Provisions (and the other parties hereto shall assist it, to the extent
reasonably requested by the Trustee), to the extent that the Trustee has actual
knowledge that any particular action is required; PROVIDED that the Trustee
shall be deemed to have knowledge of relevant tax laws. The Trustee shall not
knowingly take or fail to take any action, or cause any REMIC Pool to take or
fail to take any action, that under the REMIC Provisions, if taken or not taken,
as the case may be, could result in an Adverse REMIC Event in respect of any
REMIC Pool or an Adverse Grantor Trust Event with respect to either Grantor
Trust Pool, unless the Trustee has received an Opinion of Counsel to the effect
that the contemplated action or non-action, as the case may be, will not result
in an Adverse REMIC Event or an Adverse Grantor Trust Event. None of the other
parties hereto shall take or fail to take any action (whether or not authorized
hereunder) as to which the Trustee has advised it in writing that it has
received an Opinion of Counsel to the effect that an Adverse REMIC Event or an
Adverse Grantor Trust Event could occur with respect to such action. In
addition, prior to taking any action with respect to any REMIC Pool or the
assets thereof, or causing any REMIC Pool to take any action, which is not
contemplated by the terms of this Agreement, each of the other parties hereto
will consult with the Trustee, in writing, with respect to whether such action
could cause an Adverse REMIC Event or an Adverse Grantor Trust Event to occur,
and no such other party shall take any such action or cause any REMIC Pool to
take any such action as to which the Trustee has advised it in writing that an
Adverse REMIC Event or an Adverse Grantor Trust Event could occur. The Trustee
may consult with counsel to make such written advice, and the cost of same shall
be borne by the party seeking to take the action not permitted by this
Agreement.

          (f)  If any tax is imposed on any REMIC Pool, including "prohibited
transactions" taxes as defined in Section 860F(a)(2) of the Code, any tax on
"net income from foreclosure property" as defined in Section 860G(c) of the
Code, any taxes on contributions to any REMIC Pool after the Startup Day
pursuant to Section 860G(d) of the Code, and any other tax imposed by the Code
or any applicable provisions of state or local tax laws (other than any tax
permitted to be incurred by the Special Servicer on behalf of the Trust pursuant
to SECTION 3.17(a)), then such tax, together with all incidental costs and
expenses (including penalties and reasonable attorneys' fees), shall be charged
to and paid by: (i) the Trustee, if such tax arises out of or results from a
breach of any of its obligations under ARTICLE IV, ARTICLE VIII or this ARTICLE
X; (ii) the Master Servicer, if such tax arises out of or results from a breach
by the Master Servicer of any of its obligations under ARTICLE III or this
ARTICLE X; (iii) the Special Servicer, if such tax arises out of or results from
a breach by the Special Servicer of any of its obligations under ARTICLE III or
this ARTICLE X; or (iv) the Trust, out of the Trust Fund (exclusive of the
Grantor Trust Pools), in all other instances. If any tax is imposed on either
Grantor Trust Pool, such tax, together with all incidental costs and expenses
(including, without limitation, penalties and reasonable attorneys' fees), shall
be charged to and paid by: (i) the Special Servicer, if such tax arises out of
or results from a breach by the Special Servicer of any of its obligations under
ARTICLE III or this ARTICLE X; (ii) the Master Servicer, if such tax arises out
of or results from a breach by the Master Servicer of any of its obligations
under ARTICLE III or this ARTICLE X; (iii) the Trustee, if such tax arises out
of or results from a breach by the Trustee of any of its obligations under
ARTICLE IV, ARTICLE VIII or this ARTICLE X; or (iv) the Trust, out of the
portion of the Trust Fund constituting such Grantor Trust Pool, in all other
instances. Consistent with the foregoing, any tax permitted to be incurred by
the Special Servicer pursuant to SECTION 3.17(a) shall be charged to and paid by
the Trust. Any such amounts payable by the Trust in respect of taxes shall be
paid by the Trustee out of amounts on deposit in the Distribution Account.

          (g)  The Trustee and, to the extent that records are maintained
thereby in the normal course of its business, each of the other parties hereto
shall, for federal income tax purposes, maintain

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books and records with respect to each REMIC Pool and each Grantor Trust Pool on
a calendar year and an accrual basis.

          (h)  Following the Startup Day for each REMIC Pool, the Trustee shall
not (except as contemplated by SECTION 2.03) accept any contributions of assets
to any REMIC Pool unless it shall have received an Opinion of Counsel (at the
expense of the party seeking to cause such contribution) to the effect that the
inclusion of such assets in such REMIC Pool will not result in an Adverse REMIC
Event in respect of such REMIC Pool or an Adverse Grantor Trust Event with
respect to either Grantor Trust Pool.

          (i)  None of the Master Servicer, the Special Servicer or the Trustee
shall consent to or, to the extent it is within the control of such Person,
permit: (i) the sale or disposition of any Mortgage Loan (except in connection
with (A) a breach of any representation or warranty regarding any Mortgage Loan
set forth in or made pursuant to the related Mortgage Loan Purchase Agreement,
(B) the foreclosure, default or reasonably foreseeable material default of a
Mortgage Loan, including the sale or other disposition of a Mortgaged Property
acquired by foreclosure, deed in lieu of foreclosure or otherwise, (C) the
bankruptcy of any REMIC Pool, or (D) the termination of the Trust pursuant to
ARTICLE IX of this Agreement); (ii) the sale or disposition of any investments
in any account maintained hereunder for gain; or (iii) the acquisition of any
assets for the Trust (other than a Mortgaged Property acquired through
foreclosure, deed in lieu of foreclosure or otherwise in respect of a defaulted
Mortgage Loan, other than a Replacement Mortgage Loan substituted for a Deleted
Mortgage Loan and other than Permitted Investments acquired in connection with
the investment of funds in an account maintained hereunder); in any event unless
it has received an Opinion of Counsel (at the expense of the party seeking to
cause such sale, disposition, or acquisition) to the effect that such sale,
disposition, or acquisition will not result in an Adverse REMIC Event in respect
of any REMIC Pool or an Adverse Grantor Trust Event with respect to either
Grantor Trust Pool.

          (j)  Except as otherwise permitted by SECTION 3.17(a), none of the
Master Servicer, the Special Servicer or the Trustee shall enter into any
arrangement by which any REMIC Pool will receive a fee or other compensation for
services or, to the extent it is within the control of such Person, permit any
REMIC Pool to receive any income from assets other than "qualified mortgages" as
defined in Section 860G(a)(3) of the Code or "permitted investments" as defined
in Section 860G(a)(5) of the Code. At all times as may be required by the Code,
each of the respective parties hereto (to the extent it is within its control)
shall ensure that substantially all of the assets of each REMIC Pool will
consist of "qualified mortgages" as defined in Section 860G(a)(3) of the Code
and "permitted investments" as defined in Section 860G(a)(5) of the Code.

          (k)  Within 30 days after the related Startup Day, the Trustee shall
prepare and file with the IRS, with respect to each REMIC Pool, IRS Form 8811
"Information Return for Real Estate Mortgage Investment Conduits (REMICs) and
Issuers of Collateralized Debt Obligations".

          (l)  The parties intend that the portion of the Trust Fund consisting
of Excess Interest on the ARD Mortgage Loans and any successor REO Loans with
respect thereto and the Excess Interest Distribution Account shall constitute,
and that the affairs of such portion of the Trust Fund shall be conducted so as
to qualify as, a Grantor Trust, and the provisions hereof shall be interpreted
consistently with this intention. In addition, the parties intend that the
portion of the Trust Fund consisting of the REMIC I Residual Interest, the REMIC
II Residual Interest and the REMIC III Residual Interest shall

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constitute, and the affairs of such portion of the Trust Fund shall be conducted
so as to qualify as, a Grantor Trust, and the provisions hereof shall be
interpreted consistently with this intention. The Trustee shall also perform on
behalf of each Grantor Trust Pool all reporting and other tax compliance duties
that are the responsibility of such Grantor Trust Pool under the Code or any
compliance guidance issued by the IRS or any state or local taxing authorities.
The expenses of preparing and filing such returns shall be borne by the Trustee.

          SECTION 10.02. Depositor, Master Servicer and Special Servicer to
                         Cooperate with Trustee.

          (a)  The Depositor shall provide or cause to be provided to the
Trustee, within 10 days after the Closing Date, all information or data that the
Trustee reasonably determines to be relevant for tax purposes as to the
valuations and issue prices of the Certificates, including the price, yield,
prepayment assumption and projected cash flow of the Certificates.

          (b)  The Master Servicer and the Special Servicer each shall furnish
such reports, certifications and information in its possession, and access to
such books and records maintained thereby, as may relate to the Certificates or
the Trust Fund and as shall be reasonably requested by the Trustee in order to
enable it to perform its duties under this ARTICLE X.

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                                   ARTICLE XI

                            MISCELLANEOUS PROVISIONS

          SECTION 11.01. Amendment.

          (a)  This Agreement may be amended from time to time by the mutual
agreement of the parties hereto, without the consent of any of the
Certificateholders or any of the B Loan Holders, (i) to cure any ambiguity, (ii)
to correct, modify or supplement any provision herein which may be inconsistent
with any other provision herein or to correct any error, (iii) to make any other
provisions with respect to matters or questions arising hereunder which shall
not be inconsistent with the then existing provisions hereof, (iv) as evidenced
by an Opinion of Counsel delivered to the Trustee, the Master Servicer and the
Special Servicer, to relax or eliminate (A) any requirement hereunder imposed by
the REMIC Provisions (if the REMIC Provisions are amended or clarified such that
any such requirement may be relaxed or eliminated) or (B) any transfer
restriction imposed on the Certificates pursuant to SECTION 5.02(b) or SECTION
5.02(c) (if applicable law is amended or clarified such that any such
restriction may be relaxed or eliminated), (v) as evidenced by an Opinion of
Counsel delivered to the Trustee, either (X) to comply with any requirements
imposed by the Code or any successor or amendatory statute or any temporary or
final regulation, revenue ruling, revenue procedure or other written official
announcement or interpretation relating to federal income tax laws or any such
proposed action which, if made effective, would apply retroactively to any REMIC
Pool or either Grantor Trust Pool at least from the effective date of such
amendment, or (Y) to avoid the occurrence of a prohibited transaction or to
reduce the incidence of any tax that would arise from any actions taken with
respect to the operation of any REMIC Pool or either Grantor Trust Pool, (vi)
subject to SECTION 5.02(d)(iv), to modify, add to or eliminate any of the
provisions of SECTION 5.02(d)(i), (ii) or (iii), or (vii) to avoid an Adverse
Rating Event with respect to any Class of Rated Certificates; PROVIDED that no
such amendment may significantly change the activities of the Trust; and
PROVIDED, FURTHER, that any such amendment for the specific purposes described
in CLAUSE (iii), (iv) or (vii) above shall not adversely affect in any material
respect the interests of any Certificateholder, any B Loan Holder or any
third-party beneficiary to this Agreement or any provision hereof, as evidenced
by the Trustee's receipt of an Opinion of Counsel to that effect (or,
alternatively, in the case of a Class of Rated Certificates, written
confirmation from each applicable Rating Agency to the effect that such
amendment shall not result in an Adverse Rating Event with respect to any Class
of Rated Certificates); and PROVIDED, FURTHER, that with respect to any such
amendment for the specific purposes described in CLAUSE (iii) above, the Trustee
shall receive written confirmation from each applicable Rating Agency to the
effect that such amendment shall not result in an Adverse Rating Event with
respect to any Class of Rated Certificates.

          (b)  This Agreement may also be amended from time to time by the
mutual agreement of the parties hereto, with the consent of the Holders of
Certificates entitled to not less than 51% of the Voting Rights allocated to all
of the Classes that are materially affected by the amendment, for the purpose of
adding any provisions to or changing in any manner or eliminating any of the
provisions of this Agreement or of modifying in any manner the rights of the
Holders of Certificates; PROVIDED, HOWEVER, that no such amendment shall (i)
reduce in any manner the amount of, or delay the timing of, payments received or
advanced on Loans and/or REO Properties which are required to be distributed on
any Certificate, without the consent of the Holder of such Certificate, or which
are required to be distributed to any B Loan Holder, without the consent of such
B Loan Holder, (ii) adversely affect in any material respect the interests of
the Holders of any Class of Certificates or the interests of any B

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Loan Holder in a manner other than as described in CLAUSE (i) above, without the
consent of the Holders of all Certificates of such Class or the consent of any
such B Loan Holder, as applicable, (iii) modify the provisions of this SECTION
11.01 or the definition of "Servicing Standard", without the consent of the
Holders of all Certificates then outstanding and the consent of the B Loan
Holders, (iv) significantly change the activities of the Trust, without the
consent of the Holders of Certificates entitled to not less than 66 2/3% of all
the Voting Rights (not taking into account Certificates held by the Depositor or
any of its Affiliates or agents), or (v) adversely affect in any material
respect the interests of any third-party beneficiary to this Agreement or any
provision herein, without the consent of such third-party beneficiary.
Notwithstanding any other provision of this Agreement, for purposes of the
giving or withholding of consents pursuant to this SECTION 11.01, Certificates
registered in the name of the Depositor or any Affiliate of the Depositor shall
be entitled to the same Voting Rights with respect to the matters described
above as they would if registered in the name of any other Person.

          (c)  Notwithstanding any contrary provision of this Agreement, the
Trustee, the Master Servicer and the Special Servicer shall not consent to any
amendment to this Agreement unless each of them shall first have obtained or
been furnished with an Opinion of Counsel to the effect that neither such
amendment nor the exercise of any power granted to any party hereto in
accordance with such amendment will result in an Adverse REMIC Event with
respect to any REMIC Pool or an Adverse Grantor Trust Event with respect to
either Grantor Trust Pool.

          (d)  Promptly after the execution and delivery of any amendment by all
parties thereto, the Trustee shall send a copy thereof to each Certificateholder
and each B Loan Holder and to each Rating Agency.

          (e)  It shall not be necessary for the consent of Certificateholders
under this SECTION 11.01 to approve the particular form of any proposed
amendment, but it shall be sufficient if such consent shall approve the
substance thereof. The manner of obtaining such consents and of evidencing the
authorization, execution and delivery thereof by Certificateholders shall be
subject to such reasonable regulations as the Trustee may prescribe.

          (f)  The Trustee may but shall not be obligated to enter into any
amendment pursuant to this SECTION 11.01 that affects its rights, duties and
immunities under this Agreement or otherwise.

          (g)  The cost of any Opinion of Counsel to be delivered pursuant to
SECTION 11.01(a) or (c) shall be borne by the Person seeking the related
amendment, except that if the Trustee requests any amendment of this Agreement
that it reasonably believes protects or is in furtherance of the rights and
interests of Certificateholders, the cost of any Opinion of Counsel required in
connection therewith pursuant to SECTION 11.01(a) or (c) shall be payable out of
the Distribution Account.

          SECTION 11.02. Recordation of Agreement; Counterparts.

          (a)  To the extent permitted by applicable law, this Agreement is
subject to recordation in all appropriate public offices for real property
records in all the counties or other comparable jurisdictions in which any or
all of the properties subject to the Mortgages are situated, and in any other
appropriate public recording office or elsewhere, such recordation to be
effected by the Master Servicer at the expense of the Depositor on direction by
the Trustee, but only upon direction accompanied by an Opinion of Counsel (the
cost of which shall be paid by the Depositor or, to the

                                      -234-
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extent that it benefits any B Loan Holder, by such B Loan Holder) to the effect
that such recordation materially and beneficially affects the interests of the
Certificateholders and/or the B Loan Holders.

          (b)  For the purpose of facilitating the recordation of this Agreement
as herein provided and for other purposes, this Agreement may be executed
simultaneously in any number of counterparts, each of which counterparts shall
be deemed to be an original, and such counterparts shall constitute but one and
the same instrument.

          SECTION 11.03. Limitation on Rights of Certificateholders and B Loan
                         Holders.

          (a)  The death or incapacity of any Certificateholder or any B Loan
Holder shall not operate to terminate this Agreement or the Trust Fund, nor
entitle such Certificateholder's or B Loan Holder's legal representatives or
heirs to claim an accounting or to take any action or proceeding in any court
for a partition or winding up of the Trust Fund, nor otherwise affect the
rights, obligations and liabilities of the parties hereto or any of them.

          (b)  No Certificateholder or B Loan Holder shall have any right to
vote (except as expressly provided for herein) or in any manner otherwise
control the operation and management of the Trust Fund, or the obligations of
the parties hereto, nor shall anything herein set forth, or contained in the
terms of the Certificates, be construed so as to constitute the
Certificateholders and/or the B Loan Holders from time to time as partners or
members of an association; nor shall any Certificateholder or any B Loan Holder
be under any liability to any third party by reason of any action taken by the
parties to this Agreement pursuant to any provision hereof.

          (c)  No Certificateholder or B Loan Holder shall have any right by
virtue of any provision of this Agreement to institute any suit, action or
proceeding in equity or at law upon or under or with respect to this Agreement
or any Loan, unless, in the case of a Certificateholder, with respect to any
suit, action or proceeding upon or under or with respect to this Agreement, such
Holder previously shall have given to the Trustee a written notice of default
hereunder, and of the continuance thereof, as hereinbefore provided, and unless
also (except in the case of a default by the Trustee) the Holders of
Certificates of any Class evidencing not less than 25% of the Voting Rights
shall have made written request upon the Trustee to institute such action, suit
or proceeding in its own name as Trustee hereunder and shall have offered to the
Trustee such reasonable indemnity as it may require against the costs, expenses
and liabilities to be incurred therein or thereby, and the Trustee, for 60 days
after its receipt of such notice, request and offer of indemnity, shall have
neglected or refused to institute any such action, suit or proceeding. The
Trustee shall be under no obligation to exercise any of the trusts or powers
vested in it hereunder or to institute, conduct or defend any litigation
hereunder or in relation hereto at the request, order or direction of any of the
Holders of Certificates unless such Holders have offered to the Trustee
reasonable security against the costs, expenses and liabilities which may be
incurred therein or hereby.

          It is understood and intended, and expressly covenanted by each
Certificateholder with every other Certificateholder and the Trustee, that no
one or more Holders of Certificates shall have any right in any manner
whatsoever by virtue of any provision of this Agreement to affect, disturb or
prejudice the rights of the Holders of any other of such Certificates, or to
obtain or seek to obtain priority over or preference to any other such Holder,
which priority or preference is not otherwise provided for herein, or to enforce
any right under this Agreement, except in the manner herein provided and for the
equal, ratable and common benefit of all Certificateholders. For the protection
and

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enforcement of the provisions of this SECTION 11.03(c), each and every
Certificateholder and the Trustee shall be entitled to such relief as can be
given either at law or in equity.

          SECTION 11.04. Governing Law.

          This Agreement and the Certificates shall be construed in accordance
with the laws of the State of New York applicable to agreements made and to be
performed entirely in said State, and the obligations, rights and remedies of
the parties hereunder shall be determined in accordance with such laws. The
parties hereto intend that the provisions of Section 5-1401 of the New York
General Obligations Law shall apply to this Agreement.

          SECTION 11.05. Notices.

          Any communications provided for or permitted hereunder shall be in
writing (including by telecopy) and, unless otherwise expressly provided herein,
shall be deemed to have been duly given when delivered to or, in the case of
telecopy notice, when received: (i) in the case of the Depositor, Credit Suisse
First Boston Mortgage Securities Corp., 11 Madison Avenue, 5th Floor, New York,
New York 10010, Attention: Reese Mason, telecopy number: (212) 325-6800; (ii) in
the case of the Master Servicer, KeyCorp Real Estate Capital Markets, Inc. d/b/a
Key Commercial Mortgage, 911 Main Street, Suite 1500, Kansas City, Missouri
64105, telecopy number: (816) 221-8848, Attention: E.J. Burke (with a copy to
Robert C. Bowes, KeyBank National Association, 127 Public Square, Cleveland,
Ohio 44114, telecopy: (216) 689-5681); (iii) in the case of the Special
Servicer, Lennar Partners, Inc., 760 Northwest 107th Avenue, Suite 400, Miami,
Florida 33172, Attention: Ron Schrager, telecopy number: (305) 226-3428; (iv) in
the case of the Trustee, Wells Fargo Bank Minnesota, N.A., to the Corporate
Trust Office, telecopy number (410) 715-2380; (v) in the case of the Rating
Agencies, (A) Moody's Investors Service Inc., 99 Church Street, New York, New
York 10007, Attention: Commercial MBS Monitoring Department, telecopy number
(212) 553-0300 and (B) Standard & Poor's Ratings Services, a division of The
McGraw-Hill Companies, Inc., 55 Water Street, New York, New York 10041,
Attention: CMBS Surveillance Department, telecopy number: (212) 438-2662; (vi)
in the case of any Mortgage Loan Seller, the address for notices to such
Mortgage Loan Seller under the related Mortgage Loan Purchase Agreement; and
(vii) in the case of the Column Performance Guarantor, the address for notices
to the Column Performance Guarantor under the Column Performance Guarantee; or
as to each such Person such other address and/or telecopy number as may
hereafter be furnished by such Person to the parties hereto in writing. Any
communication required or permitted to be delivered to a Certificateholder shall
be deemed to have been duly given when mailed first class, postage prepaid, to
the address of such Holder as shown in the Certificate Register.

          SECTION 11.06. Severability of Provisions.

          If any one or more of the covenants, agreements, provisions or terms
of this Agreement shall be for any reason whatsoever held invalid, then such
covenants, agreements, provisions or terms shall be deemed severable from the
remaining covenants, agreements, provisions or terms of this Agreement and shall
in no way affect the validity or enforceability of the other provisions of this
Agreement or of the Certificates or the rights of the Holders thereof.

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          SECTION 11.07. Grant of a Security Interest.

          The Depositor and the Trustee intend that the conveyance of the
Depositor's right, title and interest in and to the Mortgage Loans pursuant to
this Agreement shall constitute a sale and not a pledge of security for a loan.
If such conveyance is deemed to be a pledge of security for a loan, however, the
Depositor and the Trustee intend that the rights and obligations of the parties
to such loan shall be established pursuant to the terms of this Agreement. The
Depositor also intends and agrees that, in such event, (i) the Depositor shall
be deemed to have granted to the Trustee (in such capacity) a first priority
security interest in the Depositor's entire right, title and interest in and to
the assets comprising the Trust Fund, including without limitation, the Mortgage
Loans, all principal and interest received or receivable with respect to the
Mortgage Loans (other than principal and interest payments due and payable prior
to the Cut-off Date and Principal Prepayments received prior to the Cut-off
Date), all amounts held from time to time in the Collection Account, the
Distribution Account and, if established, the REO Account, and all reinvestment
earnings on such amounts, and all of the Depositor's right, title and interest
in and to the proceeds of any title, hazard or other Insurance Policies related
to such Mortgage Loans and (ii) this Agreement shall constitute a security
agreement under applicable law. This SECTION 11.07 shall constitute notice to
the Trustee pursuant to any of the requirements of the applicable UCC.

          SECTION 11.08. Successors and Assigns; Beneficiaries.

          The provisions of this Agreement shall be binding upon and inure to
the benefit of the respective successors and assigns of the parties hereto, and
all such provisions shall inure to the benefit of the Certificateholders, the B
Loan Holders and the other Persons referred to in SECTION 6.03. No other person,
including, without limitation, any Borrower, shall be entitled to any benefit or
equitable right, remedy or claim under this Agreement.

          SECTION 11.09. Article and Section Headings.

          The article and Section headings herein are for convenience of
reference only, and shall not limit or otherwise affect the meaning hereof.

          SECTION 11.10. Notices to Rating Agencies.

          (a)  The Trustee shall use reasonable efforts promptly to provide
notice to each Rating Agency with respect to each of the following of which a
Responsible Officer of the Trustee has actual knowledge:

               (i)     any material change or amendment to this Agreement;

               (ii)    the occurrence of any Event of Default that has not been
     cured;

               (iii)   the resignation or termination of the Master Servicer or
     the Special Servicer;

               (iv)    any change in the location of the Distribution Account,
     the Excess Interest Distribution Account, the Excess Liquidation Proceeds
     Account or the Interest Reserve Account;

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               (v)     the repurchase of Mortgage Loans by or on behalf of any
     Mortgage Loan Seller pursuant to Section 7 of the related Mortgage Loan
     Purchase Agreement or the Column Performance Guarantee; and

               (vi)    the final payment to any Class of Certificateholders.

          (b)  The Master Servicer shall use reasonable efforts promptly to
provide notice to each Rating Agency with respect to each of the following of
which it has actual knowledge:

               (i)     the resignation or removal of the Trustee; and

               (ii)    any change in the location of the Collection Account.

          (c)  Each of the Master Servicer and the Special Servicer shall
promptly furnish to each Rating Agency copies of the following:

               (i)     each of its annual statements as to compliance described
     in SECTION 3.13;

               (ii)    all reports and other items for Mortgage Loans delivered
     by each of the Master Servicer and Special Servicer pursuant to SECTION
     3.12 (to the extent requested by such Rating Agency);

               (iii)   each of its annual independent public accountants'
     servicing reports described in SECTION 3.14;

               (iv)    each waiver and consent provided pursuant to SECTION 3.08
     for Mortgage Loans that, in each case, represent 2% or more of the
     aggregate principal balance of the Mortgage Pool;

               (v)     any officers' certificates delivered by the Master
     Servicer and the Special Servicer to the Trustee;

               (vi)    all site inspections (to the extent requested by such
     Rating Agency);

               (vii)   all operating statements (to the extent requested by such
     Rating Agency);

               (viii)  all rent rolls and sales reports to the extent provided
     by the Borrowers and requested by such Rating Agency;

               (ix)    any proposed no downgrade request;

               (x)     any extension or modification of the Maturity Date of any
     Mortgage Loan;

               (xi)    any modification, waiver or amendment of any term of any
     Mortgage Loan; and

               (xii)   any other document that shall be reasonably requested by
     any Rating Agency.

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          (d)  The Trustee shall promptly after each Distribution Date make
available to each Rating Agency a copy of the related Trustee Report.

                                      -239-
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          IN WITNESS WHEREOF, the parties to this Pooling and Servicing
Agreement have caused their names to be signed hereto by their respective
officers thereunto duly authorized, in each case as of the day and year first
above written.

                                       CREDIT SUISSE FIRST BOSTON MORTGAGE
                                       SECURITIES CORP.
                                        Depositor

                                       By: /s/ Jeffrey A. Altabef
                                           -------------------------------------
                                            Name:  Jeffrey A. Altabef
                                            Title: Vice President

                                       KEYCORP REAL ESTATE CAPITAL MARKETS, INC.
                                       d/b/a KEY COMMERCIAL MORTGAGE
                                        Master Servicer

                                       By: /s/ Edward J. Burke
                                           -------------------------------------
                                            Name:  Edward J. Burke
                                            Title: Senior Vice President

                                       LENNAR PARTNERS, INC.
                                        Special Servicer

                                       By: /s/ Shelly L. Rubin
                                           -------------------------------------
                                            Name:  Shelly L. Rubin
                                            Title: Vice President

                                       WELLS FARGO BANK MINNESOTA, N.A.,
                                        as Trustee

                                       By: /s/ Deborah Daniels
                                           -------------------------------------
                                            Name:  Deborah Daniels
                                            Title: Vice President

<Page>

STATE OF NEW YORK      )
                       ) ss.:
COUNTY OF NEW YORK     )

          On the 24th day of October, 2002 before me, a notary public in and for
said State, personally appeared Jeffrey A. Altabef, known to me to be a Vice
President of Credit Suisse First Boston Mortgage Securities Corp., one of the
entities that executed the within instrument, and also known to me to be the
person who executed it on behalf of said entity, and acknowledged to me that
such entity executed the within instrument.

          IN WITNESS WHEREOF, I have hereunto set my hand and affixed my
official seal the day and year in this certificate first above written.

                                       /s/ Alice Russell
                                       -----------------------------------------
                                                      Notary Public

<Page>

STATE OF MISSOURI      )
                       ) ss.:
COUNTY OF JACKSON      )

          On the 18th day of October, 2002 before me, a notary public in and for
said State, personally appeared Edward J. Burke, known to me to be a Senior Vice
President of KeyCorp Real Estate Capital Markets, Inc. d/b/a Key Commercial
Mortgage, one of the entities that executed the within instrument, and also
known to me to be the person who executed it on behalf of such entity, and
acknowledged to me that such entity executed the within instrument.

          IN WITNESS WHEREOF, I have hereunto set my hand and affixed my
official seal the day and year in this certificate first above written.

                                       /s/ Cindy L. Hughes
                                       -----------------------------------------
                                                       Notary Public

<Page>

STATE OF FLORIDA       )
                       ) ss.:
COUNTY OF MIAMI-DADE   )

          On the 28th day of October, 2002 before me, a notary public in and for
said State, personally appeared Shelly L. Rubin, known to me to be a Vice
President of Lennar Partners, Inc., one of the entities that executed the within
instrument, and also known to me to be the person who executed it on behalf of
said entity, and acknowledged to me that such entity executed the within
instrument.

          IN WITNESS WHEREOF, I have hereunto set my hand and affixed my
official seal the day and year in this certificate first above written.

                                       /s/ Jeanine A. Manzano
                                       -----------------------------------------
                                                       Notary Public

<Page>

STATE OF NEW YORK      )
                       ) ss.:
COUNTY OF NEW YORK     )

          On the 28th day of October, 2002 before me, a notary public in and for
said State, personally appeared Deborah Daniels, known to me to be a Vice
President of Wells Fargo Bank Minnesota, N.A., one of the entities that executed
the within instrument, and also known to me to be the person who executed it on
behalf of said entity, and acknowledged to me that such entity executed the
within instrument.

          IN WITNESS WHEREOF, I have hereunto set my hand and affixed my
official seal the day and year in this certificate first above written.

                                       /s/ Nicholas James Faleris
                                       -----------------------------------------
                                                         Notary Public
<Page>

                                   EXHIBIT A-1

                     FORM OF CLASS [A-X] [A-SP] CERTIFICATES

        CLASS [A-X] [A-SP] COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATE,
                                SERIES 2002-CKS4

This is one of a series of commercial mortgage pass-through certificates
(collectively, the "CERTIFICATES"), issued in multiple classes (each, a
"CLASS"), which series of Certificates evidences the entire beneficial ownership
interest in a trust fund (the "TRUST FUND") consisting primarily of a pool of
multifamily and commercial mortgage loans (the "MORTGAGE LOANS"), such pool
being formed and sold by:

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

<Table>
<S>                                                    <C>
Pass-Through Rate:  Variable                           Class Notional Amount of the Class [A-X] [A-SP]
                                                       Certificates as of the Closing Date:
                                                       $________________

Closing Date:  October 29, 2002                        Initial Certificate Notional Amount of this Certificate as
                                                       of the Closing Date:
First Distribution Date:  November 15, 2002            $________________

Master Servicer:                                       Aggregate Stated Principal Balance of the Mortgage Loans
KeyCorp Real Estate Capital Markets, Inc. d/b/a        as of the Closing Date
Key Commercial Mortgage                                ("Initial Pool Balance"): $1,233,581,046

Special Servicer:
Lennar Partners, Inc.

                                                       Trustee:
                                                       Wells Fargo Bank Minnesota, N.A.

Certificate No. [A-X] [A-SP]-__                        CUSIP No.: _____________
                                                       Common Code: _____________
                                                       ISIN No.: _____________
</Table>

                                      A-1-1
<Page>

UNLESS THIS CERTIFICATE IS PRESENTED BY AN AUTHORIZED REPRESENTATIVE OF THE
DEPOSITORY TRUST COMPANY, A NEW YORK CORPORATION ("DTC"), TO THE TRUSTEE OR ANY
AGENT THEREOF FOR REGISTRATION OF TRANSFER, EXCHANGE, OR PAYMENT, AND ANY
CERTIFICATE ISSUED IS REGISTERED IN THE NAME OF CEDE & CO. OR IN SUCH OTHER NAME
AS IS REQUESTED BY AN AUTHORIZED REPRESENTATIVE OF DTC (AND ANY PAYMENT IS MADE
TO CEDE & CO. OR TO SUCH OTHER ENTITY AS IS REQUESTED BY AN AUTHORIZED
REPRESENTATIVE OF DTC), ANY TRANSFER, PLEDGE OR OTHER USE HEREOF FOR VALUE OR
OTHERWISE BY OR TO ANY PERSON IS WRONGFUL INASMUCH AS THE REGISTERED OWNER
HEREOF, CEDE & CO., HAS AN INTEREST HEREIN.

THIS CERTIFICATE HAS NOT BEEN REGISTERED OR QUALIFIED UNDER THE SECURITIES ACT
OF 1933, AS AMENDED (THE "SECURITIES ACT"), OR THE SECURITIES LAWS OF ANY STATE.
ANY RESALE, PLEDGE, TRANSFER OR OTHER DISPOSITION OF THIS CERTIFICATE OR ANY
INTEREST HEREIN WITHOUT SUCH REGISTRATION OR QUALIFICATION MAY BE MADE ONLY IN A
TRANSACTION WHICH DOES NOT REQUIRE SUCH REGISTRATION OR QUALIFICATION AND WHICH
IS IN ACCORDANCE WITH THE PROVISIONS OF SECTION 5.02 OF THE POOLING AND
SERVICING AGREEMENT REFERRED TO HEREIN.

NO TRANSFER OF THIS CERTIFICATE OR ANY INTEREST HEREIN MAY BE MADE TO (A) ANY
RETIREMENT PLAN OR OTHER EMPLOYEE BENEFIT PLAN OR ARRANGEMENT THAT IS SUBJECT TO
THE EMPLOYEE RETIREMENT INCOME SECURITY ACT OF 1974, AS AMENDED ("ERISA"), OR
SECTION 4975 OF THE INTERNAL REVENUE CODE OF 1986 (THE "CODE"), OR (B) ANY
PERSON WHO IS DIRECTLY OR INDIRECTLY PURCHASING THIS CERTIFICATE OR SUCH
INTEREST HEREIN ON BEHALF OF, AS NAMED FIDUCIARY OF, AS TRUSTEE OF, OR WITH
ASSETS OF ANY SUCH RETIREMENT PLAN OR OTHER EMPLOYEE BENEFIT PLAN OR
ARRANGEMENT, EXCEPT IN ACCORDANCE WITH THE PROVISIONS OF SECTION 5.02 OF THE
POOLING AND SERVICING AGREEMENT REFERRED TO HEREIN.

THIS CERTIFICATE DOES NOT REPRESENT AN OBLIGATION OF OR INTEREST IN CREDIT
SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP., WELLS FARGO BANK MINNESOTA, N.A.,
KEYCORP REAL ESTATE CAPITAL MARKETS, INC. d/b/a KEY COMMERCIAL MORTGAGE, LENNAR
PARTNERS, INC., OR ANY OF THEIR RESPECTIVE AFFILIATES. NEITHER THIS CERTIFICATE
NOR ANY OF THE UNDERLYING MORTGAGE LOANS IS GUARANTEED BY ANY AGENCY OR
INSTRUMENTALITY OF THE UNITED STATES OR ANY OTHER PERSON.

SOLELY FOR U.S. FEDERAL INCOME TAX PURPOSES, THIS CERTIFICATE IS A "REGULAR
INTEREST" IN A "REAL ESTATE MORTGAGE INVESTMENT CONDUIT" (A "REMIC") AS THOSE
TERMS ARE DEFINED, RESPECTIVELY, IN SECTIONS 860G AND 860D OF THE INTERNAL
REVENUE CODE OF 1986, AS AMENDED (THE "CODE").

                                      A-1-2
<Page>

THE OUTSTANDING CERTIFICATE NOTIONAL AMOUNT HEREOF AT ANY TIME MAY BE LESS THAN
THE AMOUNT SHOWN ABOVE. THIS CERTIFICATE DOES NOT HAVE A CERTIFICATE PRINCIPAL
BALANCE AND WILL NOT ENTITLE THE HOLDER HEREOF TO DISTRIBUTIONS OF PRINCIPAL.

PRIOR TO THE DATE THAT IS 40 DAYS AFTER THE LATER OF (A) THE COMMENCEMENT OF THE
OFFERING TO PERSONS OTHER THAN DISTRIBUTORS IN RELIANCE ON REGULATION S UNDER
THE SECURITIES ACT OF 1933, AS AMENDED, AND (B) THE DATE OF CLOSING OF THE
OFFERING, THIS CERTIFICATE MAY NOT BE OFFERED, SOLD, PLEDGED OR OTHERWISE
TRANSFERRED IN THE UNITED STATES OR TO A U.S. PERSON EXCEPT PURSUANT TO AN
EXEMPTION FROM THE REGISTRATION REQUIREMENTS OF THE SECURITIES ACT OF 1933, AS
AMENDED.

          This certifies that [CEDE & CO.] is the registered owner of the
Percentage Interest evidenced by this Certificate (obtained by dividing the
notional amount of this Certificate (its "Certificate Notional Amount") as of
the Closing Date by the aggregate notional amount of all the Class [A-X] [A-SP]
Certificates (their "Class Notional Amount") as of the Closing Date) in that
certain beneficial ownership interest in the Trust Fund evidenced by all the
Class [A-X] [A-SP] Certificates. The Trust Fund was created and the Certificates
were issued pursuant to a Pooling and Servicing Agreement, dated as of October
11, 2002 (the "Agreement"), among Credit Suisse First Boston Mortgage Securities
Corp. as depositor (the "Depositor", which term includes any successor entity
under the Agreement), KeyCorp Real Estate Capital Markets, Inc. d/b/a Key
Commercial Mortgage as master servicer (in such capacity, the "Master Servicer",
which term includes any successor entity under the Agreement), Lennar Partners,
Inc. as special servicer (in such capacity, the "Special Servicer", which term
includes any successor entity under the Agreement), and Wells Fargo Bank
Minnesota, N.A. as trustee (the "Trustee", which term includes any successor
entity under the Agreement), a summary of certain of the pertinent provisions of
which is set forth hereafter. To the extent not defined herein, capitalized
terms used herein have the respective meanings assigned thereto in the
Agreement. This Certificate is issued under and is subject to the terms,
provisions and conditions of the Agreement, to which Agreement the Holder of
this Certificate by virtue of its acceptance hereof assents and by which such
Holder is bound.

          Pursuant to the terms of the Agreement, beginning on the First
Distribution Date specified above, distributions will be made on that date (the
"DISTRIBUTION DATE") each month that is the fourth Business Day following the
Determination Date in such month, to the Person in whose name this Certificate
is registered at the close of business on the last Business Day of the month
immediately preceding the month of such distribution (the "RECORD DATE"), in an
amount equal to the product of the Percentage Interest evidenced by this
Certificate and the amount required to be distributed to all the Holders of the
Class [A-X] [A-SP] Certificates on the applicable Distribution Date pursuant to
the Agreement. All distributions made under the Agreement on this Certificate
will be made by the Trustee by wire transfer of immediately available funds to
the account of the Person entitled thereto at a bank or other entity having
appropriate facilities therefor, if such Certificateholder shall have provided
the Trustee with wiring instructions no later than the related Record Date
(which wiring instructions may be in the form of a standing order applicable to
all subsequent distributions), or otherwise by check mailed to the address of
such Certificateholder as it appears in the Certificate Register.
Notwithstanding the foregoing, the final distribution on this Certificate will
be made in like manner, but only upon

                                      A-1-3
<Page>

presentation and surrender of this Certificate at the offices of the Certificate
Registrar or such other location specified in the notice to the Holder hereof of
such final distribution.

          The Certificates are limited in right of distribution to certain
collections and recoveries respecting the Mortgage Loans, all as more
specifically set forth herein and in the Agreement. As provided in the
Agreement, withdrawals from the Distribution Account, the Collection Account
and, if established, the REO Account may be made from time to time for purposes
other than, and, in certain cases, prior to, distributions to
Certificateholders, such purposes including the reimbursement of advances made,
or certain expenses incurred, with respect to the Mortgage Loans and the payment
of interest on such advances and expenses.

          This Certificate is issuable in fully registered form only without
coupons. As provided in the Agreement and subject to certain limitations therein
set forth, this Certificate is exchangeable for new Certificates of the same
Class in authorized denominations evidencing the same aggregate Percentage
Interest, as requested by the Holder surrendering the same.

          No transfer, sale, pledge or other disposition of this Certificate or
any interest herein shall be made unless that transfer, sale, pledge or other
disposition is exempt from the registration and/or qualification requirements of
the Securities Act and any applicable state securities laws, or is otherwise
made in accordance with the Securities Act and such state securities laws. If a
transfer of this Certificate is to be made without registration under the
Securities Act, then (except under limited circumstances specified in the
Agreement) the Certificate Registrar shall refuse to register such transfer
unless it receives (and, upon receipt, may conclusively rely upon) either: (i) a
certificate from the Certificateholder desiring to effect such transfer
substantially in the form attached as EXHIBIT F-1A to the Agreement; or (ii) a
certificate from the Certificateholder desiring to effect such transfer
substantially in the form attached as EXHIBIT F-1B to the Agreement and a
certificate from such Certificateholder's prospective Transferee substantially
in the form attached either as EXHIBIT F-2A or as EXHIBIT F-2B to the Agreement;
or (iii) an Opinion of Counsel satisfactory to the Trustee to the effect that
such transfer may be made without registration under the Securities Act (which
Opinion of Counsel shall not be an expense of the Trust or of the Depositor, the
Master Servicer, the Special Servicer, the Trustee or the Certificate Registrar
in their respective capacities as such), together with the written
certification(s) as to the facts surrounding such transfer from the
Certificateholder desiring to effect such transfer and/or such
Certificateholder's prospective Transferee on which such Opinion of Counsel is
based.

          If this Certificate constitutes a Rule 144A Global Certificate and a
transfer of any interest in this Certificate is to be made without registration
under the Securities Act, then (except under limited circumstances specified in
the Agreement) the Certificate Owner desiring to effect such transfer shall be
required to obtain either (i) a certificate from such Certificate Owner's
prospective Transferee substantially in the form attached as EXHIBIT F-2C to the
Agreement, or (ii) an Opinion of Counsel to the effect that such prospective
Transferee is a Qualified Institutional Buyer and such transfer may be made
without registration under the Securities Act. Except as discussed below, if
this Certificate constitutes a Rule 144A Global Certificate, then interests
herein shall not be transferred to any Person who takes delivery in the form of
an interest in this Rule 144A Global Certificate.

          Notwithstanding the preceding paragraph, if this Certificate
constitutes a Rule 144A Global Certificate, then interests herein may be
transferred (without delivery of any certificate or Opinion of Counsel described
in the preceding paragraph) to any Person who takes delivery in the form

                                      A-1-4
<Page>

of a beneficial interest in the Regulation S Global Certificate of the same
Class as this Rule 144A Global Certificate upon delivery to the Certificate
Registrar and the Trustee of (x) a certificate from the Certificate Owner
desiring to effect such transfer substantially in the form attached as EXHIBIT
F-1D to the Agreement and a certificate from such Certificate Owner's
prospective Transferee substantially in the form attached as EXHIBIT F-2D to the
Agreement and (y) such written orders and instructions as are required under the
applicable procedures of DTC, Clearstream and/or Euroclear to direct the Trustee
to debit the account of a Depository Participant by a denomination of interests
in this Rule 144A Global Certificate, and credit the account of a Depository
Participant by a denomination of interests in such Regulation S Global
Certificate, that is equal to the denomination of beneficial interests in such
Class to be transferred. Upon delivery to the Certificate Registrar of such
certifications and such orders and instructions, the Trustee, subject to and in
accordance with the applicable procedures of DTC, shall reduce the denomination
of this Rule 144A Global Certificate, and increase the denomination of the
related Regulation S Global Certificate, by the denomination of the beneficial
interest in such Class specified in such orders and instructions.

          Except as discussed below, if this Certificate constitutes a
Regulation S Global Certificate, then beneficial interests in this Certificate
shall not be transferred to any Person other than a non-United States Securities
Person who takes delivery other than in the form of a beneficial interest in
this Certificate, and the Certificate Owner desiring to effect such transfer
shall be required to obtain from such Certificate Owner's prospective Transferee
a certification substantially in the form attached as EXHIBIT F-2D to the
Agreement. On or prior to the Release Date, beneficial interests in any
Regulation S Global Certificate may be held only through Euroclear or
Clearstream. After the Release Date, beneficial interests in any Regulation S
Global Certificate may be held through Euroclear, Clearstream or any other
direct account holder at DTC.

          Notwithstanding the preceding paragraph, if this Certificate
constitutes a Regulation S Global Certificate, then interests in this
Certificate may be transferred (without delivery of any certificate described in
the preceding paragraph) to any Person who takes delivery in the form of a
beneficial interest in the Rule 144A Global Certificate for the same Class as
this Regulation S Global Certificate upon delivery to the Certificate Registrar
and the Trustee of (i) a certificate from the Certificate Owner desiring to
effect such transfer substantially in the form attached as EXHIBIT F-1C to the
Agreement and a certificate from such Certificate Owner's prospective Transferee
substantially in the form attached as EXHIBIT F-2C to the Agreement and (ii)
such written orders and instructions as are required under the applicable
procedures of the Depository, Clearstream and/or Euroclear to direct the Trustee
to debit the account of a Depository Participant by a denomination of interests
in this Regulation S Global Certificate, and credit the account of a Depository
Participant by a denomination of interests in such Rule 144A Global Certificate,
that is equal to the denomination of beneficial interests to be transferred.
Upon delivery to the Trustee of such certifications and such orders and
instructions, the Trustee, subject to and in accordance with the applicable
procedures of the Depository, shall reduce the denomination of this Regulation S
Global Certificate, and increase the denomination of the related Rule 144A
Global Certificate, by the denomination of the beneficial interest in such Class
specified in such orders and instructions.

          Notwithstanding the foregoing, any interest in a Global Certificate
may be transferred by any Certificate Owner holding such interest to any Person
who takes delivery in the form of a Definitive Certificate of the same Class as
such Global Certificate upon delivery to the Certificate Registrar and the
Trustee of (i) such certifications and/or opinions as are contemplated above
with respect to transfers of

                                      A-1-5
<Page>

this Certificate in definitive form and (ii) such written orders and
instructions as are required under the applicable procedures of the Depository,
Clearstream and/or Euroclear to direct the Trustee to debit the account of a
Depository Participant by a denomination of interests in such Global
Certificate. Upon delivery to the Certificate Registrar of the certifications
and/or opinions contemplated above with respect to transfers of this Certificate
in definitive form, the Trustee, subject to and in accordance with the
applicable procedures of the Depository, shall reduce the denomination of the
subject Global Certificate, and cause a Definitive Certificate of the same Class
as such Global Certificate, and in a denomination equal to the reduction in the
denomination of such Global Certificate, to be executed, authenticated and
delivered in accordance with this Agreement to the applicable Transferee.

          The Global Certificates shall be deposited with the Trustee as
custodian for DTC and registered in the name of Cede & Co. as nominee of DTC.

          None of the Depositor, the Trustee or the Certificate Registrar is
obligated to register or qualify the Class [A-X] [A-SP] Certificates under the
Securities Act or any other securities law or to take any action not otherwise
required under the Agreement to permit the transfer of this Certificate or any
interest herein without registration or qualification. Any Certificateholder or
Certificate Owner desiring to effect a transfer of this Certificate or any
interest herein shall, and does hereby agree to, indemnify CSFB Corporation, the
Depositor, the Trustee, the Master Servicer, the Special Servicer and the
Certificate Registrar against any liability that may result if the transfer is
not so exempt or is not made in accordance with such federal and state laws or
the provisions described in the preceding paragraphs.

          No transfer of this Certificate or any interest herein shall be made
(A) to any retirement plan or other employee benefit plan or arrangement,
including individual retirement accounts and annuities, Keogh plans and
collective investment funds and separate accounts in which such plans, accounts
or arrangements are invested, including insurance company general accounts, that
is subject to ERISA or Section 4975 of the Code (each, a "PLAN"), or (B) to any
Person who is directly or indirectly purchasing this Certificate or any interest
herein on behalf of, as named fiduciary of, as trustee of, or with assets of a
Plan, if the purchase and holding of this Certificate or such interest herein by
the prospective Transferee would result in a violation of Section 406 or 407 of
ERISA or Section 4975 of the Code or would result in the imposition of an excise
tax under Section 4975 of the Code. Except in limited circumstances, the
Certificate Registrar shall refuse to register the transfer of this Certificate
(and, if applicable, any Certificate Owner shall refuse to transfer an interest
in this Certificate), unless it has received from the prospective Transferee
either (i) a certification to the effect that such prospective Transferee is not
a Plan and is not directly or indirectly purchasing this Certificate on behalf
of, as named fiduciary of, as trustee of, or with assets of a Plan; or (ii) a
certification to the effect that the purchase and holding of this Certificate by
such prospective Transferee is exempt from the prohibited transaction provisions
of Sections 406 and 407 of ERISA and Section 4975 of the Code by reason of
Sections I and III of Prohibited Transaction Class Exemption 95-60; or (iii) if
this Certificate is rated investment grade by at least one of the Rating
Agencies and is being acquired by, on behalf of or with assets of a Plan in
reliance Prohibited Transaction Exemption 89-90, a certification to the effect
that such Plan (X) is an accredited investor as defined in Rule 501(a)(1) of
Regulation D of the Securities Act, (Y) is not sponsored (within the meaning of
Section 3(16)(B) of ERISA) by the Trustee, the Depositor, any Mortgage Loan
Seller, any Exemption-Favored Party, the Master Servicer, the Special Servicer,
any Sub-Servicer or any Borrower with respect to Mortgage Loans constituting
more than 5% of the aggregate unamortized principal of all the Mortgage Loans
determined as of the Closing Date, or

                                      A-1-6
<Page>

by an Affiliate of any such Person, and (Z) agrees that it will obtain from each
of its Transferees a written representation that such Transferee, if a Plan,
satisfies the requirements of the immediately preceding clauses (iii)(X) and
(iii)(Y), together with a written agreement that such Transferee will obtain
from each of its Transferees that are Plans a similar written representation
regarding satisfaction of the requirements of the immediately preceding clauses
(iii)(X) and (iii)(Y); or (iv) a certification of facts and an Opinion of
Counsel which otherwise establish to the reasonable satisfaction of the
Certificate Registrar (or, if applicable, the Certificate Owner effecting the
transfer) that such transfer will not result in a violation of Section 406 or
407 of ERISA or Section 4975 of the Code or result in the imposition of an
excise tax under Section 4975 of the Code.

          If a Person is acquiring this Certificate as a fiduciary or agent for
one or more accounts, such Person shall be required to deliver to the
Certificate Registrar a certification to the effect that, and such other
evidence as may be reasonably required by the Trustee to confirm that, it has
(i) sole investment discretion with respect to each such account and (ii) full
power to make the acknowledgments, representations, warranties, certifications
and/or agreements with respect to each such account as described above in this
Certificate.

          As provided in the Agreement and subject to certain limitations
therein set forth, the transfer of this Certificate is registrable in the
Certificate Register upon surrender of this Certificate for registration of
transfer at the offices of the Certificate Registrar, duly endorsed by, or
accompanied by a written instrument of transfer in the form satisfactory to the
Certificate Registrar duly executed by, the Holder hereof or his attorney duly
authorized in writing, and thereupon one or more new Certificates of the same
Class in authorized denominations evidencing the same aggregate Percentage
Interest will be issued to the designated transferee or transferees.

          No service charge will be imposed for any registration of transfer or
exchange of this Certificate, but the Trustee or the Certificate Registrar may
require payment of a sum sufficient to cover any tax or other governmental
charge that may be imposed in connection with any transfer or exchange of this
Certificate.

          Notwithstanding the foregoing, for so long as this Certificate is
registered in the name of Cede & Co. or in such other name as is requested by an
authorized representative of DTC, transfers of interests in this Certificate
shall be made through the book-entry facilities of DTC, and accordingly, this
Certificate shall constitute a Book-Entry Certificate.

          The Depositor, the Master Servicer, the Special Servicer, the Trustee,
the Certificate Registrar and any agent of the Depositor, the Master Servicer,
the Special Servicer, the Trustee or the Certificate Registrar may treat the
Person in whose name this Certificate is registered as the owner hereof for all
purposes, and none of the Depositor, the Master Servicer, the Special Servicer,
the Trustee, the Certificate Registrar or any such agent shall be affected by
notice to the contrary.

          Subject to certain terms and conditions set forth in the Agreement,
the Trust Fund and the obligations created by the Agreement shall terminate upon
distribution (or provision for distribution) to the Certificateholders of all
amounts held by or on behalf of the Trustee and required to be distributed to
them pursuant to the Agreement following the earlier of (i) the final payment or
other liquidation (or any advance with respect thereto) of the last Mortgage
Loan or REO Property remaining in the Trust Fund and (ii) the purchase by the
Master Servicer, the Special Servicer, or any single Controlling Class
Certificateholder or group of Controlling Class Certificateholders with a
majority interest in the

                                      A-1-7
<Page>

Controlling Class, at a price determined as provided in the Agreement, of all
the Mortgage Loans and each REO Property remaining in the Trust Fund. The
Agreement permits, but does not require, the Master Servicer, the Special
Servicer, or any single Controlling Class Certificateholder or group of
Controlling Class Certificateholders with a majority interest in the Controlling
Class to purchase from the Trust Fund all the Mortgage Loans and each REO
Property remaining therein. The exercise of such right may effect early
retirement of the Certificates; however, such right to purchase is subject to
the aggregate Stated Principal Balance of the Mortgage Pool at the time of
purchase being less than 1.0% of the Initial Pool Balance.

          The Agreement permits, with certain exceptions therein provided, the
amendment thereof and the modification of the rights and obligations of the
Depositor, the Master Servicer, the Special Servicer and the Trustee and the
rights of the Certificateholders under the Agreement at any time by the
Depositor, the Master Servicer, the Special Servicer and the Trustee with the
consent of the Holders of Certificates entitled to not less than 51% of the
Voting Rights allocated to all of the Classes materially affected by the
amendment. Any such consent by the Holder of this Certificate shall be
conclusive and binding on such Holder and upon all future Holders of this
Certificate and of any Certificate issued upon the transfer hereof or in
exchange herefor or in lieu hereof whether or not notation of such consent is
made upon this Certificate. The Agreement also permits the amendment thereof, in
certain limited circumstances, including any amendment necessary to maintain the
status of any REMIC Pool as a REMIC, without the consent of the Holders of any
of the Certificates.

          Unless the certificate of authentication hereon has been executed by
the Certificate Registrar, by manual signature, this Certificate shall not be
entitled to any benefit under the Agreement or be valid for any purpose.

          The registered Holder hereof, by its acceptance hereof, agrees that it
will look solely to the Trust Fund (to the extent of its rights therein) for
distributions hereunder.

          This Certificate shall be construed in accordance with the laws of the
State of New York applicable to agreements negotiated, made and to be performed
entirely in said State, and the obligations, rights and remedies of the Holder
hereof shall be determined in accordance with such laws.

                                      A-1-8
<Page>

          IN WITNESS WHEREOF, the Trustee has caused this Certificate to be duly
executed.

                                        WELLS FARGO BANK MINNESOTA, N.A.
                                        as Trustee

                                        By:
                                           -------------------------------------
                                           Authorized Representative

                          CERTIFICATE OF AUTHENTICATION

          This is one of the Class [A-X] [A-SP] Certificates referred to in the
within-mentioned Agreement.

Dated:

                                        WELLS FARGO BANK MINNESOTA, N.A.
                                        as Certificate Registrar

                                        By:
                                           -------------------------------------
                                           Authorized Representative

                                      A-1-9
<Page>

                                   ASSIGNMENT

          FOR VALUE RECEIVED, the undersigned hereby sell(s), assign(s) and
transfer(s) unto _______________________________________________________________
________________________________________________________________________________
             (please print or typewrite name and address including
                   postal zip code of assignee)

the beneficial ownership interest in the Trust Fund evidenced by the within
Mortgage Pass-Through Certificate and hereby authorize(s) the registration of
transfer of such interest to assignee on the Certificate Register of the Trust
Fund.

          I (we) further direct the Certificate Registrar to issue a new
Mortgage Pass-Through Certificate of a like Percentage Interest and Class to the
above named assignee and deliver such Mortgage Pass-Through Certificate to the
following address: _____________________________________________________________
________________________________________________________________________________

Dated:

                                        ----------------------------------------
                                        Signature by or on behalf of Assignor

                                        ----------------------------------------
                                        Signature Guaranteed

                            DISTRIBUTION INSTRUCTIONS

          The Assignee should include the following for purposes of
distribution:

          Distributions shall, if permitted, be made by wire transfer or
otherwise, in immediately available funds, to __________________________________
_____________________________________________ for the account of _______________
_______________________________________________________________________________.

          Distributions made by check (such check to be made payable to ________
___________________________) and all applicable statements and notices should be
mailed to _____________________________________________________________________.

          This information is provided by _____________________________________
_________________________________, the Assignee named above, or ________________
_______________________________________, as its agent.

                                     A-1-10
<Page>

                                   EXHIBIT A-2

                          FORM OF CLASS A-1, CLASS A-2,
               CLASS B, CLASS C, CLASS D AND CLASS E CERTIFICATES

       CLASS [A-1] [A-2] [B] [C] [D] [E] COMMERCIAL MORTGAGE PASS-THROUGH
                          CERTIFICATE, SERIES 2002-CKS4

This is one of a series of commercial mortgage pass-through certificates
(collectively, the "CERTIFICATES"), issued in multiple classes (each, a
"CLASS"), which series of Certificates evidences the entire beneficial ownership
interest in a trust fund (the "TRUST FUND") consisting primarily of a pool of
multifamily and commercial mortgage loans (the "MORTGAGE LOANS"), such pool
being formed and sold by

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

<Table>
<S>                                                  <C>
Pass-Through Rate: ____% per annum                   Class Principal Balance of the Class [A-1] [A-2]
                                                     [B] [C] [D] [E] Certificates as of the Closing
                                                     Date:
                                                     $_________________

Closing Date: October 29, 2002                       Initial Certificate Principal Balance of this
                                                     Certificate as of the Closing Date:
First Distribution Date: November 15, 2002           $_________________

Master Servicer:                                     Aggregate Stated Principal Balance of the
KeyCorp Real Estate Capital Markets, Inc. d/b/a      Mortgage Loans as of the Closing Date ("INITIAL
Key Commercial Mortgage                              POOL BALANCE"): $1,233,581,046

Special Servicer:
Lennar Partners, Inc.

                                                     Trustee:
                                                     Wells Fargo Bank Minnesota, N.A.

Certificate No. [A-1] [A-2] [B] [C] [D] [E]-___      CUSIP No.: _____________
                                                     Common Code: _____________
                                                     ISIN No.: _____________
</Table>

                                      A-2-1
<Page>

UNLESS THIS CERTIFICATE IS PRESENTED BY AN AUTHORIZED REPRESENTATIVE OF THE
DEPOSITORY TRUST COMPANY, A NEW YORK CORPORATION ("DTC"), TO THE TRUSTEE OR ANY
AGENT THEREOF FOR REGISTRATION OF TRANSFER, EXCHANGE, OR PAYMENT, AND ANY
CERTIFICATE ISSUED IS REGISTERED IN THE NAME OF CEDE & CO. OR IN SUCH OTHER NAME
AS IS REQUESTED BY AN AUTHORIZED REPRESENTATIVE OF DTC (AND ANY PAYMENT IS MADE
TO CEDE & CO. OR TO SUCH OTHER ENTITY AS IS REQUESTED BY AN AUTHORIZED
REPRESENTATIVE OF DTC), ANY TRANSFER, PLEDGE OR OTHER USE HEREOF FOR VALUE OR
OTHERWISE BY OR TO ANY PERSON IS WRONGFUL INASMUCH AS THE REGISTERED OWNER
HEREOF, CEDE & CO., HAS AN INTEREST HEREIN.

NO TRANSFER OF THIS CERTIFICATE OR ANY INTEREST HEREIN MAY BE MADE TO (A) ANY
RETIREMENT PLAN OR OTHER EMPLOYEE BENEFIT PLAN OR ARRANGEMENT THAT IS SUBJECT TO
THE EMPLOYEE RETIREMENT INCOME SECURITY ACT OF 1974, AS AMENDED ("ERISA"), OR
SECTION 4975 OF THE INTERNAL REVENUE CODE OF 1986 (THE "CODE"), OR (B) ANY
PERSON WHO IS DIRECTLY OR INDIRECTLY PURCHASING THIS CERTIFICATE OR SUCH
INTEREST HEREIN ON BEHALF OF, AS NAMED FIDUCIARY OF, AS TRUSTEE OF, OR WITH
ASSETS OF ANY SUCH RETIREMENT PLAN OR OTHER EMPLOYEE BENEFIT PLAN OR
ARRANGEMENT, EXCEPT IN ACCORDANCE WITH THE PROVISIONS OF SECTION 5.02 OF THE
POOLING AND SERVICING AGREEMENT REFERRED TO HEREIN.

THIS CERTIFICATE DOES NOT REPRESENT AN OBLIGATION OF OR INTEREST IN CREDIT
SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP., WELLS FARGO BANK MINNESOTA, N.A.,
KEYCORP REAL ESTATE CAPITAL MARKETS, INC. D/B/A KEY COMMERCIAL MORTGAGE, LENNAR
PARTNERS, INC., OR ANY OF THEIR RESPECTIVE AFFILIATES. NEITHER THIS CERTIFICATE
NOR ANY OF THE UNDERLYING MORTGAGE LOANS IS GUARANTEED BY ANY AGENCY OR
INSTRUMENTALITY OF THE UNITED STATES OR ANY OTHER PERSON.

SOLELY FOR U.S. FEDERAL INCOME TAX PURPOSES, THIS CERTIFICATE IS A "REGULAR
INTEREST" IN A "REAL ESTATE MORTGAGE INVESTMENT CONDUIT" (A "REMIC") AS THOSE
TERMS ARE DEFINED, RESPECTIVELY, IN SECTIONS 860G AND 860D OF THE INTERNAL
REVENUE CODE OF 1986, AS AMENDED (THE "CODE").

[FOR CLASS B, CLASS C, CLASS D AND CLASS E CERTIFICATES: THIS CERTIFICATE IS
SUBORDINATE TO ONE OR MORE CLASSES OF CERTIFICATES OF THE SAME SERIES AS AND TO
THE EXTENT DESCRIBED IN THE POOLING AND SERVICING AGREEMENT REFERRED TO HEREIN.]

THE OUTSTANDING CERTIFICATE PRINCIPAL BALANCE HEREOF AT ANY TIME MAY BE LESS
THAN THE AMOUNT SHOWN ABOVE.

          This certifies that [CEDE & CO.] is the registered owner of the
Percentage Interest evidenced by this Certificate (obtained by dividing the
principal amount of this Certificate (its "CERTIFICATE PRINCIPAL BALANCE") as of
the Closing Date by the aggregate principal amount of all the Class [A-1] [A-2]
[B] [C] [D] [E] Certificates (their "CLASS PRINCIPAL BALANCE") as of the Closing
Date) in that certain beneficial ownership interest in the Trust Fund evidenced
by all the Class [A-1] [A-2] [B]

                                      A-2-2
<Page>

[C] [D] [E] Certificates. The Trust Fund was created and the Certificates were
issued pursuant to a Pooling and Servicing Agreement, dated as of October 11,
2002 (the "AGREEMENT"), among Credit Suisse First Boston Mortgage Securities
Corp. as depositor (the "DEPOSITOR", which term includes any successor entity
under the Agreement), KeyCorp Real Estate Capital Markets, Inc. d/b/a Key
Commercial Mortgage as master servicer (in such capacity, the "MASTER SERVICER",
which term includes any successor entity under the Agreement), Lennar Partners,
Inc. as special servicer (in such capacity, the "SPECIAL SERVICER", which term
includes any successor entity under the Agreement) and Wells Fargo Bank
Minnesota, N.A. as trustee (the "TRUSTEE", which term includes any successor
entity under the Agreement), a summary of certain of the pertinent provisions of
which is set forth hereafter. To the extent not defined herein, capitalized
terms used herein have the respective meanings assigned thereto in the
Agreement. This Certificate is issued under and is subject to the terms,
provisions and conditions of the Agreement, to which Agreement the Holder of
this Certificate by virtue of its acceptance hereof assents and by which such
Holder is bound.

          Pursuant to the terms of the Agreement, beginning on the First
Distribution Date specified above, distributions will be made on that date (the
"DISTRIBUTION DATE") each month that is the fourth Business Day following the
Determination Date in such month, to the Person in whose name this Certificate
is registered at the close of business on the last Business Day of the month
immediately preceding the month of such distribution (the "RECORD DATE"), in an
amount equal to the product of the Percentage Interest evidenced by this
Certificate and the amount required to be distributed to all the Holders of the
Class [A-1] [A-2] [B] [C] [D] [E] Certificates on the applicable Distribution
Date pursuant to the Agreement. All distributions made under the Agreement on
this Certificate will be made by the Trustee by wire transfer of immediately
available funds to the account of the Person entitled thereto at a bank or other
entity having appropriate facilities therefor, if such Certificateholder shall
have provided the Trustee with wiring instructions no later than the related
Record Date (which wiring instructions may be in the form of a standing order
applicable to all subsequent distributions), or otherwise by check mailed to the
address of such Certificateholder as it appears in the Certificate Register.
Notwithstanding the foregoing, the final distribution on this Certificate
(determined without regard to any possible future reimbursement of any portion
of an Unfunded Principal Balance Reduction in respect of this Certificate) will
be made in like manner, but only upon presentation and surrender of this
Certificate at the offices of the Certificate Registrar or such other location
specified in the notice to the Holder hereof of such final distribution.

          The Certificates are limited in right of distribution to certain
collections and recoveries respecting the Mortgage Loans, all as more
specifically set forth herein and in the Agreement. As provided in the
Agreement, withdrawals from the Distribution Account, the Collection Account
and, if established, the REO Account may be made from time to time for purposes
other than, and, in certain cases, prior to, distributions to
Certificateholders, such purposes including the reimbursement of advances made,
or certain expenses incurred, with respect to the Mortgage Loans and the payment
of interest on such advances and expenses.

          Any distribution to the Holder of this Certificate in reduction of the
Certificate Principal Balance hereof is binding on such Holder and all future
Holders of this Certificate and any Certificate issued upon the transfer hereof
or in exchange herefor or in lieu hereof whether or not notation of such
distribution is made upon this Certificate.

                                      A-2-3
<Page>

          This Certificate is issuable in fully registered form only without
coupons. As provided in the Agreement and subject to certain limitations therein
set forth, this Certificate is exchangeable for new Certificates of the same
Class in authorized denominations evidencing the same aggregate Percentage
Interest, as requested by the Holder surrendering the same.

          No transfer of this Certificate or any interest herein shall be made
(A) to any retirement plan or other employee benefit plan or arrangement,
including individual retirement accounts and annuities, Keogh plans and
collective investment funds and separate accounts in which such plans, accounts
or arrangements are invested, including insurance company general accounts, that
is subject to ERISA or Section 4975 of the Code (each, a "PLAN"), or (B) to any
Person who is directly or indirectly purchasing this Certificate or any interest
herein on behalf of, as named fiduciary of, as trustee of, or with assets of a
Plan, if the purchase and holding of this Certificate or such interest herein by
the prospective Transferee would result in a violation of Section 406 or 407 of
ERISA or Section 4975 of the Code or would result in the imposition of an excise
tax under Section 4975 of the Code.

          As provided in the Agreement and subject to certain limitations
therein set forth, the transfer of this Certificate is registrable in the
Certificate Register upon surrender of this Certificate for registration of
transfer at the offices of the Certificate Registrar, duly endorsed by, or
accompanied by a written instrument of transfer in the form satisfactory to the
Certificate Registrar duly executed by, the Holder hereof or his attorney duly
authorized in writing, and thereupon one or more new Certificates of the same
Class in authorized denominations evidencing the same aggregate Percentage
Interest will be issued to the designated transferee or transferees.

          No service charge will be imposed for any registration of transfer or
exchange of this Certificate, but the Trustee or the Certificate Registrar may
require payment of a sum sufficient to cover any tax or other governmental
charge that may be imposed in connection with any transfer or exchange of this
Certificate.

          Notwithstanding the foregoing, for so long as this Certificate is
registered in the name of Cede & Co. or in such other name as is requested by an
authorized representative of DTC, transfers of interests in this Certificate
shall be made through the book-entry facilities of DTC, and accordingly, this
Certificate shall constitute a Book-Entry Certificate.

          The Depositor, the Master Servicer, the Special Servicer, the Trustee,
the Certificate Registrar and any agent of the Depositor, the Master Servicer,
the Special Servicer, the Trustee or the Certificate Registrar may treat the
Person in whose name this Certificate is registered as the owner hereof for all
purposes, and none of the Depositor, the Master Servicer, the Special Servicer,
the Trustee, the Certificate Registrar or any such agent shall be affected by
notice to the contrary.

          Subject to certain terms and conditions set forth in the Agreement,
the Trust Fund and the obligations created by the Agreement shall terminate upon
distribution (or provision for distribution) to the Certificateholders of all
amounts held by or on behalf of the Trustee and required to be distributed to
them pursuant to the Agreement following the earlier of (i) the final payment or
other liquidation (or any advance with respect thereto) of the last Mortgage
Loan or REO Property remaining in the Trust Fund and (ii) the purchase by the
Master Servicer, the Special Servicer, or any single Controlling Class
Certificateholder or group of Controlling Class Certificateholders with a
majority interest in the Controlling Class, at a price determined as provided in
the Agreement, of all the Mortgage Loans and each REO Property remaining in the
Trust Fund. The Agreement permits, but does not require, the

                                      A-2-4
<Page>

Master Servicer, the Special Servicer, or any single Controlling Class
Certificateholder or group of Controlling Class Certificateholders with a
majority interest in the Controlling Class to purchase from the Trust Fund all
the Mortgage Loans and each REO Property remaining therein. The exercise of such
right may effect early retirement of the Certificates; however, such right to
purchase is subject to the aggregate Stated Principal Balance of the Mortgage
Pool at the time of purchase being less than 1.0% of the Initial Pool Balance.

          The Agreement permits, with certain exceptions therein provided, the
amendment thereof and the modification of the rights and obligations of the
Depositor, the Master Servicer, the Special Servicer and the Trustee and the
rights of the Certificateholders under the Agreement at any time by the
Depositor, the Master Servicer, the Special Servicer and the Trustee with the
consent of the Holders of Certificates entitled to not less than 51% of the
Voting Rights allocated to all of the Classes materially affected by the
amendment. Any such consent by the Holder of this Certificate shall be
conclusive and binding on such Holder and upon all future Holders of this
Certificate and of any Certificate issued upon the transfer hereof or in
exchange herefor or in lieu hereof whether or not notation of such consent is
made upon this Certificate. The Agreement also permits the amendment thereof, in
certain limited circumstances, including any amendment necessary to maintain the
status of any REMIC Pool as a REMIC, without the consent of the Holders of any
of the Certificates.

          Unless the certificate of authentication hereon has been executed by
the Certificate Registrar, by manual signature, this Certificate shall not be
entitled to any benefit under the Agreement or be valid for any purpose.

          The registered Holder hereof, by its acceptance hereof, agrees that it
will look solely to the Trust Fund (to the extent of its rights therein) for
distributions hereunder.

          This Certificate shall be construed in accordance with the laws of the
State of New York applicable to agreements negotiated, made and to be performed
entirely in said State, and the obligations, rights and remedies of the Holder
hereof shall be determined in accordance with such laws.

                                      A-2-5
<Page>

          IN WITNESS WHEREOF, the Trustee has caused this Certificate to be duly
executed.

                                        WELLS FARGO BANK MINNESOTA, N.A.
                                        as Trustee

                                        By:
                                           ----------------------------------
                                           Authorized Representative

                          CERTIFICATE OF AUTHENTICATION

          This is one of the Class [A-1] [A-2] [B] [C] [D] [E] Certificates
referred to in the within-mentioned Agreement.

Dated:

                                        WELLS FARGO BANK MINNESOTA, N.A.
                                        as Certificate Registrar

                                        By:
                                           ----------------------------------
                                           Authorized Representative

                                      A-2-6
<Page>

                                   ASSIGNMENT

          FOR VALUE RECEIVED, the undersigned hereby sell(s), assign(s) and
transfer(s) unto _______________________________________________________________
________________________________________________________________________________
             (please print or typewrite name and address including
                   postal zip code of assignee)

the beneficial ownership interest in the Trust Fund evidenced by the within
Mortgage Pass-Through Certificate and hereby authorize(s) the registration of
transfer of such interest to assignee on the Certificate Register of the Trust
Fund.

          I (we) further direct the Certificate Registrar to issue a new
Mortgage Pass-Through Certificate of a like Percentage Interest and Class to the
above named assignee and deliver such Mortgage Pass-Through Certificate to the
following address: _____________________________________________________________
________________________________________________________________________________

Dated:

                                        ----------------------------------------
                                        Signature by or on behalf of Assignor

                                        ----------------------------------------
                                        Signature Guaranteed

                            DISTRIBUTION INSTRUCTIONS

          The Assignee should include the following for purposes of
distribution:

          Distributions shall, if permitted, be made by wire transfer or
otherwise, in immediately available funds, to __________________________________
_______________________________________ for the account of _____________________
_______________________________________________________________________________.

          Distributions made by check (such check to be made payable to
___________________________) and all applicable statements and notices should be
mailed to _____________________________________________________________________.

          This information is provided by _____________________________________,
the Assignee named above, or __________________________________________________,
as its agent.

                                      A-2-7
<Page>

                                   EXHIBIT A-3

  FORM OF CLASS F, CLASS G, CLASS H, CLASS J, CLASS K, CLASS L, CLASS M, CLASS
             N, CLASS O, CLASS P, CLASS Q AND CLASS APM CERTIFICATES

   CLASS [F] [G] [H] [J] [K] [L] [M] [N] [O] [P] [Q] [APM] COMMERCIAL MORTGAGE
                   PASS-THROUGH CERTIFICATE, SERIES 2002-CKS4

This is one of a series of commercial mortgage pass-through certificates
(collectively, the "CERTIFICATES"), issued in multiple classes (each, a
"CLASS"), which series of Certificates evidences the entire beneficial ownership
interest in a trust fund (the "TRUST FUND") consisting primarily of a pool of
multifamily and commercial mortgage loans (the "MORTGAGE LOANS"), such pool
being formed and sold by

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

<Table>
<S>                                                  <C>
Pass-Through Rate: [FOR CLASS F, CLASS G,            Class Principal Balance of the [F] [G] [H] [J] [K]
CLASS H: Variable] [FOR CLASS J, CLASS K,            [L] [M] [N] [O] [P] [Q] [APM] Certificates as of
CLASS L, CLASS M, CLASS N, CLASS O,                  the Closing Date:
CLASS P, CLASS Q, CLASS APM: ___% per                $_________________
annum]

Closing Date:  October 29, 2002                      Initial Certificate Principal Balance of this
                                                     Certificate as of the Closing Date:
First Distribution Date:  November 15, 2002          $_________________

Master Servicer:                                     Aggregate Stated Principal Balance of the
KeyCorp Real Estate Capital Markets, Inc. d/b/a      Mortgage Loans as of the Closing Date: ("INITIAL
Key Commercial Mortgage                              POOL BALANCE"): $1,233,581,046

Special Servicer:
Lennar Partners, Inc.

                                                     Trustee:
                                                     Wells Fargo Bank Minnesota, N.A.

Certificate No.  [F] [G] [H] [J] [K] [L] [M] [N]     CUSIP No.: _____________
[O] [P] [Q] [APM]-___                                Common Code: _____________
                                                     ISIN No.: _____________
</Table>

                                      A-3-1
<Page>

UNLESS THIS CERTIFICATE IS PRESENTED BY AN AUTHORIZED REPRESENTATIVE OF THE
DEPOSITORY TRUST COMPANY, A NEW YORK CORPORATION ("DTC"), TO THE TRUSTEE OR ANY
AGENT THEREOF FOR REGISTRATION OF TRANSFER, EXCHANGE, OR PAYMENT, AND ANY
CERTIFICATE ISSUED IS REGISTERED IN THE NAME OF CEDE & CO. OR IN SUCH OTHER NAME
AS IS REQUESTED BY AN AUTHORIZED REPRESENTATIVE OF DTC (AND ANY PAYMENT IS MADE
TO CEDE & CO. OR TO SUCH OTHER ENTITY AS IS REQUESTED BY AN AUTHORIZED
REPRESENTATIVE OF DTC), ANY TRANSFER, PLEDGE OR OTHER USE HEREOF FOR VALUE OR
OTHERWISE BY OR TO ANY PERSON IS WRONGFUL INASMUCH AS THE REGISTERED OWNER
HEREOF, CEDE & CO., HAS AN INTEREST HEREIN.

THIS CERTIFICATE HAS NOT BEEN REGISTERED OR QUALIFIED UNDER THE SECURITIES ACT
OF 1933, AS AMENDED (THE "SECURITIES ACT"), OR THE SECURITIES LAWS OF ANY STATE.
ANY RESALE, PLEDGE, TRANSFER OR OTHER DISPOSITION OF THIS CERTIFICATE OR ANY
INTEREST HEREIN WITHOUT SUCH REGISTRATION OR QUALIFICATION MAY BE MADE ONLY IN A
TRANSACTION WHICH DOES NOT REQUIRE SUCH REGISTRATION OR QUALIFICATION AND WHICH
IS IN ACCORDANCE WITH THE PROVISIONS OF SECTION 5.02 OF THE POOLING AND
SERVICING AGREEMENT REFERRED TO HEREIN.

NO TRANSFER OF THIS CERTIFICATE OR ANY INTEREST HEREIN MAY BE MADE TO (A) ANY
RETIREMENT PLAN OR OTHER EMPLOYEE BENEFIT PLAN OR ARRANGEMENT THAT IS SUBJECT TO
THE EMPLOYEE RETIREMENT INCOME SECURITY ACT OF 1974, AS AMENDED ("ERISA"), OR
SECTION 4975 OF THE INTERNAL REVENUE CODE OF 1986 (THE "CODE"), OR (B) ANY
PERSON WHO IS DIRECTLY OR INDIRECTLY PURCHASING THIS CERTIFICATE OR SUCH
INTEREST HEREIN ON BEHALF OF, AS NAMED FIDUCIARY OF, AS TRUSTEE OF, OR WITH
ASSETS OF ANY SUCH RETIREMENT PLAN OR OTHER EMPLOYEE BENEFIT PLAN OR
ARRANGEMENT, EXCEPT IN ACCORDANCE WITH THE PROVISIONS OF SECTION 5.02 OF THE
POOLING AND SERVICING AGREEMENT REFERRED TO HEREIN.

THIS CERTIFICATE DOES NOT REPRESENT AN OBLIGATION OF OR INTEREST IN CREDIT
SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP., WELLS FARGO BANK MINNESOTA, N.A.,
KEYCORP REAL ESTATE CAPITAL MARKETS, INC. D/B/A KEY COMMERCIAL MORTGAGE, LENNAR
PARTNERS, INC., OR ANY OF THEIR RESPECTIVE AFFILIATES. NEITHER THIS CERTIFICATE
NOR ANY OF THE UNDERLYING MORTGAGE LOANS IS GUARANTEED BY ANY AGENCY OR
INSTRUMENTALITY OF THE UNITED STATES OR ANY OTHER PERSON.

THIS CERTIFICATE IS SUBORDINATE TO ONE OR MORE CLASSES OF CERTIFICATES OF THE
SAME SERIES AS AND TO THE EXTENT DESCRIBED IN THE POOLING AND SERVICING
AGREEMENT REFERRED TO HEREIN.

SOLELY FOR U.S. FEDERAL INCOME TAX PURPOSES, THIS CERTIFICATE IS A "REGULAR
INTEREST" IN A "REAL ESTATE MORTGAGE INVESTMENT CONDUIT" (A "REMIC") AS THOSE
TERMS ARE DEFINED, RESPECTIVELY, IN SECTIONS 860G AND 860D OF THE CODE.

                                      A-3-2
<Page>

THE OUTSTANDING CERTIFICATE PRINCIPAL BALANCE HEREOF AT ANY TIME MAY BE LESS
THAN THE AMOUNT SHOWN ABOVE.

PRIOR TO THE DATE THAT IS 40 DAYS AFTER THE LATER OF (A) THE COMMENCEMENT OF THE
OFFERING TO PERSONS OTHER THAN DISTRIBUTORS IN RELIANCE ON REGULATION S UNDER
THE SECURITIES ACT OF 1933, AS AMENDED, AND (B) THE DATE OF CLOSING OF THE
OFFERING, THIS CERTIFICATE MAY NOT BE OFFERED, SOLD, PLEDGED OR OTHERWISE
TRANSFERRED IN THE UNITED STATES OR TO A U.S. PERSON EXCEPT PURSUANT TO AN
EXEMPTION FROM THE REGISTRATION REQUIREMENTS OF THE SECURITIES ACT OF 1933, AS
AMENDED.

          This certifies that [CEDE & CO.] is the registered owner of the
Percentage Interest evidenced by this Certificate (obtained by dividing the
principal amount of this Certificate (its "CERTIFICATE PRINCIPAL BALANCE") as of
the Closing Date by the aggregate principal amount of all the Class [F] [G] [H]
[J] [K] [L] [M] [N] [O] [P] [Q] [APM] Certificates (their "CLASS PRINCIPAL
BALANCE") as of the Closing Date) in that certain beneficial ownership interest
in the Trust Fund evidenced by all the Class [F] [G] [H] [J] [K] [L] [M] [N] [O]
[P] [Q] [APM] Certificates. The Trust Fund was created and the Certificates were
issued pursuant to a Pooling and Servicing Agreement, dated as of October 11,
2002 (the "AGREEMENT"), among Credit Suisse First Boston Mortgage Securities
Corp. as depositor (the "DEPOSITOR", which term includes any successor entity
under the Agreement), KeyCorp Real Estate Capital Markets, Inc. d/b/a Key
Commercial Mortgage as master servicer (in such capacity, the "MASTER SERVICER",
which term includes any successor entity under the Agreement), Lennar Partners,
Inc. as special servicer (in such capacity, the "SPECIAL SERVICER", which term
includes any successor entity under the Agreement), and Wells Fargo Bank
Minnesota, N.A. as trustee (the "TRUSTEE", which term includes any successor
entity under the Agreement), a summary of certain of the pertinent provisions of
which is set forth hereafter. To the extent not defined herein, capitalized
terms used herein have the respective meanings assigned thereto in the
Agreement. This Certificate is issued under and is subject to the terms,
provisions and conditions of the Agreement, to which Agreement the Holder of
this Certificate by virtue of its acceptance hereof assents and by which such
Holder is bound.

          Pursuant to the terms of the Agreement, beginning on the First
Distribution Date specified above, distributions will be made on that date (the
"DISTRIBUTION DATE") each month that is the fourth Business Day following the
Determination Date in such month, to the Person in whose name this Certificate
is registered at the close of business on the last Business Day of the month
immediately preceding the month of such distribution (the "RECORD DATE"), in an
amount equal to the product of the Percentage Interest evidenced by this
Certificate and the amount required to be distributed to all the Holders of the
Class [F] [G] [H] [J] [K] [L] [M] [N] [O] [P] [Q] [APM] Certificates on the
applicable Distribution Date pursuant to the Agreement. All distributions made
under the Agreement on this Certificate will be made by the Trustee by wire
transfer of immediately available funds to the account of the Person entitled
thereto at a bank or other entity having appropriate facilities therefor, if
such Certificateholder shall have provided the Trustee with wiring instructions
no later than the related Record Date (which wiring instructions may be in the
form of a standing order applicable to all subsequent distributions), or
otherwise by check mailed to the address of such Certificateholder as it appears
in the Certificate Register. Notwithstanding the foregoing, the final
distribution on this Certificate (determined without regard to any possible
future reimbursement of any portion of an Unfunded Principal Balance Reduction
in respect of this Certificate) will be made in like manner, but

                                      A-3-3
<Page>

only upon presentation and surrender of this Certificate at the offices of the
Certificate Registrar or such other location specified in the notice to the
Holder hereof of such final distribution.

          The Certificates are limited in right of distribution to certain
collections and recoveries respecting the Mortgage Loans, all as more
specifically set forth herein and in the Agreement. As provided in the
Agreement, withdrawals from the Distribution Account, the Collection Account
and, if established, the REO Account may be made from time to time for purposes
other than, and, in certain cases, prior to, distributions to
Certificateholders, such purposes including the reimbursement of advances made,
or certain expenses incurred, with respect to the Mortgage Loans and the payment
of interest on such advances and expenses.

          Any distribution to the Holder of this Certificate in reduction of the
Certificate Principal Balance hereof is binding on such Holder and all future
Holders of this Certificate and any Certificate issued upon the transfer hereof
or in exchange herefor or in lieu hereof whether or not notation of such
distribution is made upon this Certificate.

          This Certificate is issuable in fully registered form only without
coupons. As provided in the Agreement and subject to certain limitations therein
set forth, this Certificate is exchangeable for new Certificates of the same
Class in authorized denominations evidencing the same aggregate Percentage
Interest, as requested by the Holder surrendering the same.

          No transfer, sale, pledge or other disposition of this Certificate or
any interest herein shall be made unless that transfer, sale, pledge or other
disposition is exempt from the registration and/or qualification requirements of
the Securities Act and any applicable state securities laws, or is otherwise
made in accordance with the Securities Act and such state securities laws. If a
transfer of this Certificate is to be made without registration under the
Securities Act, then (except under limited circumstances specified in the
Agreement) the Certificate Registrar shall refuse to register such transfer
unless it receives (and, upon receipt, may conclusively rely upon) either: (i) a
certificate from the Certificateholder desiring to effect such transfer
substantially in the form attached as EXHIBIT F-1A to the Agreement; or (ii) a
certificate from the Certificateholder desiring to effect such transfer
substantially in the form attached as EXHIBIT F-1B to the Agreement and a
certificate from such Certificateholder's prospective Transferee substantially
in the form attached either as EXHIBIT F-2A or as EXHIBIT F-2B to the Agreement;
or (iii) an Opinion of Counsel satisfactory to the Certificate Registrar to the
effect that such transfer may be made without registration under the Securities
Act (which Opinion of Counsel shall not be an expense of the Trust or of the
Depositor, Master Servicer, the Special Servicer, the Trustee or the Certificate
Registrar in their respective capacities as such), together with the written
certification(s) as to the facts surrounding such transfer from the
Certificateholder desiring to effect such transfer and/or such
Certificateholder's prospective Transferee on which such Opinion of Counsel is
based.

          If this Certificate constitutes a Rule 144A Global Certificate and a
transfer of any interest in this Certificate is to be made without registration
under the Securities Act, then (except under limited circumstances specified in
the Agreement) the Certificate Owner desiring to effect such transfer shall be
required to obtain either (i) a certificate from such Certificate Owner's
prospective Transferee substantially in the form attached as EXHIBIT F-2C to the
Agreement, or (ii) an Opinion of Counsel to the effect that such prospective
Transferee is a Qualified Institutional Buyer and such transfer may be made
without registration under the Securities Act. Except as discussed below, if
this Certificate constitutes a

                                      A-3-4
<Page>

Rule 144A Global Certificate, then interests herein shall not be transferred to
any Person who takes delivery other than in the form of an interest in this Rule
144A Global Certificate.

          Notwithstanding the preceding paragraph, if this Certificate
constitutes a Rule 144A Global Certificate, then interests herein may be
transferred (without delivery of any certificate or Opinion of Counsel described
in the preceding paragraph) to any Person who takes delivery in the form of a
beneficial interest in the Regulation S Global Certificate of the same Class as
this Rule 144A Global Certificate upon delivery to the Certificate Registrar and
the Trustee of (x) a certificate from the Certificate Owner desiring to effect
such transfer substantially in the form attached as EXHIBIT F-1D to the
Agreement and a certificate from such Certificate Owner's prospective Transferee
substantially in the form attached as EXHIBIT F-2D to the Agreement and (y) such
written orders and instructions as are required under the applicable procedures
of DTC, Clearstream and/or Euroclear to direct the Trustee to debit the account
of a Depository Participant by a denomination of interests in this Rule 144A
Global Certificate, and credit the account of a Depository Participant by a
denomination of interests in such Regulation S Global Certificate, that is equal
to the denomination of beneficial interests in such Class to be transferred.
Upon delivery to the Certificate Registrar of such certifications and such
orders and instructions, the Trustee, subject to and in accordance with the
applicable procedures of DTC, shall reduce the denomination of this Rule 144A
Global Certificate, and increase the denomination of the related Regulation S
Global Certificate, by the denomination of the beneficial interest in such Class
specified in such orders and instructions.

          Except as discussed below, if this Certificate constitutes a
Regulation S Global Certificate, then beneficial interests in this Certificate
shall not be transferred to any Person other than a non-United States Securities
Person who takes delivery in the form of a beneficial interest in this
Certificate, and the Certificate Owner desiring to effect such transfer shall be
required to obtain from such Certificate Owner's prospective Transferee a
certification substantially in the form attached as EXHIBIT F-2D to the
Agreement. On or prior to the Release Date, beneficial interests in any
Regulation S Global Certificate may be held only through Euroclear or
Clearstream. After the Release Date, beneficial interests in any Regulation S
Global Certificate may be held through Euroclear, Clearstream or any other
direct account holder at DTC.

          Notwithstanding the preceding paragraph, if this Certificate
constitutes a Regulation S Global Certificate, then interests in this
Certificate may be transferred (without delivery of any certificate described in
the preceding paragraph) to any Person who takes delivery in the form of a
beneficial interest in the Rule 144A Global Certificate for the same Class as
this Regulation S Global Certificate upon delivery to the Certificate Registrar
and the Trustee of (i) a certificate from the Certificate Owner desiring to
effect such transfer substantially in the form attached as EXHIBIT F-1C to the
Agreement and a certificate from such Certificate Owner's prospective Transferee
substantially in the form attached as EXHIBIT F-2C to the Agreement and (ii)
such written orders and instructions as are required under the applicable
procedures of the Depository, Clearstream and/or Euroclear to direct the Trustee
to debit the account of a Depository Participant by a denomination of interests
in this Regulation S Global Certificate, and credit the account of a Depository
Participant by a denomination of interests in such Rule 144A Global Certificate,
that is equal to the denomination of beneficial interests to be transferred.
Upon delivery to the Trustee of such certifications and such orders and
instructions, the Trustee, subject to and in accordance with the applicable
procedures of the Depository, shall reduce the denomination of this Regulation S
Global Certificate, and increase the denomination of the related Rule

                                      A-3-5
<Page>

144A Global Certificate, by the denomination of the beneficial interest in such
Class specified in such orders and instructions.

          Notwithstanding the foregoing, any interest in a Global Certificate
may be transferred by any Certificate Owner holding such interest to any Person
who takes delivery in the form of a Definitive Certificate of the same Class as
such Global Certificate upon delivery to the Certificate Registrar and the
Trustee of (i) such certifications and/or opinions as are contemplated above
with respect to transfers of this Certificate in definitive form and (ii) such
written orders and instructions as are required under the applicable procedures
of the Depository, Clearstream and/or Euroclear to direct the Trustee to debit
the account of a Depository Participant by a denomination of interests in such
Global Certificate. Upon delivery to the Certificate Registrar of the
certifications and/or opinions contemplated above with respect to transfers of
this Certificate in definitive form, the Trustee, subject to and in accordance
with the applicable procedures of the Depository, shall reduce the denomination
of the subject Global Certificate, and cause a Definitive Certificate of the
same Class as such Global Certificate, and in a denomination equal to the
reduction in the denomination of such Global Certificate, to be executed,
authenticated and delivered in accordance with this Agreement to the applicable
Transferee.

          The Global Certificates shall be deposited with the Trustee as
custodian for DTC and registered in the name of Cede & Co. as nominee of DTC.

          None of the Depositor, the Trustee or the Certificate Registrar is
obligated to register or qualify the Class [F] [G] [H] [J] [K] [L] [M] [N] [O]
[P] [Q] [APM] Certificates under the Securities Act or any other securities law
or to take any action not otherwise required under the Agreement to permit the
transfer of this Certificate or any interest herein without registration or
qualification. Any Certificateholder or Certificate Owner desiring to effect a
transfer of this Certificate or any interest herein shall, and does hereby agree
to, indemnify the Depositor, CSFB Corporation, the Trustee, the Master Servicer,
the Special Servicer and the Certificate Registrar against any liability that
may result if the transfer is not so exempt or is not made in accordance with
such federal and state laws or the provisions described in the preceding
paragraphs.

          No transfer of this Certificate or any interest herein shall be made
(A) to any retirement plan or other employee benefit plan or arrangement,
including individual retirement accounts and annuities, Keogh plans and
collective investment funds and separate accounts in which such plans, accounts
or arrangements are invested, including insurance company general accounts, that
is subject to ERISA or Section 4975 of the Code (each, a "PLAN"), or (B) to any
Person who is directly or indirectly purchasing this Certificate or any interest
herein on behalf of, as named fiduciary of, as trustee of, or with assets of a
Plan, if the purchase and holding of this Certificate or such interest herein by
the prospective Transferee would result in a violation of Section 406 or 407 of
ERISA or Section 4975 of the Code or would result in the imposition of an excise
tax under Section 4975 of the Code. Except in limited circumstances, the
Certificate Registrar shall refuse to register the transfer of this Certificate
(and, if applicable, any Certificate Owner shall refuse to transfer an interest
in this Certificate), unless it has received from the prospective Transferee
either (i) a certification to the effect that such prospective Transferee is not
a Plan and is not directly or indirectly purchasing this Certificate on behalf
of, as named fiduciary of, as trustee of, or with assets of a Plan; or (ii) a
certification to the effect that the purchase and holding of this Certificate by
such prospective Transferee is exempt from the prohibited transaction provisions
of Section 406 and 407 of ERISA and Section 4975 of the Code by reason of
Sections I and III of Prohibited Transaction Class Exemption 95-60; or (iii) if
this Certificate is rated

                                      A-3-6
<Page>

investment grade by at least one of the Rating Agencies and is being acquired
by, on behalf of or with assets of a Plan in reliance upon Prohibited
Transaction Exemption 89-90, a certification to the effect that such Plan (X) is
an accredited investor as defined in Rule 501(a)(1) of Regulation D of the
Securities Act, (Y) is not sponsored (within the meaning of Section 3(16)(B) of
ERISA) by the Trustee, the Depositor, any Mortgage Loan Seller, any
Exemption-Favored Party, the Master Servicer, the Special Servicer, any
Sub-Servicer or any Borrower with respect to Mortgage Loans constituting more
than 5% of the aggregate unamortized principal of all the Mortgage Loans
determined as of the Closing Date, or by an Affiliate of any such Person, and
(Z) agrees that it will obtain from each of its Transferees a written
representation that such Transferee, if a Plan, satisfies the requirements of
the immediately preceding clauses (iii)(X) and (iii)(Y), together with a written
agreement that such Transferee will obtain from each of its Transferees that are
Plans a similar written representation regarding satisfaction of the
requirements of the immediately preceding clauses (iii)(X) and (iii)(Y); or (iv)
a certification of facts and an Opinion of Counsel which otherwise establish to
the reasonable satisfaction of the Certificate Registrar (or, if applicable, the
Certificate Owner effecting the transfer) that such transfer will not result in
a violation of Section 406 or 407 of ERISA or Section 4975 of the Code or result
in the imposition of an excise tax under Section 4975 of the Code.

          If a Person is acquiring this Certificate as a fiduciary or agent for
one or more accounts, such Person shall be required to deliver to the
Certificate Registrar a certification to the effect that, and such other
evidence as may be reasonably required by the Trustee to confirm that, it has
(i) sole investment discretion with respect to each such account and (ii) full
power to make the acknowledgments, representations, warranties, certifications
and/or agreements with respect to each such account described above in this
Certificate.

          As provided in the Agreement and subject to certain limitations
therein set forth, the transfer of this Certificate is registrable in the
Certificate Register upon surrender of this Certificate for registration of
transfer at the offices of the Certificate Registrar, duly endorsed by, or
accompanied by a written instrument of transfer in the form satisfactory to the
Certificate Registrar duly executed by, the Holder hereof or his attorney duly
authorized in writing, and thereupon one or more new Certificates of the same
Class in authorized denominations evidencing the same aggregate Percentage
Interest will be issued to the designated transferee or transferees.

          No service charge will be imposed for any registration of transfer or
exchange of this Certificate, but the Trustee or the Certificate Registrar may
require payment of a sum sufficient to cover any tax or other governmental
charge that may be imposed in connection with any transfer or exchange of this
Certificate.

          Notwithstanding the foregoing, for so long as this Certificate is
registered in the name of Cede & Co. or in such other name as is requested by an
authorized representative of DTC, transfers of interests in this Certificate
shall be made through the book-entry facilities of DTC, and accordingly, this
Certificate shall constitute a Book-Entry Certificate.

          The Depositor, the Master Servicer, the Special Servicer, the Trustee,
the Certificate Registrar and any agent of the Depositor, the Master Servicer,
the Special Servicer, the Trustee or the Certificate Registrar may treat the
Person in whose name this Certificate is registered as the owner hereof for all
purposes, and none of the Depositor, the Master Servicer, the Special Servicer,
the Trustee, the Certificate Registrar or any such agent shall be affected by
notice to the contrary.

                                      A-3-7
<Page>

          Subject to certain terms and conditions set forth in the Agreement,
the Trust Fund and the obligations created by the Agreement shall terminate upon
distribution (or provision for distribution) to the Certificateholders of all
amounts held by or on behalf of the Trustee and required to be distributed to
them pursuant to the Agreement following the earlier of (i) the final payment or
other liquidation (or any advance with respect thereto) of the last Mortgage
Loan or REO Property remaining in the Trust Fund and (ii) the purchase by the
Master Servicer, the Special Servicer, or any single Controlling Class
Certificateholder or group of Controlling Class Certificateholders with a
majority interest in the Controlling Class, at a price determined as provided in
the Agreement, of all the Mortgage Loans and each REO Property remaining in the
Trust Fund. The Agreement permits, but does not require, the Master Servicer,
the Special Servicer, or any single Controlling Class Certificateholder or group
of Controlling Class Certificateholders with a majority interest in the
Controlling Class to purchase from the Trust Fund all the Mortgage Loans and
each REO Property remaining therein. The exercise of such right may effect early
retirement of the Certificates; however, such right to purchase is subject to
the aggregate Stated Principal Balance of the Mortgage Pool at the time of
purchase being less than 1.0% of the Initial Pool Balance.

          The Agreement permits, with certain exceptions therein provided, the
amendment thereof and the modification of the rights and obligations of the
Depositor, the Master Servicer, the Special Servicer and the Trustee and the
rights of the Certificateholders under the Agreement at any time by the
Depositor, the Master Servicer, the Special Servicer and the Trustee with the
consent of the Holders of Certificates entitled to not less than 51% of the
Voting Rights allocated to all of the Classes materially affected by the
amendment. Any such consent by the Holder of this Certificate shall be
conclusive and binding on such Holder and upon all future Holders of this
Certificate and of any Certificate issued upon the transfer hereof or in
exchange herefor or in lieu hereof whether or not notation of such consent is
made upon this Certificate. The Agreement also permits the amendment thereof, in
certain limited circumstances, including any amendment necessary to maintain the
status of any REMIC Pool as a REMIC, without the consent of the Holders of any
of the Certificates.

          Unless the certificate of authentication hereon has been executed by
the Certificate Registrar, by manual signature, this Certificate shall not be
entitled to any benefit under the Agreement or be valid for any purpose.

          The registered Holder hereof, by its acceptance hereof, agrees that it
will look solely to the Trust Fund (to the extent of its rights therein) for
distributions hereunder.

          This Certificate shall be construed in accordance with the laws of the
State of New York applicable to agreements negotiated, made and to be performed
entirely in said State, and the obligations, rights and remedies of the Holder
hereof shall be determined in accordance with such laws.

                                      A-3-8
<Page>

          IN WITNESS WHEREOF, the Trustee has caused this Certificate to be duly
executed.

                                        WELLS FARGO BANK MINNESOTA, N.A.
                                        as Trustee

                                        By:
                                           -------------------------------------
                                           Authorized Representative

                          CERTIFICATE OF AUTHENTICATION

          This is one of the Class [F] [G] [H] [J] [K] [L] [M] [N] [O] [P] [Q]
[APM] Certificates referred to in the within-mentioned Agreement.

Dated:

                                        WELLS FARGO BANK MINNESOTA, N.A.
                                        as Certificate Registrar

                                        By:
                                           -------------------------------------
                                           Authorized Representative

                                      A-3-9
<Page>

                                   ASSIGNMENT

          FOR VALUE RECEIVED, the undersigned hereby sell(s), assign(s) and
transfer(s) unto _______________________________________________________________
________________________________________________________________________________
             (please print or typewrite name and address including
                   postal zip code of assignee)

the beneficial ownership interest in the Trust Fund evidenced by the within
Mortgage Pass-Through Certificate and hereby authorize(s) the registration of
transfer of such interest to assignee on the Certificate Register of the Trust
Fund.

          I (we) further direct the Certificate Registrar to issue a new
Mortgage Pass-Through Certificate of a like Percentage Interest and Class to the
above named assignee and deliver such Mortgage Pass-Through Certificate to the
following address: _____________________________________________________________
________________________________________________________________________________

Dated:

                                        ----------------------------------------
                                        Signature by or on behalf of Assignor

                                        ----------------------------------------
                                        Signature Guaranteed

                            DISTRIBUTION INSTRUCTIONS

          The Assignee should include the following for purposes of
distribution:

          Distributions shall, if permitted, be made by wire transfer or
otherwise, in immediately available funds, to __________________________________
___________________________________________________ for the account of _________
____________________________________________________________________________.

          Distributions made by check (such check to be made payable to
___________________________) and all applicable statements and notices should be
mailed to _____________________________________________________________________.

          This information is provided by ______________________________________
_________________, the Assignee named above, or ________________________________
_____________________________________________________, as its agent.

                                     A-3-10
<Page>

                                   EXHIBIT A-4

                          FORM OF CLASS V CERTIFICATES

              CLASS V COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATE
                                SERIES 2002-CKS4

This is one of a series of commercial mortgage pass-through certificates
(collectively, the "CERTIFICATES"), issued in multiple classes (each, a
"CLASS"), which series of Certificates evidences the entire beneficial ownership
interest in a trust fund (the "TRUST FUND") consisting primarily of a pool of
multifamily and commercial mortgage loans (the "MORTGAGE LOANS"), such pool
being formed and sold by

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

<Table>
<S>                                                  <C>
Closing Date: October 29, 2002                       Percentage Interest evidenced by this Class V
                                                     Certificate: ______%
First Distribution Date:  November 15, 2002

Master Servicer:                                     Aggregate Stated Principal Balance of the
KeyCorp Real Estate Capital Markets, Inc. d/b/a      Mortgage Loans as of the Closing Date ("INITIAL
Key Commercial Mortgage                              POOL BALANCE"): $1,233,581,046

Special Servicer:
Lennar Partners, Inc.

                                                     Trustee:
                                                     Wells Fargo Bank Minnesota, N.A.

Certificate No. V-___                                CUSIP No.: ______________________
</Table>

                                      A-4-1
<Page>

THIS CERTIFICATE HAS NOT BEEN REGISTERED OR QUALIFIED UNDER THE SECURITIES ACT
OF 1933, AS AMENDED (THE "SECURITIES ACT"), OR THE SECURITIES LAWS OF ANY STATE.
ANY RESALE, PLEDGE, TRANSFER OR OTHER DISPOSITION OF THIS CERTIFICATE OR ANY
INTEREST HEREIN WITHOUT SUCH REGISTRATION OR QUALIFICATION MAY BE MADE ONLY IN A
TRANSACTION WHICH DOES NOT REQUIRE SUCH REGISTRATION OR QUALIFICATION AND WHICH
IS IN ACCORDANCE WITH THE PROVISIONS OF SECTION 5.02 OF THE POOLING AND
SERVICING AGREEMENT REFERRED TO HEREIN.

NO TRANSFER OF THIS CERTIFICATE OR ANY INTEREST HEREIN MAY BE MADE TO (A) ANY
RETIREMENT PLAN OR OTHER EMPLOYEE BENEFIT PLAN OR ARRANGEMENT THAT IS SUBJECT TO
THE EMPLOYEE RETIREMENT INCOME SECURITY ACT OF 1974, AS AMENDED ("ERISA"), OR
SECTION 4975 OF THE INTERNAL REVENUE CODE OF 1986 (THE "CODE"), OR (B) ANY
PERSON WHO IS DIRECTLY OR INDIRECTLY PURCHASING THIS CERTIFICATE OR SUCH
INTEREST HEREIN ON BEHALF OF, AS NAMED FIDUCIARY OF, AS TRUSTEE OF, OR WITH
ASSETS OF ANY SUCH RETIREMENT PLAN OR OTHER EMPLOYEE BENEFIT PLAN OR
ARRANGEMENT, EXCEPT IN ACCORDANCE WITH THE PROVISIONS OF SECTION 5.02 OF THE
POOLING AND SERVICING AGREEMENT REFERRED TO HEREIN.

THIS CERTIFICATE DOES NOT REPRESENT AN OBLIGATION OF OR INTEREST IN CREDIT
SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP., WELLS FARGO BANK MINNESOTA, N.A.,
KEYCORP REAL ESTATE CAPITAL MARKETS, INC. D/B/A KEY COMMERCIAL MORTGAGE, LENNAR
PARTNERS, INC., OR ANY OF THEIR RESPECTIVE AFFILIATES. NEITHER THIS CERTIFICATE
NOR ANY OF THE UNDERLYING MORTGAGE LOANS IS GUARANTEED BY ANY AGENCY OR
INSTRUMENTALITY OF THE UNITED STATES OR ANY OTHER PERSON.

THIS CERTIFICATE IS ENTITLED ONLY TO CERTAIN ADDITIONAL INTEREST (IF ANY)
RECEIVED IN RESPECT OF THE ARD LOANS, SUBJECT TO THE POOLING AND SERVICING
AGREEMENT REFERRED TO HEREIN.

          This certifies that __________________ is the registered owner of the
Percentage Interest evidenced by this Certificate (as specified above) in that
certain beneficial ownership interest in the Trust Fund evidenced by all the
Class V Certificates. The Trust Fund was created and the Certificates were
issued pursuant to a Pooling and Servicing Agreement, dated as of October 11,
2002 (the "AGREEMENT"), among Credit Suisse First Boston Mortgage Securities
Corp. as depositor (the "DEPOSITOR", which term includes any successor entity
under the Agreement), KeyCorp Real Estate Capital Markets, Inc. d/b/a Key
Commercial Mortgage as master servicer (in such capacity, the "MASTER SERVICER",
which term includes any successor entity under the Agreement), Lennar Partners,
Inc. as special servicer (in such capacity, the "SPECIAL SERVICER", which term
includes any successor entity under the Agreement), and Wells Fargo Bank
Minnesota, N.A. as trustee (the "TRUSTEE", which term includes any successor
entity under the Agreement), a summary of certain of the pertinent provisions of
which is set forth hereafter. To the extent not defined herein, capitalized
terms used herein have the respective meanings assigned thereto in the
Agreement. This Certificate is issued under and is subject to the terms,
provisions and conditions of the Agreement, to which Agreement the Holder of
this Certificate by virtue of its acceptance hereof assents and by which such
Holder is bound.

                                      A-4-2
<Page>

          Pursuant to the terms of the Agreement, beginning on the First
Distribution Date specified above, distributions will be made on that date (the
"DISTRIBUTION DATE") each month that is the fourth Business Day following the
Determination Date in such month, to the Person in whose name this Certificate
is registered at the close of business on the last Business Day of the month
immediately preceding the month of such distribution (the "RECORD DATE"), in an
amount equal to the product of the Percentage Interest evidenced by this
Certificate and the amount required to be distributed to all the Holders of the
Class V Certificates on the applicable Distribution Date pursuant to the
Agreement. All distributions made under the Agreement on this Certificate will
be made by the Trustee by wire transfer of immediately available funds to the
account of the Person entitled thereto at a bank or other entity having
appropriate facilities therefor, if such Certificateholder shall have provided
the Trustee with wiring instructions no later than the related Record Date
(which wiring instructions may be in the form of a standing order applicable to
all subsequent distributions), or otherwise by check mailed to the address of
such Certificateholder as it appears in the Certificate Register.
Notwithstanding the foregoing, the final distribution on this Certificate will
be made in like manner, but only upon presentation and surrender of this
Certificate at the offices of the Certificate Registrar or such other location
specified in the notice to the Holder hereof of such final distribution.

          The Certificates are limited in right of distribution to certain
collections and recoveries respecting the Mortgage Loans, all as more
specifically set forth herein and in the Agreement. As provided in the
Agreement, withdrawals from the Distribution Account, the Collection Account
and, if established, the REO Account may be made from time to time for purposes
other than, and, in certain cases, prior to, distributions to
Certificateholders, such purposes including the reimbursement of advances made,
or certain expenses incurred, with respect to the Mortgage Loans and the payment
of interest on such advances and expenses.

          This Certificate is issuable in fully registered form only without
coupons. As provided in the Agreement and subject to certain limitations therein
set forth, this Certificate is exchangeable for new Certificates of the same
Class in authorized denominations evidencing the same aggregate Percentage
Interest, as requested by the Holder surrendering the same.

          No transfer, sale, pledge or other disposition of this Certificate or
any interest herein shall be made unless that transfer, sale, pledge or other
disposition is exempt from the registration and/or qualification requirements of
the Securities Act and any applicable state securities laws, or is otherwise
made in accordance with the Securities Act and such state securities laws. If a
transfer of this Certificate is to be made without registration under the
Securities Act, then (except under the limited circumstances specified in the
Agreement) the Certificate Registrar shall refuse to register such transfer
unless it receives (and, upon receipt, may conclusively rely upon) either: (i) a
certificate from the Certificateholder desiring to effect such transfer
substantially in the form attached as EXHIBIT F-1A to the Agreement; or (ii) a
certificate from the Certificateholder desiring to effect such transfer
substantially in the form attached as EXHIBIT F-1B to the Agreement and a
certificate from such Certificateholder's prospective Transferee substantially
in the form attached either as EXHIBIT F-2A or as EXHIBIT F-2B to the Agreement;
or (iii) an Opinion of Counsel satisfactory to the Trustee to the effect that
such transfer may be made without registration under the Securities Act (which
Opinion of Counsel shall not be an expense of the Trust or of the Depositor, the
Master Servicer, the Special Servicer, the Trustee or the Certificate Registrar
in their respective capacities as such), together with the written
certification(s) as to the facts surrounding such transfer from the
Certificateholder desiring to effect such transfer and/or such
Certificateholder's prospective Transferee on which such Opinion of Counsel is
based. Any

                                      A-4-3
<Page>

Certificateholder desiring to effect a transfer, sale, pledge or other
disposition of this Certificate or any interest herein shall, and does hereby
agree to, indemnify the Depositor, Credit Suisse First Boston Corporation, the
Trustee, the Master Servicer, the Special Servicer, and the Certificate
Registrar against any liability that may result if such transfer, sale, pledge
or other disposition is not exempt from the registration and/or qualification
requirements of the Securities Act and any applicable state securities laws or
is not made in accordance with such federal and state laws.

          No transfer of this Certificate or any interest herein shall be made
(A) to any retirement plan or other employee benefit plan or arrangement,
including individual retirement accounts and annuities, Keogh plans and
collective investment funds and separate accounts in which such plans, accounts
or arrangements are invested, including insurance company general accounts, that
is subject to ERISA or Section 4975 of the Code (each, a "PLAN"), or (B) to any
Person who is directly or indirectly purchasing this Certificate or any interest
herein on behalf of, as named fiduciary of, as trustee of, or with assets of a
Plan, if the purchase and holding of this Certificate or such interest herein by
the prospective Transferee would result in a violation of Section 406 or 407 of
ERISA or Section 4975 of the Code or would result in the imposition of an excise
tax under Section 4975 of the Code. Except in limited circumstances, the
Certificate Registrar shall refuse to register the transfer of this Certificate
unless it has received from the prospective Transferee either (i) a
certification to the effect that such prospective Transferee is not a Plan and
is not directly or indirectly purchasing this Certificate on behalf of, as named
fiduciary of, as trustee of, or with assets of a Plan; or (ii) a certification
of facts and an Opinion of Counsel which otherwise establish to the reasonable
satisfaction of the Trustee that such transfer will not result in a violation of
Section 406 or 407 of ERISA or Section 4975 of the Code or result in the
imposition of an excise tax under Section 4975 of the Code.

          If a Person is acquiring this Certificate as a fiduciary or agent for
one or more accounts, such Person shall be required to deliver to the
Certificate Registrar a certification to the effect that, and such other
evidence as may be reasonably required by the Trustee to confirm that, it has
(i) sole investment discretion with respect to each such account and (ii) full
power to make the acknowledgments, representations, warranties, certifications
and/or agreements with respect to each such account described above in this
Certificate.

          As provided in the Agreement and subject to certain limitations
therein set forth, the transfer of this Certificate is registrable in the
Certificate Register upon surrender of this Certificate for registration of
transfer at the offices of the Certificate Registrar, duly endorsed by, or
accompanied by a written instrument of transfer in the form satisfactory to the
Certificate Registrar duly executed by, the Holder hereof or his attorney duly
authorized in writing, and thereupon one or more new Certificates of the same
Class in authorized denominations evidencing the same aggregate Percentage
Interest will be issued to the designated transferee or transferees.

          No service charge will be imposed for any registration of transfer or
exchange of this Certificate, but the Trustee or the Certificate Registrar may
require payment of a sum sufficient to cover any tax or other governmental
charge that may be imposed in connection with any transfer or exchange of this
Certificate.

          The Depositor, the Master Servicer, the Special Servicer, the Trustee,
the Certificate Registrar and any agent of the Depositor, the Master Servicer,
the Special Servicer, the Trustee or the Certificate Registrar may treat the
Person in whose name this Certificate is registered as the owner

                                      A-4-4
<Page>

hereof for all purposes, and none of the Depositor, the Master Servicer, the
Special Servicer, the Trustee, the Certificate Registrar or any such agent shall
be affected by notice to the contrary.

          Subject to certain terms and conditions set forth in the Agreement,
the Trust Fund and the obligations created by the Agreement shall terminate upon
distribution (or provision for distribution) to the Certificateholders of all
amounts held by or on behalf of the Trustee and required to be distributed to
them pursuant to the Agreement following the earlier of (i) the final payment or
other liquidation (or any advance with respect thereto) of the last Mortgage
Loan or REO Property remaining in the Trust Fund and (ii) the purchase by the
Master Servicer, the Special Servicer, or any single Controlling Class
Certificateholder or group of Controlling Class Certificateholders with a
majority interest in the Controlling Class, at a price determined as provided in
the Agreement, of all the Mortgage Loans and each REO Property remaining in the
Trust Fund. The Agreement permits, but does not require, the Master Servicer,
the Special Servicer, or any single Controlling Class Certificateholder or group
of Controlling Class Certificateholders with a majority interest in the
Controlling Class to purchase from the Trust Fund all the Mortgage Loans and
each REO Property remaining therein. The exercise of such right may effect early
retirement of the Certificates; however, such right to purchase is subject to
the aggregate Stated Principal Balance of the Mortgage Pool at the time of
purchase being less than 1.0% of the Initial Pool Balance.

          The Agreement permits, with certain exceptions therein provided, the
amendment thereof and the modification of the rights and obligations of the
Depositor, the Master Servicer, the Special Servicer and the Trustee and the
rights of the Certificateholders under the Agreement at any time by the
Depositor, the Master Servicer, the Special Servicer and the Trustee with the
consent of the Holders of Certificates entitled to not less than 51% of the
Voting Rights allocated to all of the Classes materially affected by the
amendment. Any such consent by the Holder of this Certificate shall be
conclusive and binding on such Holder and upon all future Holders of this
Certificate and of any Certificate issued upon the transfer hereof or in
exchange herefor or in lieu hereof whether or not notation of such consent is
made upon this Certificate. The Agreement also permits the amendment thereof, in
certain limited circumstances, including any amendment necessary to maintain the
status of any REMIC Pool as a REMIC, without the consent of the Holders of any
of the Certificates.

          Unless the certificate of authentication hereon has been executed by
the Certificate Registrar, by manual signature, this Certificate shall not be
entitled to any benefit under the Agreement or be valid for any purpose.

          The registered Holder hereof, by its acceptance hereof, agrees that it
will look solely to the Trust Fund (to the extent of its rights therein) for
distributions hereunder.

          This Certificate shall be construed in accordance with the laws of the
State of New York applicable to agreements negotiated, made and to be performed
entirely in said State, and the obligations, rights and remedies of the Holder
hereof shall be determined in accordance with such laws.

                                      A-4-5
<Page>

          IN WITNESS WHEREOF, the Trustee has caused this Certificate to be duly
executed.

                                        WELLS FARGO BANK MINNESOTA, N.A.
                                        as Trustee

                                        By:
                                           -------------------------------------
                                        Authorized Representative

                          CERTIFICATE OF AUTHENTICATION

          This is one of the Class V Certificates referred to in the
within-mentioned Agreement.

Dated:

                                        WELLS FARGO BANK MINNESOTA, N.A.
                                        as Certificate Registrar

                                        By:
                                           -------------------------------------
                                        Authorized Representative

                                      A-4-6
<Page>

                                   ASSIGNMENT

          FOR VALUE RECEIVED, the undersigned hereby sell(s), assign(s) and
transfer(s) unto _______________________________________________________________
________________________________________________________________________________
             (please print or typewrite name and address including
                   postal zip code of assignee)

the beneficial ownership interest in the Trust Fund evidenced by the within
Mortgage Pass-Through Certificate and hereby authorize(s) the registration of
transfer of such interest to assignee on the Certificate Register of the Trust
Fund.

          I (we) further direct the Certificate Registrar to issue a new
Mortgage Pass-Through Certificate of a like Percentage Interest and Class to the
above named assignee and deliver such Mortgage Pass-Through Certificate to the
following address: _____________________________________________________________
________________________________________________________________________________

Dated:

                                        ----------------------------------------
                                        Signature by or on behalf of Assignor

                                        ----------------------------------------
                                        Signature Guaranteed

                            DISTRIBUTION INSTRUCTIONS

          The Assignee should include the following for purposes of
distribution:

          Distributions shall, if permitted, be made by wire transfer or
otherwise, in immediately available funds, to __________________________________
___________________________________________ for the account of _________________
_______________________________________________________________.

          Distributions made by check (such check to be made payable to
___________________________) and all applicable statements and notices should be
mailed to ______________________________________________________________________
______________.

          This information is provided by _____________________________________,
the Assignee named above, or __________________________________________________,
as its agent.

                                      A-4-7
<Page>

                                   EXHIBIT A-5

                          FORM OF CLASS R CERTIFICATES

              CLASS R COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATE,
                                SERIES 2002-CKS4

This is one of a series of commercial mortgage pass-through certificates
(collectively, the "CERTIFICATES"), issued in multiple classes (each, a
"CLASS"), which series of Certificates evidences the entire beneficial ownership
interest in a trust fund (the "TRUST FUND") consisting primarily of a pool of
multifamily and commercial mortgage loans (the "MORTGAGE LOANS"), such pool
being formed and sold by

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

<Table>
<S>                                                  <C>
Closing Date: October 29, 2002                       Percentage Interest evidenced by this Class R
                                                     Certificate: ___%
First Distribution Date: November 15, 2002

Master Servicer:                                     Aggregate Stated Principal Balance of the
KeyCorp Real Estate Capital Markets, Inc. d/b/a Key  Mortgage Loans as of the Closing Date ("INITIAL
Commercial Mortgage                                  POOL BALANCE"): $1,233,581,046

Special Servicer:
Lennar Partners, Inc.

                                                     Trustee:
                                                     Wells Fargo Bank Minnesota, N.A.

Certificate No. R-___                                CUSIP No.: __________________
</Table>

                                      A-5-1
<Page>

THIS CERTIFICATE HAS NOT BEEN REGISTERED OR QUALIFIED UNDER THE SECURITIES ACT
OF 1933, AS AMENDED (THE "SECURITIES ACT"), OR THE SECURITIES LAWS OF ANY STATE.
ANY RESALE, PLEDGE, TRANSFER OR OTHER DISPOSITION OF THIS CERTIFICATE OR ANY
INTEREST HEREIN WITHOUT SUCH REGISTRATION OR QUALIFICATION MAY BE MADE ONLY IN A
TRANSACTION WHICH DOES NOT REQUIRE SUCH REGISTRATION OR QUALIFICATION AND WHICH
IS IN ACCORDANCE WITH THE PROVISIONS OF SECTION 5.02 OF THE POOLING AND
SERVICING AGREEMENT REFERRED TO HEREIN.

NO TRANSFER OF THIS CERTIFICATE OR ANY INTEREST HEREIN MAY BE MADE TO (A) ANY
RETIREMENT PLAN OR OTHER EMPLOYEE BENEFIT PLAN OR ARRANGEMENT THAT IS SUBJECT TO
THE EMPLOYEE RETIREMENT INCOME SECURITY ACT OF 1974, AS AMENDED ("ERISA"), OR
SECTION 4975 OF THE INTERNAL REVENUE CODE OF 1986 (THE "CODE"), OR (B) ANY
PERSON WHO IS DIRECTLY OR INDIRECTLY PURCHASING THIS CERTIFICATE OR SUCH
INTEREST HEREIN ON BEHALF OF, AS NAMED FIDUCIARY OF, AS TRUSTEE OF, OR WITH
ASSETS OF ANY SUCH RETIREMENT PLAN OR OTHER EMPLOYEE BENEFIT PLAN OR
ARRANGEMENT, EXCEPT IN ACCORDANCE WITH THE PROVISIONS OF SECTION 5.02 OF THE
POOLING AND SERVICING AGREEMENT REFERRED TO HEREIN.

THIS CERTIFICATE DOES NOT REPRESENT AN OBLIGATION OF OR INTEREST IN CREDIT
SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP., WELLS FARGO BANK MINNESOTA, N.A.,
KEYCORP REAL ESTATE CAPITAL MARKETS, INC. D/B/A KEY COMMERCIAL MORTGAGE, LENNAR
PARTNERS, INC., OR ANY OF THEIR RESPECTIVE AFFILIATES. NEITHER THIS CERTIFICATE
NOR ANY OF THE UNDERLYING MORTGAGE LOANS IS GUARANTEED BY ANY AGENCY OR
INSTRUMENTALITY OF THE UNITED STATES OR ANY OTHER PERSON.

THIS CERTIFICATE IS SUBORDINATE TO ONE OR MORE CLASSES OF CERTIFICATES OF THE
SAME SERIES AS AND TO THE EXTENT DESCRIBED IN THE POOLING AND SERVICING
AGREEMENT REFERRED TO HEREIN.

SOLELY FOR U.S. FEDERAL INCOME TAX PURPOSES, THIS CERTIFICATE EVIDENCES
OWNERSHIP OF THE "RESIDUAL INTEREST" IN MULTIPLE "REAL ESTATE MORTGAGE
INVESTMENT CONDUITS" (EACH, A "REMIC") AS THOSE TERMS ARE DEFINED, RESPECTIVELY,
IN SECTIONS 860G AND 860D OF THE CODE. CONSEQUENTLY, TRANSFER OF THIS
CERTIFICATE IS ALSO SUBJECT TO THE ADDITIONAL TAX RELATED TRANSFER RESTRICTIONS
DESCRIBED HEREIN. IF ANY PERSON BECOMES THE REGISTERED HOLDER OF THIS
CERTIFICATE IN VIOLATION OF SUCH TRANSFER RESTRICTIONS, SUCH REGISTRATION SHALL
BE DEEMED TO BE OF NO LEGAL FORCE OR EFFECT WHATSOEVER AND SUCH PERSON SHALL NOT
BE DEEMED TO BE A CERTIFICATEHOLDER FOR ANY PURPOSE HEREUNDER OR UNDER THE
POOLING AND SERVICING AGREEMENT REFERRED TO HEREIN, INCLUDING, BUT NOT LIMITED
TO, THE RECEIPT OF DISTRIBUTIONS, IF ANY, ON THIS CERTIFICATE.

                                      A-5-2
<Page>

          This certifies that __________________ is the registered owner of the
Percentage Interest evidenced by this Certificate (as specified above) in that
certain beneficial ownership interest in the Trust Fund evidenced by all the
Class R Certificates. The Trust Fund was created and the Certificates were
issued pursuant to a Pooling and Servicing Agreement, dated as of October 11,
2002 (the "AGREEMENT"), among Credit Suisse First Boston Mortgage Securities
Corp. as depositor (the "DEPOSITOR", which term includes any successor entity
under the Agreement), KeyCorp Real Estate Capital Markets, Inc. d/b/a Key
Commercial Mortgage as master servicer (in such capacity, the "MASTER SERVICER",
which term includes any successor entity under the Agreement), Lennar Partners,
Inc. as special servicer (in such capacity, the "SPECIAL SERVICER", which term
includes any successor entity under the Agreement), and Wells Fargo Bank
Minnesota, N.A. as trustee (the "TRUSTEE", which term includes any successor
entity under the Agreement), a summary of certain of the pertinent provisions of
which is set forth hereafter. To the extent not defined herein, capitalized
terms used herein have the respective meanings assigned thereto in the
Agreement. This Certificate is issued under and is subject to the terms,
provisions and conditions of the Agreement, to which Agreement the Holder of
this Certificate by virtue of its acceptance hereof assents and by which such
Holder is bound.

          Pursuant to the terms of the Agreement, beginning on the First
Distribution Date specified above, distributions will be made on that date (the
"DISTRIBUTION DATE") each month that is the fourth Business Day following the
Determination Date in such month, to the Person in whose name this Certificate
is registered at the close of business on the last Business Day of the month
immediately preceding the month of such distribution (the "RECORD DATE"), in an
amount equal to the product of the Percentage Interest evidenced by this
Certificate and the amount required to be distributed to all the Holders of the
Class R Certificates on the applicable Distribution Date pursuant to the
Agreement. All distributions made under the Agreement on this Certificate will
be made by the Trustee by wire transfer of immediately available funds to the
account of the Person entitled thereto at a bank or other entity having
appropriate facilities therefor, if such Certificateholder shall have provided
the Trustee with wiring instructions no later than the related Record Date
(which wiring instructions may be in the form of a standing order applicable to
all subsequent distributions), or otherwise by check mailed to the address of
such Certificateholder as it appears in the Certificate Register.
Notwithstanding the foregoing, the final distribution on this Certificate will
be made in like manner, but only upon presentation and surrender of this
Certificate at the offices of the Certificate Registrar or such other location
specified in the notice to the Holder hereof of such final distribution.

          The Certificates are limited in right of distribution to certain
collections and recoveries respecting the Mortgage Loans, all as more
specifically set forth herein and in the Agreement. As provided in the
Agreement, withdrawals from the Distribution Account, the Collection Account
and, if established, the REO Account may be made from time to time for purposes
other than, and, in certain cases, prior to, distributions to
Certificateholders, such purposes including the reimbursement of advances made,
or certain expenses incurred, with respect to the Mortgage Loans and the payment
of interest on such advances and expenses.

          This Certificate is issuable in fully registered form only without
coupons. As provided in the Agreement and subject to certain limitations therein
set forth, this Certificate is exchangeable for new Certificates of the same
Class in authorized denominations evidencing the same aggregate Percentage
Interest, as requested by the Holder surrendering the same.

                                      A-5-3
<Page>

          No transfer, sale, pledge or other disposition of this Certificate or
any interest herein shall be made unless that transfer, sale, pledge or other
disposition is exempt from the registration and/or qualification requirements of
the Securities Act and any applicable state securities laws, or is otherwise
made in accordance with the Securities Act and such state securities laws. If a
transfer of this Certificate is to be made without registration under the
Securities Act, then (except under the limited circumstances specified in the
Agreement) the Certificate Registrar shall refuse to register such transfer
unless it receives (and, upon receipt, may conclusively rely upon) either: (i) a
certificate from the Certificateholder desiring to effect such transfer
substantially in the form attached as EXHIBIT F-1A to the Agreement; or (ii) a
certificate from the Certificateholder desiring to effect such transfer
substantially in the form attached as EXHIBIT F-1B to the Agreement and a
certificate from such Certificateholder's prospective Transferee substantially
in the form attached either as EXHIBIT F-2A or as EXHIBIT F-2B to the Agreement;
or (iii) an Opinion of Counsel satisfactory to the Trustee to the effect that
such transfer may be made without registration under the Securities Act (which
Opinion of Counsel shall not be an expense of the Trust or of the Depositor, the
Master Servicer, the Special Servicer, the Trustee or the Certificate Registrar
in their respective capacities as such), together with the written
certification(s) as to the facts surrounding such transfer from the
Certificateholder desiring to effect such transfer and/or such
Certificateholder's prospective Transferee on which such Opinion of Counsel is
based. Any Certificateholder desiring to effect a transfer, sale, pledge or
other disposition of this Certificate or any interest herein shall, and does
hereby agree to, indemnify the Depositor, Credit Suisse First Boston
Corporation, the Trustee, the Master Servicer, the Special Servicer, and the
Certificate Registrar against any liability that may result if such transfer,
sale, pledge or other disposition is not exempt from the registration and/or
qualification requirements of the Securities Act and any applicable state
securities laws or is not made in accordance with such federal and state laws.

          No transfer of this Certificate or any interest herein shall be made
(A) to any retirement plan or other employee benefit plan or arrangement,
including individual retirement accounts and annuities, Keogh plans and
collective investment funds and separate accounts in which such plans, accounts
or arrangements are invested, including insurance company general accounts, that
is subject to ERISA or Section 4975 of the Code (each, a "PLAN"), or (B) to any
Person who is directly or indirectly purchasing this Certificate or any interest
herein on behalf of, as named fiduciary of, as trustee of, or with assets of a
Plan, if the purchase and holding of this Certificate or such interest herein by
the prospective Transferee would result in a violation of Section 406 or 407 of
ERISA or Section 4975 of the Code or would result in the imposition of an excise
tax under Section 4975 of the Code. Except in limited circumstances, the
Certificate Registrar shall refuse to register the transfer of this Certificate
unless it has received from the prospective Transferee either: (i) a
certification to the effect that such prospective Transferee is not a Plan and
is not directly or indirectly purchasing this Certificate on behalf of, as named
fiduciary of, as trustee of, or with assets of a Plan; or (ii) a certification
of facts and an Opinion of Counsel which otherwise establish to the reasonable
satisfaction of the Trustee that such transfer will not result in a violation of
Section 406 or 407 of ERISA or Section 4975 of the Code or result in the
imposition of an excise tax under Section 4975 of the Code.

          Each Person who has or who acquires any Ownership Interest in this
Certificate shall be deemed by its acceptance or acquisition of such Ownership
Interest to have agreed to be bound by the provisions of SECTION 5.02(d) of the
Agreement and, if any purported Transferee shall become a Holder of this
Certificate in violation of the provisions of such SECTION 5.02(d), to have
irrevocably authorized the Trustee (i) to deliver payments to a Person other
than such Person and (ii) to negotiate the terms of any mandatory disposition,
to execute all instruments of Transfer and to do all other things necessary in

                                      A-5-4
<Page>

connection with any such disposition. Each Person holding or acquiring any
Ownership Interest in this Certificate must be a Permitted Transferee and shall
promptly notify the Trustee of any change or impending change in its status as a
Permitted Transferee. In connection with any proposed Transfer of any Ownership
Interest in this Certificate, the Certificate Registrar shall require delivery
to it, and shall not register the Transfer of this Certificate until its receipt
of, an affidavit and agreement substantially in the form attached as EXHIBIT H-1
to the Agreement (a "TRANSFER AFFIDAVIT AND AGREEMENT") from the proposed
Transferee, representing and warranting, among other things, that such
Transferee is a Permitted Transferee, that it is not acquiring its Ownership
Interest in this Certificate as a nominee, trustee or agent for any Person that
is not a Permitted Transferee, that for so long as it retains its Ownership
Interest in this Certificate, it will endeavor to remain a Permitted Transferee,
and that it has reviewed the provisions of SECTION 5.02(d) of the Agreement and
agrees to be bound by them. Notwithstanding the delivery of a Transfer Affidavit
and Agreement by a proposed Transferee, if a Responsible Officer of either the
Certificate Registrar or Trustee has actual knowledge that the proposed
Transferee is not a Permitted Transferee, no Transfer of an Ownership Interest
in this Certificate to such proposed Transferee shall be effected. In connection
therewith, the Certificate Registrar shall not register the transfer of an
Ownership Interest in this Certificate to any entity classified as a partnership
under the Code unless at the time of transfer, all of its beneficial owners are
United States Persons.

          Each Person holding or acquiring any Ownership Interest in this
Certificate shall agree (x) to require a Transfer Affidavit and Agreement from
any other Person to whom such Person attempts to transfer its Ownership Interest
herein and (y) not to transfer its Ownership Interest herein unless it provides
to the Certificate Registrar a certificate substantially in the form attached as
EXHIBIT H-2 to the Agreement stating that, among other things, it has no actual
knowledge that such other Person is not a Permitted Transferee. Each Person
holding or acquiring an Ownership Interest in this Certificate, by purchasing
such Ownership Interest herein, agrees to give the Trustee written notice that
it is a "pass-through interest holder" within the meaning of temporary Treasury
regulation Section 1.67-3T(a)(2)(i)(A) immediately upon acquiring such Ownership
Interest, if it is, or is holding such Ownership Interest on behalf of, a
"pass-through interest holder".

          The provisions of SECTION 5.02(d) of the Agreement may be modified,
added to or eliminated, provided that there shall have been delivered to the
Trustee the following: (a) written confirmation from each Rating Agency to the
effect that the modification of, addition to or elimination of such provisions
will not result in an Adverse Rating Event with respect to any Class of Rated
Certificates; and (b) an Opinion of Counsel, in form and substance satisfactory
to the Trustee, to the effect that such modification of, addition to or
elimination of such provisions will not cause any REMIC Pool to cease to qualify
as a REMIC or be subject to an entity-level tax caused by the Transfer of a
Class R Certificate to a Person that is not a Permitted Transferee, or cause a
Person other than the prospective Transferee to be subject to a REMIC-related
tax caused by the Transfer of a Class R Certificate to a Person that is not a
Permitted Transferee.

          A "PERMITTED TRANSFEREE" is any Transferee other than a Disqualified
Organization, a Non-United States Person or a foreign permanent establishment or
fixed base (each within the meaning of an applicable income tax treaty) of a
United States Person. In addition, if such Transferee is classified as a
partnership under the Code, such Transferee can only be a Permitted Transferee
if, among other things, all of its beneficial owners are United States Persons.

                                      A-5-5
<Page>

          A "DISQUALIFIED ORGANIZATION" is any of (i) the United States or a
possession thereof, any State or political subdivision thereof or any agency or
instrumentality of any of the foregoing (other than an instrumentality which is
a corporation if all of its activities are subject to tax and, except for
Freddie Mac, a majority of its board of directors is not selected by such
governmental unit), (ii) a foreign government, international organization, or
any agency or instrumentality of any of the foregoing, (iii) any organization
(other than certain farmers' cooperatives described in Section 521 of the Code)
which is exempt from the tax imposed by Chapter 1 of the Code (unless such
organization is subject to the tax imposed by Section 511 of the Code on
unrelated business taxable income), (iv) rural electric and telephone
cooperatives described in Section 1381 of the Code and (v) any other Person so
designated by the Trustee based upon an Opinion of Counsel that the holding of
an Ownership Interest in a Class R Certificate by such Person may cause the
Trust or any Person having an Ownership Interest in any Class of Certificates
(other than such Person) to incur a liability for any federal tax imposed under
the Code that would not otherwise be imposed but for the Transfer of an
Ownership Interest in a Class R Certificate to such Person. The terms "United
States", "State" and "international organization" shall have the meanings set
forth in Section 7701 of the Code or successor provisions.

          A "NON-UNITED STATES PERSON" is any Person other than a United States
Person. A "UNITED STATES PERSON" is a citizen or resident of the United States,
a corporation, partnership or other entity created or organized in, or under the
laws of, the United States or any political subdivision thereof, or an estate
whose income from sources without the United States is includible in gross
income for United States federal income tax purposes regardless of its
connection with the conduct of a trade or business within the United States, or
a trust if a court within the United States is able to exercise primary
supervision over the administration of the trust and one or more United States
persons have the authority to control all substantial decisions of the trust,
all within the meaning of Section 7701(a)(30) of the Code.

          If a Person is acquiring this Certificate as a fiduciary or agent for
one or more accounts, such Person shall be required to deliver to the
Certificate Registrar a certification to the effect that, and such other
evidence as may be reasonably required by the Trustee to confirm that, it has
(i) sole investment discretion with respect to each such account and (ii) full
power to make the acknowledgments, representations, warranties, certifications
and/or agreements with respect to each such account described above in this
Certificate.

          As provided in the Agreement and subject to certain limitations
therein set forth, the transfer of this Certificate is registrable in the
Certificate Register upon surrender of this Certificate for registration of
transfer at the offices of the Certificate Registrar, duly endorsed by, or
accompanied by a written instrument of transfer in the form satisfactory to the
Certificate Registrar duly executed by, the Holder hereof or his attorney duly
authorized in writing, and thereupon one or more new Certificates of the same
Class in authorized denominations evidencing the same aggregate Percentage
Interest will be issued to the designated transferee or transferees.

          No service charge will be imposed for any registration of transfer or
exchange of this Certificate, but the Trustee or the Certificate Registrar may
require payment of a sum sufficient to cover any tax or other governmental
charge that may be imposed in connection with any transfer or exchange of this
Certificate.

                                      A-5-6
<Page>

          The Depositor, the Master Servicer, the Special Servicer, the Trustee,
the Certificate Registrar and any agent of the Depositor, the Master Servicer,
the Special Servicer, the Trustee or the Certificate Registrar may treat the
Person in whose name this Certificate is registered as the owner hereof for all
purposes, and none of the Depositor, the Master Servicer, the Special Servicer,
the Trustee, the Certificate Registrar or any such agent shall be affected by
notice to the contrary.

          Subject to certain terms and conditions set forth in the Agreement,
the Trust Fund and the obligations created by the Agreement shall terminate upon
distribution (or provision for distribution) to the Certificateholders of all
amounts held by or on behalf of the Trustee and required to be distributed to
them pursuant to the Agreement following the earlier of (i) the final payment or
other liquidation (or any advance with respect thereto) of the last Mortgage
Loan or REO Property remaining in the Trust Fund and (ii) the purchase by the
Master Servicer, the Special Servicer, or any single Controlling Class
Certificateholder or group of Controlling Class Certificateholders with a
majority interest in the Controlling Class, at a price determined as provided in
the Agreement, of all the Mortgage Loans and each REO Property remaining in the
Trust Fund. The Agreement permits, but does not require, the Master Servicer,
the Special Servicer, or any single Controlling Class Certificateholder or group
of Controlling Class Certificateholders with a majority interest in the
Controlling Class to purchase from the Trust Fund all the Mortgage Loans and
each REO Property remaining therein. The exercise of such right will effect
early retirement of the Certificates; however, such right to purchase is subject
to the aggregate Stated Principal Balance of the Mortgage Pool at the time of
purchase being less than 1.0% of the Initial Pool Balance.

          The Agreement permits, with certain exceptions therein provided, the
amendment thereof and the modification of the rights and obligations of the
Depositor, the Master Servicer, Special Servicer and the Trustee and the rights
of the Certificateholders under the Agreement at any time by the Depositor, the
Master Servicer, the Special Servicer and the Trustee with the consent of the
Holders of Certificates entitled to not less than 51% of the Voting Rights
allocated to all of the Classes materially affected by the amendment. Any such
consent by the Holder of this Certificate shall be conclusive and binding on
such Holder and upon all future Holders of this Certificate and of any
Certificate issued upon the transfer hereof or in exchange herefor or in lieu
hereof whether or not notation of such consent is made upon this Certificate.
The Agreement also permits the amendment thereof, in certain limited
circumstances, including any amendment necessary to maintain the status of any
REMIC Pool as a REMIC, without the consent of the Holders of any of the
Certificates.

          Unless the certificate of authentication hereon has been executed by
the Certificate Registrar, by manual signature, this Certificate shall not be
entitled to any benefit under the Agreement or be valid for any purpose.

          The registered Holder hereof, by its acceptance hereof, agrees that it
will look solely to the Trust Fund (to the extent of its rights therein) for
distributions hereunder.

          This Certificate shall be construed in accordance with the laws of the
State of New York applicable to agreements negotiated, made and to be performed
entirely in said State, and the obligations, rights and remedies of the Holder
hereof shall be determined in accordance with such laws.

                                      A-5-7
<Page>

          IN WITNESS WHEREOF, the Trustee has caused this Certificate to be duly
executed.

                                        WELLS FARGO BANK MINNESOTA, N.A.
                                        as Trustee

                                        By:
                                           -------------------------------------
                                           Authorized Representative

                          CERTIFICATE OF AUTHENTICATION

          This is one of the Class R Certificates referred to in the
within-mentioned Agreement.

Dated:

                                        WELLS FARGO BANK MINNESOTA, N.A.
                                        as Certificate Registrar

                                        By:
                                           -------------------------------------
                                           Authorized Representative

                                      A-5-8
<Page>

                                   ASSIGNMENT

          FOR VALUE RECEIVED, the undersigned hereby sell(s), assign(s) and
transfer(s) unto _______________________________________________________________
________________________________________________________________________________
             (please print or typewrite name and address including
                   postal zip code of assignee)

the beneficial ownership interest in the Trust Fund evidenced by the within
Mortgage Pass-Through Certificate and hereby authorize(s) the registration of
transfer of such interest to assignee on the Certificate Register of the Trust
Fund.

          I (we) further direct the Certificate Registrar to issue a new
Mortgage Pass-Through Certificate of a like Percentage Interest and Class to the
above named assignee and deliver such Mortgage Pass-Through Certificate to the
following address:

Dated:

                                        ----------------------------------------
                                        Signature by or on behalf of Assignor

                                        ----------------------------------------
                                        Signature Guaranteed

                            DISTRIBUTION INSTRUCTIONS

          The Assignee should include the following for purposes of
distribution:

          Distributions shall, if permitted, be made by wire transfer or
otherwise, in immediately available funds, to __________________________________
____________________________________________________________for the account of
_______________________________________________________________________________.

          Distributions made by check (such check to be made payable to
___________________________) and all applicable statements and notices should be
mailed to _____________________________________________________________________.

          This information is provided by ______________________________________
_________________, the Assignee named above, or ________________________________
___________________________, as its agent.

                                      A-5-9
<Page>

                                   EXHIBIT B-1

                        SCHEDULE OF COLUMN MORTGAGE LOANS

                             [See Attached Schedule]

                                      B-1-1

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               COLUMN COLLATERAL

<Table>
<Caption>

                                                                                                    ZIP          MORTGAGE
#  CROSSED     PROPERTY NAME                    ADDRESS                         CITY        STATE  CODE          ORIGINATOR
-----------------------------------------------------------------------------------------------------------------------------------
<S>                                     <C>                             <C>                 <C>     <C>    <C>
1      Crystal Mall                     850 Hartford Turnpike           Waterford            CT     06385  Column Financial, Inc.

2      Arbor Place Mall                 6700 Douglas Boulevard          Douglasville         GA     30135  Column Financial, Inc.

4      1650 Arch Street                 1650 Arch Street                Philadelphia         PA     19103  Column Financial, Inc.

5      Old Hickory Mall                 2021 North Highland Avenue      Jackson              TN     38305  Column Financial, Inc.

7      McDonald Investment Center       800 Superior Avenue             Cleveland            OH     44114  Column Financial, Inc.

8      Creeks at Virginia Center        9830-9940 North Brook Road      Glen Allen           VA     23059  Column Financial, Inc.

9      2401 Elliott Avenue              2401 Elliott Avenue             Seattle              WA     98121  CSFB Mortgage Capital LLC

10     15 Cliff Street                  15 Cliff Street                 New York             NY     10038  Column Financial, Inc.

12     Forum at Gateways                44575-44833 Mound Road          Sterling Heights     MI     48314  Column Financial, Inc.

13     Wells Fargo Bank Tower           100 North Barranca Avenue       West Covina          CA     91791  Column Financial, Inc.

18     Pennswood Apartments and         4913 Wynnewood Road             Harrisburg           PA     17109  Column Financial, Inc.
       Townhomes

19     West Isle Club Apartments        3333 Duck Avenue                Key West             FL     33040  Union Capital
                                                                                                           Investments, LLC

20     Williamsburg Crossing            5251 John Tyler Highway         Williamsburg         VA     23185  Union Capital
                                                                                                           Investments, LLC

21     Camden Park Shopping Center      2009-2079 Camden Avenue         San Jose             CA     95124  Column Financial, Inc.

22     823 Congress                     823 Congress Avenue             Austin               TX     78701  Column Financial, Inc.

26     Country Inn & Suites -
         Brookfield                     1250 South Moorland Road        Brookfield           WI     53005  Column Financial, Inc.

28     Riverlake Apartments             4200 Mahogany Run               Winter Haven         FL     33884  Union Capital
                                                                                                           Investments, LLC

30     Capital Towers                   125 South Congress Street       Jackson              MS     39201  Column Financial, Inc.

31     Shaw's Plaza Shopping Center     641 Belmont Street               Brockton            MA     02301  Column Financial, Inc.

32     20001 Euclid Avenue              20001 Euclid Avenue              Euclid              OH     44117  Column Financial, Inc.

39     Concepts Direct, Inc.            2950 Colorful Avenue             Longmont            CO     80503  Column Financial, Inc.
       Headquarters

42     Kirk-Stieff Office Building      800 Wyman Park Drive             Baltimore           MD     21211  Column Financial, Inc.

43     St. Charles Place Apartments     2000 Old Minden Road             Bossier City        LA     71111  Column Financial, Inc.

45     Ridgeview Plaza                  4003-4039 College Avenue         Bluefield           VA     24605  Union Capital
                                                                                                           Investments,LLC

51     Two South Orange Office          Two South Orange Avenue          Orlando             FL     32801  Column Financial, Inc.

55     Eagles Pointe Apartments         936 Morris Road                  Kent                OH     44240  Column Financial, Inc.

56     1400 Crescent                    1400 Crescent Green Drive        Cary                NC     27511  Column Financial, Inc.

58     Hobson Medical Building          1220 Hobson Road                 Naperville          IL     60540  Column Financial, Inc.

59     11999 Katy Freeway               11999 Katy Freeway               Houston             TX     77079  Union Capital
                                                                                                           Investments, LLC
60     Cypresswood Commons Shopping     20103 Interstate Highway
       Center                           45 North                         Houston             TX     77388  Column Financial, Inc.

62     Brookford Place Apartments       50 Brookford Place Court         Winston-Salem       NC     27104  Column Financial, Inc.

63     Cedar Ridge Townhomes            2082 Knoll Crest Drive           Arlington           TX     76014  Column Financial, Inc.

64     Britain Towne Apartments         2107 Childs Road                 Bellevue            NE     68005  Column Financial, Inc.

65     Oak Trails Apartments            2911 Clydedale Drive             Dallas              TX     75220  Column Financial, Inc.

66     Park Tower at Hilldale
         Apartments                     4801 Sheboygan Avenue            Madison             WI     53705  Column Financial, Inc.

67     Briarwood Apartments             1802, 1810, 1818 and 1826
                                          Fordem  Avenue                 Madison             WI     53704  Column Financial, Inc.

68     Embassy House Apartments         4502 Corona Drive                Corpus Christi      TX     78411  Column Financial, Inc.

70     Larpenteur Manor Apartments      1740 West Larpenteur Avenue      Falcon Heights      MN     55113  Column Financial, Inc.

77     Ripon Town Square Shopping
         Center                         1201 West Main Street            Ripon               CA    95366   Column Financial, Inc.

79     Normandy Apartments - Oklahoma   6221 East 38th Street            Tulsa               OK    74135   Column Financial, Inc.

82     Tahiti Garden Apartments         3400 Northwest 50th Avenue       Lauderdale Lakes    FL    33319   Column Financial, Inc.

84     Porterwood Apartments            24270 FM 1314 Road               Porter              TX    77365   Column Financial, Inc.

85 (B) Bethany Villa Mobile Home Park   4880 West Bethany Home Road      Glendale            AZ    85301   Column Financial, Inc.

86 (B) Sun & Sand Mobile Home Park      5207 North Black Canyon
                                          Highway                        Phoenix             AZ    85015   Column Financial, Inc.

88     Lee's Landing Apartments         104 Republic Road                Newport News        VA    23603   Union Capital
                                                                                                           Investments, LLC

91     West Park Apartments             7236 Rutland Street              Detroit             MI    48228   Column Financial, Inc.

93     Oakwood Apartments               1310 Smithwick Drive             Jacksonvile         AR    72076   Column Financial, Inc.

94     Colony Apartments                300 Champions Drive              Lufkin              TX    75901   Column Financial, Inc.

95     Stone Hollow Apartments          2400 Stone Hollow Drive          Brenham             TX    77833   Column Financial, Inc.

102    Wimbledon Apartments             12000 Lawnview Avenue            Springdale          OH    45246   Column Financial, Inc.

103    Crystal Shores Apartments        305-460 Nantucket Drive
                                          & 683-695 South Shore Court    Vermilion           OH    44089   Column Financial, Inc.

104    Hillside East Apartments         371 Old Highway 8                New Brighton        MN    55112   Column Financial, Inc.

105    Oyster Point Plaza Shopping      300 Oyster Point Road            Newport News        VA    23602   Column Financial, Inc.
       Center

108    Bloomington Apartment
         Portfolio                      Various                          Bloomington         IL    61704   Column Financial, Inc.

109    Fisherman's Cove RV Park         29115 Eichelberger Road          Tavares             FL    32778   Union Capital
                                                                                                           Investments,LLC

114    Highland Park & North Forsyth    2544 Bethabara Road              Winston-Salem       NC    27106   Column Financial, Inc.

116    Sun Meadows Mobile Home Park     1100 Fox Meadow Drive            Alvin               TX    77511   Column Financial, Inc.

117    Colony Courts Apartments         2830-2890 Van Aken Boulevard     Cleveland           OH    44120   Column Financial, Inc.

121    Belgrade Shopping Center         3800 Aramingo Avenue             Philadelphia        PA    19137   Column Financial, Inc.

122    Hunterwood Depot Portfolio       Various                          Waco                TX    76712   Column Financial, Inc.

124    Stonekey Apartments              1504 South Renton Avenue         Indianapolis        IN    46203   Column Financial, Inc.

125    Rancho North Apartments          101 Hialeah Park                 Saginaw             TX    76179   Column Financial, Inc.

126    Capital Square Shopping Center   1571-1583 Capital Avenue NE      Battle Creek        MI    49017   Column Financial, Inc.

127    French Quarter Apartments        4761 East Lancaster Avenue       Fort Worth          TX    76103   Column Financial, Inc.

128    Lake Christine Apartments        1837 Lebanon Avenue              Belleville          IL    62221   Column Financial, Inc.

129    Pebble Springs Plaza             5917 Manatee Avenue West         Bradenton           FL    34209   Column Financial, Inc.

130    Heritage Apartments              5055 East 42nd Street            Indianapolis        IN    46226   Wexford Bancgroup, L.L.C.

131    Naismith Place Apartments        1501 West 25th Street Court      Lawrence            KS    66046   Column Financial, Inc.

132    The Concourse Building           18840-18850 Ventura Boulevard    Tarzana             CA    91356   Column Financial, Inc.

133    2121 Bert Kouns Self Storage     2121 Bert Kouns Industrial       Shreveport          LA    71118   Column Financial, Inc.
                                          Parkway
134    Morgan MHP Portfolio             Various                          Wind Gap            PA    18091   Column Financial, Inc.

135    Deer Run I & II Apartments       2400 Elliot Ave NW               Olympia             WA    98502   Column Financial, Inc.

136    Lafayette Square Townhomes       424 North Frances Street         South Bend          IN    46617   Column Financial, Inc.

137    Springwood Villas Apartments     1400 Gardina Street              San Antonio         TX    78201   Column Financial, Inc.

138    Pine Hollow Apartments           308 Sleepy Hollow                Cleveland           TX    77327   Column Financial, Inc.

139    Ellsworth Court Apartments       226-234 Ellsworth Avenue         New Haven           CT    06511   Column Financial, Inc.

140    Villa De Flores Apartment
         Complex                        3601 Vegas Plaza Drive           Las Vegas            NV    89109   Column Financial, Inc.

141    Excelsior Manor Mobile
         Home Park                      1303 Muriel Lane                 Excelsior Springs    MO    64024   Column Financial, Inc.

142    Barksdale Self Storage           2205 Barksdale Boulevard         Bossier City         LA    71112   Column Financial, Inc.

143    Lorimier/Universal Apartments    319 Park Avenue & 308-312        Cape Girardeau       MO    63701   Column Financial, Inc.
                                          Lorimier
144    Tuckaway Manor Mobile Home
         Park                           212 Anker Lane                   Germantown Hills     IL    61548   Union Capital
                                                                                                             Investments, LLC

145    Prairie Oaks Apartments          2301 Dalworth Street             Grand Prairie        TX    75050   Column Financial, Inc.

146    InSite Forsyth                   5655 Highway 9 North             Alpharetta           GA    30004   Column Financial, Inc.

147    Watertown Professional
         Buildings                      20700 & 20720 Watertown Road     Brookfield           WI    53186   Column Financial, Inc.

148    Boca Industrial                  1500-1564 N.W. 1st Avenue        Boca Raton           FL    33432   Column Financial, Inc.

149    Prospect Gardens                 22-32 Prospect Street            East Hartford        CT    06108   Column Financial, Inc.

150    Henry-Lenox Apartments           88 Henry Street & 51 Lenox
                                          Avenue                         East Stroudsburg     PA    18301   Column Financial, Inc.

151    Seaborn Woods Apartments         957 Poplar Springs Road          Riverdale            GA    30274   Column Financial, Inc.

152    Ridglea Square Apartments        6000 & 6020 Malvey Drive         Fort Worth           TX    76116   Column Financial, Inc.

153    J.B. Executive Center            314 South Missouri Avenue        Clearwater           FL    33756   Column Financial, Inc.

154    Apple Run Apartments             138 Mechanic Road                Hillsdale            MI    49242   Column Financial, Inc.

155    Worthington Manor Apartments     425-431 East Wayne Street        Fort Wayne           IN    46802   Column Financial, Inc.

156    1132 Willow Avenue               1132 Willow Avenue               Hoboken              NJ    07030   Column Financial, Inc.
</Table>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               COLUMN COLLATERAL

<Table>
<Caption>
                                                                                                                   INITIAL
                                                                                                                   INTEREST  ORIG
                                          UNITS/SQUARE   MORTGAGE      ORIGINAL      CUT-OFF        FEE/           ONLY      AMORT.
# CROSSED  PROPERTY NAME                  FEET           LOAN SELLER   BALANCE       BALANCE        LEASEHOLD      TERM      TERM
-----------------------------------------------------------------------------------------------------------------------------------
<S>       <C>                            <C>             <C>           <C>           <C>            <C>             <C>       <C>
1         Crystal Mall                   528,947         Column        $106,000,000  $105,886,594   Fee             0         360

2         Arbor Place Mall               473,449         Column        $81,500,000   $76,172,231    Fee             0         300

4         1650 Arch Street               587,021         Column        $47,000,000   $46,922,069    Fee             0         360

5         Old Hickory Mall               359,774         Column        $36,000,000   $35,855,219    Fee             0         300

7         McDonald Investment Center     535,005         Column        $30,000,000   $29,949,679    Fee             0          360

8         Creeks at Virginia Center      265,117         Column        $28,000,000   $27,952,926    Fee             0          360

9         2401 Elliott Avenue            133,177         Column        $27,300,000   $26,890,777    Fee             0          360

10        15 Cliff Street                156             Column        $26,000,000   $25,920,846    Fee             0          360

12        Forum at Gateways              258,322         Column        $22,500,000   $22,436,438    Fee             0          360

13        Wells Fargo Bank Tower         214,196         Column        $22,000,000   $21,945,027    Fee             0          360

18        Pennswood Apartments and       688             Column        $16,500,000   $16,450,363    Fee             0          360
            Townhomes
19        West Isle Club Apartments      192             Column        $15,000,000   $15,000,000    Fee             6          360

20        Williamsburg Crossing          149,933         Column        $14,300,000   $14,287,664    Fee             0          360

21        Camden Park Shopping Center    70,348          Column        $14,200,000   $14,153,728    Fee             0          360

22        823 Congress                   181,381         Column        $14,150,000   $14,065,824    Fee/Leasehold   0          360

26        Country Inn & Suites -         150             Column        $10,500,000   $10,479,446    Fee             0          300
            Brookfield
28        Riverlake Apartments           278             Column        $10,000,000   $9,983,950     Fee             0          360

30        Capital Towers                 190,202         Column        $9,750,000    $9,727,229     Fee             0          300

31        Shaw's Plaza Shopping Center   73,176          Column        $9,600,000    $9,586,228     Fee             0          360

32        20001 Euclid Avenue            895,694         Column        $9,325,000    $9,182,963     Fee             0          300

39        Concepts Direct, Inc.          117,182         Column        $8,500,000    $8,386,535     Fee             0          360
            Headquarters
42        Kirk-Stieff Office Building    84,262          Column        $7,500,000    $7,471,556     Fee/Leasehold   0          360

43        St. Charles Place Apartments   226             Column        $7,000,000    $6,985,125     Fee             0          360

45        Ridgeview Plaza                87,820          Column        $6,800,000    $6,779,039     Fee             0          360

51        Two South Orange Office        49,062          Column        $6,100,000    $6,083,842     Fee             0          360

55        Eagles Pointe Apartments       270             Column        $5,800,000    $5,783,695     Fee             0          360

56        1400 Crescent                  50,065          Column        $5,500,000    $5,485,432     Fee             0          360

58        Hobson Medical Building        37,057          Column        $5,450,000    $5,435,672     Fee             0          360

59        11999 Katy Freeway             105,707         Column        $5,400,000    $5,382,906     Fee             0          360

60        Cypresswood Commons Shopping   39,582          Column        $5,100,000    $5,090,250     Fee             0          360
            Center
62        Brookford Place Apartments     108             Column        $4,860,000    $4,845,727     Fee             0          360

63        Cedar Ridge Townhomes          120             Column        $4,850,000    $4,839,879     Fee             0          360

64        Britain Towne Apartments       168             Column        $4,800,000    $4,787,318     Fee             0          360

65        Oak Trails Apartments          248             Column        $4,800,000    $4,786,900     Fee             0          360

66        Park Tower at Hilldale         139             Column        $4,750,000    $4,739,377     Fee             0          360
            Apartments
67        Briarwood Apartments           136             Column        $4,710,000    $4,702,703     Fee             0          360

68        Embassy House Apartments       176             Column        $4,710,000    $4,699,914     Fee             0          360

70        Larpenteur Manor Apartments    144             Column        $4,500,000    $4,492,135     Fee             0          360

77        Ripon Town Square Shopping     71,214          Column        $4,100,000    $4,067,106     Fee             0          360
            Center
79        Normandy Apartments -          208             Column        $4,000,000    $3,991,997     Fee             0          360
            Oklahoma
82        Tahiti Garden Apartments       112             Column        $3,900,000    $3,889,197     Fee             0          360

84        Porterwood Apartments          136             Column        $3,800,000    $3,789,526     Fee             0          360

85    (B) Bethany Villa Mobile Home      99              Column        $2,000,000    $1,989,177     Fee             0          300
            Park
86    (B) Sun & Sand Mobile Home Park    104             Column        $1,750,000    $1,733,754     Fee             0          240

88        Lee's Landing Apartments       136             Column        $3,600,000    $3,584,836     Fee             0          276

91        West Park Apartments           186             Column        $3,475,000    $3,442,051     Fee             0          360

93        Oakwood Apartments             240             Column        $3,400,000    $3,393,465     Fee             0          360

94        Colony Apartments              128             Column        $3,400,000    $3,390,628     Fee             0          360

95        Stone Hollow Apartments        112             Column        $3,400,000    $3,390,628     Fee             0          360

102       Wimbledon Apartments           72              Column        3,232,000     $3,222,959     Fee             0           360

103       Crystal Shores Apartments      115             Column        $3,200,000    $3,194,533     Fee             0          360

104       Hillside East Apartments       108             Column        $3,200,000    $3,194,407     Fee             0          360

105       Oyster Point Plaza Shopping    73,197          Column        $3,200,000    $3,189,458     Fee             0          300
          Center

108       Bloomington Apartment          N/A             Column        $3,145,000    $3,136,116     Fee             0          360
            Portfolio
109       Fisherman's Cove RV Park       331             Column        $3,125,000    $3,118,564     Fee             0          360

114       Highland Park & North          184             Column        $2,844,000    $2,836,391     Fee             0          360
            Forsyth
116       Sun Meadows Mobile Home Park   145             Column        $2,700,000    $2,694,852     Fee             0          360

117       Colony Courts Apartments       111             Column        $2,500,000    $2,494,409     Fee             0          360

121       Belgrade Shopping Center       19,960          Column        $2,380,000    $2,370,269     Fee             0          300

122       Hunterwood Depot Portfolio     N/A             Column        $2,325,000    $2,322,898     Fee             0          360

124       Stonekey Apartments            170             Column        $2,210,000    $2,204,725     Fee             0          300

125       Rancho North Apartments        100             Column        $2,180,000    $2,173,406     Fee             0          360

126       Capital Square Shopping        44,519          Column        $2,100,000    $2,097,313     Fee             0          360
            Center
127       French Quarter Apartments      281             Column        $2,000,000    $1,994,886     Fee             0          360

128       Lake Christine Apartments      54              Column        $1,950,000    $1,947,535     Fee             0          300

129       Pebble Springs Plaza           29,750          Column        $1,800,000    $1,796,990     Fee             0          360

130       Heritage Apartments            88              Column        $1,600,000    $1,593,371     Fee             0          300

131       Naismith Place Apartments      47              Column        $1,590,000    $1,585,112     Fee             0          360

132       The Concourse Building         22,906          Column        $1,575,000    $1,573,026     Fee             0          360

133       2121 Bert Kouns Self Storage   30,775          Column        $1,525,000    $1,517,819     Fee             0          300

134       Morgan MHP Portfolio           N/A             Column        $1,510,000    $1,504,817     Fee             0          240

135       Deer Run I & II Apartments     56              Column        $1,500,000    $1,497,232     Fee             0          360

136       Lafayette Square Townhomes     30              Column        $1,464,000    $1,461,047     Fee             0          360

137       Springwood Villas Apartments   64              Column        $1,400,000    $1,395,833     Fee             0          360

138       Pine Hollow Apartments         72              Column        $1,350,000    $1,346,778     Fee             0          300

139       Ellsworth Court Apartments     47              Column        $1,275,000    $1,272,477     Fee             0          240

140       Villa De Flores Apartment      36              Column        $1,225,000    $1,222,516     Fee             0          360
            Complex
141       Excelsior Manor Mobile Home    92              Column        $1,200,000    $1,198,459     Fee             0          300
            Park
142       Barksdale Self Storage         57,905          Column        $1,185,000    $1,181,478     Fee             0          300

143       Lorimier/Universal             43              Column        $1,180,000    $1,177,059     Fee             0          360
            Apartments
144       Tuckaway Manor Mobile Home     92              Column        $1,150,000    $1,146,185     Fee             0          360
            Park
145       Prairie Oaks Apartments        45              Column        $1,100,000    $1,095,646     Fee             0          300

146       InSite Forsyth                 7,020           Column        $1,050,000    $1,048,244     Fee             0          360

147       Watertown Professional         23,172          Column        $1,035,000    $1,033,544     Fee             0          360
             Buildings
148       Boca Industrial                44,000          Column        $1,028,000    $1,021,492     Fee             0          240

149       Prospect Gardens               36              Column        $1,000,000    $998,814       Fee             0          300

150       Henry-Lenox Apartments         20              Column        $1,000,000    $997,284       Fee             0          360

151       Seaborn Woods Apartments       24              Column        $870,000      $867,297       Fee             0          360

152       Ridglea Square Apartments      54              Column        $875,000      $867,253       Fee             0          360

153       J.B. Executive Center          26,440          Column        $860,000      $858,840       Fee             0          360

154       Apple Run Apartments           39              Column        $845,000      $843,428       Fee             0          360

155       Worthington Manor              52              Column        $720,000      $717,178       Fee             0          300
            Apartments
156       1132 Willow Avenue             5,403           Column        $525,000      $523,164       Fee             0          300
</Table>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               COLUMN COLLATERAL

<Table>
<Caption>
                                                                                                            INTEREST
                                               REM.   ORIG        REM.                    NET               CALCULATION
                                               AMORT. TERM TO     TERM TO     MORTGAGE    MORTGAGE    GRACE (30/360 /      MONTHLY
# CROSSED  PROPERTY NAME                       TERM   MATURITY    MATURITY    RATE        RATE        DAYS  ACTUAL/360)    PAYMENT
-----------------------------------------------------------------------------------------------------------------------------------
<S>        <C>                                 <C>       <C>         <C>       <C>         <C>         <C>   <C>           <C>
1          Crystal Mall                        359       120         119       5.621%      5.579%       0    Actual/360    $609,928

2          Arbor Place Mall                    297       120         117       6.510%      6.468%       0    30/360        $516,875

4          1650 Arch Street                    358       120         118       6.430%      6.388%       0    Actual/360    $294,912

5          Old Hickory Mall                    297       120         117       6.510%      6.468%       0    30/360        $243,300

7          McDonald Investment Center          358       120         118       6.380%      6.338%       0    Actual/360    $187,259

8          Creeks at Virginia Center           358       120         118       6.370%      6.328%       0    Actual/360    $174,592

9          2401 Elliott Avenue                 337       120         97        7.860%      7.818%       0    Actual/360    $197,660

10         15 Cliff Street                     356       120         116       6.820%      6.778%       0    Actual/360    $169,847

12         Forum at Gateways                   356       120         116       7.130%      7.088%       0    Actual/360    $151,663

13         Wells Fargo Bank Tower              356       120         116       7.620%      7.578%       0    Actual/360    $155,639

18         Pennswood Apartments and Townhomes  356       120         116       6.870%      6.818%       0    Actual/360    $108,338

19         West Isle Club Apartments           360       120         117       6.660%      6.618%       0    Actual/360    $96,394

20         Williamsburg Crossing               359       120         119       6.740%      6.698%       7    Actual/360    $92,654

21         Camden Park Shopping Center         355       120         115       7.340%      7.268%       0    Actual/360    $97,737

22         823 Congress                        351       120         111       7.690%      7.648%       0    Actual/360    $100,786

26         Country Inn & Suites - Brookfield   298       120         118       7.810%      7.768%       0    Actual/360    $79,724

28         Riverlake Apartments                358       120         118       6.570%      6.528%       0    Actual/360    $63,668

30         Capital Towers                      298       120         118       6.870%      6.828%       0    Actual/360    $68,105

31         Shaw's Plaza Shopping Center        358       120         118       7.040%      6.998%       0    Actual/360     $64,127

32         20001 Euclid Avenue                 283       120         103       8.570%      8.528%       0    Actual/360     $75,528

39         Concepts Direct, Inc. Headquarters  338       120         98        8.110%      8.068%       7    Actual/360     $63,023

42         Kirk-Stieff Office Building         354       120         114       7.600%      7.558%       0    Actual/360     $52,956

43         St. Charles Place Apartments        357       60          57        6.920%      6.878%       0    Actual/360     $46,196

45         Ridgeview Plaza                     355       120         115       7.550%      7.508%       5    Actual/360     $47,780

51         Two South Orange Office             356       120         116       7.390%      7.318%       0    Actual/360     $42,194

55         Eagles Pointe Apartments            356       120         116       7.150%      7.108%       0    Actual/360     $39,174

56         1400 Crescent                       356       120         116       7.390%      7.348%       0    Actual/360     $38,043

58         Hobson Medical Building             356       120         116       7.420%      7.378%       0    Actual/360     $37,809

59         11999 Katy Freeway                  355       120         115       7.450%      7.408%       0    Actual/360     $37,573

60         Cypresswood Commons Shopping Center 357       120         117       7.320%      7.278%       0    Actual/360     $35,033

62         Brookford Place Apartments          356       120         116       6.970%      6.928%       0    Actual/360     $32,236

63         Cedar Ridge Townhomes               357       60          57        6.990%      6.948%       0    Actual/360     $32,235

64         Britain Towne Apartments            356       120         116       7.400%      7.358%       0    Actual/360     $33,234

65         Oak Trails Apartments               356       120         116       7.270%      7.228%       0    Actual/360     $32,810

66         Park Tower at Hilldale Apartments   357       120         117       6.720%      6.678%       0    Actual/360     $30,714

67         Briarwood Apartments                358       120         118       6.720%      6.678%       0    Actual/360     $30,455

68         Embassy House Apartments            357       120         117       6.890%      6.848%       0    Actual/360     $30,989

70         Larpenteur Manor Apartments         358       120         118       6.200%      6.128%       0    Actual/360     $27,561

77         Ripon Town Square Shopping Center   349        120         109      7.250%      7.208%       0    Actual/360     $27,969

79         Normandy Apartments - Oklahoma      357        120         117      7.150%      7.108%       0    Actual/360     $27,016

82         Tahiti Garden Apartments            356        120         116      7.210%      7.168%       0    Actual/360     $26,499

84         Porterwood Apartments               356        60          56       7.230%      7.188%       0    Actual/360     $25,871

85  (B)    Bethany Villa Mobile Home Park      294        120         114      8.300%      8.258%       0    Actual/360     $15,836

86  (B)    Sun & Sand Mobile Home Park         234        120         114      8.300%      8.258%       0    Actual/360     $14,966

88         Lee's Landing Apartments            273        120         117      6.740%      6.698%       0    Actual/360     $25,697

91         West Park Apartments                347        120         107      7.250%      7.208%       5    Actual/360     $23,706

93         Oakwood Apartments                  357        120         117      7.300%      7.258%       0    Actual/360     $23,309

94         Colony Apartments                   356        60          56       7.230%      7.188%       0    Actual/360     $23,148

95         Stone Hollow Apartments             356        60          56       7.230%      7.188%       0    Actual/360     $23,148

102        Wimbledon Apartments                356        120         116      7.170%      7.098%       0    Actual/360     $21,873

103        Crystal Shores Apartments           358        120         118      6.300%      6.258%       0    Actual/360     $19,807

104        Hillside East Apartments            358        120         118      6.200%      6.128%       0    Actual/360     $19,599

105        Oyster Point Plaza Shopping Center  297        120         117      7.060%      7.018%       0    Actual/360     $22,740

108        Bloomington Apartment Portfolio     356        120         116      7.130%      7.088%       0    Actual/360     $21,199

109        Fisherman's Cove RV Park            357        60          57       7.040%      6.998%       0    Actual/360     $20,875

114        Highland Park & North Forsyth       356        120         116      7.350%      7.308%       0    Actual/360     $19,594

116        Sun Meadows Mobile Home Park        357        120         117      7.330%      7.288%       0    Actual/360     $18,565

117        Colony Courts Apartments            357        120         117      6.720%      6.678%       0    Actual/360     $16,165

121        Belgrade Shopping Center            296        120         116      7.620%      7.578%       0    Actual/360     $17,774

122        Hunterwood Depot Portfolio          359        120         119      6.500%      6.458%       0    Actual/360     $14,696

124        Stonekey Apartments                 298        120         118      6.750%      6.708%       0    Actual/360     $15,269

125        Rancho North Apartments             355        120         115      7.620%      7.578%       0    Actual/360     $15,422

126        Capital Square Shopping Center      358        120         118      7.500%      7.458%       0    Actual/360     $14,684

127        French Quarter Apartments           356        120         116      7.530%      7.488%       0    Actual/360     $14,025

128        Lake Christine Apartments           299        120         119      6.850%      6.808%       0    Actual/360     $13,596

129        Pebble Springs Plaza                357        120         117      7.800%      7.758%       0    Actual/360     $12,958

130        Heritage Apartments                 296        120         116      7.550%      7.508%       0    Actual/360     $11,876

131        Naismith Place Apartments           355        120         115      7.560%      7.518%       0    Actual/360     $11,183

132        The Concourse Building              358        120         118      7.580%      7.538%       0    Actual/360     $11,099

133        2121 Bert Kouns Self Storage        295        60          55       7.940%      7.898%       0    Actual/360     $11,710

134        Morgan MHP Portfolio                238        120         118      7.460%      7.418%       0    Actual/360     $12,128

135        Deer Run I & II Apartments          357        120         117      7.450%      7.408%       0    Actual/360     $10,437

136        Lafayette Square Townhomes          357        120         117      7.120%      7.078%       0    Actual/360     $9,858

137        Springwood Villas Apartments        355        120         115      7.680%      7.638%       0    Actual/360     $9,962

138        Pine Hollow Apartments              298        120         118      6.750%      6.708%       0    Actual/360     $9,327

139        Ellsworth Court Apartments          239        120         119      6.750%      6.708%       0    Actual/360     $9,695

140        Villa De Flores Apartment Complex   357        60          57       7.100%      7.058%       0    Actual/360     $8,232

141        Excelsior Manor Mobile Home Park    299        120         119      6.750%      6.708%       0    Actual/360     $8,291

142        Barksdale Self Storage              297        60          57       7.580%      7.538%       0    Actual/360     $8,819

143        Lorimier/Universal Apartments       356        120         116      7.630%      7.588%       0    Actual/360     $8,356

144        Tuckaway Manor Mobile Home Park     355        120         115      7.270%      7.228%       0    Actual/360     $7,860

145        Prairie Oaks Apartments             296        120         116      7.790%      7.748%       0    Actual/360     $8,338

146        InSite Forsyth                      357        120         117      7.800%      7.758%       0    Actual/360     $7,559

147        Watertown Professional Buildings    358        120         118      7.120%      7.078%       0    Actual/360     $6,969

148        Boca Industrial                     236        120         116      8.090%      8.048%       0    Actual/360     $8,656

149        Prospect Gardens                    299        120         119      7.250%      7.208%       0    Actual/360     $7,228

150        Henry-Lenox Apartments              356        120         116      7.290%      7.248%       0    Actual/360      $6,849

151        Seaborn Woods Apartments            355        120         115      7.520%      7.478%       0    Actual/360      $6,095

152        Ridglea Square Apartments           346        120         106      7.800%      7.758%       0    Actual/360      $6,299

153        J.B. Executive Center               358        120         118      7.290%      7.248%       0    Actual/360      $5,890

154        Apple Run Apartments                357        120         117      7.420%      7.378%       0    Actual/360      $5,862

155        Worthington Manor Apartments        296        120         116      7.840%      7.798%       0    Actual/360      $5,481

156        1132 Willow Avenue                  296        120         116      8.420%      8.378%       0    Actual/360      $4,199
</Table>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               COLUMN COLLATERAL

<Table>
<Caption>
                                                                                                                         SERVICING
                                             FIRST                                                                       AND
                                             PAYMENT    MATURITY                                 DEFEASANCE              TRUSTEE
# CROSSEDPROPERTY NAME                       DATE       DATE           ARD         DEFEASANCE    PROVISION               FEES
------------------------------------------------------------------------------------------------------------------------------------
<S>      <C>                                 <C>        <C>            <C>         <C>           <C>                     <C>
1        Crystal Mall                        10/11/2002 9/11/2032      9/11/2012    Yes          Lock/25_Def/91_0%/4     0.0418%

2        Arbor Place Mall                    8/11/2002  7/11/2012      N/A          Yes          Lock/35_Def/78_0%/7     0.0418%

4        1650 Arch Street                    9/11/2002  8/11/2012      N/A          Yes          Lock/26_Def/90_0%/4     0.0418%

5        Old Hickory Mall                    8/11/2002  7/11/2012      N/A          Yes          Lock/35_Def/78_0%/7     0.0418%

7        McDonald Investment Center          9/11/2002  8/11/2012      N/A          Yes          Lock/26_Def/90_0%/4     0.0418%

8        Creeks at Virginia Center           9/11/2002  8/11/2032      8/11/2012    Yes          Lock/26_Def/90_0%/4     0.0418%

9        2401 Elliott Avenue                 12/11/2000 11/11/2030     11/11/2010   Yes          Lock/47_Def/69_0%/4     0.0418%

10       15 Cliff Street                     7/11/2002  6/11/2012      N/A          Yes          Lock/28_Def/85_0%/7     0.0418%

12       Forum at Gateways                   7/11/2002  6/11/2012      N/A          Yes          Lock/28_Def/89_0%/3     0.0418%

13       Wells Fargo Bank Tower              7/11/2002  6/11/2032      6/11/2012    Yes          Lock/28_Def/89_0%/3     0.0418%

18       Pennswood Apartments and Townhomes  7/11/2002  6/11/2012      N/A          Yes          Lock/28_Def/89_0%/3     0.0518%

19       West Isle Club Apartments           8/11/2002  7/11/2012      N/A          Yes          Lock/27_Def/90_0%/3     0.0418%

20       Williamsburg Crossing               10/4/2002  9/4/2012       N/A          Yes          Lock/25_Def/92_0%/3     0.0418%

21       Camden Park Shopping Center         6/11/2002  5/11/2012      N/A          Yes          Lock/29_Def/88_0%/3     0.0718%

22       823 Congress                        2/11/2002  1/11/2012      N/A          Yes          Lock/33_Def/84_0%/3     0.0418%

26       Country Inn & Suites - Brookfield   9/11/2002  8/11/2012      N/A          Yes          Lock/26_Def/88_0%/6     0.0418%

28       Riverlake Apartments                9/11/2002  8/11/2012      N/A          Yes          Lock/26_Def/91_0%/3     0.0418%

30       Capital Towers                      9/11/2002  8/11/2012      N/A          Yes          Lock/26_Def/91_0%/3     0.0418%

31       Shaw's Plaza Shopping Center       9/11/2002   8/11/2012      N/A          Yes          Lock/26_Def/91_0%/3     0.0418%

32       20001 Euclid Avenue                6/11/2001   5/11/2026      5/11/2011    Yes          Lock/41_Def/77_0%/2     0.0418%

39       Concepts Direct, Inc. Headquarters 1/1/2001    12/1/2010      N/A          Yes          Lock/46_Def/68_0%/6     0.0418%

42       Kirk-Stieff Office Building        5/11/2002   4/11/2012      N/A          Yes          Lock/30_Def/87_0%/3     0.0418%

43       St. Charles Place Apartments       8/11/2002   7/11/2007      N/A          Yes          Lock/27_Def/27_0%/6     0.0418%

45       Ridgeview Plaza                    6/11/2002   5/11/2012      N/A          Yes          Lock/29_Def/88_0%/3     0.0418%

51       Two South Orange Office            7/11/2002   6/11/2012      N/A          Yes          Lock/28_Def/89_0%/3     0.0718%

55       Eagles Pointe Apartments           7/11/2002   6/11/2012      N/A          Yes          Lock/28_Def/89_0%/3     0.0418%

56       1400 Crescent                      7/11/2002   6/11/2012      N/A          Yes          Lock/28_Def/89_0%/3     0.0418%

58       Hobson Medical Building            7/11/2002   6/11/2012      N/A          Yes          Lock/28_Def/89_0%/3     0.0418%

59       11999 Katy Freeway                 6/11/2002   5/11/2012      N/A          Yes          Lock/29_Def/88_0%/3     0.0418%

60       Cypresswood Commons Shopping       8/11/2002   7/11/2012      N/A          Yes          Lock/27_Def/90_0%/3     0.0418%
            Center
62       Brookford Place Apartments         7/11/2002   6/11/2012      N/A          Yes          Lock/28_Def/89_0%/3     0.0418%

63       Cedar Ridge Townhomes              8/11/2002   7/11/2007      N/A          Yes          Lock/27_Def/27_0%/6     0.0418%

64       Britain Towne Apartments           7/11/2002   6/11/2012      N/A          Yes          Lock/28_Def/89_0%/3     0.0418%

65       Oak Trails Apartments              7/11/2002   6/11/2012      N/A          Yes          Lock/28_Def/86_0%/6     0.0418%

66       Park Tower at Hilldale Apartments  8/11/2002   7/11/2012      N/A          Yes          Lock/27_Def/90_0%/3     0.0418%

67       Briarwood Apartments               9/11/2002   8/11/2012      N/A          Yes          Lock/26_Def/91_0%/3     0.0418%

68       Embassy House Apartments           8/11/2002   7/11/2012      N/A          Yes          Lock/27_Def/87_0%/6     0.0418%

70       Larpenteur Manor Apartments        9/11/2002   8/11/2012      N/A          Yes          Lock/26_Def/91_0%/3     0.0718%

77       Ripon Town Square Shopping Center   12/11/2001 11/11/2031     11/11/2011   Yes          Lock/35_Def/82_0%/3     0.0418%

79       Normandy Apartments - Oklahoma      8/11/2002  7/11/2012      N/A          Yes          Lock/27_Def/87_0%/6     0.0418%

82       Tahiti Garden Apartments            7/11/2002  6/11/2012      N/A          Yes          Lock/28_Def/89_0%/3     0.0418%

84       Porterwood Apartments               7/11/2002  6/11/2007      N/A          Yes          Lock/28_Def/26_0%/6     0.0418%

85  (B)  Bethany Villa Mobile Home Park      5/11/2002  4/11/2012      N/A          Yes          Lock/30_Def/84_0%/6     0.0418%

86  (B)  Sun & Sand Mobile Home Park         5/11/2002  4/11/2012      N/A          Yes          Lock/30_Def/84_0%/6     0.0418%

88       Lee's Landing Apartments            8/11/2002  7/11/2012      N/A          Yes          Lock/27_Def/90_0%/3     0.0418%

91       West Park Apartments                10/11/2001 9/11/2011      N/A          Yes          Lock/37_Def/80_0%/3     0.0418%

93       Oakwood Apartments                  8/11/2002  7/11/2012      N/A          N/A          N/A                     0.0418%

94       Colony Apartments                   7/11/2002  6/11/2007      N/A          Yes          Lock/28_Def/26_0%/6     0.0418%

95       Stone Hollow Apartments             7/11/2002  6/11/2007      N/A          Yes          Lock/28_Def/26_0%/6     0.0418%

102      Wimbledon Apartments                7/11/2002  6/11/2012      N/A          Yes          Lock/28_Def/89_0%/3     0.0718%

103      Crystal Shores Apartments           9/11/2002  8/11/2012      N/A          Yes          Lock/26_Def/91_0%/3     0.0418%

104      Hillside East Apartments            9/11/2002  8/11/2012      N/A          Yes          Lock/26_Def/91_0%/3     0.0718%

105      Oyster Point Plaza Shopping Center  8/11/2002  7/11/2012      N/A          Yes          Lock/27_Def/87_0%/6     0.0418%

108      Bloomington Apartment Portfolio     7/11/2002  6/11/2012      N/A          Yes          Lock/28_Def/89_0%/3     0.0418%

109      Fisherman's Cove RV Park            8/11/2002  7/11/2007      N/A          Yes          Lock/27_Def/30_0%/3     0.0418%

114      Highland Park & North Forsyth       7/11/2002  6/11/2012      N/A          Yes          Lock/28_Def/86_0%/6     0.0418%

116      Sun Meadows Mobile Home Park        8/11/2002  7/11/2012      N/A          Yes          Lock/27_Def/87_0%/6     0.0418%

117      Colony Courts Apartments            8/11/2002  7/11/2012      N/A          Yes          Lock/27_Def/90_0%/3     0.0418%

121      Belgrade Shopping Center            7/11/2002  6/11/2012      N/A          Yes          Lock/28_Def/86_0%/6     0.0418%

122      Hunterwood Depot Portfolio          10/11/2002 9/11/2012      N/A          Yes          Lock/25_Def/92_0%/3     0.0418%

124      Stonekey Apartments                 9/11/2002  8/11/2012      N/A          Yes          Lock/26_Def/91_0%/3     0.0418%

125      Rancho North Apartments             6/11/2002  5/11/2012      N/A          Yes          Lock/29_Def/85_0%/6     0.0418%

126      Capital Square Shopping Center      9/11/2002  8/11/2012       N/A         Yes          Lock/26_Def/91_0%/3     0.0418%

127      French Quarter Apartments           7/11/2002  6/11/2012       N/A         Yes          Lock/28_Def/89_0%/3     0.0418%

128      Lake Christine Apartments           10/11/200  9/11/2012       N/A         Yes          Lock/25_Def/89_0%/6     0.0418%

129      Pebble Springs Plaza                8/11/2002  7/11/2012       N/A         Yes          Lock/27_Def/87_0%/6     0.0418%

130      Heritage Apartments                 7/11/2002  6/11/2012       N/A         Yes          Lock/28_Def/86_0%/6     0.0418%

131      Naismith Place Apartments           6/11/2002  5/11/2012       N/A         Yes          Lock/29_Def/85_0%/6     0.0418%

132      The Concourse Building              9/11/2002  8/11/2012       N/A         Yes          Lock/26_Def/88_0%/6     0.0418%

133      2121 Bert Kouns Self Storage        6/11/2002  5/11/2007       N/A         Yes          Lock/29_Def/25_0%/6     0.0418%

134      Morgan MHP Portfolio                9/11/2002  8/11/2012       N/A         Yes          Lock/26_Def/88_0%/6     0.0418%

135      Deer Run I & II Apartments          8/11/2002  7/11/2012       N/A         Yes          Lock/27_Def/87_0%/6     0.0418%

136      Lafayette Square Townhomes          8/11/2002  7/11/2012       N/A         Yes          Lock/27_Def/87_0%/6     0.0418%

137      Springwood Villas Apartments        6/11/2002  5/11/2012       N/A         N/A          N/A                     0.0418%

138      Pine Hollow Apartments              9/11/2002  8/11/2012       N/A         Yes          Lock/26_Def/88_0%/6     0.0418%

139      Ellsworth Court Apartments          10/11/200  9/11/2012       N/A         Yes          Lock/25_Def/89_0%/6     0.0418%

140      Villa De Flores Apartment Complex   8/11/2002  7/11/2007       N/A         Yes          Lock/27_Def/27_0%/6     0.0418%

141      Excelsior Manor Mobile Home Park    10/11/200  9/11/2012       N/A         Yes          Lock/25_Def/89_0%/6     0.0418%

142      Barksdale Self Storage              8/11/2002  7/11/2007       N/A         Yes          Lock/27_Def/27_0%/6     0.0418%

143      Lorimier/Universal Apartments       7/11/2002  6/11/2012       N/A         Yes          Lock/28_Def/86_0%/6     0.0418%

144      Tuckaway Manor Mobile Home Park     6/11/2002  5/11/2012       N/A         Yes          Lock/29_Def/88_0%/3     0.0418%

145      Prairie Oaks Apartments             7/11/2002  6/11/2012       N/A         Yes          Lock/28_Def/86_0%/6     0.0418%

146      InSite Forsyth                      8/11/2002  7/11/2012       N/A         Yes          Lock/27_Def/87_0%/6     0.0418%

147      Watertown Professional Buildings    9/11/2002  8/11/2012       N/A         Yes          Lock/26_Def/88_0%/6     0.0418%

148      Boca Industrial                     7/11/2002  6/11/2012       N/A         Yes          Lock/28_Def/86_0%/6     0.0418%

149      Prospect Gardens                    10/11/200  9/11/2012       N/A         Yes          Lock/25_Def/89_0%/6     0.0418%

150      Henry-Lenox Apartments              7/11/2002  6/11/2012       N/A         Yes          Lock/28_Def/86_0%/6     0.0418%

151      Seaborn Woods Apartments            6/11/2002  5/11/2012       N/A         Yes          Lock/29_Def/85_0%/6     0.0418%

152      Ridglea Square Apartments           9/11/2001  8/11/2011       N/A         Yes          Lock/38_Def/76_0%/6     0.0418%

153      J.B. Executive Center               9/11/2002  8/11/2012       N/A         Yes          Lock/26_Def/88_0%/6     0.0418%

154      Apple Run Apartments                8/11/2002  7/11/2012       N/A         Yes          Lock/27_Def/87_0%/6     0.0418%

155      Worthington Manor Apartments        7/11/2002  6/11/2012       N/A         Yes          Lock/28_Def/86_0%/6     0.0418%

156      1132 Willow Avenue                  7/11/2002  6/11/2012       N/A         Yes          Lock/28_Def/86_0%/6     0.0418%
</Table>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               COLUMN COLLATERAL

<Table>
<Caption>
                                                                           Contractual
                                                            Engineering    Recurring        LC & TI          Contractual  Tax &
                                             Earthquake     Reserve at     Replacement      Reserve at       Recurring    Insurance
# Crossed   Property Name                    Insurance      Origination    Reserve/FF&E     Origination      LC&TI        Escrows
-----------------------------------------------------------------------------------------------------------------------------------
<S>         <C>                              <C>            <C>            <C>              <C>              <C>          <C>
1           Crystal Mall                        N/A         $0             $0               $0               $0           None

2           Arbor Place                         N/A         $0             $94,500          $0               $0           Both
            Mall

4           1650 Arch                           N/A         $1,875         $117,421         $0               $6,250       Both
            Street

5           Old Hickory                         N/A         $0             $79,445          $0               $0           Both
            Mall

7           McDonald Investment Center          N/A         $0             $107,896         $0               $6,250       Both

8           Creeks at                           N/A         $531           $37,824          $0               $4,419       Both
            Virginia Center

9           2401 Elliott                        N/A         $0             $26,640          $3,797,078       $0           Both
            Avenue

10          15 Cliff Street                     N/A         $0             $39,000          $0               $0           Both

12          Forum at                            N/A         $0             $36,804          $0               $6,330       Both
            Gateways

13          Wells Fargo                         No          $1,563         $43,032          $160,336         $14,500      Both
            Bank Tower

18          Pennswood Apartments and Townhomes  N/A         $43,750        $172,020         $0               $0           Both

19          West Isle Club Apartments           N/A         $0             $38,400          $0               $0           Both

20          Williamsburg                        N/A         $21,063        $0               $0               $0           Both
            Crossing

21          Camden Park Shopping Center         No          $0             $12,700          $0               $5,417       Both

22          823 Congress                        N/A         $56,250        $0               $0               $22,150      Both

26          Country Inn & Suites - Brookfield   N/A         $0             4.0%             $0               $0           Both

28          Riverlake Apartments                N/A         $0             $55,600          $0               $0           Both

30          Capital Towers                      N/A         $0             $0               $0               $12,500      Both

31          Shaw's Plaza Shopping Center        N/A         $0             $10,976          $0               $0           Both

32          20001 Euclid Avenue                 N/A         $121,750       $134,354         $0               $7,917       Both

39          Concepts Direct, Inc. Headquarters  N/A         $0             $0               $0               $0           Both

42          Kirk-Stieff Office Building         N/A         $0             $0               $0               $0           Both

43          St. Charles Place Apartments        N/A         $63,375        $56,500          $0               $0           Both

45          Ridgeview Plaza                     N/A         $0             $13,173          $0               $0           Both

51          Two South Orange Office             N/A         $0             $0               $0               $4,165       Both

55          Eagles Pointe Apartments            N/A         $312           $81,000          $0               $0           Both

56          1400 Crescent                       N/A         $0             $0               $0               $3,333       Both

58          Hobson Medical Building             N/A         $8,812         $0               $37,500          $0           Both

59          11999 Katy Freeway                  N/A         $0             $15,856          $0               $8,809       Both

60          Cypresswood Commons Shopping Center N/A         $0             $0               $0               $700         Both

62          Brookford Place Apartments          N/A         $0             $27,000          $0               $0           Both

63          Cedar Ridge Townhomes               N/A         $126,388       $30,250          $0               $0           Both

64          Britain Towne Apartments            N/A         $70,925        $42,000          $0               $0           Both

65          Oak Trails Apartments               N/A         $9,500         $62,000          $0               $0           Both

66          Park Tower at Hilldale Apartments   N/A         $44,531        $34,752          $0               $0           Both

67          Briarwood Apartments                N/A         $110,243       $34,000          $0               $0           Both

68          Embassy House Apartments            N/A         $1,562         $44,000          $0               $0           Both

70          Larpenteur Manor Apartments         N/A         $0             $0               $0               $0           Both

77          Ripon Town Square Shopping Center   No          $80,000        $10,671          $0               $2,500       Both

79          Normandy Apartments - Oklahoma      N/A         $128,038       $52,000          $0               $0           Both

82          Tahiti Garden Apartments            N/A         $5,000         $28,000          $0               $0           Both

84          Porterwood Apartments               N/A         $57,750        $34,000          $0               $0           Both

85    (B)   Bethany Villa Mobile Home Park      N/A         $11,375        $4,950           $0               $0           Both

86    (B)   Sun & Sand Mobile Home Park         N/A         $25,500        $5,200           $0               $0           Both

88          Lee's Landing Apartments            N/A         $4,369         $34,000          $0               $0           Both

91          West Park Apartments                N/A         $28,825        $46,500          $0               $0           Both

93          Oakwood Apartments                  N/A         $135,125       $62,880          $0               $0           Both

94          Colony Apartments                   N/A         $34,687        $32,000          $0               $0           Both

95          Stone Hollow Apartments             N/A         $3,750         $28,000          $0               $0           Both

102         Wimbledon Apartments                N/A         $0             $18,000          $0               $0           Both

103         Crystal Shores Apartments           N/A         $37,835        $28,752          $0               $0           Both

104         Hillside East Apartments            N/A         $0             $0               $0               $0           Both

105         Oyster Point Plaza Shopping Center  N/A         $71,623        $0               $0               $0           Both

108         Bloomington Apartment Portfolio     N/A         $37,488        $30,756          $0               $0           Both

109         Fisherman's Cove RV Park            N/A         $0             $0               $0               $0           Both

114         Highland Park & North Forsyth       N/A         $49,000        $9,200           $0               $0           Both

116         Sun Meadows Mobile Home Park        N/A         $16,000        $7,250           $0               $0           Both

117         Colony Courts Apartments            N/A         $38,375        $27,750          $0               $0           Both

121         Belgrade Shopping Center            N/A         $0             $0               $80,000          $2,200       Both

122         Hunterwood Depot Portfolio          N/A         $5,868         $27,000          $0               $0           Both

124         Stonekey Apartments                 N/A         $75,000        $51,000          $0               $0           Both

125         Rancho North Apartments             N/A         $34,194        $25,000          $0               $0           Both

126         Capital Square Shopping Center      N/A         $7,500         $0               $0               $2,500       Both

127         French Quarter Apartments           N/A         $105,081       $70,000          $0               $0           Both

128         Lake Christine Apartments           N/A         $2,500         $13,500          $0               $0           Both

129         Pebble Springs Plaza                N/A         $38,500        $0               $0               $0           Both

130         Heritage Apartments                 N/A         $41,437        $22,000          $0               $0           Both

131         Naismith Place Apartments           N/A         $20,856        $14,400          $0               $0           Both

132         The Concourse Building              No          $5,781         $0               $0               $0           Both

133         2121 Bert Kouns Self Storage        N/A         $625           $0               $0               $0           Both

134         Morgan MHP Portfolio                N/A         $21,563        $6,050           $0               $0           Both

135         Deer Run I & II Apartments          N/A         $16,250        $14,000          $0               $0           Both

136         Lafayette Square Townhomes          N/A         $7,375         $11,250          $0               $0           Both

137         Springwood Villas Apartments        N/A         $67,875        $16,000          $0               $0           Both

138         Pine Hollow Apartments              N/A         $10,337        $18,000          $0               $0           Both

139         Ellsworth Court Apartments          N/A         $4,938         $11,750          $0               $0           Both

140         Villa De Flores Apartment Complex   N/A         $3,113         $0               $0               $0           Both

141         Excelsior Manor Mobile Home Park    N/A         $34,125        $4,600           $0               $0           Both

142         Barksdale Self Storage              N/A         $0             $0               $0               $0           Both

143         Lorimier/Universal Apartments       N/A         $47,469        $13,975          $0               $0           Both

144         Tuckaway Manor Mobile Home Park     N/A         $0             $0               $0               $0           Both

145         Prairie Oaks Apartments             N/A         $13,750        $11,088          $0               $0           Both

146         InSite Forsyth                      N/A         $1,250         $0               $21,060          $0           Both

147         Watertown Professional Buildings    N/A         $7,625         $0               $0               $0           Both

148         Boca Industrial                     N/A         $9,375         $0               $0               $0           Both

149         Prospect Gardens                    N/A         $13,125        $9,648           $0               $0           Both

150         Henry-Lenox Apartments              N/A         $0             $5,000           $0               $0           Both

151         Seaborn Woods Apartments            N/A         $2,500         $7,104           $0               $0           Both

152         Ridglea Square Apartments           N/A         $12,250        $16,416          $0               $0           Both

153         J.B. Executive Center               N/A         $5,794         $0               $30,000          $2,500       Both

154         Apple Run Apartments                N/A         $33,063        $9,750           $0               $0           Both

155         Worthington Manor Apartments        N/A         $500           $13,104          $0               $0           Both

156         1132 Willow Avenue                  N/A         $9,219         $1,750           $0               $0           Both
</Table>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               COLUMN COLLATERAL

<Table>
<Caption>
                                                                                          Letter
                                                   Environmental         Letter of        of Credit
# Crossed      Property Name                       Insurance             Credit           Description
-----------------------------------------------------------------------------------------------------

<S>            <C>                                 <C>                   <C>              <C>
1              Crystal Mall                        No                    $0               N/A

2              Arbor Place                         No                    $0               N/A
               Mall

4              1650 Arch                           No                    $0               N/A
               Street

5              Old Hickory                         No                    $150,000         Required Repair Letter of Credit
               Mall

7              McDonald Investment Center          No                    $293,750         Required Repair Letter of Credit

8              Creeks at                           No                    $2,000,000       Lease-up Letter of
               Virginia Center                                                            Credit

9              2401 Elliott                        No                    $7,300,000       Tenant security deposit under lease
               Avenue

10             15 Cliff Street                     No                    $0               N/A

12             Forum at                            No                    $0               N/A
               Gateways

13             Wells Fargo                         No                    $0               N/A
               Bank Tower

18             Pennswood Apartments and Townhomes  No                    $0               N/A

19             West Isle Club Apartments           No                    $0               N/A

20             Williamsburg                        No                    $368,000         Initial Replacement Reserve LOC ($68,000)
               Crossing                                                                    and TI/LC LOC ($300,000)

21             Camden Park Shopping Center         No                    $0               N/A

22             823 Congress                        No                    $0               N/A

26             Country Inn & Suites - Brookfield   No                    $0               N/A

28             Riverlake Apartments                No                    $0               N/A

30             Capital Towers                      No                    $0               N/A

31             Shaw's Plaza Shopping Center        Yes                   $0               N/A

32             20001 Euclid Avenue                 No                    $0               N/A

39             Concepts Direct, Inc. Headquarters  No                    $1,000,000       Additional security for Note

42             Kirk-Stieff Office Building         No                    $0               N/A

43             St. Charles Place Apartments        No                    $0               N/A

45             Ridgeview Plaza                     No                    $0               N/A

51             Two South Orange Office             No                    $0               N/A

55             Eagles Pointe Apartments            No                    $133,000         Letter of Credit to provide security
                                                                                          against debt service shortfalls during
                                                                                          summer months

56             1400 Crescent                       No                    $0               N/A

58             Hobson Medical Building             No                    $0               N/A

59             11999 Katy Freeway                  No                    $0               N/A

60             Cypresswood Commons Shopping Center No                    $0               N/A

62             Brookford Place Apartments          No                    $0               N/A

63             Cedar Ridge Townhomes               No                    $0               N/A

64             Britain Towne Apartments            No                    $0               N/A

65             Oak Trails Apartments               No                    $0               N/A

66             Park Tower at Hilldale Apartments   No                    $0               N/A

67             Briarwood Apartments                No                    $0               N/A

68             Embassy House Apartments           No                      $0               N/A

70             Larpenteur Manor Apartments        No                      $0               N/A

77             Ripon Town Square Shopping Center   No                    $0               N/A

79             Normandy Apartments - Oklahoma      No                    $0               N/A

82             Tahiti Garden Apartments            No                    $0               N/A

84             Porterwood Apartments               No                    $0               N/A

85       (B)   Bethany Villa Mobile Home Park      Yes                   $0               N/A

86       (B)   Sun & Sand Mobile Home Park         Yes                   $0               N/A

88             Lee's Landing Apartments            No                    $0               N/A

91             West Park Apartments                No                    $0               N/A

93             Oakwood Apartments                  Yes                   $0               N/A

94             Colony Apartments                   No                    $0               N/A

95             Stone Hollow Apartments             No                    $0               N/A

102            Wimbledon Apartments                No                    $0               N/A

103            Crystal Shores Apartments           No                    $0               N/A

104            Hillside East Apartments            No                    $0               N/A

105            Oyster Point Plaza Shopping Center  Yes                   $0               N/A

108            Bloomington Apartment Portfolio     No                    $0               N/A

109            Fisherman's Cove RV Park            No                    $0               N/A

114            Highland Park & North Forsyth       Yes                   $0               N/A

116            Sun Meadows Mobile Home Park        Yes                   $0               N/A

117            Colony Courts Apartments            No                    $0               N/A

121            Belgrade Shopping Center            Yes                   $0               N/A

122            Hunterwood Depot Portfolio          No                    $0               N/A

124            Stonekey Apartments                 No                    $0               N/A

125            Rancho North Apartments             Yes                   $0               N/A

126            Capital Square Shopping Center      No                    $0               N/A

127            French Quarter Apartments           No                    $0               N/A

128            Lake Christine Apartments           Yes                   $0               N/A

129            Pebble Springs Plaza                Yes                   $0               N/A

130            Heritage Apartments                 Yes                   $0               N/A

131            Naismith Place Apartments           Yes                   $0               N/A

132            The Concourse Building              Yes                   $0               N/A

133            2121 Bert Kouns Self Storage        Yes                   $0               N/A

134            Morgan MHP Portfolio                Yes                   $0               N/A

135            Deer Run I & II Apartments          Yes                   $0               N/A

136            Lafayette Square Townhomes          Yes                   $0               N/A

137            Springwood Villas Apartments        Yes                   $0               N/A

138            Pine Hollow Apartments              Yes                   $0               N/A

139            Ellsworth Court Apartments          Yes                   $0               N/A

140            Villa De Flores Apartment Complex   Yes                   $0               N/A

141            Excelsior Manor Mobile Home Park    Yes                   $0               N/A

142            Barksdale Self Storage              Yes                   $0               N/A

143            Lorimier/Universal Apartments       Yes                   $0               N/A

144            Tuckaway Manor Mobile Home Park     No                    $0               N/A

145            Prairie Oaks Apartments             Yes                   $0               N/A

146            InSite Forsyth                      Yes                   $0               N/A

147            Watertown Professional Buildings    Yes                   $0               N/A

148            Boca Industrial                     Yes                   $0               N/A

149            Prospect Gardens                    Yes                   $0               N/A

150            Henry-Lenox Apartments              Yes                   $0               N/A

151            Seaborn Woods Apartments            Yes                   $0               N/A

152            Ridglea Square Apartments           Yes                   $0               N/A

153            J.B. Executive Center               Yes                   $0               N/A

154            Apple Run Apartments                Yes                   $0               N/A

155            Worthington Manor Apartments        Yes                   $0               N/A

156            1132 Willow Avenue                  Yes                   $0               N/A
</Table>

<Page>

                                   EXHIBIT B-2

                       SCHEDULE OF KEYBANK MORTGAGE LOANS

                             [See Attached Schedule]

                                      B-2-1

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               KEYBANK COLLATERAL

<Table>
<Caption>

                                                                                                                   Zip
  #    Crossed           Property Name                          Address                      City         State    Code
---------------------------------------------------------------------------------------------------------------------------
<S>              <C>                                  <C>                                 <C>              <C>    <C>
  3              SummitWoods Crossing                 Interstate 470 and Highway 50       Lee's Summit     MO     64063
  11             The Village at Chandler Crossings    3839 Hunsaker Street                East Lansing     MI     48823
  14             Union Landing Shopping Center        I-880 and Alvarado-Niles Road       Union City       CA     94587
  16             Cedar Hill Crossing                  424 Highway 67 North                Cedar Hill       TX     75105
  17             Clearwater Springs Shopping Center   82nd Street and Allisonville Road   Indianapolis     IN     46250
  37             Willowbrook Business Center          8280 Willow Place Drive             Houston          TX     77070
  38             Best Buy - West Paterson, NJ         30 Andrews Drive                    West Paterson    NJ     07424
  40             Allenmore Medical Plaza              2202 South Cedar Street             Tacoma           WA     98405
  41             Greens Crossing Business Center      835-855 Greens Parkway              Houston          TX     77067

  48             Mayfair Apartments                   3331 Broad Street                   Columbus         OH     43213
  50             Basswood Manor Apartments            1020 Fox Avenue                     Lewisville       TX     75067
  61             Best Buy - Sandy, UT                 11353 South State Street            Sandy            UT     84070
  69             Metrocrest Village Apartments        1515 Metrocrest Drive               Carrollton       TX     75006
  72             Spruce Square Apartments             442 South St. Augustine Road        Dallas           TX     75217
  76             Arbor Park Office Center             4918-4990 Clark Road                Pittsfield       MI     48108
  78             Manitou Woods Townhomes              2477 Manitou Drive                  Traverse City    MI     49686
  81             Andover Park Apartments              831 Cleveland Street                Greenville       SC     29601
  89             Walgreens - Wynnton Road             2510 Wynnton Road                   Columbus         GA     31906
  96             Walgreens - Memphis                  5900 Knight Arnold Road             Memphis          TN     38118
 101             Walgreens - Buena Vista Road         4808 Buena Vista Road               Columbus         GA     31906
 110             Meadowood Apartments                 2100 Thicket Place                  Huntsville       AL     35803
 119             Prairie Ridge Apartments             313 Freetown Road                   Grand Prairie    TX     75051
 123             Old Oak Trails Estates               1661 North Old Oak Trail            Sanford          MI     48657

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               KEYBANK COLLATERAL

<Caption>

                                                       Mortgage   Units/Square    Mortgage       Original      Cut-off      Fee/
  #    Crossed           Property Name                Originator      Feet       Loan Seller     Balance       Balance    Leasehold
-----------------------------------------------------------------------------------------------------------------------------------
<S>              <C>                                   <C>          <C>            <C>         <C>           <C>             <C>
  3              SummitWoods Crossing                  KeyBank      409,607        KeyBank     $48,000,000   $48,000,000     Fee
  11             The Village at Chandler Crossings     KeyBank          252        KeyBank     $23,000,000   $23,000,000     Fee
  14             Union Landing Shopping Center         KeyBank      246,682        KeyBank     $19,200,000   $19,183,011     Fee
  16             Cedar Hill Crossing                   KeyBank      187,787        KeyBank     $17,700,000   $17,673,415     Fee
  17             Clearwater Springs Shopping Center    KeyBank      131,992        KeyBank     $16,880,000   $16,880,000     Fee
  37             Willowbrook Business Center           KeyBank      198,790        KeyBank      $8,600,000    $8,592,725     Fee
  38             Best Buy - West Paterson, NJ          KeyBank       45,000        KeyBank      $8,500,000    $8,500,000     Fee
  40             Allenmore Medical Plaza               KeyBank       49,866        KeyBank      $7,725,000    $7,725,000     Fee
  41             Greens Crossing Business Center       KeyBank      199,811        KeyBank      $7,500,000    $7,500,000     Fee

  48             Mayfair Apartments                    KeyBank          440        KeyBank      $6,500,000    $6,488,895     Fee
  50             Basswood Manor Apartments             KeyBank          212        KeyBank      $6,380,000    $6,374,119     Fee
  61             Best Buy - Sandy, UT                  KeyBank       30,000        KeyBank      $4,925,000    $4,921,396     Fee
  69             Metrocrest Village Apartments         KeyBank          143        KeyBank      $4,640,000    $4,633,706     Fee
  72             Spruce Square Apartments              KeyBank          160        KeyBank      $4,300,000    $4,294,168     Fee
  76             Arbor Park Office Center              KeyBank       48,913        KeyBank      $4,100,000    $4,100,000     Fee
  78             Manitou Woods Townhomes               KeyBank           99        KeyBank      $4,050,000    $4,046,513     Fee
  81             Andover Park Apartments               KeyBank          215        KeyBank      $3,950,000    $3,890,423     Fee
  89             Walgreens - Wynnton Road              KeyBank       15,120        KeyBank      $3,575,000    $3,569,971     Fee
  96             Walgreens - Memphis                   KeyBank       14,490        KeyBank      $3,325,000    $3,322,137     Fee
 101             Walgreens - Buena Vista Road          KeyBank       14,490        KeyBank      $3,245,000    $3,240,435     Fee
 110             Meadowood Apartments                  KeyBank          124        KeyBank      $3,120,000    $3,114,791     Fee
 119             Prairie Ridge Apartments              KeyBank          100        KeyBank      $2,400,000    $2,396,745     Fee
 123             Old Oak Trails Estates                KeyBank          146        KeyBank      $2,310,000    $2,304,284     Fee

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               KEYBANK COLLATERAL

<Caption>
                                                         Initial
                                                        Interest   Orig    Rem.       Orig       Rem.                    Net
                                                          Only     Amort.  Amort.    Term to    Term to     Mortgage   Mortgage
  #    Crossed           Property Name                    Term     Term    Term      Maturity   Maturity      Rate       Rate
---------------------------------------------------------------------------------------------------------------------------------
<S>              <C>                                      <C>       <C>     <C>        <C>        <C>        <C>        <C>
  3              SummitWoods Crossing                      12       348     348        120        118        6.810%     6.758%
  11             The Village at Chandler Crossings         12       360     360        120        120        6.000%     5.948%
  14             Union Landing Shopping Center              0       360     359        120        119        6.610%     6.558%
  16             Cedar Hill Crossing                        0       360     358        120        118        6.850%     6.748%
  17             Clearwater Springs Shopping Center         0       360     360        120        120        6.625%     6.573%
  37             Willowbrook Business Center                0       360     359        120        119        6.840%     6.738%
  38             Best Buy - West Paterson, NJ               0       360     360        120        120        6.750%     6.698%
  40             Allenmore Medical Plaza                    0       360     360        120        120        6.550%     6.498%
  41             Greens Crossing Business Center            0       330     330        120        120        6.440%     6.338%

  48             Mayfair Apartments                         0       360     358        120        118        6.300%     6.198%
  50             Basswood Manor Apartments                  0       360     359        120        119        6.400%     6.348%
  61             Best Buy - Sandy, UT                       0       360     359        144        143        7.570%     7.518%
  69             Metrocrest Village Apartments              0       300     299        120        119        6.400%     6.348%
  72             Spruce Square Apartments                   0       300     299        120        119        6.400%     6.348%
  76             Arbor Park Office Center                   0       300     300        120        120        6.625%     6.573%
  78             Manitou Woods Townhomes                    0       360     359        120        119        6.750%     6.698%
  81             Andover Park Apartments                    0       360     334        120        94         8.320%     8.218%
  89             Walgreens - Wynnton Road                   0       360     358        120        118        7.120%     7.068%
  96             Walgreens - Memphis                        0       360     359        120        119        6.750%     6.698%
 101             Walgreens - Buena Vista Road               0       360     358        120        118        7.120%     7.068%
 110             Meadowood Apartments                       0       360     358        120        118        6.400%     6.348%
 119             Prairie Ridge Apartments                   0       300     299        120        119        6.400%     6.348%
 123             Old Oak Trails Estates                     0       300     298        120        118        6.550%     6.498%

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               KEYBANK COLLATERAL

<Caption>

                                                              Calculation                First
                                                      Grace    (30/360 /    Monthly     Payment   Maturity
  #    Crossed           Property Name                 Days   Actual/360)   Payment      Date       Date       ARD     Defeasance
----------------------------------------------------------------------------------------------------------------------------------
<S>              <C>                                    <C>   <C>           <C>         <C>        <C>       <C>          <C>
  3              SummitWoods Crossing                    7    Actual/360    $316,579     9/1/02     8/1/12       N/A      Yes
  11             The Village at Chandler Crossings       5    Actual/360    $137,897    11/1/02    10/1/12       N/A      N/A
  14             Union Landing Shopping Center           5    Actual/360    $122,749    10/1/02     9/1/12       N/A      Yes
  16             Cedar Hill Crossing                     5    Actual/360    $115,981     9/1/02     8/1/12       N/A      Yes
  17             Clearwater Springs Shopping Center      5    Actual/360    $108,084    11/1/02    10/1/12       N/A      Yes
  37             Willowbrook Business Center             5    Actual/360     $56,295    10/1/02     9/1/12       N/A      N/A
  38             Best Buy - West Paterson, NJ            5    Actual/360     $55,131    11/1/02    10/1/32   10/1/12      Yes
  40             Allenmore Medical Plaza                 5    Actual/360     $49,082    11/1/02    10/1/32   10/1/12      Yes
  41             Greens Crossing Business Center         5    Actual/360     $48,551    11/1/02    10/1/12       N/A      N/A

  48             Mayfair Apartments                      5    Actual/360     $40,233     9/1/02     8/1/12       N/A      Yes
  50             Basswood Manor Apartments               5    Actual/360     $39,907    10/1/02     9/1/12       N/A      Yes
  61             Best Buy - Sandy, UT                    5    Actual/360     $34,673    10/1/02     9/1/32    9/1/14      Yes
  69             Metrocrest Village Apartments           5    Actual/360     $31,040    10/1/02     9/1/12       N/A      Yes
  72             Spruce Square Apartments                5    Actual/360     $28,766    10/1/02     9/1/12       N/A      Yes
  76             Arbor Park Office Center                5    Actual/360     $28,005    11/1/02    10/1/12       N/A      Yes
  78             Manitou Woods Townhomes                 5    Actual/360     $26,268    10/1/02     9/1/12       N/A      Yes
  81             Andover Park Apartments                10    Actual/360     $29,870     9/1/00     8/1/10       N/A      N/A
  89             Walgreens - Wynnton Road                5    Actual/360     $24,073     9/1/02     8/1/32    8/1/12      Yes
  96             Walgreens - Memphis                     5    Actual/360     $21,566    10/1/02     9/1/32    9/1/12      Yes
 101             Walgreens - Buena Vista Road            5    Actual/360     $21,851     9/1/02     8/1/32    8/1/12      Yes
 110             Meadowood Apartments                    5    Actual/360     $19,516     9/1/02     8/1/12       N/A      Yes
 119             Prairie Ridge Apartments                5    Actual/360     $16,055    10/1/02     9/1/12       N/A      Yes
 123             Old Oak Trails Estates                  5    Actual/360     $15,670     9/1/02     8/1/12       N/A      Yes

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               KEYBANK COLLATERAL

<Caption>
                                                                              Servicing                              Contractual
                                                                                and                    Engineering    Recurring
                                                           Defeasance         Trustee     Earthquake   Reserve at    Replacement
  #    Crossed           Property Name                      Provision           Fees       Insurance   Origination   Reserve/FF&E
-----------------------------------------------------------------------------------------------------------------------------------
<S>              <C>                                   <C>                     <C>            <C>         <C>           <C>
  3              SummitWoods Crossing                  Lock/26_Def/90_0%/4     0.0518%        N/A             $0              $0
  11             The Village at Chandler Crossings             N/A             0.0518%        N/A             $0              $0
  14             Union Landing Shopping Center         Lock/25_Def/92_0%/3     0.0518%        No              $0              $0
  16             Cedar Hill Crossing                   Lock/26_Def/90_0%/4     0.1018%        N/A             $0         $28,164
  17             Clearwater Springs Shopping Center    Lock/24_Def/93_0%/3     0.0518%        N/A             $0         $19,800
  37             Willowbrook Business Center                   N/A             0.1018%        N/A             $0         $24,849
  38             Best Buy - West Paterson, NJ          Lock/24_Def/92_0%/4     0.0518%        N/A             $0              $0
  40             Allenmore Medical Plaza               Lock/24_Def/93_0%/3     0.0518%        N/A             $0          $9,972
  41             Greens Crossing Business Center               N/A             0.1018%        N/A        $28,125         $25,080

  48             Mayfair Apartments                    Lock/26_Def/93_0%/1     0.1018%        N/A             $0        $132,000
  50             Basswood Manor Apartments             Lock/25_Def/92_0%/3     0.0675%        N/A             $0         $63,600
  61             Best Buy - Sandy, UT                  Lock/25_Def/115_0%/4    0.0518%        N/A             $0              $0
  69             Metrocrest Village Apartments         Lock/25_Def/92_0%/3     0.0518%        N/A             $0              $0
  72             Spruce Square Apartments              Lock/25_Def/92_0%/3     0.0518%        N/A         $5,500              $0
  76             Arbor Park Office Center              Lock/24_Def/93_0%/3     0.0518%        N/A             $0              $0
  78             Manitou Woods Townhomes               Lock/25_Def/92_0%/3     0.0518%        N/A             $0         $24,756
  81             Andover Park Apartments                       N/A             0.1018%        N/A             $0         $53,750
  89             Walgreens - Wynnton Road              Lock/26_Def/90_0%/4     0.0518%        N/A             $0          $2,268
  96             Walgreens - Memphis                   Lock/25_Def/91_0%/4     0.0518%        N/A         $5,000              $0
 101             Walgreens - Buena Vista Road          Lock/26_Def/90_0%/4     0.0518%        N/A             $0          $2,172
 110             Meadowood Apartments                  Lock/26_Def/91_0%/3     0.0518%        N/A             $0         $34,834
 119             Prairie Ridge Apartments              Lock/25_Def/92_0%/3     0.0518%        N/A             $0              $0
 123             Old Oak Trails Estates                Lock/26_Def/90_0%/4     0.0518%        N/A             $0              $0

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               KEYBANK COLLATERAL

<Caption>

                                                       LC & TI      Contractual     Tax &
                                                      Reserve at     Recurring    Insurance   Environmental
  #    Crossed           Property Name                Origination      LC&TI       Escrows      Insurance
-------------------------------------------------------------------------------------------------------------
<S>              <C>                                     <C>            <C>         <C>          <C>
  3              SummitWoods Crossing                         $0           $0       None           No
  11             The Village at Chandler Crossings            $0           $0       Both           No
  14             Union Landing Shopping Center                $0           $0       None           No
  16             Cedar Hill Crossing                     $96,131           $0       Tax            No
  17             Clearwater Springs Shopping Center       $5,500       $5,500       Tax            No
  37             Willowbrook Business Center            $500,000           $0       Both           No
  38             Best Buy - West Paterson, NJ                 $0           $0       None           No
  40             Allenmore Medical Plaza                  $3,333       $3,333       Both           No
  41             Greens Crossing Business Center          $4,667       $4,667       Both           No

  48             Mayfair Apartments                           $0           $0       Tax            No
  50             Basswood Manor Apartments                    $0           $0       Both           No
  61             Best Buy - Sandy, UT                         $0           $0       None           No
  69             Metrocrest Village Apartments                $0           $0       Both           No
  72             Spruce Square Apartments                     $0           $0       Both           No
  76             Arbor Park Office Center                     $0           $0       Tax            No
  78             Manitou Woods Townhomes                      $0           $0       Both           No
  81             Andover Park Apartments                      $0           $0       Tax            No
  89             Walgreens - Wynnton Road                     $0           $0       None           Yes
  96             Walgreens - Memphis                          $0           $0       None           No
 101             Walgreens - Buena Vista Road                 $0           $0       None           No
 110             Meadowood Apartments                         $0           $0       Both           No
 119             Prairie Ridge Apartments                     $0           $0       Both           No
 123             Old Oak Trails Estates                       $0           $0       Both           No

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               KEYBANK COLLATERAL

<Caption>

                                                                                Letter
                                                      Letter of                of Credit
  #    Crossed           Property Name                  Credit                Description
---------------------------------------------------------------------------------------------------------------
<S>              <C>                                    <C>           <C>
  3              SummitWoods Crossing                         $0                   N/A
  11             The Village at Chandler Crossings            $0                   N/A
  14             Union Landing Shopping Center                $0                   N/A
  16             Cedar Hill Crossing                          $0                   N/A
  17             Clearwater Springs Shopping Center           $0                   N/A
  37             Willowbrook Business Center                  $0                   N/A
  38             Best Buy - West Paterson, NJ                 $0                   N/A
  40             Allenmore Medical Plaza                      $0                   N/A
  41             Greens Crossing Business Center        $320,410      Release upon: 1) Opexa Pharmaceuticals,
                                                                      Inc. in occupancy; 2) Opexa paying rent;
                                                                      3) Opexa completes all improvements
                                                                      4) Opexa estoppel certificate
  48             Mayfair Apartments                           $0                   N/A
  50             Basswood Manor Apartments                    $0                   N/A
  61             Best Buy - Sandy, UT                         $0                   N/A
  69             Metrocrest Village Apartments                $0                   N/A
  72             Spruce Square Apartments                     $0                   N/A
  76             Arbor Park Office Center                     $0                   N/A
  78             Manitou Woods Townhomes                      $0                   N/A
  81             Andover Park Apartments                      $0                   N/A
  89             Walgreens - Wynnton Road                     $0                   N/A
  96             Walgreens - Memphis                          $0                   N/A
 101             Walgreens - Buena Vista Road                 $0                   N/A
 110             Meadowood Apartments                         $0                   N/A
 119             Prairie Ridge Apartments                     $0                   N/A
 123             Old Oak Trails Estates                       $0                   N/A
</Table>

<Page>

                                   EXHIBIT B-3

                         SCHEDULE OF SBRC MORTGAGE LOANS

                             [See Attached Schedule]

                                      B-3-1

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                                SBRC COLLATERAL

<Table>
<Caption>

                                                                                                                         Zip
  #   Crossed        Property Name                              Address                           City            State  Code
--------------------------------------------------------------------------------------------------------------------------------
<S>   <C>       <C>                                       <C>                                   <C>                 <C>  <C>
  6             Carriage Hill Apartments                  7000 Coachman Lane                    Richmond            VA   23228
  15            Redwood Business Park - Loan 2            1360 & 1370 Redwood Way,
                                                          1372 & 1425 North McDowell
                                                          Boulevard and 5401 Old
                                                          Redwood Highway                       Petaluma            CA   94954
  23            Cumberland Marketplace                    6560 Carlisle Pike                    Mechanicsburg       PA   17050
  24            200 Connecticut Avenue                    200 Connecticut Avenue                Norwalk             CT   06854
  25            North Pointe Shopping Center
                - Phase III                               1515 North Pointe Drive               Durham              NC   27705
  27            Miami Gardens Apartments                  9540 Kempwood Drive                   Houston             TX   77080
  29            US Storage Centers-South Bay              14680 Aviation Boulevard              Hawthorne           CA   90250
  33            Outlook Apartments                        12188 Cloudy Peak Lane NW             Silverdale          WA   98383
  34            Sunridge Village Apartments               3100 Jane Place NE                    Albuquerque         NM   87111
  35    (A)     Westwind Shopping Center-West             2440-2462 West Mason Street           Green Bay           WI   54303
  36    (A)     Westwind Shopping Center-East             2250-2280 West Mason Street           Green Bay           WI   54303
  44            The Lakes Apartments                      4800 San Mateo Lane, NE               Albuquerque         NM   87109
  46            Gatewood Apartments                       6300 Montgomery Boulevard NE          Albuquerque         NM   87109
  47            Discovery Village                         905, 909, 913 and 917 Dana Drive      Redding             CA   96003
  49            Banyan Court                              2 East Camino Real                    Boca Raton          FL   33432
  52            The Oaks Senior Apartments                2001 Eastwood Drive                   Vacaville           CA   95687
  53            5550 Friendship Boulevard                 5550 Friendship Boulevard             Chevy Chase         MD   20815
  54            Los Altos Towers Apartments               9125 Copper Avenue NE                 Albuquerque         NM   87123
  57            March Tower                               2800 West March Lane                  Stockton            CA   95219
  71            Walgreens - Scottsdale                    11250 East Via Linda                  Scottsdale          AZ   85259
  73            Trowbridge Crossing                       7507 Roswell Road                     Atlanta             GA   30350
  74            Macy's Furniture                          493 Route 38 West                     Maple Shade         NJ   08052
  75            Cypress Creek Village
                 Shopping Center                          1525 Cypress Creek Road               Cedar Park          TX   78613
  80            Grassy Creek Mobile Home Park             1642 Dromedary Drive                  Harrisonburg        VA   22801
  83            Spalding Exchange Office Complex          3937-3965 Holcomb Bridge Road         Norcross            GA   30092
  87            Villa Apartments                          1111-1177 Cardenas Drive SE           Albuquerque         NM   87108
  90            Midland Plaza                             3001 West Loop 250 North              Midland             TX   79705
  92            Thayer Terrace Apartments                 525 Thayer Avenue                     Silver Spring       MD   20910
  97            Riverside Mini Storage                    7044 Arlington Avenue                 Riverside           CA   92503
  98            Club Riverside Apartments                 12747 Riverside Drive                 Valley Village      CA   91607
  99            LP Plaza II                               13575 West Indian School Road         Litchfield Park     AZ   85340
 100            Clairemont Manor Apartments               5325-5385 Clairemont Mesa Boulevard   San Diego           CA   92117
 106            Fontana Plaza                             9045 La Fontana Boulevard             Boca Raton          FL   33434
 107            Sawtelle Apartments                       3516 Sawtelle Boulevard               Los Angeles         CA   90066
 111            Walgreens - Eden Prairie                  Highway 169 & Pioneer Trail           Eden Prairie        MN   55347
 112            Mill Creek Apartments                     303 Smith Street                      Clio                MI   48420
 113            Springs Shopping Center                   200 Johnson Ferry Road                Atlanta             GA   30328
 115            Lincoln Place Apartments                  4401 San Pedro Boulevard NE           Albuquerque         NM   87109
 118            Magnolia Village Shopping Center          10901-10995 Magnolia Avenue           Riverside           CA   92505
 120            Bon Shopping Center                       2224-2330 North Wahsatch Avenue       Colorado Springs    CO   80907

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                                SBRC COLLATERAL

<Caption>

                                                                                                   Mortgage
                                                           Mortgage                  Units/Square    Loan     Original
  #   Crossed        Property Name                        Originator                     Feet       Seller    Balance
-------------------------------------------------------------------------------------------------------------------------
<S>   <C>       <C>                                 <C>                              <C>             <C>    <C>
  6             Carriage Hill Apartments            Salomon Brothers Realty Corp.           660      SBRC   $34,000,000
  15            Redwood Business Park - Loan 2      Salomon Brothers Realty Corp.       169,477      SBRC   $18,965,000
  23            Cumberland Marketplace              Salomon Brothers Realty Corp.        95,025      SBRC   $13,440,000
  24            200 Connecticut Avenue              Salomon Brothers Realty Corp.       119,108      SBRC   $13,300,000
  25            North Pointe Shopping Center
                - Phase III                         Salomon Brothers Realty Corp.       118,274      SBRC   $11,400,000
  27            Miami Gardens Apartments            Salomon Brothers Realty Corp.           422      SBRC   $10,500,000
  29            US Storage Centers-South Bay        Salomon Brothers Realty Corp.        81,491      SBRC   $10,000,000
  33            Outlook Apartments                  Salomon Brothers Realty Corp.           209      SBRC   $ 9,125,000
  34            Sunridge Village Apartments         Salomon Brothers Realty Corp.           320      SBRC   $ 8,880,000
  35    (A)     Westwind Shopping Center-West       Salomon Brothers Realty Corp.       129,557      SBRC   $ 4,900,000
  36    (A)     Westwind Shopping Center-East       Salomon Brothers Realty Corp.        91,813      SBRC   $ 3,765,000
  44            The Lakes Apartments                Salomon Brothers Realty Corp.           299      SBRC   $ 6,960,000
  46            Gatewood Apartments                 Salomon Brothers Realty Corp.           324      SBRC   $ 6,800,000
  47            Discovery Village                   Salomon Brothers Realty Corp.        37,046      SBRC   $ 6,515,000
  49            Banyan Court                        Salomon Brothers Realty Corp.        32,852      SBRC   $ 6,450,000
  52            The Oaks Senior Apartments          Salomon Brothers Realty Corp.            78      SBRC   $ 6,000,000
  53            5550 Friendship Boulevard           Salomon Brothers Realty Corp.       135,694      SBRC   $ 6,000,000
  54            Los Altos Towers Apartments         Salomon Brothers Realty Corp.           186      SBRC   $ 5,920,000
  57            March Tower                         Salomon Brothers Realty Corp.        53,282      SBRC   $ 5,500,000
  71            Walgreens - Scottsdale              Salomon Brothers Realty Corp.        15,120      SBRC   $ 4,400,000
  73            Trowbridge Crossing                 Salomon Brothers Realty Corp.        24,670      SBRC   $ 4,300,000
  74            Macy's Furniture                    Salomon Brothers Realty Corp.        72,625      SBRC   $ 4,260,000
  75            Cypress Creek Village
                 Shopping Center                    Salomon Brothers Realty Corp.        28,533      SBRC   $ 4,142,000
  80            Grassy Creek Mobile Home Park       Salomon Brothers Realty Corp.           223      SBRC   $ 4,000,000
  83            Spalding Exchange Office Complex    Salomon Brothers Realty Corp.        55,008      SBRC   $ 3,844,000
  87            Villa Apartments                    Salomon Brothers Realty Corp.           196      SBRC   $ 3,700,000
  90            Midland Plaza                       Salomon Brothers Realty Corp.        49,916      SBRC   $ 3,500,000
  92            Thayer Terrace Apartments           Salomon Brothers Realty Corp.            74      SBRC   $ 3,450,000
  97            Riverside Mini Storage              Salomon Brothers Realty Corp.       114,768      SBRC   $ 3,300,000
  98            Club Riverside Apartments           Salomon Brothers Realty Corp.            48      SBRC   $ 3,325,000
  99            LP Plaza II                         Salomon Brothers Realty Corp.        25,700      SBRC   $ 3,300,000
 100            Clairemont Manor Apartments         Salomon Brothers Realty Corp.            66      SBRC   $ 3,300,000
 106            Fontana Plaza                       Salomon Brothers Realty Corp.        39,044      SBRC   $ 3,200,000
 107            Sawtelle Apartments                 Salomon Brothers Realty Corp.            57      SBRC   $ 3,200,000
 111            Walgreens - Eden Prairie            Salomon Brothers Realty Corp.        15,120      SBRC   $ 3,100,000
 112            Mill Creek Apartments               Salomon Brothers Realty Corp.           174      SBRC   $ 3,040,000
 113            Springs Shopping Center             Salomon Brothers Realty Corp.        32,600      SBRC   $ 3,000,000
 115            Lincoln Place Apartments            Salomon Brothers Realty Corp.           120      SBRC   $ 2,750,000
 118            Magnolia Village Shopping Center    Salomon Brothers Realty Corp.        38,060      SBRC   $ 2,500,000
 120            Bon Shopping Center                 Salomon Brothers Realty Corp.        48,642      SBRC   $ 2,400,000

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                                SBRC COLLATERAL

<Caption>
                                                                              Initial
                                                                              Interest   Orig    Rem.     Orig       Rem.
                                                     Cut-off        Fee/        Only     Amort.  Amort.  Term to    Term to
  #   Crossed        Property Name                   Balance      Leasehold     Term     Term    Term    Maturity   Maturity
------------------------------------------------------------------------------------------------------------------------------
<S>   <C>       <C>                                 <C>           <C>         <C>        <C>     <C>       <C>       <C>
  6             Carriage Hill Apartments            $34,000,000      Fee         24      318     318       120        119
  15            Redwood Business Park - Loan 2      $18,780,426      Fee          0      360     346       120        106
  23            Cumberland Marketplace              $13,404,042      Fee          0      360     356       120        116
  24            200 Connecticut Avenue              $13,278,393      Fee          0      360     357       120        117
  25            North Pointe Shopping Center
                - Phase III                         $11,362,560      Fee          0      360     355       120        115
  27            Miami Gardens Apartments            $10,470,265      Fee          0      360     356       120        116
  29            US Storage Centers-South Bay         $9,968,875      Fee          0      300     297       120        117
  33            Outlook Apartments                   $9,020,448      Fee          0      360     344       120        104
  34            Sunridge Village Apartments          $8,825,299      Fee          0      360     352       120        112
  35    (A)     Westwind Shopping Center-West        $4,867,962   Leasehold       0      360     351       120        111
  36    (A)     Westwind Shopping Center-East        $3,740,383   Leasehold       0      360     351       120        111
  44            The Lakes Apartments                 $6,917,126      Fee          0      360     352       120        112
  46            Gatewood Apartments                  $6,751,373      Fee          0      360     351       120        111
  47            Discovery Village                    $6,495,079      Fee          0      360     355       120        115
  49            Banyan Court                         $6,433,043      Fee          0      360     356       120        116
  52            The Oaks Senior Apartments           $5,972,176      Fee          0      360     354       120        114
  53            5550 Friendship Boulevard            $5,944,217      Fee          0      240     235        60         55
  54            Los Altos Towers Apartments          $5,883,533      Fee          0      360     352       120        112
  57            March Tower                          $5,485,101      Fee          0      360     356       120        116
  71            Walgreens - Scottsdale               $4,386,474      Fee          0      360     355       120        115
  73            Trowbridge Crossing                  $4,252,935      Fee          0      360     345       120        105
  74            Macy's Furniture                     $4,221,325      Fee          0      300     292       120        112
  75            Cypress Creek Village
                 Shopping Center                     $4,117,418      Fee          0      360     351       120        111
  80            Grassy Creek Mobile Home Park        $3,949,896      Fee          0      360     343       120        103
  83            Spalding Exchange Office Complex     $3,830,189      Fee          0      360     354       120        114
  87            Villa Apartments                     $3,673,541      Fee          0      360     351       120        111
  90            Midland Plaza                        $3,457,698      Fee          0      360     343       120        103
  92            Thayer Terrace Apartments            $3,396,477      Fee          0      360     340       121        101
  97            Riverside Mini Storage               $3,287,139      Fee          0      300     296       120        116
  98            Club Riverside Apartments            $3,285,537      Fee          0      360     344       120        104
  99            LP Plaza II                          $3,279,150      Fee          0      360     351       120        111
 100            Clairemont Manor Apartments          $3,265,737      Fee          0      360     345       120        105
 106            Fontana Plaza                        $3,188,859      Fee          0      360     354       120        114
 107            Sawtelle Apartments                  $3,159,917      Fee          0      360     343       120        103
 111            Walgreens - Eden Prairie             $3,074,141      Fee          0      360     348       120        108
 112            Mill Creek Apartments                $3,018,261      Fee          0      360     351       120        111
 113            Springs Shopping Center              $2,988,330      Fee          0      360     354       120        114
 115            Lincoln Place Apartments             $2,712,697      Fee          0      360     342       120        102
 118            Magnolia Village Shopping Center     $2,483,525      Fee          0      360     350       120        110
 120            Bon Shopping Center                  $2,375,086      Fee          0      360     344       120        104

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                                SBRC COLLATERAL

<Caption>
                                                                                   Interest
                                                                 Net              Calculation               First
                                                    Mortgage   Mortgage   Grace    (30/360 /    Monthly    Payment   Maturity
  #   Crossed        Property Name                    Rate       Rate     Days    Actual/360)   Payment     Date       Date
------------------------------------------------------------------------------------------------------------------------------
<S>   <C>       <C>                                  <C>        <C>       <C>     <C>           <C>        <C>        <C>
  6             Carriage Hill Apartments             6.630%     6.568%       5    Actual/360    $227,195   10/1/02    9/1/12
  15            Redwood Business Park - Loan 2       7.410%     7.338%       5    Actual/360    $131,439    9/1/01    8/1/11
  23            Cumberland Marketplace               7.350%     7.288%       5    Actual/360     $92,598    7/1/02    6/1/12
  24            200 Connecticut Avenue               7.900%     7.838%       5    Actual/360     $96,665    8/1/02    7/1/12
  25            North Pointe Shopping Center
                - Phase III                          7.310%     7.188%       5    Actual/360     $78,233    6/1/02    5/1/12
  27            Miami Gardens Apartments             7.120%     7.058%       5    Actual/360     $70,705    7/1/02    6/1/12
  29            US Storage Centers-South Bay         7.350%     7.288%       5    Actual/360     $72,926    8/1/02    7/1/12
  33            Outlook Apartments                   7.300%     7.238%       5    Actual/360     $62,558    7/1/01    6/1/11
  34            Sunridge Village Apartments          7.110%     7.048%       5    Actual/360     $59,736    3/1/02    2/1/12
  35    (A)     Westwind Shopping Center-West        7.280%     7.218%       5    Actual/360     $33,526    2/1/02    1/1/12
  36    (A)     Westwind Shopping Center-East        7.280%     7.218%       5    Actual/360     $25,761    2/1/02    1/1/12
  44            The Lakes Apartments                 7.110%     7.048%       5    Actual/360     $46,820    3/1/02    2/1/12
  46            Gatewood Apartments                  6.880%     6.818%       5    Actual/360     $44,694    2/1/02    1/1/12
  47            Discovery Village                    7.580%     7.478%       5    Actual/360     $45,911    6/1/02    5/1/12
  49            Banyan Court                         7.420%     7.358%       5    Actual/360     $44,747    7/1/02    6/1/32
  52            The Oaks Senior Apartments           6.780%     6.718%      10    Actual/360     $39,036    5/1/02    4/1/12
  53            5550 Friendship Boulevard            6.860%     6.798%       5    Actual/360     $46,015    6/1/02    5/1/07
  54            Los Altos Towers Apartments          7.110%     7.048%       5    Actual/360     $39,824    3/1/02    2/1/12
  57            March Tower                          7.300%     7.238%       5    Actual/360     $37,706    7/1/02    6/1/12
  71            Walgreens - Scottsdale               7.560%     7.498%       5    Actual/360     $30,946    6/1/02    5/1/12
  73            Trowbridge Crossing                  7.170%     7.058%       5    Actual/360     $29,101    8/1/01    7/1/11
  74            Macy's Furniture                     7.390%     7.328%       5    Actual/360     $31,177    3/1/02    2/1/12
  75            Cypress Creek Village
                 Shopping Center                     7.700%     7.598%       5    Actual/360     $29,531    2/1/02    1/1/12
  80            Grassy Creek Mobile Home Park        7.150%     7.088%       5    Actual/360     $27,016    6/1/01    5/1/11
  83            Spalding Exchange Office Complex     7.810%     7.748%       5    Actual/360     $27,698    5/1/02    4/1/12
  87            Villa Apartments                     6.880%     6.818%       5    Actual/360     $24,319    2/1/02    1/1/12
  90            Midland Plaza                        7.300%     7.198%       5    Actual/360     $23,995    6/1/01    5/1/11
  92            Thayer Terrace Apartments            7.120%     7.058%       5    Actual/360     $23,232    3/1/01    3/1/11
  97            Riverside Mini Storage               7.870%     7.808%       5    Actual/360     $25,186    7/1/02    6/1/12
  98            Club Riverside Apartments            7.150%     7.028%       5    Actual/360     $22,457    7/1/01    6/1/11
  99            LP Plaza II                          7.430%     7.283%       5    Actual/360     $22,916    2/1/02    1/1/12
 100            Clairemont Manor Apartments          7.390%     7.268%       5    Actual/360     $22,826    8/1/01    7/1/11
 106            Fontana Plaza                        7.930%     7.868%       5    Actual/360     $23,325    5/1/02    4/1/12
 107            Sawtelle Apartments                  7.150%     7.028%       5    Actual/360     $21,613    6/1/01    5/1/11
 111            Walgreens - Eden Prairie             7.400%     7.338%       5    Actual/360     $21,464   11/1/01   10/1/11
 112            Mill Creek Apartments                6.880%     6.818%       5    Actual/360     $19,981    2/1/02    1/1/12
 113            Springs Shopping Center              7.500%     7.388%       5    Actual/360     $20,976    5/1/02    4/1/12
 115            Lincoln Place Apartments             7.100%     6.988%       5    Actual/360     $18,481    5/1/01    4/1/11
 118            Magnolia Village Shopping Center     7.620%     7.518%       5    Actual/360     $17,686    1/1/02   12/1/11
 120            Bon Shopping Center                  7.710%     7.648%       5    Actual/360     $17,128    7/1/01    6/1/11

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                                SBRC COLLATERAL

<Caption>
                                                                                                  Servicing
                                                                                                     and
                                                                                Defeasance         Trustee    Earthquake
  #   Crossed        Property Name                     ARD    Defeasance        Provision           Fees      Insurance
--------------------------------------------------------------------------------------------------------------------------
<S>   <C>       <C>                                  <C>        <C>        <C>                     <C>          <C>
  6             Carriage Hill Apartments               N/A       Yes       Lock/25_Def/92_0%/3     0.0618%      N/A
  15            Redwood Business Park - Loan 2         N/A       Yes       Lock/38_Def/80_0%/2     0.0718%      No
  23            Cumberland Marketplace                 N/A       Yes       Lock/28_Def/90_0%/2     0.0618%      N/A
  24            200 Connecticut Avenue                 N/A       Yes       Lock/27_Def/90_0%/3     0.0618%      N/A
  25            North Pointe Shopping Center
                - Phase III                            N/A       Yes       Lock/29_Def/89_0%/2     0.1218%      N/A
  27            Miami Gardens Apartments               N/A       Yes       Lock/28_Def/90_0%/2     0.0618%      N/A
  29            US Storage Centers-South Bay           N/A       Yes       Lock/27_Def/90_0%/3     0.0618%      Yes
  33            Outlook Apartments                     N/A       Yes       Lock/40_Def/77_0%/3     0.0618%      Yes
  34            Sunridge Village Apartments            N/A       Yes       Lock/32_Def/85_0%/3     0.0618%      N/A
  35    (A)     Westwind Shopping Center-West          N/A       Yes       Lock/33_Def/84_0%/3     0.0618%      N/A
  36    (A)     Westwind Shopping Center-East          N/A       Yes       Lock/33_Def/84_0%/3     0.0618%      N/A
  44            The Lakes Apartments                   N/A       Yes       Lock/32_Def/85_0%/3     0.0618%      N/A
  46            Gatewood Apartments                    N/A       Yes       Lock/33_Def/84_0%/3     0.0618%      N/A
  47            Discovery Village                      N/A       Yes       Lock/29_Def/88_0%/3     0.1018%      No
  49            Banyan Court                        6/1/12       Yes       Lock/28_Def/90_0%/2     0.0618%      N/A
  52            The Oaks Senior Apartments             N/A       Yes       Lock/30_Def/87_0%/3     0.0618%      No
  53            5550 Friendship Boulevard              N/A       Yes       Lock/29_Def/29_0%/2     0.0618%      N/A
  54            Los Altos Towers Apartments            N/A       Yes       Lock/32_Def/85_0%/3     0.0618%      N/A
  57            March Tower                            N/A       Yes       Lock/28_Def/89_0%/3     0.0618%      No
  71            Walgreens - Scottsdale                 N/A       Yes       Lock/29_Def/88_0%/3     0.0618%      N/A
  73            Trowbridge Crossing                    N/A       Yes       Lock/39_Def/78_0%/3     0.1118%      N/A
  74            Macy's Furniture                       N/A       Yes       Lock/32_Def/85_0%/3     0.0618%      N/A
  75            Cypress Creek Village
                 Shopping Center                       N/A       Yes       Lock/33_Def/84_0%/3     0.1018%      N/A
  80            Grassy Creek Mobile Home Park          N/A       Yes       Lock/41_Def/76_0%/3     0.0618%      N/A
  83            Spalding Exchange Office Complex       N/A       Yes       Lock/30_Def/87_0%/3     0.0618%      N/A
  87            Villa Apartments                       N/A       Yes       Lock/33_Def/84_0%/3     0.0618%      N/A
  90            Midland Plaza                          N/A       Yes       Lock/41_Def/76_0%/3     0.1018%      N/A
  92            Thayer Terrace Apartments              N/A       Yes       Lock/44_Def/74_0%/3     0.0618%      N/A
  97            Riverside Mini Storage                 N/A       Yes       Lock/28_Def/89_0%/3     0.0618%      No
  98            Club Riverside Apartments              N/A       Yes       Lock/40_Def/77_0%/3     0.1218%      No
  99            LP Plaza II                            N/A       Yes       Lock/33_Def/84_0%/3     0.1468%      N/A
 100            Clairemont Manor Apartments            N/A       Yes       Lock/39_Def/78_0%/3     0.1218%      No
 106            Fontana Plaza                          N/A       Yes       Lock/30_Def/87_0%/3     0.0618%      N/A
 107            Sawtelle Apartments                    N/A       Yes       Lock/41_Def/76_0%/3     0.1218%      Yes
 111            Walgreens - Eden Prairie               N/A       Yes       Lock/36_Def/81_0%/3     0.0618%      N/A
 112            Mill Creek Apartments                  N/A       Yes       Lock/33_Def/84_0%/3     0.0618%      N/A
 113            Springs Shopping Center                N/A       Yes       Lock/30_Def/87_0%/3     0.1118%      No
 115            Lincoln Place Apartments               N/A       Yes       Lock/42_Def/75_0%/3     0.1118%      No
 118            Magnolia Village Shopping Center       N/A       Yes       Lock/34_Def/83_0%/3     0.1018%      No
 120            Bon Shopping Center                    N/A       Yes       Lock/40_Def/77_0%/3     0.0618%      No

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                                SBRC COLLATERAL

<Caption>
                                                                   Contractual
                                                    Engineering     Recurring      LC & TI       Contractual     Tax &
                                                    Reserve at     Replacement    Reserve at      Recurring    Insurance
  #   Crossed        Property Name                  Origination    Reserve/FF&E   Origination       LC&TI       Escrows
-------------------------------------------------------------------------------------------------------------------------
<S>   <C>       <C>                                   <C>            <C>           <C>            <C>           <C>
  6             Carriage Hill Apartments              $118,906       $166,000             $0            $0       Both
  15            Redwood Business Park - Loan 2              $0        $35,586       $500,000        $6,668        Tax
  23            Cumberland Marketplace                      $0        $14,254             $0        $2,610       Both
  24            200 Connecticut Avenue                      $0        $24,504             $0       $15,240        Tax
  25            North Pointe Shopping Center
                - Phase III                                 $0        $17,742             $0        $4,928       Both
  27            Miami Gardens Apartments              $164,875       $105,500             $0            $0       Both
  29            US Storage Centers-South Bay                $0         $8,149             $0            $0       Both
  33            Outlook Apartments                          $0        $52,500             $0            $0       Both
  34            Sunridge Village Apartments           $286,375        $80,000             $0            $0       Both
  35    (A)     Westwind Shopping Center-West          $12,500         $1,766             $0          $358       Both
  36    (A)     Westwind Shopping Center-East           $4,375        $17,444             $0          $853       Both
  44            The Lakes Apartments                  $286,250        $74,750             $0            $0       Both
  46            Gatewood Apartments                   $150,000        $81,000             $0            $0       Both
  47            Discovery Village                           $0         $5,557             $0        $2,547       Both
  49            Banyan Court                                $0        $42,527             $0          $548       Both
  52            The Oaks Senior Apartments                  $0        $15,600             $0            $0       Both
  53            5550 Friendship Boulevard                   $0             $0             $0            $0       Both
  54            Los Altos Towers Apartments            $50,000        $46,500             $0            $0       Both
  57            March Tower                               $561        $10,656             $0        $5,744       Both
  71            Walgreens - Scottsdale                      $0         $2,268             $0            $0       None
  73            Trowbridge Crossing                         $0             $0             $0            $0       Both
  74            Macy's Furniture                        $6,250        $11,620             $0            $0       None
  75            Cypress Creek Village
                 Shopping Center                            $0         $3,850       $100,000        $2,000       Both
  80            Grassy Creek Mobile Home Park               $0        $11,148             $0            $0       Both
  83            Spalding Exchange Office Complex        $2,500        $11,004       $150,000        $5,000       Both
  87            Villa Apartments                      $293,500        $51,084             $0            $0       Both
  90            Midland Plaza                             $625         $7,487             $0        $2,347       Both
  92            Thayer Terrace Apartments             $270,000        $18,740             $0            $0       Both
  97            Riverside Mini Storage                  $2,750             $0             $0            $0       Both
  98            Club Riverside Apartments                   $0             $0             $0            $0        Tax
  99            LP Plaza II                             $6,815         $5,148             $0        $3,355       Both
 100            Clairemont Manor Apartments            $29,701        $16,500             $0            $0       Both
 106            Fontana Plaza                               $0         $7,395             $0        $3,245       Both
 107            Sawtelle Apartments                         $0             $0             $0            $0        Tax
 111            Walgreens - Eden Prairie                    $0             $0             $0            $0       None
 112            Mill Creek Apartments                  $78,375        $43,500             $0            $0       Both
 113            Springs Shopping Center                $81,250         $4,890             $0        $1,667       Both
 115            Lincoln Place Apartments                $4,313        $30,000             $0            $0       Both
 118            Magnolia Village Shopping Center       $66,498         $9,140             $0        $2,379       Both
 120            Bon Shopping Center                     $6,375         $7,296             $0        $3,325       Both

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                                SBRC COLLATERAL

<Caption>

                                                     Environmental   Letter of
  #   Crossed        Property Name                     Insurance       Credit
------------------------------------------------------------------------------
<S>   <C>       <C>                                     <C>            <C>
  6             Carriage Hill Apartments                  No             $0
  15            Redwood Business Park - Loan 2            No             $0
  23            Cumberland Marketplace                    No             $0
  24            200 Connecticut Avenue                    No             $0
  25            North Pointe Shopping Center
                - Phase III                               No             $0
  27            Miami Gardens Apartments                  No             $0
  29            US Storage Centers-South Bay              No             $0
  33            Outlook Apartments                        No             $0
  34            Sunridge Village Apartments               No             $0
  35    (A)     Westwind Shopping Center-West             No             $0
  36    (A)     Westwind Shopping Center-East             No             $0
  44            The Lakes Apartments                      No             $0
  46            Gatewood Apartments                       No             $0
  47            Discovery Village                         No             $0
  49            Banyan Court                              No             $0
  52            The Oaks Senior Apartments                No             $0
  53            5550 Friendship Boulevard                 No             $0
  54            Los Altos Towers Apartments               No             $0
  57            March Tower                               No             $0
  71            Walgreens - Scottsdale                    No             $0
  73            Trowbridge Crossing                       No             $0
  74            Macy's Furniture                          No             $0
  75            Cypress Creek Village
                 Shopping Center                          No             $0
  80            Grassy Creek Mobile Home Park             No             $0
  83            Spalding Exchange Office Complex          No             $0
  87            Villa Apartments                          No             $0
  90            Midland Plaza                             No             $0
  92            Thayer Terrace Apartments                 No             $0
  97            Riverside Mini Storage                    No             $0
  98            Club Riverside Apartments                 No             $0
  99            LP Plaza II                               No             $0
 100            Clairemont Manor Apartments               No             $0
 106            Fontana Plaza                             No             $0
 107            Sawtelle Apartments                       No             $0
 111            Walgreens - Eden Prairie                  No             $0
 112            Mill Creek Apartments                     No             $0
 113            Springs Shopping Center                   Yes            $0
 115            Lincoln Place Apartments                  No             $0
 118            Magnolia Village Shopping Center          No             $0
 120            Bon Shopping Center                       No             $0
</Table>

<Page>

                                   EXHIBIT C-1

                  LIST OF ADDITIONAL COLLATERAL MORTGAGE LOANS

                             [See Attached Schedule]

                                       C-1
<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               COLUMN COLLATERAL

<Table>
<Caption>

                                                                   ZIP      MORTGAGE      MORTGAGE   ORIGINAL    CUT-OFF   INTEREST
 #   CROSSED PROPERTY NAME       ADDRESS            CITY    STATE CODE     ORIGINATOR   LOAN SELLER  BALANCE     BALANCE    RATE
------------------------------------------------------------------------------------------------------------------------------------
<S>         <C>                 <C>              <C>          <C> <C>   <C>               <C>       <C>         <C>          <C>
  8         Creeks at Virginia  9830-9940 North     Glen      VA  23059 Column Financial, Column    $28,000,000 $27,952,926  6.370%
            Center              Brook Road          Allen               Inc.

 20         Williamsburg        5251 John Tyler  Williamsburg VA  23185 Union Capital     Column    $14,300,000 $14,287,664  6.740%
            Crossing            Highway                                 Investments, LLC

 39         Concepts Direct,    2950 Colorful    Longmont     CO  80503 Column Financial, Column    $ 8,500,000 $ 8,386,535  8.110%
            Inc. Headquarters   Avenue                                  Inc.

 91         West Park           7236 Rutland     Detroit      MI  48228 Column Financial, Column    $ 3,475,000 $ 3,442,051  7.250%
            Apartments          Street                                  Inc.

123         Old Oak Trails      1661 North Old   Sanford      MI  48657 KeyBank           KeyBank   $ 2,310,000 $ 2,304,284  6.550%
            Estates             Oak Trail

148         Boca Industrial     1500-1564 N.W.   Boca Raton   FL  33432 Column Financial, Column    $ 1,028,000 $ 1,021,492  8.090%
                                1st Avenue                              Inc.

<Caption>

                                   INTEREST
                                 CALCULATION                 FIRST                              ADDITIONAL  ADDITIONAL
                                  (30/360 /     MONTHLY     PAYMENT     MATURITY   ADDITIONAL   COLLATERAL  COLLATERAL
 #   CROSSED PROPERTY NAME        ACTUAL/360)   PAYMENT      DATE         DATE      COLLATERAL    AMOUNT      DATE
------------------------------------------------------------------------------------------------------------------------
<S>         <C>                    <C>          <C>          <C>        <C>            <C>       <C>        <C>
  8         Creeks at Virginia     Actual/360   $174,592     9/11/02    8/11/32        Yes       $2,200,000 7/31/2003
            Center

 20         Williamsburg           Actual/360   $92,654      10/4/02    9/4/12         Yes       $  250,000 5/15/2003
            Crossing

 39         Concepts Direct,       Actual/360   $63,023      1/1/01     12/1/10        Yes       $1,000,000 11/2/2005
            Inc. Headquarters

 91         West Park              Actual/360   $23,706      10/11/01   9/11/11        Yes       $  145,000 2/11/2003
            Apartments

123         Old Oak Trails         Actual/360   $15,670      9/1/02     8/1/12         Yes       $  390,000 37833
            Estates

148         Boca Industrial        Actual/360   $ 8,656      7/11/02    6/11/12        Yes       $   33,500 6/11/2004

<Caption>

  #     CROSSED      PROPERTY NAME       ADDL COLL PROVISIONS
------------------------------------------------------------------------------------------------------------------------------------
<S>          <C>                     <C>
   8         Creeks at Virginia      LOC-Release upon: 1) delivery to Lender evidence that Borrower has entered into a lease or
             Center                  leases of the space at the Property, comprising 22,752 rentable square feet, which are unleased
                                     and/or unbuilt; 2) Target In-Place Cash Flow of at least $3,077,410

  20         Williamsburg Crossing   Release upon: 1) Williamsburg Bridal & Formal occupancy; 2) DSCR => 1.25; Occupancy => 92.6%

  39         Concepts Direct, Inc.   Holdback will be reduced to $750,000 if operating income was $1,500,000 for 3 previous years;
             Headquarters            reduced further to $600,000 in year 7 if operating income was $2,000,000 for 2 previous years

  91         West Park Apartments    Borrower has a one-time right to receive a disbursement for decreases in insurance costs from
                                     the current per unit rate of $278 and decreases in operating expenses from the amount used in
                                     underwriting the loan.

 123         Old Oak Trails Estates  Release upon: 1) 136 pads leased; 2) 90-day trailing EGI of $406,693; 3) 90-day trailing NOI
                                     of $246,772; 4) Roads and utilities servicing final 51 lots completed.

 148         Boca Industrial         Release upon: 1) DSCR => 1.25; 2) Occupancy for 2 year period preceding disbursement is not
                                     less than 90%
</Table>

<Page>

                                   EXHIBIT C-2

                             LIST OF MEZZANINE LOANS

                                     [none]

                                       C-1
<Page>

                                   EXHIBIT D-1

                   FORM OF MASTER SERVICER REQUEST FOR RELEASE

                                     [Date]

Wells Fargo Bank Minnesota, N.A.
751 Kasota Avenue, Suite MDC
Minneapolis, MN 55414
Attention:  Mortgage Document Custody (CMBS)

          Re:  Credit Suisse First Boston Mortgage Securities Corp., Commercial
               Mortgage Pass-Through Certificates, Series 2002-CKS4

          In connection with the administration of the Mortgage Files held by or
on behalf of you as trustee under a certain Pooling and Servicing Agreement,
dated as of October 11, 2002 (the "POOLING AND SERVICING AGREEMENT"), among
Credit Suisse First Boston Mortgage Securities Corp. as depositor, KeyCorp Real
Estate Capital Markets, Inc. d/b/a Key Commercial Mortgage as master servicer
(in such capacity, the "MASTER SERVICER"), Lennar Partners, Inc. as special
servicer (in such capacity, the "SPECIAL Servicer"), and you as trustee (in such
capacity, the "TRUSTEE"), the undersigned as Master Servicer hereby requests a
release of the Mortgage File (or the portion thereof specified below) held by or
on behalf of you as Trustee with respect to the following described Mortgage
Loan for the reason indicated below.

Property Name:

Address:

Prospectus No.:

If only particular documents in the Mortgage File are requested, please specify
which:

Reason for requesting Mortgage File (or portion thereof):

______    1.   Mortgage Loan paid in full. The undersigned hereby certifies that
          all amounts received in connection with the Mortgage Loan that are
          required to be credited to the Collection Account or, if applicable,
          an A/B Loan Pair Custodial Account pursuant to the Pooling and
          Servicing Agreement, have been or will be so credited.

______    2.   Other. (Describe) _______________________________________________
          ______________________________________________________________________

          The undersigned acknowledges that the above Mortgage File (or
requested portion thereof) will be held by the undersigned in accordance with
the provisions of the Pooling and Servicing Agreement and will be returned to
you or your designee within ten days of our receipt thereof, unless the Mortgage
Loan has been paid in full, in which case the Mortgage File (or such portion
thereof) will be retained by us permanently.

                                      D-1-1
<Page>

          Capitalized terms used but not defined herein shall have the meanings
ascribed to them in the Pooling and Servicing Agreement.

                                        ----------------------------------------
                                        as  Master Servicer

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

                                      D-1-2
<Page>

                                   EXHIBIT D-2

                  FORM OF SPECIAL SERVICER REQUEST FOR RELEASE

                                     [Date]

Wells Fargo Bank Minnesota, N.A.
751 Kasota Avenue, Suite MDC
Minneapolis, MN 55414
Attention:  Mortgage Document Custody (CMBS)

          Re:  Credit Suisse First Boston Mortgage Securities Corp., Commercial
               Mortgage Pass-Through Certificates, Series 2002-CKS4

          In connection with the administration of the Mortgage Files held by or
on behalf of you as trustee under a certain Pooling and Servicing Agreement,
dated as of October 11, 2002 (the "POOLING AND SERVICING AGREEMENT"), among
Credit Suisse First Boston Mortgage Securities Corp. as depositor, KeyCorp Real
Estate Capital Markets, Inc. d/b/a Key Commercial Mortgage as master servicer
(in such capacity, the "MASTER SERVICER"), Lennar Partners, Inc. as special
servicer (in such capacity, the "SPECIAL Servicer"), and you as trustee (in such
capacity, the "TRUSTEE"), the undersigned as Special Servicer hereby requests a
release of the Mortgage File (or the portion thereof specified below) held by or
on behalf of you as Trustee with respect to the following described Mortgage
Loan for the reason indicated below.

Property Name:

Address:

Prospectus No.:

If only particular documents in the Mortgage File are requested, please specify
which:

Reason for requesting Mortgage File (or portion thereof):

______    1.   The Mortgage Loan is being foreclosed.

______    2.   Other. (Describe) _______________________________________________
          ______________________________________________________________________

          The undersigned acknowledges that the above Mortgage File (or
requested portion thereof) will be held by the undersigned in accordance with
the provisions of the Pooling and Servicing Agreement and will be returned to
you or your designee within ten days of our receipt thereof, unless the Mortgage
Loan is being foreclosed, in which case the Mortgage File (or such portion
thereof) will be returned when no longer required by us for such purpose.

                                      D-2-1
<Page>

          Capitalized terms used but not defined herein shall have the meanings
ascribed to them in the Pooling and Servicing Agreement.

                                        ----------------------------------------
                                        as Special Servicer

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

                                      D-2-2
<Page>

                                   EXHIBIT E-1

                             FORM OF TRUSTEE REPORT

                              [See Attached Report]

                                      E-1-1
<Page>

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

                  COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES

                                SERIES 2002-CKS4

[WELLS FARGO LOGO]                    For Additional Information, please contact
WELLS FARGO BANK MINNESOTA, N.A.               CTSLink Customer Service
CORPORATE TRUST SERVICES                            (301) 815-6600
9062 OLD ANNAPOLIS ROAD                 Reports Available on the World Wide Web
COLUMBIA, MD 21045-1951                         @ www.ctslink.com/cmbs

                                      PAYMENT DATE: 11/15/2002
                                      RECORD DATE:  10/31/2002

                           DISTRIBUTION DATE STATEMENT

                                TABLE OF CONTENTS

<Table>
<Caption>
     STATEMENT SECTIONS                                            PAGE(S)
     ------------------                                            -------
     <S>                                                            <C>
     Certificate Distribution Detail                                 2
     Certificate Factor Detail                                       3
     Reconciliation Detail                                           4
     Other Required Information                                      5
     Ratings Detail                                                  6
     Current Mortgage Loan and Property Stratification Tables       7-9
     Mortgage Loan Detail                                            10
     Principal Prepayment Detail                                     11
     Historical Detail                                               12
     Delinquency Loan Detail                                         13
     Specially Serviced Loan Detail                                 14-15
     Modified Loan Detail                                            16
     Liquidated Loan Detail                                          17
</Table>

<TABLE>
<CAPTION>
DEPOSITOR                                    MASTER SERVICER                               SPECIAL SERVICER
<S>                                          <C>                                           <C>

Credit Suisse First Boston Mortgage          KeyCorp Real Estate Capital Markets, Inc.     Lennar Partners, Inc.
 Securities Corp.                             d/b/a Key Commercial Mortgage                760 N.W. 107th Avenue
11 Madison Avenue, 5th Floor                 911 Main Street, Suite 1500                   Miami, FL 33172
New York, NY 10010                           Kansas City, MO 64105
                                                                                           Contact:      Steve Bruha
Contact:      General Information Number     Contact:      Marty O'Conner                  Phone Number: (305) 229-6614
Phone Number: (212) 325-2000                 Phone Number: (816) 221-8800
</TABLE>

This report has been compiled from information provided to Wells Fargo Bank MN,
N.A. by various third parties, which may include the Master Servicer, Special
Servicer and others.
Wells Fargo Bank MN, N.A. has not independently confirmed the accuracy of
information received from these third parties and assumes no duty to do so.
Wells Fargo Bank MN, N.A. expressly disclaims any responsibility for the
accuracy or completeness of information furnished by third parties.

Copyright 1997, Wells Fargo Bank Minnesota, N.A.                    Page 1 of 17

<Page>

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

                  COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES

                                SERIES 2002-CKS4

[WELLS FARGO LOGO]                    For Additional Information, please contact
WELLS FARGO BANK MINNESOTA, N.A.               CTSLink Customer Service
CORPORATE TRUST SERVICES                            (301) 815-6600
9062 OLD ANNAPOLIS ROAD                 Reports Available on the World Wide Web
COLUMBIA, MD 21045-1951                         @ www.ctslink.com/cmbs

                                      PAYMENT DATE: 11/15/2002
                                      RECORD DATE:  10/31/2002

                         CERTIFICATE DISTRIBUTION DETAIL

<Table>
<Caption>
                                                                                                Realized Loss /
 Class\             Pass-Through   Original  Beginning   Principal      Interest    Prepayment  Additional Trust     Total
Component  CUSIP       Rate         Balance   Balance   Distribution  Distribution   Premium     Fund Expenses    Distribution
------------------------------------------------------------------------------------------------------------------------------
  <S>      <C>          <C>            <C>        <C>           <C>           <C>         <C>               <C>           <C>
  A-1                   0.000000%      0.00       0.00          0.00          0.00        0.00              0.00          0.00
  A-2                   0.000000%      0.00       0.00          0.00          0.00        0.00              0.00          0.00
   B                    0.000000%      0.00       0.00          0.00          0.00        0.00              0.00          0.00
   C                    0.000000%      0.00       0.00          0.00          0.00        0.00              0.00          0.00
   D                    0.000000%      0.00       0.00          0.00          0.00        0.00              0.00          0.00
   E                    0.000000%      0.00       0.00          0.00          0.00        0.00              0.00          0.00
   F                    0.000000%      0.00       0.00          0.00          0.00        0.00              0.00          0.00
   G                    0.000000%      0.00       0.00          0.00          0.00        0.00              0.00          0.00
   H                    0.000000%      0.00       0.00          0.00          0.00        0.00              0.00          0.00
   J                    0.000000%      0.00       0.00          0.00          0.00        0.00              0.00          0.00
   K                    0.000000%      0.00       0.00          0.00          0.00        0.00              0.00          0.00
   L                    0.000000%      0.00       0.00          0.00          0.00        0.00              0.00          0.00
   M                    0.000000%      0.00       0.00          0.00          0.00        0.00              0.00          0.00
   N                    0.000000%      0.00       0.00          0.00          0.00        0.00              0.00          0.00
   O                    0.000000%      0.00       0.00          0.00          0.00        0.00              0.00          0.00
   P                    0.000000%      0.00       0.00          0.00          0.00        0.00              0.00          0.00
   Q                    0.000000%      0.00       0.00          0.00          0.00        0.00              0.00          0.00
------------------------------------------------------------------------------------------------------------------------------
  Totals
==============================================================================================================================

<Caption>
                        Current
 Class\     Ending   Subordination
Component  Balance       Level
----------------------------------
 <S>         <C>             <C>
  A-1        0.00            0.00%
  A-2        0.00            0.00%
   B         0.00            0.00%
   C         0.00            0.00%
   D         0.00            0.00%
   E         0.00            0.00%
   F         0.00            0.00%
   G         0.00            0.00%
   H         0.00            0.00%
   J         0.00            0.00%
   K         0.00            0.00%
   L         0.00            0.00%
   M         0.00            0.00%
   N         0.00            0.00%
   O         0.00            0.00%
   P         0.00            0.00%
   Q         0.00            0.00%
----------------------------------
 Totals
==================================
</Table>

<Table>
<Caption>
                                   Original  Beginning                                               Ending
                    Pass-Through   Notional   Notional    Interest    Prepayment       Total        Notional
 Class     CUSIP        Rate        Amount     Amount   Distribution   Premium      Distribution     Amount
------------------------------------------------------------------------------------------------------------
  <S>      <C>          <C>            <C>        <C>           <C>         <C>             <C>         <C>
  APM                   0.000000%      0.00       0.00          0.00        0.00            0.00        0.00
  A-X                   0.000000%      0.00       0.00          0.00        0.00            0.00        0.00
  A-SP                  0.000000%      0.00       0.00          0.00        0.00            0.00        0.00
</Table>

(1) Calculated by taking (A) the sum of the ending certificate balance of all
classes less (B) the sum of (i) the ending certificate balance of the designated
class and (ii) the ending certificate balance of all classes which are not
subordinate to the designated class and dividing the result by (A).

Copyright 1997, Wells Fargo Bank Minnesota, N.A.                    Page 2 of 17

<Page>

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

                  COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES

                                SERIES 2002-CKS4

[WELLS FARGO LOGO]                    For Additional Information, please contact
WELLS FARGO BANK MINNESOTA, N.A.               CTSLink Customer Service
CORPORATE TRUST SERVICES                            (301) 815-6600
9062 OLD ANNAPOLIS ROAD                 Reports Available on the World Wide Web
COLUMBIA, MD 21045-1951                         @ www.ctslink.com/cmbs

                                      PAYMENT DATE: 11/15/2002
                                      RECORD DATE:  10/31/2002

                            CERTIFICATE FACTOR DETAIL

<Table>
<Caption>
                                                                   Realized Loss /
               Beginning    Principal     Interest    Prepayment  Additional Trust        Ending
Class  CUSIP    Balance   Distribution  Distribution    Premium    Fund Expenses          Balance
-------------------------------------------------------------------------------------------------
 <S>   <C>    <C>           <C>           <C>         <C>               <C>            <C>
 A-1          0.00000000    0.00000000    0.00000000  0.00000000        0.00000000     0.00000000
 A-2          0.00000000    0.00000000    0.00000000  0.00000000        0.00000000     0.00000000
  B           0.00000000    0.00000000    0.00000000  0.00000000        0.00000000     0.00000000
  C           0.00000000    0.00000000    0.00000000  0.00000000        0.00000000     0.00000000
  D           0.00000000    0.00000000    0.00000000  0.00000000        0.00000000     0.00000000
  E           0.00000000    0.00000000    0.00000000  0.00000000        0.00000000     0.00000000
  F           0.00000000    0.00000000    0.00000000  0.00000000        0.00000000     0.00000000
  G           0.00000000    0.00000000    0.00000000  0.00000000        0.00000000     0.00000000
  H           0.00000000    0.00000000    0.00000000  0.00000000        0.00000000     0.00000000
  J           0.00000000    0.00000000    0.00000000  0.00000000        0.00000000     0.00000000
  K           0.00000000    0.00000000    0.00000000  0.00000000        0.00000000     0.00000000
  L           0.00000000    0.00000000    0.00000000  0.00000000        0.00000000     0.00000000
  M           0.00000000    0.00000000    0.00000000  0.00000000        0.00000000     0.00000000
  N           0.00000000    0.00000000    0.00000000  0.00000000        0.00000000     0.00000000
  O           0.00000000    0.00000000    0.00000000  0.00000000        0.00000000     0.00000000
  P           0.00000000    0.00000000    0.00000000  0.00000000        0.00000000     0.00000000
  Q           0.00000000    0.00000000    0.00000000  0.00000000        0.00000000     0.00000000
</Table>

<Table>
<Caption>
               Beginning                                Ending
               Notional      Interest     Prepayment   Notional
Class  CUSIP    Amount     Distribution     Premium     Amount
----------------------------------------------------------------
 <S>   <C>     <C>           <C>          <C>         <C>
 APM           0.00000000    0.00000000   0.00000000  0.00000000
 A-X           0.00000000    0.00000000   0.00000000  0.00000000
 A-SP          0.00000000    0.00000000   0.00000000  0.00000000
</Table>

Copyright 1997, Wells Fargo Bank Minnesota, N.A.                    Page 3 of 17

<Page>

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

                  COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES

                                SERIES 2002-CKS4

[WELLS FARGO LOGO]                    For Additional Information, please contact
WELLS FARGO BANK MINNESOTA, N.A.               CTSLink Customer Service
CORPORATE TRUST SERVICES                            (301) 815-6600
9062 OLD ANNAPOLIS ROAD                 Reports Available on the World Wide Web
COLUMBIA, MD 21045-1951                         @ www.ctslink.com/cmbs

                                      PAYMENT DATE: 11/15/2002
                                      RECORD DATE:  10/31/2002

                              RECONCILIATION DETAIL

<Table>
<Caption>
          ADVANCE SUMMARY
<S>                                            <C>
P & I Advances Outstanding                     0.00

Servicing Advances Outstanding                 0.00

Reimbursement for Interest on P & I            0.00
Advances paid from general collections

Reimbursement for Interest on Servicing        0.00
Advances paid from general collections
</Table>

<Table>
<Caption>
              MASTER SERVICING FEE SUMMARY
<S>                                                             <C>
Current Period Accrued Master Servicing Fees                    0.00

Less Master Servicing Fees on Delinquent Payments               0.00

Less Reductions to Master Servicing Fees                        0.00

Plus Master Servicing Fees for Delinquent Payments Received     0.00

Plus Adjustments for Prior Master Servicing Calculation         0.00

Total Master Servicing Fees Collected                           0.00
</Table>

CERTIFICATE INTEREST RECONCILIATION

<Table>
<Caption>
          Accrued         Uncovered                             Certificate           Unpaid        Optimal Interest    Interest
        Certificate       Prepayment       Indemnification   Deferred Interest       Interest         Distribution     Shortfall
Class     Interest    Interest Shortfall      Expenses            Amount         Shortfall Amount        Amount          Amount
--------------------------------------------------------------------------------------------------------------------------------
 <S>    <C>           <C>                  <C>               <C>                 <C>                <C>                <C>
 A-1
 A-2
 APM
 A-X
 A-SP
  B
  C
  D
  E
  F
  G
  H
  J
  K
  L
  M
  N
  O
  P
  Q
--------------------------------------------------------------------------------------------------------------------------------
 Total
================================================================================================================================

<Caption>
                          Appraisal
            Interest      Reduction
Class     Distribution     Amount
-----------------------------------
 <S>      <C>             <C>
 A-1
 A-2
 APM
 A-X
 A-SP
  B
  C
  D
  E
  F
  G
  H
  J
  K
  L
  M
  N
  O
  P
  Q
-----------------------------------
 Total
===================================
</Table>

Copyright 1997, Wells Fargo Bank Minnesota, N.A.                    Page 4 of 17

<Page>

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

                  COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES

                                SERIES 2002-CKS4

[WELLS FARGO LOGO]                    For Additional Information, please contact
WELLS FARGO BANK MINNESOTA, N.A.               CTSLink Customer Service
CORPORATE TRUST SERVICES                            (301) 815-6600
9062 OLD ANNAPOLIS ROAD                 Reports Available on the World Wide Web
COLUMBIA, MD 21045-1951                         @ www.ctslink.com/cmbs

                                      PAYMENT DATE: 11/15/2002
                                      RECORD DATE:  10/31/2002

                           OTHER REQUIRED INFORMATION

<Table>
<S>                                                    <C>
Available Distribution Amount                          0.00

Aggregate Number of Outstanding Loans                     0

Aggregate Unpaid Principal Balance of Loans            0.00

Aggregate Stated Principal Balance of Loans            0.00

Aggregate Amount of Servicing Fee                      0.00

Aggregate Amount of Special Servicing Fee              0.00

Aggregate Amount of Trustee Fee                        0.00

Aggregate Amount of Primary Servicing Fee Fee          0.00

Aggregate Trust Fund Expenses                          0.00

Specially Serviced Loans not Delinquent

     Number of Outstanding Loans                          0

     Aggregate Unpaid Principal Balance                0.00
</Table>

Appraisal Reduction Amount

<Table>
<Caption>
            Appraisal    Cumulative   Most Recent
 Loan       Reduction       ASER       App. Red.
Number       Amount        Amount        Date
-------------------------------------------------
<S>         <C>          <C>          <C>

-------------------------------------------------
Total
=================================================
</Table>

Copyright 1997, Wells Fargo Bank Minnesota, N.A.                    Page 5 of 17

<Page>

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

                  COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES

                                SERIES 2002-CKS4

[WELLS FARGO LOGO]                    For Additional Information, please contact
WELLS FARGO BANK MINNESOTA, N.A.               CTSLink Customer Service
CORPORATE TRUST SERVICES                            (301) 815-6600
9062 OLD ANNAPOLIS ROAD                 Reports Available on the World Wide Web
COLUMBIA, MD 21045-1951                         @ www.ctslink.com/cmbs

                                      PAYMENT DATE: 11/15/2002
                                      RECORD DATE:  10/31/2002

                                 RATINGS DETAIL

<Table>
<Caption>
                             Original Ratings           Current Ratings(1)
     Class     CUSIP    --------------------------   -------------------------
                        Fitch    Moody's     S & P   Fitch    Moody's    S & P
     ---------------    --------------------------   -------------------------
      <S>      <C>      <C>      <C>         <C>     <C>      <C>        <C>
      A-1
      A-2
      APM
      A-X
      A-SP
       B
       C
       D
       E
       F
       G
       H
       J
       K
       L
       M
       N
       O
       P
       Q
</Table>

     NR  - Designates that the class was not rated by the above agency at the
           time of original issuance.
     X   - Designates that the above rating agency did not rate any classes in
           this transaction at the time of original issuance.
     N/A - Data not available this period.

1) For any class not rated at the time of original issuance by any particular
rating agency, no request has been made subsequent to issuance to obtain rating
information, if any, from such rating agency. The current ratings were obtained
directly from the applicable rating agency within 30 days of the payment date
listed above. The ratings may have changed since they were obtained. Because the
ratings may have changed, you may want to obtain current ratings directly from
the rating agencies.

<TABLE>
<S>                          <C>                           <C>
Fitch, Inc.                  Moody's Investors Service     Standard & Poor's Rating Services
One State Street Plaza       99 Church Street              55 Water Street
New York, New York 10004     New York, New York 10007      New York, New York 10041
(212) 908-0500               (212) 553-0300                (212) 438-2430
</TABLE>

Copyright 1997, Wells Fargo Bank Minnesota, N.A.                    Page 6 of 17

<Page>

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

                  COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES

                                SERIES 2002-CKS4

[WELLS FARGO LOGO]                    For Additional Information, please contact
WELLS FARGO BANK MINNESOTA, N.A.               CTSLink Customer Service
CORPORATE TRUST SERVICES                            (301) 815-6600
9062 OLD ANNAPOLIS ROAD                 Reports Available on the World Wide Web
COLUMBIA, MD 21045-1951                         @ www.ctslink.com/cmbs

                                      PAYMENT DATE: 11/15/2002
                                      RECORD DATE:  10/31/2002

            CURRENT MORTGAGE LOAN AND PROPERTY STRATIFICATION TABLES

                                SCHEDULED BALANCE

<Table>
<Caption>
                                % of
 Scheduled    # of   Scheduled   Agg.   WAM          Weighted
  Balance    Loans    Balance    Bal.   (2)   WAC   Avg DSCR(1)
---------------------------------------------------------------
 <S>         <C>     <C>        <C>     <C>   <C>   <C>

---------------------------------------------------------------
 Totals
===============================================================
</Table>

                                    STATE (3)

<Table>
<Caption>
                                % of
             # of   Scheduled   Agg.   WAM          Weighted
 State      Props    Balance    Bal.   (2)   WAC   Avg DSCR(1)
--------------------------------------------------------------
 <S>        <C>     <C>         <C>    <C>   <C>   <C>

---------------------------------------------------------------
 Totals
===============================================================
</Table>

See footnotes on last page of this section.

Copyright 1997, Wells Fargo Bank Minnesota, N.A.                    Page 7 of 17

<Page>

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

                  COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES

                                SERIES 2002-CKS4

[WELLS FARGO LOGO]                    For Additional Information, please contact
WELLS FARGO BANK MINNESOTA, N.A.               CTSLink Customer Service
CORPORATE TRUST SERVICES                            (301) 815-6600
9062 OLD ANNAPOLIS ROAD                 Reports Available on the World Wide Web
COLUMBIA, MD 21045-1951                         @ www.ctslink.com/cmbs

                                      PAYMENT DATE: 11/15/2002
                                      RECORD DATE:  10/31/2002

            CURRENT MORTGAGE LOAN AND PROPERTY STRATIFICATION TABLES

                       DEBT SERVICE COVERAGE RATIO(1)

<Table>
<Caption>
                                     % of
 Debt Service     # of   Scheduled   Agg.   WAM          Weighted
Coverage Ratio   Loans    Balance    Bal.   (2)   WAC   Avg DSCR(1)
-------------------------------------------------------------------
   <S>           <C>     <C>         <C>    <C>   <C>   <C>

-------------------------------------------------------------------
   Totals
===================================================================
</Table>

                           PROPERTY TYPE(3)

<Table>
<Caption>
                                     % of
  Property       # of    Scheduled   Agg.   WAM          Weighted
    Type         Props    Balance    Bal.   (2)   WAC   Avg DSCR(1)
-------------------------------------------------------------------
   <S>           <C>     <C>         <C>    <C>   <C>   <C>

-------------------------------------------------------------------
   Totals
===================================================================
</Table>

                              NOTE RATE

<Table>
<Caption>
                                     % of
   Note           # of   Scheduled   Agg.   WAM          Weighted
   Rate          Loans    Balance    Bal.   (2)   WAC   Avg DSCR(1)
-------------------------------------------------------------------
   <S>           <C>     <C>         <C>    <C>   <C>   <C>

-------------------------------------------------------------------
   Totals
===================================================================
</Table>

                              SEASONING

<Table>
<Caption>
                                     % of
                 # of    Scheduled   Agg.   WAM          Weighted
 Seasoning       Loans    Balance    Bal.   (2)   WAC   Avg DSCR(1)
-------------------------------------------------------------------
   <S>           <C>     <C>         <C>    <C>   <C>   <C>

-------------------------------------------------------------------
   Totals
===================================================================
</Table>

See footnotes on last page of this section.

Copyright 1997, Wells Fargo Bank Minnesota, N.A.                    Page 8 of 17

<Page>

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

                  COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES

                                SERIES 2002-CKS4

[WELLS FARGO LOGO]                    For Additional Information, please contact
WELLS FARGO BANK MINNESOTA, N.A.               CTSLink Customer Service
CORPORATE TRUST SERVICES                            (301) 815-6600
9062 OLD ANNAPOLIS ROAD                 Reports Available on the World Wide Web
COLUMBIA, MD 21045-1951                         @ www.ctslink.com/cmbs

                                      PAYMENT DATE: 11/15/2002
                                      RECORD DATE:  10/31/2002

            CURRENT MORTGAGE LOAN AND PROPERTY STRATIFICATION TABLES

               ANTICIPATED REMAINING TERM (ARD AND BALLOON LOANS)

<Table>
<Caption>
                                              % of
 Anticipated Remaining   # of     Scheduled   Agg.    WAM            Weighted
        Term(2)          Loans     Balance    Bal.    (2)    WAC    Avg DSCR(1)
-------------------------------------------------------------------------------
        <S>              <C>      <C>         <C>     <C>    <C>    <C>

-------------------------------------------------------------------------------
        Totals
===============================================================================
</Table>

                 REMAINING STATED TERM (FULLY AMORTIZING LOANS)

<Table>
<Caption>
                                              % of
  Remaining Stated       # of     Scheduled   Agg.    WAM            Weighted
        Term             Loans     Balance    Bal.    (2)    WAC    Avg DSCR(1)
-------------------------------------------------------------------------------
       <S>               <C>      <C>         <C>     <C>    <C>    <C>

-------------------------------------------------------------------------------
       Totals
===============================================================================
</Table>

               REMAINING AMORTIZATION TERM (ARD AND BALLOON LOANS)

<Table>
<Caption>
                                               % of
 Remaining Amortization  # of     Scheduled    Agg.   WAM            Weighted
          Term           Loans     Balance     Bal.   (2)    WAC    Avg DSCR(1)
-------------------------------------------------------------------------------
        <S>              <C>      <C>          <C>    <C>    <C>    <C>

-------------------------------------------------------------------------------
        Totals
===============================================================================
</Table>

                             AGE OF MOST RECENT NOI

<Table>
<Caption>
                                              % of
    Age of Most       # of     Scheduled      Agg.     WAM            Weighted
    Recent NOI        Loans     Balance       Bal.     (2)    WAC    Avg DSCR(1)
--------------------------------------------------------------------------------
     <S>              <C>      <C>            <C>      <C>    <C>    <C>

--------------------------------------------------------------------------------
     Totals
================================================================================
</Table>

(1) Debt Service Coverage Ratios are updated periodically as new NOI figures
become available from borrowers on an asset level. In all cases the most current
DSCR provided by the Servicer is used. To the extent that no DSCR is provided by
the Servicer, information from the offering document is used. The Trustee makes
no representations as to the accuracy of the data provided by the borrower for
this calculation.

(2) Anticipated Remaining Term and WAM are each calculated based upon the term
from the current month to the earlier of the Anticipated Repayment Date, if
applicable, and the Maturity Date.

(3) Data in this table was calculated by allocating pro-rata the current loan
information to the properties based upon the Cut-off Date balance of each
property as disclosed in the offering document.

Copyright 1997, Wells Fargo Bank Minnesota, N.A.                    Page 9 of 17

<Page>

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

                  COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES

                                SERIES 2002-CKS4

[WELLS FARGO LOGO]                    For Additional Information, please contact
WELLS FARGO BANK MINNESOTA, N.A.               CTSLink Customer Service
CORPORATE TRUST SERVICES                            (301) 815-6600
9062 OLD ANNAPOLIS ROAD                 Reports Available on the World Wide Web
COLUMBIA, MD 21045-1951                         @ www.ctslink.com/cmbs

                                      PAYMENT DATE: 11/15/2002
                                      RECORD DATE:  10/31/2002

                              MORTGAGE LOAN DETAIL

<Table>
<Caption>
                                                                                  Anticipated                 Neg.     Beginning
 Loan             Property                     Interest    Principal    Gross      Repayment     Maturity    Amount    Scheduled
Number    ODCR    Type(1)     City    State    Payment      Payment     Coupon       Date          Date      (Y/N)      Balance
--------------------------------------------------------------------------------------------------------------------------------
<S>       <C>     <C>         <C>     <C>      <C>         <C>          <C>       <C>            <C>         <C>       <C>

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

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

<Caption>
           Ending      Paid    Appraisal    Appraisal     Res.     Mod.
 Loan     Scheduled    Thru    Reduction    Reduction    Strat.    Code
Number     Balance     Date      Date        Amount       (2)       (3)
-----------------------------------------------------------------------
<S>       <C>          <C>     <C>          <C>          <C>       <C>

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

=======================================================================
</Table>

(1) PROPERTY TYPE CODE

MF - Multi-Family
RT - Retail
HC - Health Care
IN - Industrial
WH - Warehouse
MH - Mobile Home Park
OF - Office
MU - Mixed Use
LO - Lodging
SS - Self Storage
OT - Other

(2) RESOLUTION STRATEGY CODE

 1 - Modification
 2 - Foreclosure
 3 - Bankruptcy
 4 - Extension
 5 - Note Sale
 6 - DPO
 7 - REO
 8 - Resolved
 9 - Pending Return to Master Servicer
10 - Deed in Lieu Of Foreclosure
11 - Full Payoff
12 - Reps and Warranties
13 - Other or TBD

(3) MODIFICATION CODE

 1 - Maturity Date Extension
 2 - Amortization Change
 3 - Principal Write-Off
 4 - Combination

Copyright 1997, Wells Fargo Bank Minnesota, N.A.                   Page 10 of 17

<Page>

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

                  COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES

                                SERIES 2002-CKS4

[WELLS FARGO LOGO]                    For Additional Information, please contact
WELLS FARGO BANK MINNESOTA, N.A.               CTSLink Customer Service
CORPORATE TRUST SERVICES                            (301) 815-6600
9062 OLD ANNAPOLIS ROAD                 Reports Available on the World Wide Web
COLUMBIA, MD 21045-1951                         @ www.ctslink.com/cmbs

                                      PAYMENT DATE: 11/15/2002
                                      RECORD DATE:  10/31/2002

                           PRINCIPAL PREPAYMENT DETAIL

<Table>
<Caption>
                                        Principal Prepayment Amount                      Prepayment Premium
               Offering Document    -----------------------------------    ----------------------------------------------
Loan Number     Cross-Reference     Payoff Amount    Curtailment Amount    Percentage Premium    Yield Maintenance Charge
--------------------------------    -----------------------------------    ----------------------------------------------
  <S>          <C>                  <C>              <C>                   <C>                   <C>

-------------------------------------------------------------------------------------------------------------------------
  Totals
=========================================================================================================================
</Table>

Copyright 1997, Wells Fargo Bank Minnesota, N.A.                   Page 11 of 17

<Page>

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

                  COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES

                                SERIES 2002-CKS4

[WELLS FARGO LOGO]                    For Additional Information, please contact
WELLS FARGO BANK MINNESOTA, N.A.               CTSLink Customer Service
CORPORATE TRUST SERVICES                            (301) 815-6600
9062 OLD ANNAPOLIS ROAD                 Reports Available on the World Wide Web
COLUMBIA, MD 21045-1951                         @ www.ctslink.com/cmbs

                                      PAYMENT DATE: 11/15/2002
                                      RECORD DATE:  10/31/2002

                                HISTORICAL DETAIL

<Table>
<Caption>
                                             Delinquencies
--------------------------------------------------------------------------------------------------------
Distribution    30-59 Days    60-89 Days    90 Days or More    Foreclosure       REO       Modifications
    Date       #    Balance  #    Balance   #       Balance    #   Balance   #  Balance   #      Balance
--------------------------------------------------------------------------------------------------------
<S>            <C>           <C>            <C>                <C>           <C>          <C>

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

<Caption>
                            Prepayments             Rate and Maturities
                    --------------------------   --------------------------
Distribution         Curtailments     Payoff     Next Weighted Avg.
   Date             #       Amount  #   Amount   Coupon      Remit     WAM
----------------------------------------------   --------------------------
<S>                 <C>             <C>          <C>         <C>       <C>

===========================================================================
</Table>

Note: Foreclosure and REO Totals are excluded from the delinquencies aging
categories.

Copyright 1997, Wells Fargo Bank Minnesota, N.A.                   Page 12 of 17

<Page>

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

                  COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES

                                SERIES 2002-CKS4

[WELLS FARGO LOGO]                    For Additional Information, please contact
WELLS FARGO BANK MINNESOTA, N.A.               CTSLink Customer Service
CORPORATE TRUST SERVICES                            (301) 815-6600
9062 OLD ANNAPOLIS ROAD                 Reports Available on the World Wide Web
COLUMBIA, MD 21045-1951                         @ www.ctslink.com/cmbs

                                      PAYMENT DATE: 11/15/2002
                                      RECORD DATE:  10/31/2002

                             DELINQUENCY LOAN DETAIL

<Table>
<Caption>
                   Offering        # of                       Current    Outstanding    Status of    Resolution
                   Document       Months     Paid Through      P & L        P & L        Mortgage     Strategy       Servicing
Loan Number    Cross-Reference    Delinq.        Date         Advances    Advances**     Loan(1)      Code(2)      Transfer Date
--------------------------------------------------------------------------------------------------------------------------------
  <S>          <C>                <C>        <C>              <C>        <C>            <C>          <C>           <C>

--------------------------------------------------------------------------------------------------------------------------------
  Totals
================================================================================================================================

<Caption>
                                Actual     Outstanding
               Foreclosure    Principal     Servicing     Bankruptcy    REO
Loan Number       Date         Balance       Advances        Date       Date
----------------------------------------------------------------------------
  <S>          <C>            <C>          <C>            <C>           <C>

----------------------------------------------------------------------------
  Totals
============================================================================
</Table>

(1) STATUS OF MORTGAGE LOAN

 A - Payment Not Received But Still in Grace Period
 B - Late Payment But Less Than 1 Month Delinquent
 0 - Current
 1 - One Month Delinquent
 2 - Two Months Delinquent
 3 - Three or More Months Delinquent
   - Assumed Scheduled Payment (Performing Matured Balloon)
 7 - Foreclosure
 9 - REO

(2) RESOLUTION STRATEGY CODE

 1 - Modification
 2 - Foreclosure
 3 - Bankruptcy
 4 - Extension
 5 - Note Sale
 6 - DPO
 7 - REO
 8 - Resolved
 9 - Pending Return to Master Servicer
10 - Deed In Lieu Of Foreclosure
11 - Full Payoff
12 - Reps and Warranties
13 - Other or TBD

** Outstanding P & I Advances include the current period advance.

Copyright 1997, Wells Fargo Bank Minnesota, N.A.                   Page 13 of 17

<Page>

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

                  COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES

                                SERIES 2002-CKS4

[WELLS FARGO LOGO]                    For Additional Information, please contact
WELLS FARGO BANK MINNESOTA, N.A.               CTSLink Customer Service
CORPORATE TRUST SERVICES                            (301) 815-6600
9062 OLD ANNAPOLIS ROAD                 Reports Available on the World Wide Web
COLUMBIA, MD 21045-1951                         @ www.ctslink.com/cmbs

                                      PAYMENT DATE: 11/15/2002
                                      RECORD DATE:  10/31/2002

                     SPECIALLY SERVICED LOAN DETAIL - PART 1

<Table>
<Caption>
               Offering       Servicing    Resolution                                                                Net
  Loan         Document        Transfer     Strategy     Scheduled    Property             Interest     Actual    Operating    DSCR
 Number    Cross-Reference       Date       Code(1)       Balance     Type(2)     State      Rate      Balance      Income     Date
-----------------------------------------------------------------------------------------------------------------------------------
<S>        <C>                <C>          <C>           <C>          <C>         <C>      <C>         <C>        <C>          <C>

<Caption>
                                         Remaining
  Loan             Note    Maturity    Amortization
 Number    DSCR    Date      Date          Term
---------------------------------------------------
<S>        <C>     <C>     <C>         <C>

</Table>

(1) RESOLUTION STRATEGY CODE

 1 - Modification
 2 - Foreclosure
 3 - Bankruptcy
 4 - Extension
 5 - Note Sale
 6 - DPO
 7 - REO
 8 - Resolved
 9 - Pending Return to Master Servicer
10 - Deed in Lieu Of Foreclosure
11 - Full Payoff
12 - Reps and Warranties
13 - Other or TBD

(2) PROPERTY TYPE CODE

MF - Multi-Family
RT - Retail
HC - Health Care
IN - Industrial
WH - Warehouse
MH - Mobile Home Park
OF - Office
MU - Mixed Use
LO - Lodging
SS - Self Storage
OT - Other

Copyright 1997, Wells Fargo Bank Minnesota, N.A.                   Page 14 of 17

<Page>

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

                  COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES

                                SERIES 2002-CKS4

[WELLS FARGO LOGO]                    For Additional Information, please contact
WELLS FARGO BANK MINNESOTA, N.A.               CTSLink Customer Service
CORPORATE TRUST SERVICES                            (301) 815-6600
9062 OLD ANNAPOLIS ROAD                 Reports Available on the World Wide Web
COLUMBIA, MD 21045-1951                         @ www.ctslink.com/cmbs

                                      PAYMENT DATE: 11/15/2002
                                      RECORD DATE:  10/31/2002

                     SPECIALLY SERVICED LOAN DETAIL - PART 2

<Table>
<Caption>
              Offering        Resolution       Site
  Loan        Document         Strategy     Inspection                    Appraisal    Appraisal       Other REO
 Number    Cross-Reference     Code(1)         Date       Phase 1 Date      Date         Value      Property Revenue    Comment
-------------------------------------------------------------------------------------------------------------------------------
 <S>       <C>                <C>           <C>           <C>             <C>          <C>          <C>                 <C>

</Table>

(1) RESOLUTION STRATEGY CODE

 1 - Modification
 2 - Foreclosure
 3 - Bankruptcy
 4 - Extension
 5 - Note Sale
 6 - DPO
 7 - REO
 8 - Resolved
 9 - Pending Return to Master Servicer
10 - Deed in Lieu Of Foreclosure
11 - Full Payoff
12 - Reps and Warranties
13 - Other or TBD

Copyright 1997, Wells Fargo Bank Minnesota, N.A.                   Page 15 of 17

<Page>

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

                  COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES

                                SERIES 2002-CKS4

[WELLS FARGO LOGO]                    For Additional Information, please contact
WELLS FARGO BANK MINNESOTA, N.A.               CTSLink Customer Service
CORPORATE TRUST SERVICES                            (301) 815-6600
9062 OLD ANNAPOLIS ROAD                 Reports Available on the World Wide Web
COLUMBIA, MD 21045-1951                         @ www.ctslink.com/cmbs

                                      PAYMENT DATE: 11/15/2002
                                      RECORD DATE:  10/31/2002

                              MODIFIED LOAN DETAIL

<Table>
<Caption>
              Offering
  Loan        Document        Pre-Modification
 Number    Cross-Reference        Balance         Modification Date    Modification Description
------------------------------------------------------------------------------------------------
 <S>       <C>                <C>                 <C>                  <C>

------------------------------------------------------------------------------------------------
 Totals
================================================================================================
</Table>

Copyright 1997, Wells Fargo Bank Minnesota, N.A.                   Page 16 of 17

<Page>

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

                  COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES

                                SERIES 2002-CKS4

[WELLS FARGO LOGO]                    For Additional Information, please contact
WELLS FARGO BANK MINNESOTA, N.A.               CTSLink Customer Service
CORPORATE TRUST SERVICES                            (301) 815-6600
9062 OLD ANNAPOLIS ROAD                 Reports Available on the World Wide Web
COLUMBIA, MD 21045-1951                         @ www.ctslink.com/cmbs

                                      PAYMENT DATE: 11/15/2002
                                      RECORD DATE:  10/31/2002

                             LIQUIDATED LOAN DETAIL

<Table>
<Caption>
                   Final Recovery        Offering                                                       Gross Proceeds    Aggregate
     Loan           Determination        Document        Appraisal    Appraisal   Actual      Gross       as a % of      Liquidation
    Number              Date          Cross-Reference      Date         Value    Balance    Proceeds    Actual Balance    Expenses*
------------------------------------------------------------------------------------------------------------------------------------
<S>                <C>                <C>                <C>          <C>        <C>        <C>         <C>              <C>

------------------------------------------------------------------------------------------------------------------------------------
 Current Total
====================================================================================================================================
Cumulative Total
====================================================================================================================================

<Caption>
                       Net         Net Proceeds                 Repurchased
     Loan          Liquidation       as a % of      Realized     by Seller
    Number           Proceeds     Actual Balance      Loss         (Y/N)
---------------------------------------------------------------------------
<S>                <C>            <C>               <C>         <C>

---------------------------------------------------------------------------
 Current Total
===========================================================================
Cumulative Total
===========================================================================
</Table>

* Aggregate liquidation expenses also include outstanding P & I advances and
unpaid fees (servicing, trustee, etc.).

Copyright 1997, Wells Fargo Bank Minnesota, N.A.                   Page 17 of 17

<Page>

                                   EXHIBIT E-2

                    FORM OF CMSA SERVICER WATCH LIST CRITERIA

PROPERTY TYPE:  ALL

<Table>
<Caption>
REFERENCE
CODE           GUIDELINE                                                      REVIEW THRESHOLD    RELEASE THRESHOLD
----------    -------------------------------------------------------------- ------------------- -----------------------------
<S>      <C>  <C>                                                            <C>                 <C>
FINANCIAL CONDITIONS

1        A    Delinquent P&I Payments                                        GREATER THAN OR     Current
                                                                             EQUAL TO 2
                                                                             payments. Due

1        B    Delinquent taxes.                                              Servicer has        Taxes are brought current
                                                                             knowledge that      including all interest and
                                                                             the taxes are       penalties
                                                                             more than 30 days
                                                                             past due

1        C    Delinquent or Forced Placed Insurance                          The earlier of      Receipt of proof of
                                                                             greater than 30     satisfactory insurance in
                                                                             days delinquent     force
                                                                             or insurance is
                                                                             forced placed.

1        D    Outstanding servicing advances (L38 and/or L39)                GREATER THAN 30     Servicing Advances have
                                                                             days delinquent     been repaid

1        E    DSCR Absolute Level based on normalized Net Cash Flow.  Use    LESS THAN 1.10;     DSCR above threshold.
              yr. End normalized numbers or use the most recent  trailing    LESS THAN OR
              12 mos. Normalized or most recent ytd normalized if            EQUAL TO 1.20 for
              available.  (Ytd normalized should only be used if the         healthcare &
              property is not impacted by seasonality issues).               lodging; exclude
                                                                             CTL, ground
                                                                             leases and single
                                                                             tenant NNN

1        F    DSCR Decrease from U/W.  Absolute Level based on normalized    LESS THAN 1.40 and  DSCR above threshold.
              Net Cash Flow.  Use yr. End normalized numbers or use the      LESS THAN OR EQUAL
              most recent  trailing 12 mos. Normalized or most recent ytd    TO 75% UW DSCR;
              normalized if available.  (Ytd normalized should only be       Excludes CTL,
              used the property is not impacted by seasonality issues).      ground leases and
                                                                             single tenant NNN.

1        G    Floater DSCR - DSCR Decrease from U/W or absolute level        DSCR LESS THAN      DSCR or NCF above threshold.
              based on annualized Net Cash Flow.  Use yr. End normalized     .95 or LESS THAN
              numbers for the most recent  trailing 12 mos. Normalized or    OR EQUAL TO 70%
              most recent ytd normalized if available.  (Ytd normalized      U/W stabilized
              should only be used the property is not impacted by            NCF number.
              seasonality issues).                                           Excludes CTL,
                                                                             ground leases and
                                                                             single tenant NNN

1        H    Defaulted or matured senior lien and/or mechanics lien in      When notice         Default cured or lien paid
              excess of 5% of UPB.                                           received by         off
                                                                             Servicer

1        I    Defaulted, matured, or discovery of previously undisclosed,    When notice         Default has been cured or
              subordinate lien including mezzanine debt                      received by         loan assumed by subordinate
                                                                             Servicer            lienholder or mezzanine
                                                                                                 debt is approved by the
                                                                                                 Servicer.

1        J    Any unplanned draw on a LOC or reserve to pay debt service.    Any Occurrence      After funds or LOC replaced
                                                                                                 if required by the documents

BORROWER ISSUES

2        A    Substantive required repairs reserved for at closing or        If required         Satisfactory verification
              otherwise disclosed to Servicer not completed by due date.     repair is not       that repairs have been
                                                                             completed within    completed
                                                                             60 days following
                                                                             the due date
                                                                             (including
                                                                             extensions
                                                                             approved by
                                                                             Servicer) and it
                                                                             is the lesser of
                                                                             10% of the UBP or
                                                                             $500,000

2        B    Remediation or O & M plan deficiencies/non-compliance          Any knowledge of    When plan deficiencies have
              reserved for at closing or otherwise disclosed to Servicer     deficiency that     been cured
                                                                             adversely affects
                                                                             the
                                                                             performance/value
                                                                             of the property.

2        C    Occurrence of servicing trigger event in the mortgage loan     Any Occurrence      Cure of the event that
              documents (for example: Springing Lockbox, Required Loan                           required action under the
              Paydown, Post Additional Reserves, Trap Excess Cash,                               mortgage documents, or
              Management or Franchise change based on minimum NOI/DSCR                           satisfying relevant
              threshold levels)                                                                  mortgage loan provisions or
                                                                                                 after 6 consecutive
                                                                                                 payments without deliquency
                                                                                                 or the establishment of
                                                                                                 reserve, LOC or lockbox.
</Table>

                                      E-2-1
<Page>

PROPERTY TYPE: ALL

<Table>
<Caption>
REFERENCE
CODE           GUIDELINE                                                      REVIEW THRESHOLD    RELEASE THRESHOLD
----------    -------------------------------------------------------------- ------------------- -----------------------------
<S>      <C>  <C>                                                            <C>                 <C>
2        D    Unsubordinated or subordinated ground lease default            When notice         When default cured
                                                                             received by
                                                                             Servicer

2        E    Expiration of unsubordinated ground lease within 6 months      Any Occurrence      New lease or option has
                                                                                                 been exercised

2        F    Operating license or franchise agreement default               When notice         New franchise or license in
                                                                             received by         place, or default under
                                                                             Servicer            franchise or license has
                                                                                                 been cured

2        G    Bankruptcy of Borrower/owner or guarantor bankruptcy that      Upon receipt of     Bankruptcy resolved or six
              comes to the knowledge of Lender/Servicer                      notice by Servicer  months after bankruptcy is
                                                                                                 filed, whichever occurs
                                                                                                 first.

2        H    Federal/State Survey for Nursing Homes that require the        Servicer has not    Annual survey submitted or
              report per the loan documents.                                 received a new      deficiency cured
                                                                             survey within 18
                                                                             months of the last
                                                                             survey received by
                                                                             the Servicer or the
                                                                             latest survey
                                                                             indicates a
                                                                             deficiency level of
                                                                             For higher

PROPERTY CONDITION ISSUES

3        A    Inspection reveals Poor or Not Accessible condition as         Any Occurrence      Determination by Servicer
              defined by the MBA/CMSA Property Inspection Form                                   in its discretion that
                                                                                                 property deficiencies have
                                                                                                 been cured, or access
                                                                                                 allowed and inspection
                                                                                                 completed

3        B    Inspection reveals potentially harmful environmental issue     The Servicer        Determination by Servicer
                                                                             becomes aware in    in its discretion that
                                                                             ordinary course     property deficiencies have
                                                                             of an inspection.   been cured

3        C    Property affected by major casualty or condemnation            When Servicer       Determination by Servicer
              proceeding affecting future cashflows.                         becomes aware of    in its discretion that all
                                                                             a casualty or       necessary repairs have been
                                                                             condemnation        completed satisfactorily or
                                                                             equal to the        that condemnation
                                                                             lesser of 10% of    proceedings have been
                                                                             UPB or $500,000     completed and that the
                                                                                                 asset can perform at
                                                                                                 satisfactory levels

LEASE ROLLOVER, TENANT ISSUES AND VACANCY

4        A    Occupancy decrease (excludes lodging)                          LESS THAN 80% of    When condition no longer
                                                                             UW                  exists

4        B    Reduced EGI for all property types (including lodging) Use     LESS THAN 80% U/W   DSCR and EGI above threshold
              yr. End normalized numbers or the most recent  trailing 12     EGI and LESS
              mos. Normalized or most recent ytd normalized if available.    THAN 1.10 DSCR all
              (Ytd normalized should only be used if the property is not     property types
              impacted by seasonality issues).                               except use LESS
                                                                             THAN 80% U/W EGI
                                                                             and LESS THAN 1.20
                                                                             for healthcare
                                                                             and lodging

4        C    Single tenant or any tenant with a lease GREATER THAN 30%      Single tenant or    When condition no longer
              NRA expiring within the next 12 months.                        any one tenant      exists
                                                                             GREATER THAN 30%
                                                                             NRA; Excludes
                                                                             Multifamily,
                                                                             Lodging,
                                                                             Healthcare,
                                                                             MH Park & Self
                                                                             Storage as well as
                                                                             fully amortizing
                                                                             CTL loans when the
                                                                             lease expires
                                                                             co-terminus with
                                                                             the loan.
</Table>

                                      E-2-2
<Page>

PROPERTY TYPE: ALL

<Table>
<Caption>
REFERENCE
CODE           GUIDELINE                                                      REVIEW THRESHOLD    RELEASE THRESHOLD
----------    -------------------------------------------------------------- ------------------- -----------------------------
<S>      <C>  <C>                                                            <C>                 <C>
4        D    A combination of top 3 tenants with lease expirations within   The combination     When condition no longer
              the next 12 months.                                            of any top 3        exists
                                                                             tenants with lease
                                                                             expirations within
                                                                             the next 12 months
                                                                             that individually
                                                                             occupy at least 5%
                                                                             of the NRA and
                                                                             cumulatively
                                                                             occupy greater than
                                                                             30% of the NRA.

4        E    Bankruptcy of Licensee, Franchisor, or any combination of      GREATER THAN 30%    When condition no longer
              top 3 tenants that individually occupy at least 5% of the      NRA; Excludes       exists
              NRA and cumulatively occupy greater than 30% of the NRA. For   Multifamily,
              Healthcare property, the bankruptcy of tenant under master     Lodging, MH Park
              lease or of the management company.                            & Self Storage;
                                                                             For Healthcare
                                                                             bankruptcy of
                                                                             tenant under master
                                                                             lease or of
                                                                             management company.

4        F    Major tenant lease is in default, terminated or is dark        GREATER THAN 30%    When condition no longer
                                                                             NRA; Excludes       exists
                                                                             Multifamily,
                                                                             Lodging, MH Park
                                                                             & Self Storage;
                                                                             For Healthcare
                                                                             failure to comply
                                                                             with Regulatory
                                                                             Requirements

MATURITY

5        A    Pending loan maturity or anticipated repayment date with       LESS THAN 90 days   Until loans is extended or
              balloon balance due                                                                paid off, or for ARD loans
                                                                                                 not other WL trigger or
                                                                                                 event has occurred.

OTHER

6        A    Any other situation that indicates an increased level of       As determined by    When condition no longer
              default risk that may create potential losses to investors.    Servicer            exists
</Table>

                                      E-2-3
<Page>

                                  EXHIBIT F-1A

                        FORM I OF TRANSFEROR CERTIFICATE
                  FOR TRANSFERS OF NON-REGISTERED CERTIFICATES

                                     [Date]

Wells Fargo Bank Minnesota, N.A.
Wells Fargo Center
Sixth and Marquette
MAC # N9303-121
Minneapolis, Minnesota  55479-0113
Attention: Corporate Trust Services (CMBS)

[OR OTHER CERTIFICATE REGISTRAR]

          Re:  Credit Suisse First Boston Mortgage Securities Corp., Commercial
               Mortgage Pass-Through Certificates, Series 2002-CKS4,
               Class ______ Certificates [having an initial aggregate
               Certificate [Principal Balance] [Notional Amount] as of October
               29, 2002 (the "CLOSING DATE") of $__________] [evidencing a ____%
               Percentage Interest in the related Class] (the "TRANSFERRED
               CERTIFICATES")

Dear Sirs:

          This letter is delivered to you in connection with the transfer by
_________________ (the "TRANSFEROR") to _________________ (the "TRANSFEREE") of
the Transferred Certificates pursuant to Section 5.02 of the Pooling and
Servicing Agreement dated as of October 11, 2002 (the "POOLING AND SERVICING
AGREEMENT"), among Credit Suisse First Boston Mortgage Securities Corp. as
depositor, KeyCorp Real Estate Capital Markets, Inc. d/b/a Key Commercial
Mortgage as master servicer (in such capacity, the "MASTER SERVICER"), Lennar
Partners, Inc. as special servicer (in such capacity, the "SPECIAL SERVICER"),
and Wells Fargo Bank Minnesota, N.A. as trustee (in such capacity, the
"TRUSTEE"). All capitalized terms used herein and not otherwise defined shall
have the respective meanings set forth in the Pooling and Servicing Agreement.
The Transferor hereby certifies, represents and warrants to you, as Certificate
Registrar, that:

          1.   The Transferor is the lawful owner of the Transferred
Certificates with the full right to transfer such Certificates free from any and
all claims and encumbrances whatsoever.

          2.   Neither the Transferor nor anyone acting on its behalf has (a)
offered, transferred, pledged, sold or otherwise disposed of any Transferred
Certificate, any interest in a Transferred Certificate or any other similar
security to any person in any manner, (b) solicited any offer to buy or accept a
transfer, pledge or other disposition of any Transferred Certificate, any
interest in a Transferred Certificate or any other similar security from any
person in any manner, (c) otherwise approached or negotiated with respect to any
Transferred Certificate, any interest in a Transferred Certificate or any other
similar security with any person in any manner, (d) made any general
solicitation with respect to

                                     F-1A-1
<Page>

any Transferred Certificate, any interest in a Transferred Certificate or any
other similar security by means of general advertising or in any other manner,
or (e) taken any other action with respect to any Transferred Certificate, any
interest in a Transferred Certificate or any other similar security, which (in
the case of any of the acts described in clauses (a) through (e) hereof) would
constitute a distribution of the Transferred Certificates under the Securities
Act of 1933, as amended (the "SECURITIES ACT"), or would render the disposition
of the Transferred Certificates a violation of Section 5 of the Securities Act
or any state securities laws, or would require registration or qualification of
the Transferred Certificates pursuant to the Securities Act or any state
securities laws.

          3.   The Transferor and any person acting on behalf of the Transferor
in this matter reasonably believe that the Transferee is a "qualified
institutional buyer" as that term is defined in Rule 144A ("RULE 144A") under
the Securities Act (a "QUALIFIED INSTITUTIONAL BUYER") purchasing for its own
account or for the account of another person that is itself a Qualified
Institutional Buyer. In determining whether the Transferee is a Qualified
Institutional Buyer, the Transferor and any person acting on behalf of the
Transferor in this matter has relied upon the following method(s) of
establishing the Transferee's ownership and discretionary investments of
securities (check one or more):

     ___  (a)  The Transferee's most recent publicly available financial
          statements, which statements present the information as of a date
          within 16 months preceding the date of sale of the Transferred
          Certificates in the case of a U.S. purchaser and within 18 months
          preceding such date of sale in the case of a foreign purchaser; or

     ___  (b)  The most recent publicly available information appearing in
          documents filed by the Transferee with the Securities and Exchange
          Commission or another United States federal, state, or local
          governmental agency or self-regulatory organization, or with a foreign
          governmental agency or self-regulatory organization, which information
          is as of a date within 16 months preceding the date of sale of the
          Transferred Certificates in the case of a U.S. purchaser and within 18
          months preceding such date of sale in the case of a foreign purchaser;
          or

     ___  (c)  The most recent publicly available information appearing in a
          recognized securities manual, which information is as of a date within
          16 months preceding the date of sale of the Transferred Certificates
          in the case of a U.S. purchaser and within 18 months preceding such
          date of sale in the case of a foreign purchaser; or

     ___  (d)  A certification by the chief financial officer, a person
          fulfilling an equivalent function, or other executive officer of the
          Transferee, specifying the amount of securities owned and invested on
          a discretionary basis by the Transferee as of a specific date on or
          since the close of the Transferee's most recent fiscal year, or, in
          the case of a Transferee that is a member of a "family of investment
          companies", as that term is defined in Rule 144A, a certification by
          an executive officer of the investment adviser specifying the amount
          of securities owned by the "family of investment companies" as of a
          specific date on or since the close of the Transferee's most recent
          fiscal year.

     ___  (e)  Other. (Please specify brief description of method) _____________
               _________________________________________________________________
               _________________________________________________________________

                                     F-1A-2
<Page>

          4.   The Transferor and any person acting on behalf of the Transferor
understand that in determining the aggregate amount of securities owned and
invested on a discretionary basis by an entity for purposes of establishing
whether such entity is a Qualified Institutional Buyer:

          (a)  the following instruments and interests shall be excluded:
     securities of issuers that are affiliated with such entity; securities that
     are part of an unsold allotment to or subscription by such entity, if such
     entity is a dealer; securities of issuers that are part of such entity's
     "family of investment companies", if such entity is a registered investment
     company; bank deposit notes and certificates of deposit; loan
     participations; repurchase agreements; securities owned but subject to a
     repurchase agreement; and currency, interest rate and commodity swaps;

          (b)  the aggregate value of the securities shall be the cost of such
     securities, except where the entity reports its securities holdings in its
     financial statements on the basis of their market value, and no current
     information with respect to the cost of those securities has been
     published, in which case the securities may be valued at market; and

          (c)  securities owned by subsidiaries of the entity that are
     consolidated with the entity in its financial statements prepared in
     accordance with generally accepted accounting principles may be included if
     the investments of such subsidiaries are managed under the direction of the
     entity, except that, unless the entity is a reporting company under Section
     13 or 15(d) of the Securities Exchange Act of 1934, as amended, securities
     owned by such subsidiaries may not be included if the entity itself is a
     majority-owned subsidiary that would be included in the consolidated
     financial statements of another enterprise.

          5.   The Transferor or a person acting on its behalf has taken
reasonable steps to ensure that the Transferee is aware that the Transferor is
relying on the exemption from the provisions of Section 5 of the Securities Act
provided by Rule 144A.

          6.   The Transferor or a person acting on its behalf has furnished, or
caused to be furnished, to the Transferee all information regarding (a) the
Depositor, (b) the Transferred Certificates and distributions thereon, (c) the
nature, performance and servicing of the Mortgage Loans, (d) the Pooling and
Servicing Agreement, and (e) all related matters, that the Transferee has
requested.

                                        Very truly yours,

                                        ----------------------------------------
                                        (Transferor)

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

                                     F-1A-3
<Page>

                                  EXHIBIT F-1B

                        FORM II OF TRANSFEROR CERTIFICATE
                  FOR TRANSFERS OF NON-REGISTERED CERTIFICATES

                                     [Date]

Wells Fargo Bank Minnesota, N.A.
Wells Fargo Center
Sixth and Marquette
MAC # N9303-121
Minneapolis, Minnesota  55479-0113
Attention: Corporate Trust Services (CMBS)

[OR OTHER CERTIFICATE REGISTRAR]

          Re:  Credit Suisse First Boston Mortgage Securities Corp., Commercial
               Mortgage Pass-Through Certificates, Series 2002-CKS4, Class
               ______ Certificates [having an initial aggregate Certificate
               [Principal Balance] [Notional Amount] as of October 29, 2002 (the
               "CLOSING DATE") of $__________] [evidencing a ____% Percentage
               Interest in the related Class] (the "TRANSFERRED CERTIFICATES")

Dear Sirs:

          This letter is delivered to you in connection with the transfer by
_________________ (the "TRANSFEROR") to _________________ (the "TRANSFEREE") of
the Transferred Certificates pursuant to Section 5.02 of the Pooling and
Servicing Agreement dated as of October 11, 2002 (the "POOLING AND SERVICING
AGREEMENT"), among Credit Suisse First Boston Mortgage Securities Corp. as
depositor, KeyCorp Real Estate Capital Markets, Inc. d/b/a Key Commercial
Mortgage as master servicer (in such capacity, the "MASTER SERVICER"), Lennar
Partners, Inc. as special servicer (in such capacity, the "SPECIAL SERVICER"),
and Wells Fargo Bank Minnesota, N.A. as trustee (in such capacity, the
"TRUSTEE"). All capitalized terms used herein and not otherwise defined shall
have the respective meanings set forth in the Pooling and Servicing Agreement.
The Transferor hereby certifies, represents and warrants to you, as Certificate
Registrar, and for the benefit of the Depositor and the Trustee, that:

               1.  The Transferor is the lawful owner of the Transferred
     Certificates with the full right to transfer such Certificates free from
     any and all claims and encumbrances whatsoever.

               2.  Neither the Transferor nor anyone acting on its behalf has
     (a) offered, transferred, pledged, sold or otherwise disposed of any
     Transferred Certificate, any interest in a Transferred Certificate or any
     other similar security to any person in any manner, (b) solicited any offer
     to buy or accept a transfer, pledge or other disposition of any Transferred
     Certificate,

                                     F-1B-1
<Page>

     any interest in a Transferred Certificate or any other similar security
     from any person in any manner, (c) otherwise approached or negotiated with
     respect to any Transferred Certificate, any interest in a Transferred
     Certificate or any other similar security with any person in any manner,
     (d) made any general solicitation with respect to any Transferred
     Certificate, any interest in a Transferred Certificate or any other similar
     security by means of general advertising or in any other manner, or (e)
     taken any other action with respect to any Transferred Certificate, any
     interest in a Transferred Certificate or any other similar security, which
     (in the case of any of the acts described in clauses (a) through (e)
     hereof) would constitute a distribution of the Transferred Certificates
     under the Securities Act of 1933, as amended (the "SECURITIES ACT"), would
     render the disposition of the Transferred Certificates a violation of
     Section 5 of the Securities Act or any state securities laws, or would
     require registration or qualification of the Transferred Certificates
     pursuant to the Securities Act or any state securities laws.

                                        Very truly yours,

                                        ----------------------------------------
                                        (Transferor)

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

                                     F-1B-2
<Page>

                                  EXHIBIT F-1C

                        FORM I OF TRANSFEROR CERTIFICATE
       FOR CERTAIN TRANSFERS OF INTERESTS IN RULE 144A GLOBAL CERTIFICATES

                                     [Date]

Wells Fargo Bank Minnesota, N.A.
Wells Fargo Center
Sixth and Marquette
MAC # N9303-121
Minneapolis, Minnesota  55479-0113
Attention: Corporate Trust Services (CMBS)

[OR OTHER CERTIFICATE REGISTRAR]

          Re:  Credit Suisse First Boston Mortgage Securities Corp., Commercial
               Mortgage Pass-Through Certificates, Series 2002-CKS4, Class ____,
               having an initial aggregate [Certificate Principal Balance]
               [Certificate Notional Amount] as of October 29, 2002 (the "ISSUE
               DATE") of $__________ (the "TRANSFERRED CERTIFICATES")

Ladies and Gentlemen:

          This letter is delivered to you in connection with the Transfer by
______________________ (the "TRANSFEROR") to ______________________ (the
"TRANSFEREE") through our respective Depository Participants of the Transferor's
beneficial ownership interest (currently maintained on the books and records of
The Depository Trust Company ("DTC") and the Depository Participants) in the
Transferred Certificates. The Certificates, including the Transferred
Certificates, were issued pursuant to the Pooling and Servicing Agreement dated
as of October 11, 2002 (the "POOLING AND SERVICING AGREEMENT"), among Credit
Suisse First Boston Mortgage Securities Corp. as depositor, KeyCorp Real Estate
Capital Markets, Inc. d/b/a Key Commercial Mortgage as master servicer (in such
capacity, the "MASTER SERVICER"), Lennar Partners, Inc. as special servicer (in
such capacity, the "SPECIAL SERVICER"), and Wells Fargo Bank Minnesota, N.A. as
trustee (in such capacity, the "TRUSTEE"). All capitalized terms used but not
otherwise defined herein shall have the respective meanings set forth in the
Pooling and Servicing Agreement. The Transferor hereby certifies, represents and
warrants to and agrees with you, as Certificate Registrar, and for the benefit
of the Depositor and the Trustee, that:

          1.   The Transferor is the lawful owner of the Transferred
Certificates with the full right to transfer such Certificates free from any and
all claims and encumbrances whatsoever.

          2.   Neither the Transferor nor anyone acting on its behalf has (a)
offered, transferred, pledged, sold or otherwise disposed of any Transferred
Certificate, any interest in a Transferred

                                     F-1C-1
<Page>

Certificate or any other similar security to any person in any manner, (b)
solicited any offer to buy or accept a transfer, pledge or other disposition of
any Transferred Certificate, any interest in a Transferred Certificate or any
other similar security from any person in any manner, (c) otherwise approached
or negotiated with respect to any Transferred Certificate, any interest in a
Transferred Certificate or any other similar security with any person in any
manner, (d) made any general solicitation with respect to any Transferred
Certificate, any interest in a Transferred Certificate or any other similar
security by means of general advertising or in any other manner, or (e) taken
any other action with respect to any Transferred Certificate, any interest in a
Transferred Certificate or any other similar security, which (in the case of any
of the acts described in clauses (a) through (e) hereof) would constitute a
distribution of the Transferred Certificates under the Securities Act of 1933,
as amended (the "SECURITIES ACT"), would render the disposition of the
Transferred Certificates a violation of Section 5 of the Securities Act or any
state securities laws, or would require registration or qualification of the
Transferred Certificates pursuant to the Securities Act or any state securities
laws.

                                        Very truly yours,

                                        ----------------------------------------
                                        (Transferor)

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

                                     F-1C-2
<Page>

                                  EXHIBIT F-1D

                        FORM II OF TRANSFEROR CERTIFICATE
       FOR CERTAIN TRANSFERS OF INTERESTS IN RULE 144A GLOBAL CERTIFICATES

                                     [Date]

Wells Fargo Bank Minnesota, N.A.
Wells Fargo Center
Sixth and Marquette
MAC #N9303-121
Minneapolis, Minnesota  55479-0113
Attention: Corporate Trust Services (CMBS)

          Re:  Credit Suisse First Boston Mortgage Securities Corp., Commercial
               Mortgage Pass-Through Certificates, Series 2002-CKS4, Class ____,
               having an initial aggregate [Certificate Principal Balance]
               [Certificate Notional Amount] as of October 29, 2002 (the "ISSUE
               DATE") of $__________ (the "TRANSFERRED CERTIFICATES")

Ladies and Gentlemen:

          This letter is delivered to you in connection with the Transfer by
______________________ (the "TRANSFEROR") to ______________________ (the
"TRANSFEREE") through our respective Depository Participants of the Transferor's
beneficial ownership interest (currently maintained on the books and records of
The Depository Trust Company ("DTC") and the Depository Participants) in the
Transferred Certificates. The Certificates, including the Transferred
Certificates, were issued pursuant to the Pooling and Servicing Agreement dated
as of October 11, 2002 (the "POOLING AND SERVICING AGREEMENT"), among Credit
Suisse First Boston Mortgage Securities Corp. as depositor, KeyCorp Real Estate
Capital Markets, Inc. d/b/a Key Commercial Mortgage as master servicer (in such
capacity, the "MASTER SERVICER"), Lennar Partners, Inc. as special servicer (in
such capacity, the "SPECIAL SERVICER"), and Wells Fargo Bank Minnesota, N.A. as
trustee (in such capacity, the "TRUSTEE"). All capitalized terms used but not
otherwise defined herein shall have the respective meanings set forth in the
Pooling and Servicing Agreement. The Transferor hereby certifies, represents and
warrants to and agrees with you, as Certificate Registrar, and for the benefit
of the Depositor and the Trustee, that:

          1.   The Transferor is the lawful owner of the Transferred
Certificates with the full right to transfer such Certificates free from any and
all claims and encumbrances whatsoever.

          2.   At the time the buy order was originated, the Transferor
reasonably believed that the Transferee was outside the United States, its
territories and possessions.

                                     F-1D-1
<Page>

          3.   If the Transferor is a distributor (within the meaning of Rule
902(d) under the Securities Act of 1933, as amended (the "SECURITIES ACT")) with
respect to the Transferred Certificates, or an affiliate of such a distributor
or of the Depositor, or a person acting on behalf of such a distributor, the
Depositor or any affiliate of such distributor or of the Depositor, then:

               (a) the sale of the Transferred Certificates by the Transferor
     to the Transferee will be executed in, on or through a physical trading
     floor of an established foreign securities exchange that is located outside
     the United States, its territories and possessions;

               (b) no directed selling efforts (within the meaning of Rule
     902(c) under the Securities Act) have been made in the United States, its
     territories and possessions, with respect to the Transferred Certificates
     by the Transferor, any of its affiliates, or any person acting on behalf of
     any of the foregoing;

               (c) all offers and sales, if any, of the Transferred
     Certificates by or on behalf of the Transferor prior to the expiration of
     the distribution compliance period specified in category 2 or 3 (paragraph
     (b)(2) or (b)(3)) in Rule 903 under the Securities Act, as applicable, have
     been and will be made only in accordance with the provisions of Rule 903 or
     Rule 904 under the Securities Act, pursuant to registration of the
     Transferred Certificates under the Securities Act, or pursuant to an
     available exemption from the registration requirements of the Securities
     Act;

               (d) all offering materials and documents (other than press
     releases), if any, used in connection with offers and sales of the
     Transferred Certificates by or on behalf of the Transferor prior to the
     expiration of the distribution compliance period specified in category 2 or
     3 (paragraph (b)(2) or (b)(3)) in Rule 903 under the Securities Act, as
     applicable, complied with the requirements of Rule 902(g)(2) under the
     Securities Act; and

               (e) if the Transferee is a distributor, a dealer or a person
     receiving a selling concession, a fee or other remuneration and the offer
     or sale of the Transferred Certificates thereto occurs prior to the
     expiration of the applicable 40-day distribution compliance period, the
     Transferor has sent a confirmation or other notice to the Transferee that
     the Transferee is subject to the same restrictions on offers and sales that
     apply to a distributor.

          4.   If the Transferor is not a distributor with respect to the
Transferred Certificates or an affiliate of such a distributor or of the
Depositor or acting on behalf of such a distributor, the Depositor or any
affiliate of such a distributor or of the Depositor, then:

               (a) the sale of the Transferred Certificates by the Transferor
     to the Transferee will be executed in, on or through the facilities of a
     designated offshore securities market described in paragraph (b) of Rule
     902 under the Securities Act, and neither the Transferor nor anyone acting
     on its behalf knows that such transaction has been prearranged with a buyer
     in the United States, its territories and possessions;

               (b) no directed selling efforts (within the meaning of Rule
     902(c) under the Securities Act) have been made in the United States, its
     territories and possessions, with respect to the Transferred Certificates
     by the Transferor, any of its affiliates, or any person acting on behalf of
     any of the foregoing;

                                     F-1D-2
<Page>

               (c) if the Transferee is a dealer or a person receiving a
     selling concession, a fee or other remuneration and the offer or sale of
     the Transferred Certificates thereto occurs prior to the expiration of the
     applicable 40-day distribution compliance period, the Transferor has sent a
     confirmation or other notice to the Transferee stating that the Transferred
     Certificates may be offered and sold during the distribution compliance
     period only in accordance with the provisions of Regulation S under the
     Securities Act, pursuant to registration of the Transferred Certificates
     under the Securities Act or pursuant to an available exemption from the
     registration requirements of the Securities Act.

                                        Very truly yours,

                                        ----------------------------------------
                                        (Transferor)

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

                                     F-1D-3
<Page>

                                  EXHIBIT F-2A

                FORM I OF TRANSFEREE CERTIFICATE FOR TRANSFERS OF
                NON-REGISTERED CERTIFICATES HELD IN PHYSICAL FORM

                                     [Date]

Wells Fargo Bank Minnesota, N.A.
Wells Fargo Center
Sixth and Marquette
MAC # N9303-121
Minneapolis, Minnesota  55479-0113
Attention: Corporate Trust Services (CMBS)

[OR OTHER CERTIFICATE REGISTRAR]

          Re:  Credit Suisse First Boston Mortgage Securities Corp., Commercial
               Mortgage Pass-Through Certificates, Series 2002-CKS4, Class
               ______ Certificates [having an initial aggregate Certificate
               [Principal Balance] [Notional Amount] as of October 29, 2002 (the
               "CLOSING DATE") of $__________] [evidencing a ____% Percentage
               Interest in the related Class] (the "TRANSFERRED CERTIFICATES")

Dear Sirs:

          This letter is delivered to you in connection with the transfer by
_________________ (the "TRANSFEROR") to _________________ (the "TRANSFEREE") of
the Transferred Certificates pursuant to Section 5.02 of the Pooling and
Servicing Agreement dated as of October 11, 2002 (the "POOLING AND SERVICING
AGREEMENT"), among Credit Suisse First Boston Mortgage Securities Corp. as
depositor, KeyCorp Real Estate Capital Markets, Inc. d/b/a Key Commercial
Mortgage as master servicer (in such capacity, the "MASTER SERVICER"), Lennar
Partners, Inc. as special servicer (in such capacity, the "SPECIAL SERVICER"),
and Wells Fargo Bank Minnesota, N.A. as trustee (in such capacity, the
"TRUSTEE"). All capitalized terms used herein and not otherwise defined shall
have the respective meanings set forth in the Pooling and Servicing Agreement.
The Transferee hereby certifies, represents and warrants to you, as Certificate
Registrar, and for the benefit of the Depositor and the Trustee, that:

          1.   The Transferee is a "qualified institutional buyer" (a "QUALIFIED
INSTITUTIONAL BUYER") as that term is defined in Rule 144A ("RULE 144A") under
the Securities Act of 1933, as amended (the "SECURITIES ACT"), and has completed
one of the forms of certification to that effect attached hereto as Annex 1 and
Annex 2. The Transferee is aware that the sale to it is being made in reliance
on Rule 144A. The Transferee is acquiring the Transferred Certificates for its
own account or for the account of another Qualified Institutional Buyer, and
understands that such Transferred Certificates may be resold, pledged or
transferred only (a) to a person reasonably believed to be a Qualified
Institutional Buyer that purchases for its own account or for the account of
another Qualified

                                     F-2A-1
<Page>

Institutional Buyer and to whom notice is given that the resale, pledge or
transfer is being made in reliance on Rule 144A, or (b) pursuant to another
exemption from registration under the Securities Act.

          2.   The Transferee has been furnished with all information regarding
(a) the Depositor, (b) the Transferred Certificates and distributions thereon,
(c) the nature, performance and servicing of the Mortgage Loans, (d) the Pooling
and Servicing Agreement and the Trust Fund created pursuant thereto, and (e) all
related matters, that it has requested.

          3.   If the Transferee proposes that the Transferred Certificates be
registered in the name of a nominee, such nominee has completed the Nominee
Acknowledgment below.

                                        Very truly yours,

                                        ----------------------------------------
                                        (Transferee)

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

                             NOMINEE ACKNOWLEDGMENT

          The undersigned hereby acknowledges and agrees that as to the
Transferred Certificates being registered in its name, the sole beneficial owner
thereof is and shall be the Transferee identified above, for whom the
undersigned is acting as nominee.

                                        ----------------------------------------
                                        (Nominee)

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

                                     F-2A-2
<Page>

                                                         ANNEX 1 TO EXHIBIT F-2A

            QUALIFIED INSTITUTIONAL BUYER STATUS UNDER SEC RULE 144A
          [FOR TRANSFEREES OTHER THAN REGISTERED INVESTMENT COMPANIES]

          The undersigned hereby certifies as follows to [name of Transferor]
(the "TRANSFEROR") and [name of Certificate Registrar], as Certificate
Registrar, with respect to the mortgage pass-through certificates being
transferred (the "TRANSFERRED CERTIFICATES") as described in the Transferee
certificate to which this certification relates and to which this certification
is an Annex:

          1.   As indicated below, the undersigned is the chief financial
officer, a person fulfilling an equivalent function, or other executive officer
of the entity purchasing the Transferred Certificates (the "TRANSFEREE").

          2.   The Transferee is a "qualified institutional buyer" as that term
is defined in Rule 144A under the Securities Act of 1933, as amended ("RULE
144A") because (i) the Transferee [each of the Transferee's equity owners] owned
and/or invested on a discretionary basis $______________________ (1) in
securities (other than the excluded securities referred to below) as of the end
of the Transferee's most recent fiscal year (such amount being calculated in
accordance with Rule 144A) and (ii) the Transferee satisfies the criteria in the
category marked below.

     ___  CORPORATION, ETC. The Transferee is a corporation (other than a bank,
          savings and loan association or similar institution), Massachusetts or
          similar business trust, partnership, or any organization described in
          Section 501(c)(3) of the Internal Revenue Code of 1986.

     ___  BANK. The Transferee (a) is a national bank or a banking institution
          organized under the laws of any state, U.S. territory or the District
          of Columbia, the business of which is substantially confined to
          banking and is supervised by the state or territorial banking
          commission or similar official or is a foreign bank or equivalent
          institution, and (b) has an audited net worth of at least $25,000,000
          as demonstrated in its latest annual financial statements, A COPY OF
          WHICH IS ATTACHED HERETO, as of a date not more than 16 months
          preceding the date of sale of the Transferred Certificates in the case
          of a U.S. bank, and not more than 18 months preceding such date of
          sale in the case of a foreign bank or equivalent institution.

     ___  SAVINGS AND LOAN. The Transferee (a) is a savings and loan
          association, building and loan association, cooperative bank,
          homestead association or similar institution, which is supervised and
          examined by a state or federal authority having supervision over any
          such institutions or is a foreign savings and loan association or
          equivalent institution and (b) has an audited net worth of at least
          $25,000,000 as demonstrated in its latest annual financial statements,
          A COPY OF WHICH IS ATTACHED HERETO, as of a date not more than 16

----------
(1)  Transferee or each of its equity owners must own and/or invest on a
     discretionary basis at least $100,000,000 in securities unless Transferee
     or any such equity owner, as the case may be, is a dealer, and, in that
     case, Transferee or such equity owner, as the case may be, must own and/or
     invest on a discretionary basis at least $10,000,000 in securities.

                                     F-2A-3
<Page>

          months preceding the date of sale of the Transferred Certificates in
          the case of a U.S. savings and loan association, and not more than 18
          months preceding such date of sale in the case of a foreign savings
          and loan association or equivalent institution.

     ___  BROKER-DEALER. The Transferee is a dealer registered pursuant to
          Section 15 of the Securities Exchange Act of 1934, as amended.

     ___  INSURANCE COMPANY. The Transferee is an insurance company whose
          primary and predominant business activity is the writing of insurance
          or the reinsuring of risks underwritten by insurance companies and
          which is subject to supervision by the insurance commissioner or a
          similar official or agency of a State, U.S. territory or the District
          of Columbia.

     ___  STATE OR LOCAL PLAN. The Transferee is a plan established and
          maintained by a State, its political subdivisions, or any agency or
          instrumentality of the State or its political subdivisions, for the
          benefit of its employees.

     ___  ERISA PLAN. The Transferee is an employee benefit plan within the
          meaning of Title I of the Employee Retirement Income Security Act of
          1974.

     ___  INVESTMENT ADVISOR. The Transferee is an investment advisor registered
          under the Investment Advisers Act of 1940, as amended.

     ___  QIB SUBSIDIARY. All of the Transferee's equity owners are "qualified
          institutional buyers" within the meaning of Rule 144A.

     ___  OTHER. (Please supply a brief description of the entity and a
          cross-reference to the paragraph and subparagraph under subsection
          (a)(1) of Rule 144A pursuant to which it qualifies. Note that
          registered investment companies should complete Annex 2 rather than
          this Annex 1.) _______________________________________________________
          ______________________________________________________________________
          ______________________________________________________________________

          3.   For purposes of determining the aggregate amount of securities
owned and/or invested on a discretionary basis by any Person, the Transferee DID
NOT INCLUDE (i) securities of issuers that are affiliated with such Person, (ii)
securities that are part of an unsold allotment to or subscription by such
Person, if such Person is a dealer, (iii) bank deposit notes and certificates of
deposit, (iv) loan participations, (v) repurchase agreements, (vi) securities
owned but subject to a repurchase agreement and (vii) currency, interest rate
and commodity swaps.

          4.   For purposes of determining the aggregate amount of securities
owned and/or invested on a discretionary basis by any Person, the Transferee
used the cost of such securities to such Person, unless such Person reports its
securities holdings in its financial statements on the basis of their market
value, and no current information with respect to the cost of those securities
has been published, in which case the securities were valued at market. Further,
in determining such aggregate amount, the Transferee may have included
securities owned by subsidiaries of such Person, but only if such subsidiaries
are consolidated with such Person in its financial statements prepared in
accordance with generally accepted accounting principles and if the investments
of such subsidiaries are managed under

                                     F-2A-4
<Page>

such Person's direction. However, such securities were not included if such
Person is a majority-owned, consolidated subsidiary of another enterprise and
such Person is not itself a reporting company under the Securities Exchange Act
of 1934, as amended.

          5.   The Transferee is familiar with Rule 144A and understands that
the Transferor and other parties related to the Transferred Certificates are
relying and will continue to rely on the statements made herein because one or
more sales to the Transferee may be in reliance on Rule 144A.

          ___  ___   Will the Transferee be purchasing the Transferred
          Yes  No    Certificates only for the Transferee's own account?

          6.   If the answer to the foregoing question is "no", then in each
case where the Transferee is purchasing for an account other than its own, such
account belongs to a third party that is itself a "qualified institutional
buyer" within the meaning of Rule 144A, and the "qualified institutional buyer"
status of such third party has been established by the Transferee through one or
more of the appropriate methods contemplated by Rule 144A.

          7.   The Transferee will notify each of the parties to which this
certification is made of any changes in the information and conclusions herein.
Until such notice is given, the Transferee's purchase of the Transferred
Certificates will constitute a reaffirmation of this certification as of the
date of such purchase. In addition, if the Transferee is a bank or savings and
loan as provided above, the Transferee agrees that it will furnish to such
parties any updated annual financial statements that become available on or
before the date of such purchase, promptly after they become available.

          8.   Capitalized terms used but not defined herein have the respective
meanings ascribed thereto in the Pooling and Servicing Agreement pursuant to
which the Transferred Certificates were issued.

                                        ----------------------------------------
                                        Print Name of Transferee

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

                                     F-2A-5
<Page>

                                                         ANNEX 2 TO EXHIBIT F-2A

            QUALIFIED INSTITUTIONAL BUYER STATUS UNDER SEC RULE 144A
           [FOR TRANSFEREES THAT ARE REGISTERED INVESTMENT COMPANIES]

          The undersigned hereby certifies as follows to [name of Transferor]
(the "TRANSFEROR") and [name of Certificate Registrar], as Certificate
Registrar, with respect to the mortgage pass-through certificates (the
"TRANSFERRED CERTIFICATES") described in the Transferee certificate to which
this certification relates and to which this certification is an Annex:

          1.   As indicated below, the undersigned is the chief financial
officer, a person fulfilling an equivalent function, or other executive officer
of the entity purchasing the Transferred Certificates (the "TRANSFEREE") or, if
the Transferee is a "qualified institutional buyer" as that term is defined in
Rule 144A under the Securities Act of 1933, as amended ("RULE 144A") because the
Transferee is part of a Family of Investment Companies (as defined below), is an
executive officer of the investment adviser (the "ADVISER").

          2.   The Transferee is a "qualified institutional buyer" as defined in
Rule 144A because (i) the Transferee is an investment company registered under
the Investment Company Act of 1940, and (ii) as marked below, the Transferee
alone owned and/or invested on a discretionary basis, or the Transferee's Family
of Investment Companies owned, at least $100,000,000 in securities (other than
the excluded securities referred to below) as of the end of the Transferee's
most recent fiscal year. For purposes of determining the amount of securities
owned by the Transferee or the Transferee's Family of Investment Companies, the
cost of such securities was used, unless the Transferee or any member of the
Transferee's Family of Investment Companies, as the case may be, reports its
securities holdings in its financial statements on the basis of their market
value, and no current information with respect to the cost of those securities
has been published, in which case the securities of such entity were valued at
market.

     ____ The Transferee owned and/or invested on a discretionary basis
          $___________________ in securities (other than the excluded securities
          referred to below) as of the end of the Transferee's most recent
          fiscal year (such amount being calculated in accordance with Rule
          144A).

     ____ The Transferee is part of a Family of Investment Companies which owned
          in the aggregate $______________ in securities (other than the
          excluded securities referred to below) as of the end of the
          Transferee's most recent fiscal year (such amount being calculated in
          accordance with Rule 144A).

          3.   The term "FAMILY OF INVESTMENT COMPANIES" as used herein means
two or more registered investment companies (or series thereof) that have the
same investment adviser or investment advisers that are affiliated (by virtue of
being majority owned subsidiaries of the same parent or because one investment
adviser is a majority owned subsidiary of the other).

                                     F-2A-6
<Page>

          4.   The term "SECURITIES" as used herein does not include (i)
securities of issuers that are affiliated with the Transferee or are part of the
Transferee's Family of Investment Companies, (ii) bank deposit notes and
certificates of deposit, (iii) loan participations, (iv) repurchase agreements,
(v) securities owned but subject to a repurchase agreement and (vi) currency,
interest rate and commodity swaps. For purposes of determining the aggregate
amount of securities owned and/or invested on a discretionary basis by the
Transferee, or owned by the Transferee's Family of Investment Companies, the
securities referred to in this paragraph were excluded.

          5.   The Transferee is familiar with Rule 144A and understands that
the Transferor and other parties related to the Transferred Certificates are
relying and will continue to rely on the statements made herein because one or
more sales to the Transferee will be in reliance on Rule 144A.

          ___  ___    Will the Transferee be purchasing the Transferred
          Yes  No     Certificates only for the Transferee's own account?

          6.   If the answer to the foregoing question is "no", then in each
case where the Transferee is purchasing for an account other than its own, such
account belongs to a third party that is itself a "qualified institutional
buyer" within the meaning of Rule 144A, and the "qualified institutional buyer"
status of such third party has been established by the Transferee through one or
more of the appropriate methods contemplated by Rule 144A.

          7.   The undersigned will notify the parties to which this
certification is made of any changes in the information and conclusions herein.
Until such notice, the Transferee's purchase of the Transferred Certificates
will constitute a reaffirmation of this certification by the undersigned as of
the date of such purchase.

          8.   Capitalized terms used but not defined herein have the respective
meanings ascribed thereto in the Pooling and Servicing Agreement pursuant to
which the Transferred Certificates were issued.

                                        Print Name of Transferee or Adviser

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

                                        IF AN ADVISER:

                                        Print Name of Transferee

                                        Date:
                                             -----------------------------------

                                     F-2A-7
<Page>

                                  EXHIBIT F-2B

               FORM II OF TRANSFEREE CERTIFICATE FOR TRANSFERS OF
                NON-REGISTERED CERTIFICATES HELD IN PHYSICAL FORM

                                     [Date]

Wells Fargo Bank Minnesota, N.A.
Wells Fargo Center
Sixth and Marquette
MAC # N9303-121
Minneapolis, Minnesota  55479-0113
Attention: Corporate Trust Services (CMBS)

[OR OTHER CERTIFICATE REGISTRAR]

          Re:  Credit Suisse First Boston Mortgage Securities Corp., Commercial
               Mortgage Pass-Through Certificates, Series 2002-CKS4, Class
               ______ Certificates [having an initial aggregate Certificate
               [Principal Balance] [Notional Amount] as of October 29, 2002 (the
               "CLOSING DATE") of $__________] [evidencing a ____% Percentage
               Interest in the related Class] (the "TRANSFERRED CERTIFICATES")

Ladies and Gentlemen:

          This letter is delivered to you in connection with the transfer by
_______________________ (the "TRANSFEROR") to _______________________________
(the "TRANSFEREE") of the Transferred Certificates pursuant to Section 5.02 of
the Pooling and Servicing Agreement dated as of October 11, 2002 (the "POOLING
AND SERVICING AGREEMENT"), among Credit Suisse First Boston Mortgage Securities
Corp. as depositor, KeyCorp Real Estate Capital Markets, Inc. d/b/a Key
Commercial Mortgage as master servicer (in such capacity, the "MASTER
SERVICER"), Lennar Partners, Inc. as special servicer (in such capacity, the
"SPECIAL SERVICER"), and Wells Fargo Bank Minnesota, N.A. as trustee (in such
capacity, the "TRUSTEE"). All capitalized terms used herein and not otherwise
defined shall have the respective meanings set forth in the Pooling and
Servicing Agreement. The Transferee hereby certifies, represents and warrants to
you, as Certificate Registrar, that:

          1.   Transferee is acquiring the Transferred Certificates for its own
account for investment and not with a view to or for sale or transfer in
connection with any distribution thereof, in whole or in part, in any manner
which would violate the Securities Act of 1933, as amended (the "SECURITIES
ACT"), or any applicable state securities laws.

          2.   Transferee understands that (a) the Transferred Certificates have
not been and will not be registered under the Securities Act or registered or
qualified under any applicable state securities laws, (b) neither the Depositor
nor the Trustee is obligated so to register or qualify the Transferred
Certificates, and (c) neither the Transferred Certificates nor any security
issued in exchange therefor or

                                     F-2B-1
<Page>

in lieu thereof may be resold or transferred unless it is (i) registered
pursuant to the Securities Act and registered or qualified pursuant to any
applicable state securities laws or (ii) sold or transferred in a transaction
which is exempt from such registration and qualification and the Certificate
Registrar has received (A) a certificate from the prospective transferor
substantially in the form attached as Exhibit F-1A to the Pooling and Servicing
Agreement; (B) a certificate from the prospective transferor substantially in
the form attached as Exhibit F-1B to the Pooling and Servicing Agreement and a
certificate from the prospective transferee substantially in the form attached
either as Exhibit F-2A or as Exhibit F-2B to the Pooling and Servicing
Agreement; or (C) an Opinion of Counsel satisfactory to the Certificate
Registrar that the transfer may be made without registration under the
Securities Act, together with the written certification(s) as to the facts
surrounding the transfer from the prospective transferor and/or prospective
transferee upon which such Opinion of Counsel is based.

          3.   The Transferee understands that it may not sell or otherwise
transfer the Transferred Certificates, any security issued in exchange therefor
or in lieu thereof or any interest in the foregoing except in compliance with
the provisions of Section 5.02 of the Pooling and Servicing Agreement, which
provisions it has carefully reviewed, and that the Transferred Certificates will
bear legends substantially to the following effect:

          THIS CERTIFICATE HAS NOT BEEN REGISTERED OR QUALIFIED
          UNDER THE SECURITIES ACT OF 1933, AS AMENDED (THE
          "SECURITIES ACT"), OR THE SECURITIES LAWS OF ANY STATE.
          ANY RESALE, PLEDGE, TRANSFER OR OTHER DISPOSITION OF
          THIS CERTIFICATE OR ANY INTEREST HEREIN WITHOUT SUCH
          REGISTRATION OR QUALIFICATION MAY BE MADE ONLY IN A
          TRANSACTION WHICH DOES NOT REQUIRE SUCH REGISTRATION OR
          QUALIFICATION AND WHICH IS IN ACCORDANCE WITH THE
          PROVISIONS OF SECTION 5.02 OF THE POOLING AND SERVICING
          AGREEMENT REFERRED TO HEREIN.

          NO TRANSFER OF THIS CERTIFICATE OR ANY INTEREST HEREIN
          MAY BE MADE TO (A) ANY RETIREMENT PLAN OR OTHER
          EMPLOYEE BENEFIT PLAN OR ARRANGEMENT THAT IS SUBJECT TO
          THE EMPLOYEE RETIREMENT INCOME SECURITY ACT OF 1974, AS
          AMENDED ("ERISA"), OR SECTION 4975 OF THE INTERNAL
          REVENUE CODE OF 1986 (THE "CODE"), OR (B) ANY PERSON
          WHO IS DIRECTLY OR INDIRECTLY PURCHASING THIS
          CERTIFICATE OR SUCH INTEREST HEREIN ON BEHALF OF, AS
          NAMED FIDUCIARY OF, AS TRUSTEE OF, OR WITH ASSETS OF
          ANY SUCH RETIREMENT PLAN OR OTHER EMPLOYEE BENEFIT PLAN
          OR ARRANGEMENT, EXCEPT IN ACCORDANCE WITH THE
          PROVISIONS OF SECTION 5.02 OF THE POOLING AND SERVICING
          AGREEMENT REFERRED TO HEREIN.

          4.   Neither the Transferee nor anyone acting on its behalf has (a)
offered, transferred, pledged, sold or otherwise disposed of any Transferred
Certificate, any interest in a Transferred Certificate or any other similar
security to any person in any manner, (b) solicited any offer to buy or accept a
transfer, pledge or other disposition of any Transferred Certificate, any
interest in a Transferred

                                     F-2B-2
<Page>

Certificate or any other similar security from any person in any manner, (c)
otherwise approached or negotiated with respect to any Transferred Certificate,
any interest in a Transferred Certificate or any other similar security with any
person in any manner, (d) made any general solicitation by means of general
advertising or in any other manner, or (e) taken any other action, that (in the
case of any of the acts described in clauses (a) through (e) above) would
constitute a distribution of the Transferred Certificates under the Securities
Act, would render the disposition of the Transferred Certificates a violation of
Section 5 of the Securities Act or any state securities law or would require
registration or qualification of the Transferred Certificates pursuant thereto.
The Transferee will not act, nor has it authorized nor will it authorize any
person to act, in any manner set forth in the foregoing sentence with respect to
the Transferred Certificates, any interest in the Transferred Certificates or
any other similar security.

          5.   The Transferee has been furnished with all information regarding
(a) the Depositor, (b) the Transferred Certificates and distributions thereon,
(c) nature, performance and servicing of the Mortgage Loans, (d) the Pooling and
Servicing Agreement and the Trust Fund created pursuant thereto and (e) all
related matters, that it has requested.

          6.   The Transferee is an "accredited investor" within the meaning of
paragraph (1), (2), (3) or (7) of Rule 501(a) under the Securities Act or an
entity in which all the equity owners come within such paragraphs and has such
knowledge and experience in financial and business matters as to be capable of
evaluating the merits and risks of an investment in the Transferred
Certificates; the Transferee has sought such accounting, legal and tax advice as
it has considered necessary to make an informed investment decision; and the
Transferee is able to bear the economic risks of such an investment and can
afford a complete loss of such investment.

          7.   If the Transferee proposes that the Transferred Certificates be
registered in the name of a nominee, such nominee has completed the Nominee
Acknowledgment below.

                                        Very truly yours,

                                        By:
                                           -------------------------------------
                                           (Transferee)

                                        Name:
                                        Title:

                                     F-2B-3
<Page>

                             NOMINEE ACKNOWLEDGMENT

          The undersigned hereby acknowledges and agrees that as to the
Transferred Certificates being registered in its name, the sole beneficial owner
thereof is and shall be the Transferee identified above, for whom the
undersigned is acting as nominee.

                                        ----------------------------------------
                                        (Nominee)

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

                                     F-2B-4
<Page>

                                  EXHIBIT F-2C

                        FORM I OF TRANSFEREE CERTIFICATE
                FOR TRANSFERS OF INTERESTS IN GLOBAL CERTIFICATES
                   FOR CLASSES OF NON-REGISTERED CERTIFICATES

                                     [Date]

[TRANSFEROR]

          Re:  Credit Suisse First Boston Mortgage Securities Corp., Commercial
               Mortgage Pass-Through Certificates, Series 2002-CKS4, Class
               ______ Certificates [having an initial aggregate Certificate
               [Principal Balance] [Notional Amount] as of October 29, 2002 (the
               "CLOSING DATE") of $__________] (the "TRANSFERRED CERTIFICATES")

Ladies and Gentlemen:

          This letter is delivered to you in connection with the Transfer by
_________________ (the "TRANSFEROR") to _________________ (the "TRANSFEREE")
through our respective Depository Participants of the Transferor's beneficial
ownership interest (currently maintained on the books and records of The
Depository Trust Corporation ("DTC") and the Depository Participants) in the
Transferred Certificates. The Certificates, including the Transferred
Certificates, were issued pursuant to the Pooling and Servicing Agreement dated
as of October 11, 2002 (the "POOLING AND SERVICING AGREEMENT"), among Credit
Suisse First Boston Mortgage Securities Corp. as depositor, KeyCorp Real Estate
Capital Markets, Inc. d/b/a Key Commercial Mortgage as master servicer (in such
capacity, the "MASTER SERVICER"), Lennar Partners, Inc. as special servicer (in
such capacity, the "SPECIAL SERVICER"), and Wells Fargo Bank Minnesota, N.A. as
trustee (in such capacity, the "TRUSTEE"). All capitalized terms used but not
otherwise defined herein shall have the respective meanings set forth in the
Pooling and Servicing Agreement. The Transferee hereby certifies, represents and
warrants to and agrees with you, and for the benefit of the Depositor, the
Trustee and the Certificate Registrar, that:

          1.   The Transferee is a "qualified institutional buyer" (a "QUALIFIED
INSTITUTIONAL BUYER") as that term is defined in Rule 144A ("RULE 144A") under
the Securities Act of 1933, as amended (the "SECURITIES ACT") and has completed
one of the forms of certification to that effect attached hereto as Annex 1 and
Annex 2. The Transferee is aware that the Transfer to it of the Transferor's
interest in the Transferred Certificates is being made in reliance on Rule 144A.
The Transferee is acquiring such interest in the Transferred Certificates for
its own account or for the account of a Qualified Institutional Buyer.

          2.   The Transferee understands that (a) the Transferred Certificates
have not been and will not be registered under the Securities Act or registered
or qualified under any applicable state securities laws, (b) neither the
Depositor nor the Trustee is obligated so to register or qualify the Transferred
Certificates, and (c) neither the Transferred Certificates nor any security
issued in exchange therefor or in lieu thereof may be resold or transferred
unless it is (i) registered pursuant to the Securities

                                     F-2C-1
<Page>

Act and registered or qualified pursuant any applicable state securities laws or
(ii) sold or transferred in transactions which are exempt from such registration
and qualification.

          3.   The Transferee understands that it may not sell or otherwise
transfer any Transferred Certificate, any security issued in exchange therefor
or in lieu thereof or any interest in the foregoing except in compliance with
the provisions of Section 5.02 of the Pooling and Servicing Agreement, which
provisions it has carefully reviewed, and that each Transferred Certificate will
bear the following legends:

          THIS CERTIFICATE HAS NOT BEEN REGISTERED OR QUALIFIED
          UNDER THE SECURITIES ACT OF 1933, AS AMENDED (THE
          "SECURITIES ACT") OR THE SECURITIES LAWS OF ANY STATE.
          ANY RESALE, PLEDGE, TRANSFER OR OTHER DISPOSITION OF
          THIS CERTIFICATE OR ANY INTEREST HEREIN WITHOUT SUCH
          REGISTRATION OR QUALIFICATION MAY BE MADE ONLY IN A
          TRANSACTION WHICH DOES NOT REQUIRE SUCH REGISTRATION OR
          QUALIFICATION AND WHICH IS IN ACCORDANCE WITH THE
          PROVISIONS OF SECTION 5.02 OF THE POOLING AND SERVICING
          AGREEMENT REFERRED TO HEREIN.

          NO TRANSFER OF THIS CERTIFICATE OR ANY INTEREST HEREIN
          MAY BE MADE TO (A) ANY RETIREMENT PLAN OR OTHER
          EMPLOYEE BENEFIT PLAN OR ARRANGEMENT THAT IS SUBJECT TO
          THE EMPLOYEE RETIREMENT INCOME SECURITY ACT OF 1974, AS
          AMENDED ("ERISA"), OR SECTION 4975 OF THE INTERNAL
          REVENUE CODE OF 1986 (THE "CODE"), OR (B) ANY PERSON
          WHO IS DIRECTLY OR INDIRECTLY PURCHASING THIS
          CERTIFICATE OR SUCH INTEREST HEREIN ON BEHALF OF, AS
          NAMED FIDUCIARY OF, AS TRUSTEE OF, OR WITH ASSETS OF
          ANY SUCH RETIREMENT PLAN OR OTHER EMPLOYEE BENEFIT PLAN
          OR ARRANGEMENT, EXCEPT IN ACCORDANCE WITH THE
          PROVISIONS OF SECTION 5.02 OF THE POOLING AND SERVICING
          AGREEMENT REFERRED TO HEREIN.

                                     F-2C-2
<Page>

          4.   The Transferee has been furnished with all information regarding
(a) The Depositor, (b) the Transferred Certificates and distributions thereon,
(c) the nature, performance and servicing of the Mortgage Loans, (d) the Pooling
and Servicing Agreement, and (e) all related matters, that it has requested.

                                        Very truly yours,

                                        (Transferee)

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

                                     F-2C-3
<Page>

                                                         ANNEX 1 TO EXHIBIT F-2C

            QUALIFIED INSTITUTIONAL BUYER STATUS UNDER SEC RULE 144A
          [FOR TRANSFEREES OTHER THAN REGISTERED INVESTMENT COMPANIES]

          The undersigned hereby certifies as follows to [name of Transferor]
(the "TRANSFEROR") and for the benefit of Credit Suisse First Boston Mortgage
Securities Corp. with respect to the mortgage pass-through certificates being
transferred in book-entry form (the "TRANSFERRED CERTIFICATES") as described in
the Transferee Certificate to which this certification relates and to which this
certification is an Annex:

          1.   As indicated below, the undersigned is the chief financial
officer, a person fulfilling an equivalent function, or other executive officer
of the entity acquiring interests in the Transferred Certificates (the
"TRANSFEREE").

          2.   The Transferee is a "qualified institutional buyer" as that term
is defined in Rule 144A under the Securities Act of 1933, as amended ("RULE
144A") because (i) [the Transferee] [each of the Transferee's equity owners]
owned and/or invested on a discretionary basis $______________________ (1) in
securities (other than the excluded securities referred to below) as of the end
of the Transferee's most recent fiscal year (such amount being calculated in
accordance with Rule 144A) and (ii) the Transferee satisfies the criteria in the
category marked below.

     ___  CORPORATION, ETC. The Transferee is a corporation (other than a bank,
          savings and loan association or similar institution), Massachusetts or
          similar business trust, partnership, or any organization described in
          Section 501(c)(3) of the Internal Revenue Code of 1986.

     ___  BANK. The Transferee (a) is a national bank or a banking institution
          organized under the laws of any State, U.S. territory or the District
          of Columbia, the business of which is substantially confined to
          banking and is supervised by the State or territorial banking
          commission or similar official or is a foreign bank or equivalent
          institution, and (b) has an audited net worth of at least $25,000,000
          as demonstrated in its latest annual financial statements, A COPY OF
          WHICH IS ATTACHED HERETO, as of a date not more than 16 months
          preceding the date of sale of the Transferred Certificates in the case
          of a U.S. bank, and not more than 18 months preceding such date of
          sale for a foreign bank or equivalent institution.

     ___  SAVINGS AND LOAN. The Transferee (a) is a savings and loan
          association, building and loan association, cooperative bank,
          homestead association or similar institution, which is supervised and
          examined by a State or Federal authority having supervision over any
          such institutions or is a foreign savings and loan association or
          equivalent institution and

----------
(1)  Transferee or each of its equity owners must own and/or invest on a
     discretionary basis at least $100,000,000 in securities unless Transferee
     or any such equity owner, as the case may be, is a dealer, and, in that
     case, Transferee or such equity owner, as the case may be, must own and/or
     invest on a discretionary basis at least $10,000,000 in securities.

                                     F-2C-4
<Page>

          (b) has an audited net worth of at least $25,000,000 as demonstrated
          in its latest annual financial statements, A COPY OF WHICH IS ATTACHED
          HERETO, as of a date not more than 16 months preceding the date of
          sale of the Transferred Certificates in the case of a U.S. savings and
          loan association, and not more than 18 months preceding such date of
          sale in the case of a foreign savings and loan association or
          equivalent institution.

     ___  BROKER-DEALER. The Transferee is a dealer registered pursuant to
          Section 15 of the Securities Exchange Act of 1934, as amended.

     ___  INSURANCE COMPANY. The Transferee is an insurance company whose
          primary and predominant business activity is the writing of insurance
          or the reinsuring of risks underwritten by insurance companies and
          which is subject to supervision by the insurance commissioner or a
          similar official or agency of a State, U.S. territory or the District
          of Columbia.

     ___  STATE OR LOCAL PLAN. The Transferee is a plan established and
          maintained by a State, its political subdivisions, or any agency or
          instrumentality of the State or its political subdivisions, for the
          benefit of its employees.

     ___  ERISA PLAN. The Transferee is an employee benefit plan within the
          meaning of Title I of the Employee Retirement Income Security Act of
          1974.

     ___  INVESTMENT ADVISOR. The Transferee is an investment advisor registered
          under the Investment Advisers Act of 1940, as amended.

     ___  QIB SUBSIDIARY. All of the Transferee's equity owners are "qualified
          institutional buyers" within the meaning of Rule 144A.

     ___  OTHER. (Please supply a brief description of the entity and a
          cross-reference to the paragraph and subparagraph under subsection
          (a)(1) of Rule 144A pursuant to which it qualifies. Note that
          registered investment companies should complete Annex 2 rather than
          this Annex 1.)

          3.   For purposes of determining the aggregate amount of securities
owned and/or invested on a discretionary basis by the Transferee, the Transferee
did NOT include (i) securities of issuers that are affiliated with such Person,
(ii) securities that are part of an unsold allotment to or subscription by such
Person, if such Person is a dealer, (iii) bank deposit notes and certificates of
deposit, (iv) loan participations, (v) repurchase agreements, (vi) securities
owned but subject to a repurchase agreement and (vii) currency, interest rate
and commodity swaps.

          4.   For purposes of determining the aggregate amount of securities
owned and/or invested on a discretionary basis by any such Person, the
Transferee used the cost of such securities to such Person, unless such Person
reports its securities holdings in its financial statements on the basis of
their market value, and no current information with respect to the cost of those
securities has been published, in which case the securities were valued at
market. Further, in determining such aggregate amount, the Transferee may have
included securities owned by subsidiaries of such Person, but only if such
subsidiaries are consolidated with such Person in its financial statements
prepared in accordance with generally accepted accounting principles and if the
investments of such subsidiaries are managed

                                     F-2C-5
<Page>

under such Person's direction. However, such securities were not included if
such Person is a majority-owned, consolidated subsidiary of another enterprise
and such Person is not itself a reporting company under the Securities Exchange
Act of 1934, as amended.

          5.   The Transferee acknowledges that it is familiar with Rule 144A
and understands that the Transferor and other parties related to the Transferred
Certificates are relying and will continue to rely on the statements made herein
because one or more Transfers to the Transferee may be in reliance on Rule 144A.

          ____ ____   Will the Transferee be acquiring interests in the
          Yes  No     Transferred Certificates only for the Transferee's own
                      account?

          6.   If the answer to the foregoing question is "no", then in each
case where the Transferee is acquiring any interest in the Transferred
Certificates for an account other than its own, such account belongs to a third
party that is itself a "qualified institutional buyer" within the meaning of
Rule 144A, and the "qualified institutional buyer" status of such third party
has been established by the Transferee through one or more of the appropriate
methods contemplated by Rule 144A.

          7.   The Transferee will notify each of the parties to which this
certification is made of any changes in the information and conclusions herein.
Until such notice is given, the Transferee's acquisition of any interest in of
the Transferred Certificates will constitute a reaffirmation of this
certification as of the date of such acquisition. In addition, if the Transferee
is a bank or savings and loan as provided above, the Transferee agrees that it
will furnish to such parties any updated annual financial statements that become
available on or before the date of such acquisition, promptly after they become
available.

          8.   Capitalized terms used but not defined herein have the meanings
ascribed thereto in the Pooling and Servicing Agreement pursuant to which the
Transferred Certificates were issued.

                                        (Transferee)

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

                                     F-2C-6
<Page>

                                                         ANNEX 2 TO EXHIBIT F-2C

            QUALIFIED INSTITUTIONAL BUYER STATUS UNDER SEC RULE 144A
           [FOR TRANSFEREES THAT ARE REGISTERED INVESTMENT COMPANIES]

          The undersigned hereby certifies as follows to [name of Transferor]
(the "TRANSFEROR") and for the benefit of Credit Suisse First Boston Mortgage
Securities Corp. with respect to the mortgage pass-through certificates being
transferred in book-entry form (the "TRANSFERRED CERTIFICATES") as described in
the Transferee Certificate to which this certification relates and to which this
certification is an Annex:

          1.   As indicated below, the undersigned is the chief financial
officer, a person fulfilling an equivalent function, or other executive officer
of the entity acquiring interests in the Transferred Certificates (the
"TRANSFEREE") or, if the Transferee is a "qualified institutional buyer" as that
term is defined in Rule 144A under the Securities Act of 1933, as amended ("RULE
144A") because the Transferee is part of a Family of Investment Companies (as
defined below), is an executive officer of the investment adviser (the
"ADVISER").

          2.   The Transferee is a "qualified institutional buyer" as defined in
Rule 144A because (i) the Transferee is an investment company registered under
the Investment Company Act of 1940, as amended, and (ii) as marked below, the
Transferee alone owned and/or invested on a discretionary basis, or the
Transferee's Family of Investment Companies owned, at least $100,000,000 in
securities (other than the excluded securities referred to below) as of the end
of the Transferee's most recent fiscal year. For purposes of determining the
amount of securities owned by the Transferee or the Transferee's Family of
Investment Companies, the cost of such securities was used, unless the
Transferee or any member of the Transferee's Family of Investment Companies, as
the case may be, reports its securities holdings in its financial statements on
the basis of their market value, and no current information with respect to the
cost of those securities has been published, in which case the securities of
such entity were valued at market.

     ____ The Transferee owned and/or invested on a discretionary basis
          $___________________ in securities (other than the excluded securities
          referred to below) as of the end of the Transferee's most recent
          fiscal year (such amount being calculated in accordance with Rule
          144A).

     ____ The Transferee is part of a Family of Investment Companies which owned
          in the aggregate $______________ in securities (other than the
          excluded securities referred to below) as of the end of the
          Transferee's most recent fiscal year (such amount being calculated in
          accordance with Rule 144A).

          3.   The term "FAMILY OF INVESTMENT COMPANIES" as used herein means
two or more registered investment companies (or series thereof) that have the
same investment adviser or investment advisers that are affiliated (by virtue of
being majority owned subsidiaries of the same parent or because one investment
adviser is a majority owned subsidiary of the other).

                                     F-2C-7
<Page>

          4.   The term "SECURITIES" as used herein does not include (i)
securities of issuers that are affiliated with the Transferee or are part of the
Transferee's Family of Investment Companies, (ii) bank deposit notes and
certificates of deposit, (iii) loan participations, (iv) repurchase agreements,
(v) securities owned but subject to a repurchase agreement and (vi) currency,
interest rate and commodity swaps. For purposes of determining the aggregate
amount of securities owned and/or invested on a discretionary basis by the
Transferee, or owned by the Transferee's Family of Investment Companies, the
securities referred to in this paragraph were excluded.

          5.   The Transferee is familiar with Rule 144A and understands that
the Transferor and other parties related to the Transferred Certificates are
relying and will continue to rely on the statements made herein because one or
more Transfers to the Transferee will be in reliance on Rule 144A.

          ____ ____  Will the Transferee be acquiring interests in the
          Yes  No    Transferred Certificates only for the Transferee's own
                     account?

          6.   If the answer to the foregoing question is "no", then in each
case where the Transferee is acquiring any interest in the Transferred
Certificates for an account other than its own, such account belongs to a third
party that is itself a "qualified institutional buyer" within the meaning of
Rule 144A, and the "qualified institutional buyer" status of such third party
has been established by the Transferee through one or more of the appropriate
methods contemplated by Rule 144A.

          7.   The undersigned will notify the parties to which this
certification is made of any changes in the information and conclusions herein.
Until such notice, the Transferee's acquisition of any interest in the
Transferred Certificates will constitute a reaffirmation of this certification
by the undersigned as of the date of such acquisition.

          8.   Capitalized terms used but not defined herein have the meanings
ascribed thereto in the Pooling and Servicing Agreement pursuant to which the
Transferred Certificates were issued.

                                        (Transferee or Adviser)

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

                                        IF AN ADVISER:

                                        ----------------------------------------
                                        Print Name of Transferee

                                        Date:

                                     F-2C-8
<Page>

                                  EXHIBIT F-2D

                   FORM OF TRANSFEREE CERTIFICATE FOR CERTAIN
           TRANSFERS OF INTERESTS IN REGULATION S GLOBAL CERTIFICATES

                                     [Date]

[TRANSFEROR]

          Re:  Credit Suisse First Boston Mortgage Securities Corp., Commercial
               Mortgage Pass-Through Certificates, Series 2002-CKS4, Class
               ______ Certificates [having an initial aggregate Certificate
               [Principal Balance] [Notional Amount] as of October 29, 2002 (the
               "CLOSING DATE") of $__________] (the "TRANSFERRED CERTIFICATES")

Ladies and Gentlemen:

          This letter is delivered to you in connection with the Transfer by
_________________ (the "TRANSFEROR") to _________________ (the "TRANSFEREE")
through our respective Depository Participants of the Transferor's beneficial
ownership interest (currently maintained on the books and records of The
Depository Trust Corporation ("DTC") and the Depository Participants) in the
Transferred Certificates. The Certificates, including the Transferred
Certificates, were issued pursuant to the Pooling and Servicing Agreement dated
as of October 11, 2002 (the "POOLING AND SERVICING AGREEMENT"), among Credit
Suisse First Boston Mortgage Securities Corp. as depositor, KeyCorp Real Estate
Capital Markets, Inc. d/b/a Key Commercial Mortgage as master servicer (in such
capacity, the "MASTER SERVICER"), Lennar Partners, Inc. as special servicer (in
such capacity, the "SPECIAL SERVICER"), and Wells Fargo Bank Minnesota, N.A. as
trustee (in such capacity, the "TRUSTEE"). All capitalized terms used but not
otherwise defined herein shall have the respective meanings set forth in the
Pooling and Servicing Agreement. The Transferee hereby certifies, represents and
warrants to and agrees with you, and for the benefit of the Depositor, the
Trustee and the Certificate Registrar, that:

          1.   The Transferee is not a United States Securities Person. For
purposes of this certification, "UNITED STATES SECURITIES PERSON" means (i) any
natural person resident in the United States, (ii) any partnership or
corporation organized or incorporated under the laws of the United States; (iii)
any estate of which any executor or administrator is a United States Securities
Person, other than any estate of which any professional fiduciary acting as
executor or administrator is a United States Securities Person if an executor or
administrator of the estate who is not a United States Securities Person has
sole or shared investment discretion with respect to the assets of the estate
and the estate is governed by foreign law, (iv) any trust of which any trustee
is a United States Securities Person, other than a trust of which any
professional fiduciary acting as trustee is a United States Securities Person if
a trustee who is not a United States Securities Person has sole or shared
investment discretion with respect to the trust assets and no beneficiary of the
trust (and so settler if the trust is revocable) is a United States Securities
Person, (v) any agency or branch of a foreign entity located in the United
States, unless the agency or branch operates for valid business reasons and is
engaged in the business of insurance or banking and is subject to substantive
insurance or banking regulation, respectively, in the jurisdiction where
located, (vi) any non-discretionary account or similar account (other than an
estate or trust) held

                                     F-2D-1
<Page>

by a dealer or other fiduciary for the benefit or account of a United States
Securities Person, (vii) any discretionary account or similar account (other
than an estate or trust) held by a dealer or other fiduciary organized,
incorporated or (if an individual) resident in the United States, other than one
held for the benefit or account of a non-United States Securities Person by a
dealer or other professional fiduciary organized, incorporated or (if any
individual) resident in the United States, (viii) any partnership or corporation
if (a) organized or incorporated under the laws of any foreign jurisdiction and
(b) formed by a United States Securities Person principally for the purpose of
investing in securities not registered under the Securities Act, unless it is
organized or incorporated, and owned, by "accredited investors" (as defined in
Rule 501(a)) under the United States Securities Act of 1933, as amended (the
"SECURITIES ACT"), who are not natural persons, estates or trusts; provided,
however, that the International Monetary Fund, the International Bank for
Reconstruction and Development, the Inter-American Development Bank, the Asian
Development Bank, the African Development Bank, the United Nations and their
agencies, affiliates and pension plans, any other similar international
organization, their agencies, affiliates and pension plans shall not constitute
United States Securities Persons.

          2.   The Transferee understands that (a) the Transferred Certificates
have not been and will not be registered under the Securities Act or registered
or qualified under any applicable state securities laws, (b) neither the
Depositor nor the Trustee is obligated so to register or qualify the Transferred
Certificates, and (c) neither the Transferred Certificates nor any security
issued in exchange therefor or in lieu thereof may be resold or transferred
unless it is (i) registered pursuant to the Securities Act and registered or
qualified pursuant any applicable state securities laws, or (ii) is sold or
transferred in transactions which are exempt from such registration and
qualification.

          3.   The Transferee understands that it may not sell or otherwise
transfer any Transferred Certificate, any security issued in exchange therefor
or in lieu thereof or any interest in the foregoing except in compliance with
the provisions of Section 5.02 of the Pooling and Servicing Agreement, which
provisions it has carefully reviewed, and that each Transferred Certificate will
bear the following legends:

          THIS CERTIFICATE HAS NOT BEEN REGISTERED OR QUALIFIED
          UNDER THE SECURITIES ACT OF 1933, AS AMENDED (THE
          "SECURITIES ACT") OR THE SECURITIES LAWS OF ANY STATE.
          ANY RESALE, PLEDGE, TRANSFER OR OTHER DISPOSITION OF
          THIS CERTIFICATE OR ANY INTEREST HEREIN WITHOUT SUCH
          REGISTRATION OR QUALIFICATION MAY BE MADE ONLY IN A
          TRANSACTION WHICH DOES NOT REQUIRE SUCH REGISTRATION OR
          QUALIFICATION AND WHICH IS IN ACCORDANCE WITH THE
          PROVISIONS OF SECTION 5.02 OF THE POOLING AND SERVICING
          AGREEMENT REFERRED TO HEREIN.

          NO TRANSFER OF THIS CERTIFICATE OR ANY INTEREST HEREIN
          MAY BE MADE TO (A) ANY RETIREMENT PLAN OR OTHER
          EMPLOYEE BENEFIT PLAN OR ARRANGEMENT THAT IS SUBJECT TO
          THE EMPLOYEE RETIREMENT INCOME SECURITY ACT OF 1974, AS
          AMENDED ("ERISA"), OR SECTION 4975 OF THE INTERNAL
          REVENUE CODE OF 1986 (THE "CODE"), OR (B) ANY PERSON
          WHO IS DIRECTLY OR INDIRECTLY PURCHASING THIS

                                     F-2D-2
<Page>

          CERTIFICATE OR SUCH INTEREST HEREIN ON BEHALF OF, AS
          NAMED FIDUCIARY OF, AS TRUSTEE OF, OR WITH ASSETS OF
          ANY SUCH RETIREMENT PLAN OR OTHER EMPLOYEE BENEFIT PLAN
          OR ARRANGEMENT, EXCEPT IN ACCORDANCE WITH THE
          PROVISIONS OF SECTION 5.02 OF THE POOLING AND SERVICING
          AGREEMENT REFERRED TO HEREIN.

          We understand that this certification is required in connection with
certain securities laws of the United States. In connection therewith, if
administrative or legal proceedings are commenced or threatened in connection
with which this certification is or would be relevant, we irrevocably authorized
you to produce this certification to any interested party in such proceedings.

Dated:  __________, ____

                                        By:
                                           ------------------------------------
                                        As, or agent for, the beneficial
                                        owner(s) of the Certificates to which
                                        this certificate relates

                                     F-2D-3
<Page>

                                   EXHIBIT G-1

             FORM OF TRANSFEREE CERTIFICATE IN CONNECTION WITH ERISA
              (NON-REGISTERED CERTIFICATES AND NON-INVESTMENT GRADE
                       CERTIFICATES HELD IN PHYSICAL FORM)

                                     [Date]

Wells Fargo Bank Minnesota, N.A.
Wells Fargo Center
Sixth and Marquette
MAC # N9303-121
Minneapolis, Minnesota  55479-0113
Attention: Corporate Trust Services (CMBS)

          Re:  Credit Suisse First Boston Mortgage Securities Corp., Commercial
               Mortgage Pass-Through Certificates, Series 2002-CKS4, Class
               ______ Certificates [having an initial aggregate Certificate
               [Principal Balance] [Notional Amount] as of October 29, 2002 (the
               "CLOSING DATE") of $__________] [evidencing a ____% Percentage
               Interest in the related Class] (the "TRANSFERRED CERTIFICATES")

Ladies and Gentlemen:

          This letter is delivered to you in connection with the transfer by
_________________ (the "TRANSFEROR") to _________________ (the "TRANSFEREE") of
the Transferred Certificates pursuant to Section 5.02 of the Pooling and
Servicing Agreement dated as of October 11, 2002 (the "POOLING AND SERVICING
AGREEMENT"), among Credit Suisse First Boston Mortgage Securities Corp. as
depositor, KeyCorp Real Estate Capital Markets, Inc. d/b/a Key Commercial
Mortgage as master servicer (in such capacity, the "MASTER SERVICER"), Lennar
Partners, Inc. as special servicer (in such capacity, the "SPECIAL SERVICER"),
and Wells Fargo Bank Minnesota, N.A. as trustee (in such capacity, the
"TRUSTEE"). All capitalized terms used but not otherwise defined herein shall
have the respective meanings set forth in the Pooling and Servicing Agreement.
The Transferee hereby certifies, represents and warrants to you as Certificate
Registrar, as follows (check the applicable paragraph):

     ___  The Transferee is neither (A) a retirement plan or other employee
          benefit plan or arrangement, including an individual retirement
          account or annuity, a Keogh plan or a collective investment fund or
          separate account in which such plans, accounts or arrangements are
          invested, including an insurance company general account, that is
          subject to ERISA or Section 4975 of the Code (each, a "PLAN"), nor (B)
          a Person who is directly or indirectly purchasing the Transferred
          Certificates on behalf of, as named fiduciary of, as trustee of, or
          with assets of a Plan; or

                                      G-1-1
<Page>

     ___  The Transferee is using funds from an insurance company general
          account to acquire the Transferred Certificates, however, the purchase
          and holding of such Certificates by such Person is exempt from the
          prohibited transaction provisions of Section 406 of ERISA and Section
          4975 of the Code by reason of Sections I and III of Prohibited
          Transaction Class Exemption 95-60.

     ___  The Transferred Certificates are Class ___ Certificates, an interest
          in which is being acquired by or on behalf of a Plan in reliance on
          the individual prohibited transaction exemption issued by the U.S.
          Department of Labor to Credit Suisse First Boston Corporation (PTE
          89-90), and such Plan (X) is an accredited investor as defined in Rule
          501(a)(1) of Regulation D of the Securities Act, (Y) is not sponsored
          (within the meaning of Section 3(16)(B) of ERISA) by the Trustee, the
          Depositor, any of the Mortgage Loan Sellers, the Master Servicer, the
          Special Servicer, any Exemption-Favored Party, any Sub-Servicer or any
          Borrower with respect to any Mortgage Loan or group of Mortgage Loans
          that represents more than 5% of the aggregate unamortized principal
          balance of the Mortgage Loans determined on the date of the initial
          issuance of the Certificates, or by an Affiliate of any such Person,
          and (Z) agrees that it will obtain from each of its Transferees to
          which it transfers an interest in the Transferred Certificates, a
          written representation that such Transferee, if a Plan, satisfies the
          requirements of the immediately preceding clauses (X) and (Y),
          together with a written agreement that such Transferee will obtain
          from each of its Transferees that are Plans a similar written
          representation regarding satisfaction of the requirements of the
          immediately preceding clauses (X) and (Y).

                                        Very truly yours,

                                        ----------------------------------------
                                        (Transferee)

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

                                      G-1-2
<Page>

                                   EXHIBIT G-2

             FORM OF TRANSFEREE CERTIFICATE IN CONNECTION WITH ERISA
              (NON-REGISTERED CERTIFICATES HELD IN BOOK ENTRY FORM)

                                     [Date]

[TRANSFEROR]

          Re:  Credit Suisse First Boston Mortgage Securities Corp., Commercial
               Mortgage Pass-Through Certificates, Series 2002-CKS4, Class
               ______ Certificates [having an initial aggregate Certificate
               [Principal Balance] [Notional Amount] as of October 29, 2002 (the
               "CLOSING DATE") of $__________] [evidencing a ____% Percentage
               Interest in the related Class] (the "TRANSFERRED CERTIFICATES")

Ladies and Gentlemen:

          This letter is delivered to you in connection with the Transfer by
______________________ (the "TRANSFEROR") to _________________ (the
"TRANSFEREE") through our respective Depositary Participants of the Transferor's
beneficial ownership interest (currently maintained on the books and records of
The Depository Trust Corporation ("DTC") and the Depository Participants) in the
Transferred Certificates. The Certificates, including the Transferred
Certificates, were issued pursuant to the Pooling and Servicing Agreement dated
as of October 11, 2002 (the "POOLING AND SERVICING AGREEMENT"), among Credit
Suisse First Boston Mortgage Securities Corp. as depositor, KeyCorp Real Estate
Capital Markets, Inc. d/b/a Key Commercial Mortgage as master servicer (in such
capacity, the "MASTER SERVICER"), Lennar Partners, Inc. as special servicer (in
such capacity, the "SPECIAL SERVICER"), and Wells Fargo Bank Minnesota, N.A. as
trustee (in such capacity, the "TRUSTEE"). All capitalized terms used but not
otherwise defined herein shall have the respective meanings set forth in the
Pooling and Servicing Agreement. The Transferee hereby certifies, represents and
warrants to you as follows (check the applicable paragraph):

     ___  The Transferee is neither (A) a retirement plan, an employee benefit
          plan or other retirement arrangement, including an individual
          retirement account or annuity, a Keogh plan or a collective investment
          fund or separate account in which such plans, accounts or arrangements
          are invested, including an insurance company general account, that is
          subject to Section 406 of ERISA or Section 4975 of the Code (each, a
          "PLAN"), nor (B) a Person who is directly or indirectly purchasing an
          interest in the Transferred Certificates on behalf of, as named
          fiduciary of, as trustee of, or with assets of, a Plan;

     ___  The Transferee is using funds from an insurance company general
          account to acquire an interest in the Transferred Certificates,
          however, the purchase and holding of such interest by such Person is
          exempt from the prohibited transaction provisions of Section 406 of
          ERISA and Section 4975 of the Code by reason of Sections I and III of
          Prohibited Transaction Class Exemption 95-60; or

                                      G-2-1
<Page>

     ___  The Transferred Certificates are Class ____ Certificates, an interest
          in which is being acquired by or on behalf of a Plan in reliance on
          the individual prohibited transaction exemption issued by the U.S.
          Department of Labor to Credit Suisse First Boston Corporation (PTE
          89-90), and such Plan (X) is an accredited investor as defined in Rule
          501(a)(1) of Regulation D of the Securities Act, (Y) is not sponsored
          (within the meaning of Section 3(16)(B) of ERISA) by the Trustee, the
          Depositor, any of the Mortgage Loan Sellers, the Master Servicer, the
          Special Servicer, any Exemption-Favored Party, any Sub-Servicer or any
          Borrower with respect to any Mortgage Loan or group of Mortgage Loans
          that represents more than 5% of the aggregate unamortized principal
          balance of the Mortgage Loans determined on the date of the initial
          issuance of the Certificates, or by an Affiliate of any such Person,
          and (Z) agrees that it will obtain from each of its Transferees to
          which it transfers an interest in the Transferred Certificates, a
          written representation that such Transferee, if a Plan, satisfies the
          requirements of the immediately preceding clauses (X) and (Y),
          together with a written agreement that such Transferee will obtain
          from each of its Transferees that are Plans a similar written
          representation regarding satisfaction of the requirements of the
          immediately preceding clauses (X) and (Y).

                                        ----------------------------------------
                                        (Transferee)

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

                                      G-2-2
<Page>

                                   EXHIBIT H-1

                    FORM OF TRANSFER AFFIDAVIT AND AGREEMENT
                      FOR TRANSFERS OF CLASS R CERTIFICATES

STATE OF           )
                   ) ss:
COUNTY OF          )

          ____________________, being first duly sworn, deposes and says that:

          1.   He/She is the ____________________ of ____________________ (the
prospective transferee (the "TRANSFEREE") of Credit Suisse First Boston Mortgage
Securities Corp., Commercial Mortgage Pass-Through Certificates, Series
2002-CKS4, Class R, evidencing a ___% Percentage Interest in such Class (the
"RESIDUAL INTEREST CERTIFICATES")), a _________________ duly organized and
validly existing under the laws of ____________________, on behalf of which
he/she makes this affidavit. All capitalized terms used but not otherwise
defined herein shall have the respective meanings set forth in the Pooling and
Servicing Agreement pursuant to which the Residual Interest Certificates were
issued (the "POOLING AND SERVICING AGREEMENT").

          2.   The Transferee (i) is, and as of the date of transfer will be, a
Permitted Transferee and will endeavor to remain a Permitted Transferee for so
long as it holds the Residual Certificates, and (ii) is acquiring the Residual
Certificates for its own account or for the account of another prospective
transferee from which it has received an affidavit in substantially the same
form as this affidavit. A "PERMITTED TRANSFEREE" is any Person other than a
Disqualified Organization, a possession of the United States, Non-United States
Tax Person, domestic partnership whose beneficial interests are not all held by
United States Persons (as defined below) or a foreign permanent establishment or
fixed based (each within the meaning of an applicable tax treaty) of a United
States Person. (For this purpose, a "DISQUALIFIED ORGANIZATION" means the United
States, any state or political subdivision thereof, any agency or
instrumentality of any of the foregoing (other than an instrumentality, all of
the activities of which are subject to tax and, except for the Federal Home Loan
Mortgage Corporation, a majority of whose board of directors is not selected by
any such governmental entity) or any foreign government, international
organization or any agency or instrumentality of such foreign government or
organization, any rural electric or telephone cooperative, or any organization
(other than certain farmers' cooperatives) that is generally exempt from federal
income tax unless such organization is subject to the tax on unrelated business
taxable income).

          3.   The Transferee is aware (i) of the tax that would be imposed
under the Code on transfers of the Residual Interest Certificates to
non-Permitted Transferees; (ii) that such tax would be on the transferor or, if
such transfer is through an agent (which Person includes a broker, nominee or
middleman) for a non-Permitted Transferee, on the agent; (iii) that the Person
otherwise liable for the tax shall be relieved of liability for the tax if the
transferee furnishes to such Person an affidavit that the transferee is a
Permitted Transferee and, at the time of transfer, such Person does not have
actual knowledge that the affidavit is false; and (iv) that the Residual
Interest Certificates may be a "NONECONOMIC RESIDUAL INTEREST" within the
meaning of Treasury regulation Section 1.860E-1(c) and that the transferor of a
noneconomic residual interest will remain liable for any taxes due with respect
to the

                                      H-1-1
<Page>

income on such residual interest, unless no significant purpose of the transfer
is to enable the transferor to impede the assessment or collection of tax.

          4.   The Transferee is aware of the tax imposed on a "pass-through
entity" holding the Residual Interest Certificates if at any time during the
taxable year of the pass-through entity a non-Permitted Transferee is the record
holder of an interest in such entity. (For this purpose, a "PASS-THROUGH ENTITY"
includes a regulated investment company, a real estate investment trust or
common trust fund, a partnership, trust or estate, and certain cooperatives.)

          5.   The Transferee is aware that the Certificate Registrar will not
register any transfer of the Residual Interest Certificates by the Transferee
unless the Transferee's transferee, or such transferee's agent, delivers to the
Certificate Registrar, among other things, an affidavit and agreement in
substantially the same form as this affidavit and agreement. The Transferee
expressly agrees that it will not consummate any such transfer if it knows or
believes that any representation contained in such affidavit and agreement is
false.

          6.   The Transferee consents to any additional restrictions or
arrangements that shall be deemed necessary upon advice of counsel to constitute
a reasonable arrangement to ensure that the Residual Interest Certificates will
only be owned, directly or indirectly, by a Permitted Transferee. In addition,
the Transferee will honor all the restrictions set forth herein upon any
subsequent transfers of the Class R Certificates.

          7.   The Transferee's taxpayer identification number is
_________________.

          8.   The Transferee has reviewed the provisions of Section 5.02(d) of
the Pooling and Servicing Agreement, a description of which provisions is set
forth in the Residual Interest Certificates (in particular, clause (ii)(A) of
Section 5.02(d) which authorizes the Trustee to deliver payments on the Residual
Interest Certificates to a Person other than the Transferee and clause (ii)(B)
of Section 5.02(d) which authorizes the Trustee to negotiate a mandatory sale of
the Residual Interest Certificates, in either case, in the event that the
Transferee holds such Residual Interest Certificates in violation of Section
5.02(d)); and the Transferee expressly agrees to be bound by and to comply with
such provisions.

          9.   No purpose of the Transferee relating to its purchase or any sale
of the Residual Certificates is or will be to impede the assessment or
collection of any tax.

          10.  In accordance with Treasury Regulation Section 1.860E-1 [check
the statement that applies]:

               (a) The consideration paid to the Transferee for accepting the
     Class R Certificates is greater than the present value of the anticipated
     net federal income taxes and tax benefits ("TAX LIABILITY PRESENT VALUE")
     associated with owning such Certificates, with such present value computed
     using a discount rate equal to the "federal short-term rate" prescribed by
     Section 1274 of the Code as of the date hereof or, to the extent it is not,
     the Transferee has regularly borrowed, in the ordinary course of its trade
     or business, substantial funds from unrelated third parties at a lower
     interest rate than such applicable federal rate and the consideration paid
     to the Transferee is greater than the Tax Liability Present Value using
     such lower interest rate as the discount rate and the transactions in
     question with unrelated third party lenders, the interest rate or rates,
     the date or dates of such transactions, and the maturity dates or,

                                      H-1-2
<Page>

     in the case of adjustable rate debt instruments, the relevant adjustment
     dates or periods, with respect to such borrowings, are accurately reflected
     in Exhibit A to this letter; _______

          or

               (b) the Transferee (i) is an "eligible corporation" as defined
     in Section 1.860E-1(c)(6)(i) of the Treasury Regulations, as to which the
     income of the Residual Interest Certificates will only be subject to
     taxation in the United States, (ii) has, and has had in each of its two
     preceding fiscal years, gross assets for financial reporting purposes
     (excluding any obligation of a person related to the transferee within the
     meaning of Section 1.860E-1(c)(6)(i) of the Treasury Regulations or any
     other assets if a principal purpose for holding or acquiring such other
     assets is to satisfy this condition) in excess of $100 million and net
     assets of $10 million, and (iii) hereby agrees only to transfer the
     Certificate to another corporation meeting the criteria set forth in this
     letter. _______

          11.  The Transferee will not cause the income from the Residual
Interest certificate to be attributed to a foreign permanent establishment or
fixed base.

          12.  The Transferee hereby represents to and for the benefit of the
transferor that the Transferee intends to pay any taxes associated with holding
the Residual Certificates as they become due, fully understanding that it may
incur tax liabilities in excess of any cash flows generated by the Residual
Certificates.

          For purposes of this affidavit, a "United States Person" is a citizen
or resident of the United States, a corporation, partnership or other entity
created or organized in, or under the laws of, the United States or any
political subdivision thereof, an estate whose income from sources without the
United States is includible in gross income for United States federal income tax
purposes regardless of its connection with the conduct of a trade or business
within the United States or a trust as to which (i) a court in the United States
is able to exercise primary supervision over the administration of the trust and
(ii) one or more United States fiduciaries have the right to control all
substantial decisions of the trust.

                                      H-1-3
<Page>

          IN WITNESS WHEREOF, the Transferee has caused this instrument to be
executed on its behalf, pursuant to the authority of its Board of Directors, by
its ____________________ and its corporate seal to be hereunto attached,
attested by its [Assistant] Secretary, this ______ day of ______________.

                                        [TRANSFEREE]

                                        By:
                                           -------------------------------------
                                        [Name of Officer]
                                        [Title of Officer]

[Corporate Seal]

ATTEST:

---------------------------------
[Assistant] Secretary

          Personally appeared before me the above-named ____________________,
known or proved to me to be the same person who executed the foregoing
instrument and to be the ____________________ of the Transferee, and
acknowledged to me that he/she executed the same as his/her free act and deed
and the free act and deed of the Transferee

          Subscribed and sworn before me this ______ day of __________________,
________.

-----------------------------
NOTARY PUBLIC

COUNTY OF ____________________

STATE OF ______________________

My Commission expires the _________ day of ___________, 20__.

                                      H-1-4
<Page>

                                   EXHIBIT H-2

                 FORM OF TRANSFEROR CERTIFICATE FOR TRANSFERS OF
                              CLASS R CERTIFICATES

                                     [Date]

Wells Fargo Bank Minnesota, N.A.
Wells Fargo Center
Sixth and Marquette
MAC # N9303-121
Minneapolis, Minnesota  55479-0113
Attention: Corporate Trust Services (CMBS)

          Re:  Credit Suisse First Boston Mortgage Securities Corp., Commercial
               Mortgage Pass-Through Certificates, Series 2002-CKS4, Class R
               Certificates, evidencing a ____% Percentage Interest in such
               Class (the "RESIDUAL INTEREST CERTIFICATES")

Ladies and Gentlemen:

          This letter is delivered to you in connection with the transfer by
_________________ (the "TRANSFEROR") to _________________ (the "TRANSFEREE") of
the Residual Interest Certificates, pursuant to the Pooling and Servicing
Agreement dated as of October 11, 2002 (the "POOLING AND SERVICING AGREEMENT"),
among Credit Suisse First Boston Mortgage Securities Corp. as depositor, KeyCorp
Real Estate Capital Markets, Inc. d/b/a Key Commercial Mortgage as master
servicer (in such capacity, the "MASTER SERVICER"), Lennar Partners, Inc. as
special servicer (in such capacity, the "SPECIAL SERVICER"), and Wells Fargo
Bank Minnesota, N.A. as trustee (in such capacity, the "TRUSTEE"). All
capitalized terms used but not otherwise defined herein shall have the
respective meanings set forth in the Pooling and Servicing Agreement. The
Transferor hereby certifies, represents and warrants to you, as Certificate
Registrar, that:

          1.   No purpose of the Transferor relating to the transfer of the
Residual Interest Certificates by the Transferor to the Transferee is or will be
to impede the assessment or collection of any tax.

          2.   The Transferor understands that the Transferee has delivered to
you a Transfer Affidavit and Agreement in the form attached to the Pooling and
Servicing Agreement as EXHIBIT H-1. The Transferor does not know or believe that
any representation contained therein is false.

          3.   The Transferor has at the time of this transfer conducted a
reasonable investigation of the financial condition of the Transferee (or the
beneficial owners of the Transferee if the Transferee is classified as a
partnership under the Code) as contemplated by Treasury regulation Section
1.860E-1(c)(4)(i) and, as a result of that investigation, the Transferor has
determined that the Transferee has historically paid its debts as they became
due and has found no significant evidence to indicate that the Transferee will
not continue to pay its debts as they become due in the future. The

                                      H-2-1
<Page>

Transferor understands that the transfer of the Residual Interest Certificates
may not be respected for United States income tax purposes (and the Transferor
may continue to be liable for United States income taxes associated therewith)
unless the Transferor has conducted such an investigation.

                                        Very truly yours,

                                        [TRANSFEROR]

                                        By:
                                           -------------------------------------
                                           (Transferor)
                                           Name:
                                           Title:

                                      H-2-1
<Page>

                                    EXHIBIT I

              FORM OF ACKNOWLEDGMENT OF A PROPOSED SPECIAL SERVICER

                                     [Date]

[TRUSTEE]
[MASTER SERVICER]
[SPECIAL SERVICER]
[DEPOSITOR]

          Re:  Credit Suisse First Boston Mortgage Securities Corp., Commercial
               Mortgage Pass-Through Certificates, Series 2002-CKS4

Ladies and Gentlemen:

          Pursuant to SECTION 7.01(c) of the Pooling and Servicing Agreement,
dated as of October 11, 2002, relating to Credit Suisse First Boston Mortgage
Securities Corp., Commercial Mortgage Pass-Through Certificates, Series
2002-CKS4 (the "AGREEMENT"), the undersigned hereby agrees with all the other
parties to the Agreement that the undersigned shall serve as Special Servicer
under, and as defined in, the Agreement. The undersigned hereby acknowledges and
agrees that, as of the date hereof, it is and shall be a party to the Agreement
and bound thereby to the full extent indicated therein in the capacity of
Special Servicer. The undersigned hereby makes, as of the date hereof, the
representations and warranties set forth in SECTION 3.24 of the Agreement, with
the following corrections with respect to type of entity and jurisdiction of
organization: ____________________.

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

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

                                       I-1
<Page>

                                    EXHIBIT J

                         FORM OF AFFIDAVIT OF LOST NOTE

STATE OF           )
                   ) ss.:
COUNTY OF          )

          _________________________________________, ______________________,
being duly sworn, deposes and says:

          1.   that he/she is an authorized signatory of
_________________________ (the "Noteholder");

          2.   that the Noteholder is the owner and holder of a mortgage loan in
the original principal amount of $____________________ secured by a mortgage
(the "Mortgage") on the premises known as
________________________________________, located in ____________________;

          3.   that the Noteholder, after having conducted a diligent
investigation of its records and files, has been unable to locate the following
original note and believes that said original note has been lost, misfiled,
misplaced or destroyed due to a clerical error:

          a note in the original sum of $___________ made by
_____________________, to __________________________, under date of ___________
(the "Note");

          4.   that the Note is now owned and held by the Noteholder;

          5.   that the Note has not been paid-off, satisfied, assigned,
transferred, encumbered, endorsed, pledged, hypothecated, or otherwise disposed
of and that the original Note has been either lost, misfiled, misplaced or
destroyed;

          6.   that no other person, firm, corporation or other entity has any
right, title, interest or claim in the Note except the Noteholder; and

                                       J-1
<Page>

          7.   upon assignment of the Note by the Noteholder to Credit Suisse
First Boston Mortgage Securities Corp. (the "Depositor" or the "Purchaser") and
subsequent assignment by the Depositor to Wells Fargo Bank Minnesota, N.A., as
trustee, (the "Trustee") for the benefit of the holders of the Credit Suisse
First Boston Mortgage Securities Corp. Commercial Mortgage Pass-Through
Certificates, Series 2002-CKS4 (which assignment may, at the discretion of the
Depositor, be made directly by the Noteholder to the Trustee), the Noteholder
covenants and agrees (a) to promptly deliver to the Trustee the original Note if
it is subsequently found, and (b) to indemnify and hold harmless the Trustee and
its successors and assigns from and against any and all costs, expenses and
monetary losses arising as a result of the Noteholder's or the Depositor's
failure to deliver said original Note to the Trustee.

                                        NAME OF NOTEHOLDER

                                        By:
                                           -------------------------------------
                                        Authorized Signatory

Sworn to before me this
_______  day of ____________, 20__

                                       J-1
<Page>

                                    EXHIBIT K

                   FORM OF NOTICE AND CERTIFICATION REGARDING
                          DEFEASANCE OF MORTGAGE LOANS

TO:       Standard & Poor's Ratings Services
          55 Water Street
          New York, New York 10041
          Attn:  Commercial Mortgage Surveillance

FROM:     ______________________, in its capacity as Master Servicer (the
          "MASTER SERVICER") under the Pooling and Servicing Agreement dated as
          of October 11, 2002, (the "POOLING AND SERVICING AGREEMENT"), among
          Credit Suisse First Boston Mortgage Securities Corp. as depositor,
          KeyCorp Real Estate Capital Markets, Inc. d/b/a Key Commercial
          Mortgage as master servicer (in such capacity, the "MASTER SERVICER"),
          Lennar Partners, Inc. as special servicer (in such capacity, the
          "SPECIAL SERVICER"), and Wells Fargo Bank Minnesota, N.A. as trustee
          (in such capacity, the "TRUSTEE").

DATE:     ____________________, 20___

POOL:     ___________________________________________
          Commercial Mortgage Pass-Through Certificates
          Series 2002-CKS4 (the "TRUST")

LOAN:     Mortgage Loan (the "MORTGAGE LOAN") to ______________________________
          (the "BORROWER") identified by loan number ________________ and
          heretofore secured by the real property known as
          ________________________________________________.

     As Master Servicer under the Pooling and Servicing Agreement, we hereby
give you notice and confirm:

          1.   The Mortgage Loan was defeased (the "DEFEASANCE") pursuant to the
terms of the documents evidencing the Mortgage Loan and in accordance with the
servicing standard set forth in the Pooling and Servicing Agreement, of the type
checked below:

     ____      a full defeasance of the payments scheduled to be due in respect
               of the entire principal balance of the Mortgage Loan; or

                                       K-1
<Page>

     ____      a partial defeasance of the payments scheduled to be due in
               respect of a portion of the principal balance of the Mortgage
               Loan that represents ______% of the entire principal balance of
               the Mortgage Loan and, under the Mortgage, has an allocated loan
               amount of $_____________ or ______% of the entire principal
               balance;

          2.   The documents evidencing the Mortgage Loan (the "MORTGAGE LOAN
DOCUMENTS") permit the Defeasance, and the terms and conditions for defeasance
specified therein were satisfied in all material respects in completing the
Defeasance.

          3.   The Defeasance was consummated on __________________, 200__.

          4.   The defeasance collateral (which is identified in EXHIBIT A)
consists of the type checked below: ---------

     _____     (i) direct obligations of the U.S. Treasury ("T-BILLS", "T-NOTES"
               and "STRIPS", including interest-only and ------- ------- ------
               principal-only strips), (ii) direct obligations of Fannie Mae,
               (iii) direct obligations of Freddie Mac, or (iv) Resolution
               Funding Corporation (REFCO) interest-only strips; or

     _____     other securities that (i) constitute "government securities" as
               defined in Section 2(a)(16) of the Investment Company Act of 1940
               as amended (15 U.S.C. 80a-1), (ii) are listed as "QUALIFIED
               INVESTMENTS FOR `AAA' FINANCINGS" under Paragraphs 1, 2 or 3 of
               "CASH FLOW APPROACH" in Standard & Poor's, Public Finance
               Criteria 2000, as amended to the date of the Defeasance, (iii)
               are rated `AAA' by Standard & Poor's, (iv) if they include a
               principal obligation, the principal due at maturity cannot vary
               or change, and (v) are not subject to prepayment, call or early
               redemption.

          5.   The Master Servicer received a customary opinion of counsel that
the Defeasance will not cause the Trust to fail to qualify as a REMIC for
purposes of the Internal Revenue Code or cause the imposition of any tax on the
REMIC under the REMIC provisions.

          6.   If the Borrower is the owner of the defeasance collateral, then
under the terms of the organizational documents of the Borrower, the Borrower is
not permitted to own any assets other than the defeasance collateral or incur
any debt. If the Borrower is not the owner of the defeasance collateral, such
defeasance collateral will be owned by an entity (the "DEFEASANCE OBLIGOR"), and
either (a) the organizational documents of the Defeasance Obligor contain
provisions substantially similar to those previously contained in the
organizational documents of the Borrower with respect to bankruptcy remoteness
and single purpose, or (b) the Defeasance Obligor has been organized as a
single-purpose entity established for the benefit of the Trust for the purpose
of owning defeasance collateral from only a single pool, and is acting in such
capacity pursuant to the terms of the Mortgage Loan Documents.

          7.   Under the terms of the Custodial Account Agreement executed in
connection with the Defeasance (the "CUSTODIAL ACCOUNT AGREEMENT"), the
securities intermediary is obligated to make the scheduled payments on the
Mortgage Loan from the proceeds of the defeasance collateral directly to the
Master Servicer's collection account in the amounts and on the dates specified
in the Mortgage Loan Documents or, in a partial defeasance, the portion of such
scheduled payments attributed to the allocated

                                       K-2
<Page>

loan amount for the real property defeased, increased by any defeasance premium
specified in the Mortgage Loan Documents (the "SCHEDULED PAYMENTS").

          8.   The Master Servicer received confirmation from the securities
intermediary under the Custodial Account Agreement that the defeasance
collateral was received by the securities intermediary, to be held in an
Eligible Account (as defined in the S&P Criteria) in accordance with the
Custodial Account Agreement.

          9.   ___________________________, is acting as the securities
intermediary pursuant to the Custodial Account Agreement (the "INITIAL
SECURITIES INTERMEDIARY"). As of the date of the Defeasance, the Initial
Securities Intermediary is also the trustee under the Pooling and Servicing
Agreement. In the event (i) the Initial Securities Intermediary is no longer the
trustee under the Pooling and Servicing Agreement or (ii) the Initial Securities
Intermediary is to resign and/or is to be replaced, the Master Servicer will
receive confirmation from Standard and Poor's Ratings Services (or its
successor), that the events described in (i) or (ii) above would not cause a
downgrade of any of Standard and Poor's Ratings Services' (or its successor's)
ratings on the Certificates issued by the Trust.

          10.  The Master Servicer received written confirmation from a firm of
independent certified public accountants that (i) revenues from principal and
interest payments made on the defeasance collateral (without taking into account
any earnings on reinvestment of such revenues) will be sufficient to timely pay
each of the Scheduled Payments after the Defeasance including the payment in
full of the Mortgage Loan (or the allocated portion thereof in connection with a
partial defeasance) on the earlier of the Maturity Date, Anticipated Repayment
Date or Optional Prepayment Date (each as defined in the Mortgage Loan
Documents), (ii) the revenues received in any month from the defeasance
collateral will be applied to make Scheduled Payments within four (4) months
after the date of receipt, and (iii) interest income from the defeasance
collateral to the Defeasance Obligor in any calendar or fiscal year will not
exceed such Defeasance Obligor's interest expense for the Mortgage Loan (or the
allocated portion thereof in a partial defeasance) for such year.

          11.  The Master Servicer received opinions from counsel that, subject
to the customary assumptions and qualifications more particularly set forth
therein, (i) the agreements executed by the Borrower and/or the Defeasance
Obligor in connection with the Defeasance are enforceable against them in
accordance with their terms, and (ii) the Trustee will have a perfected, first
priority security interest in the defeasance collateral described above.

          12.  The agreements executed in connection with the Defeasance (i)
permit reinvestment of proceeds of the defeasance collateral only in Permitted
Investments (as defined in the Pooling and Servicing Agreement), (ii) permit
release of surplus defeasance collateral and earnings on reinvestment to the
Defeasance Obligor or the Borrower only after the Mortgage Loan has been paid in
full, if any such release is permitted, unless the Mortgage Loan Documents
provide otherwise, (iii) prohibit any subordinate liens against the defeasance
collateral, and (iv) provide for payments from sources other than the defeasance
collateral of all fees and expenses of the securities intermediary for
administering the Defeasance and the securities account and all fees and
expenses of maintaining the existence of the Defeasance Obligor.

          13.  The material agreements, instruments, organizational documents
for the Defeasance Obligor, and opinions of counsel and independent accountants
executed and delivered in connection with the Defeasance will be timely
transmitted to the Trustee for placement in the file for the

                                       K-3
<Page>

Mortgage Loan. Copies of all material agreements, instruments, organizational
documents, opinions of counsel and accountant's report executed and delivered in
connection with the Defeasance of the Mortgage Loan will be provided to you upon
request.

          14.  The individual executing this Notice Regarding Defeasance of
Mortgage Loan is an authorized officer or servicing officer of the Master
Servicer.

                                        MASTER SERVICER:

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

                                       K-4
<Page>

                                    EXHIBIT L

                           SCHEDULE OF REFERENCE RATES

<Table>
<Caption>
 MONTH IN WHICH SUBJECT                                          MONTH IN WHICH SUBJECT
 DISTRIBUTION DATE OCCURS                                        DISTRIBUTION DATE OCCURS
-------------------------                                        ------------------------
<S>                                         <C>                 <C>                                       <C>
NOVEMBER 2002                               6.987944%           MAY 2006                                  6.782052%
DECEMBER 2002                               6.780632%           JUNE 2006                                 6.989471%
JANUARY 2003                                6.780659%           JULY 2006                                 6.782086%
FEBRUARY 2003                               6.780707%           AUGUST 2006                               6.989475%
MARCH 2003                                  6.781165%           SEPTEMBER 2006                            6.989486%
APRIL 2003                                  6.988161%           OCTOBER 2006                              6.782143%
MAY 2003                                    6.780793%           NOVEMBER 2006                             6.989487%
JUNE 2003                                   6.988265%           DECEMBER 2006                             6.782175%
JULY 2003                                   6.780871%           JANUARY 2007                              6.780964%
AUGUST 2003                                 6.988368%           FEBRUARY 2007                             6.777951%
SEPTEMBER 2003                              6.988432%           MARCH 2007                                6.784215%
OCTOBER 2003                                6.781000%           APRIL 2007                                6.982785%
NOVEMBER 2003                               6.988539%           MAY 2007                                  6.776194%
DECEMBER 2003                               6.781095%           JUNE 2007                                 6.982287%
JANUARY 2004                                6.988676%           JULY 2007                                 6.775782%
FEBRUARY 2004                               6.781206%           AUGUST 2007                               6.982359%
MARCH 2004                                  6.781431%           SEPTEMBER 2007                            6.982404%
APRIL 2004                                  6.988873%           OCTOBER 2007                              6.775861%
MAY 2004                                    6.781366%           NOVEMBER 2007                             6.982476%
JUNE 2004                                   6.989012%           DECEMBER 2007                             6.775907%
JULY 2004                                   6.781478%           JANUARY 2008                              6.982547%
AUGUST 2004                                 6.989152%           FEBRUARY 2008                             6.775962%
SEPTEMBER 2004                              6.989233%           MARCH 2008                                6.777613%
OCTOBER 2004                                6.781657%           APRIL 2008                                6.982740%
NOVEMBER 2004                               6.989381%           MAY 2008                                  6.776149%
DECEMBER 2004                               6.781767%           JUNE 2008                                 6.982916%
JANUARY 2005                                6.781780%           JULY 2008                                 6.776292%
FEBRUARY 2005                               6.781809%           AUGUST 2008                               6.983101%
MARCH 2005                                  6.782533%           SEPTEMBER 2008                            6.983204%
APRIL 2005                                  6.989429%           OCTOBER 2008                              6.776521%
MAY 2005                                    6.781845%           NOVEMBER 2008                             6.983391%
JUNE 2005                                   6.989442%           DECEMBER 2008                             6.776670%
JULY 2005                                   6.781883%           JANUARY 2009                              6.776736%
AUGUST 2005                                 6.989453%           FEBRUARY 2009                             6.776819%
SEPTEMBER 2005                              6.989468%           MARCH 2009                                6.779035%
OCTOBER 2005                                6.781949%           APRIL 2009                                6.983833%
NOVEMBER 2005                               6.989478%           MAY 2009                                  6.777019%
DECEMBER 2005                               6.781986%           JUNE 2009                                 6.984024%
JANUARY 2006                                6.781996%           JULY 2009                                 6.777169%
FEBRUARY 2006                               6.782023%           AUGUST 2009                               6.984216%
MARCH 2006                                  6.783360%           SEPTEMBER 2009                            6.984322%
APRIL 2006                                  6.989467%           OCTOBER 2009                              6.777404%
</Table>

                                       L-1<Page>

                                                                    EXHIBIT 4.2

================================================================================
                                                                  EXECUTION COPY

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.
                                   (Depositor)

                                       and

                             COLUMN FINANCIAL, INC.
                                    (Seller)

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

                        MORTGAGE LOAN PURCHASE AGREEMENT

                          Dated as of October 17, 2002

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

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

<Page>

                                TABLE OF CONTENTS

<Table>
<Caption>
                                                                                                      Page
                                                                                                      ----
<S>             <C>                                                                                  <C>
Section 1.      Transactions on or Prior to the Closing Date..........................................1
Section 2.      Closing Date Actions..................................................................1
Section 3.      Conveyance of Mortgage Loans..........................................................2
Section 4.      Depositor's Conditions to Closing.....................................................6
Section 5.      Seller's Conditions to Closing........................................................8
Section 6.      Representations and Warranties of Seller..............................................8
Section 7.      Obligations of Seller................................................................11
Section 8.      Crossed Mortgage Loans...............................................................14
Section 9.      Rating Agency Fees; Costs and Expenses Associated with a Defeasance..................14
Section 10.     Representations and Warranties of Depositor..........................................14
Section 11.     Survival of Certain Representations, Warranties and Covenants........................15
Section 12.     Transaction Expenses.................................................................15
Section 13.     Recording Costs......................................................................15
Section 14.     Notices..............................................................................15
Section 15.     Examination of Mortgage Files........................................................15
Section 16.     Successors...........................................................................16
Section 17.     Governing Law........................................................................16
Section 18.     Severability.........................................................................16
Section 19.     Further Assurances...................................................................16
Section 20.     Counterparts.........................................................................16
Section 21.     Treatment as Security Agreement......................................................16
Section 22.     Recordation of Agreement.............................................................18

Schedule I          Schedule of Transaction Terms

Schedule II         Mortgage Loan Schedule for Column Loans

Schedule III        Mortgage Loans Constituting Mortgage Groups

Schedule IV         Mortgage Loans with Lost Mortgage Notes

Schedule V          Exceptions with Respect to Seller's Representations and Warranties

Exhibit A           Representations and Warranties of Seller Regarding the Mortgage Loans

Exhibit B           Form of Lost Mortgage Note Affidavit
</Table>

                                        i
<Page>

                        MORTGAGE LOAN PURCHASE AGREEMENT

          This Mortgage Loan Purchase Agreement (this "AGREEMENT"), dated as of
October 17, 2002, is made by and between COLUMN FINANCIAL, INC., a Delaware
corporation ("SELLER"), and CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES
CORP., a Delaware corporation ("DEPOSITOR").

                                    RECITALS

          I.        Capitalized terms used herein without definition have the
meanings ascribed to them in the Schedule of Transaction Terms attached hereto
as SCHEDULE I, which is incorporated herein by this reference, or, if not
defined therein, in the Pooling and Servicing Agreement.

          II.       On the Closing Date, and on the terms set forth herein,
Seller has agreed to sell to Depositor and Depositor has agreed to purchase from
Seller the mortgage loans identified on the schedule (the "MORTGAGE LOAN
SCHEDULE") annexed hereto as SCHEDULE II (each such mortgage loan, a "MORTGAGE
LOAN" and, collectively, the "MORTGAGE LOANS"). Depositor intends to deposit the
Mortgage Loans and other assets into a trust fund (the "TRUST FUND") created
pursuant to the Pooling and Servicing Agreement and to cause the issuance of the
Certificates.

                                    AGREEMENT

          NOW, THEREFORE, on the terms and conditions set forth below and for
good and valuable consideration, the receipt and adequacy of which is hereby
acknowledged, Depositor and Seller agree as follows:

          Section 1.     TRANSACTIONS ON OR PRIOR TO THE CLOSING DATE. On or
prior to the Closing Date, Seller shall have delivered the Mortgage Files with
respect to each Mortgage Loan to Wells Fargo Bank Minnesota, N.A. as trustee
(the "TRUSTEE"), against receipt by Seller of a trust receipt, pursuant to an
arrangement between Seller and the Trustee; PROVIDED, HOWEVER, that ITEM (p) in
the definition of Mortgage File (defined below) shall be delivered to the Master
Servicer for inclusion in the Servicer File (defined below) with a copy
delivered to the Trustee for inclusion in the Mortgage File.

          Section 2.     CLOSING DATE ACTIONS. The sale of the Mortgage Loans
shall take place on the Closing Date, subject to and simultaneously with the
deposit of the Mortgage Loans into the Trust Fund, the issuance of the
Certificates and the sale of (a) the Publicly Offered Certificates by Depositor
to the Underwriters pursuant to the Underwriting Agreement and (b) the Private
Certificates by Depositor to the Initial Purchaser pursuant to the Certificate
Purchase Agreement. The closing (the "CLOSING") shall take place at the offices
of Sidley Austin Brown & Wood LLP, 787 Seventh Avenue, New York, New York 10019,
or such other location as agreed upon between the parties hereto. On the Closing
Date, the following actions shall take place in sequential order on the terms
set forth herein:

          (i)       Seller shall sell to Depositor, and Depositor shall purchase
     from Seller, the Mortgage Loans pursuant to this Agreement for the Mortgage
     Loan Purchase Price (as defined herein) payable in accordance with
     instructions previously provided to Depositor by Seller. The Mortgage Loan
     Purchase Price shall be paid by Depositor to Seller by wire transfer in
     immediately available funds to an account designated by Seller on or prior
     to the Closing Date (or, by such other method as shall be mutually
     acceptable to Depositor and Seller). The

<Page>

     "MORTGAGE LOAN PURCHASE PRICE" paid by Depositor shall be equal to
     $760,824,676.81 (which amount includes, without limitation, accrued
     interest).

          (ii)      Pursuant to the terms of the Pooling and Servicing
     Agreement, Depositor shall sell all of its right, title and interest in and
     to the Mortgage Loans to the Trustee for the benefit of the Holders of the
     Certificates.

          (iii)     Depositor shall sell to the Underwriters, and the
     Underwriters shall purchase from Depositor, the Publicly Offered
     Certificates pursuant to the Underwriting Agreement, and Depositor shall
     sell to the Initial Purchaser, and the Initial Purchaser shall purchase
     from Depositor, the Private Certificates pursuant to the Certificate
     Purchase Agreement.

          (iv)      The Underwriters will offer the Publicly Offered
     Certificates for sale to the public pursuant to the Prospectus and the
     Prospectus Supplement and the Initial Purchaser will privately place
     certain classes of the Private Certificates pursuant to the Offering
     Circular.

          Section 3.     CONVEYANCE OF MORTGAGE LOANS. On the Closing Date,
Seller shall sell, convey, assign and transfer, without recourse except as
provided herein, to Depositor, free and clear of any liens, claims or other
encumbrances, all of Seller's right, title and interest in, to and under: (i)
each of the Mortgage Loans identified on the Mortgage Loan Schedule; and (ii)
all property of Seller described in SECTION 21(b) this Agreement, including,
without limitation, (A) all scheduled payments of interest and principal due on
or with respect to the Mortgage Loans after the Cut-off Date and (B) all other
payments of interest, principal or yield maintenance charges received on or with
respect to the Mortgage Loans after the Cut-off Date, other than any such
payments of interest or principal or yield maintenance charges that were due on
or prior to the Cut-off Date. The Mortgage File for each Mortgage Loan shall
consist of the following documents:

          (a)       the original Note (or with respect to those Mortgage Loans
listed in SCHEDULE IV hereto, a "lost note affidavit" substantially in the form
of EXHIBIT B hereto and a true and complete copy of the Note), bearing, or
accompanied by, all prior and intervening endorsements or assignments showing a
complete chain of endorsement or assignment from the Mortgage Loan Originator
either in blank or to the Seller, and further endorsed by the Seller, on its
face or by allonge attached thereto, without recourse, to the order of the
Trustee in the following form: "Pay to the order of Wells Fargo Bank Minnesota,
N.A., as trustee for the registered Holders of Credit Suisse First Boston
Mortgage Securities Corp., Commercial Mortgage Pass-Through Certificates, Series
2002-CKS4, without recourse, representation or warranty, express or implied;"

          (b)       a duplicate original Mortgage or a counterpart thereof or,
if such Mortgage has been returned by the related recording office, (A) an
original, (B) a certified copy or (C) a copy thereof from the applicable
recording office, and originals or counterparts (or originals or copies of
certified copies from the applicable recording office) of any intervening
assignments thereof from the Mortgage Loan Originator to the Seller, in each
case in the form submitted for recording or, if recorded, with evidence of
recording indicated thereon;

          (c)       an original assignment of Mortgage, in recordable form, from
the Seller (or the Mortgage Loan Originator), either in blank or to "Wells Fargo
Bank Minnesota, N.A., as trustee for the registered Holders of Credit Suisse
First Boston Mortgage Securities Corp., Commercial Mortgage Pass-Through
Certificates, Series 2002-CKS4;"

                                        2
<Page>

          (d)       an original, counterpart or copy of any related Assignment
of Leases (if such item is a document separate from the Mortgage), and the
originals, counterparts or copies of any intervening assignments thereof from
the Mortgage Loan Originator of the Loan to the Seller, in each case in the form
submitted for recording or, if recorded, with evidence of recording thereon;

          (e)       an original assignment of any related Assignment of Leases
(if such item is a document separate from the Mortgage), in recordable form,
from the Seller (or the Mortgage Loan Originator), either in blank or to "Wells
Fargo Bank Minnesota, N.A., as trustee for the registered Holders of Credit
Suisse First Boston Mortgage Securities Corp., Commercial Mortgage Pass-Through
Certificates, Series 2002-CKS4;"

          (f)       an original or true and complete copy of any related
Security Agreement (if such item is a document separate from the Mortgage), and
the originals or copies of any intervening assignments thereof from the Mortgage
Loan Originator to the Seller;

          (g)       an original assignment of any related Security Agreement (if
such item is a document separate from the Mortgage), from the Seller (or the
Mortgage Loan Originator), either in blank or to "Wells Fargo Bank Minnesota,
N.A., as trustee for the registered Holders of Credit Suisse First Boston
Mortgage Securities Corp., Commercial Mortgage Pass-Through Certificates, Series
2002-CKS4," which assignment may be included as part of an omnibus assignment
covering other documents relating to the Mortgage Loan (PROVIDED that such
omnibus assignment is effective under applicable law);

          (h)       originals or copies of all (A) assumption agreements, (B)
modifications, (C) written assurance agreements and (D) substitution agreements,
together with any evidence of recording thereon or in the form submitted for
recording, in those instances where the terms or provisions of the Mortgage,
Note or any related security document have been modified or the Mortgage Loan
has been assumed;

          (i)       the original lender's title insurance policy or a copy
thereof (together with all endorsements or riders that were issued with or
subsequent to the issuance of such policy), or if the policy has not yet been
issued, a binding written commitment (which may be a pro forma or specimen title
insurance policy which has been accepted or approved in writing by the related
title insurance company) or interim binder that is marked as binding and
countersigned by the title company, insuring the priority of the Mortgage as a
first lien on the related Mortgaged Property, relating to such Mortgage Loan;

          (j)       the original or a counterpart of any guaranty of the
obligations of the Borrower under the Mortgage Loan;

          (k)       certified or other copies of all UCC Financing Statements
and continuation statements which show the filing or recording thereof or copies
thereof in the form submitted for filing or recording sufficient to perfect (and
maintain the perfection of) the security interest held by the Mortgage Loan
Originator (and each assignee prior to the Trustee) in and to the personality of
the Borrower at the Mortgaged Property, and original UCC Financing Statement
assignments in a form suitable for filing or recording, sufficient to transfer
such security interest to the Trustee;

          (l)       the original or copy of the power of attorney (with evidence
of recording thereon) granted by the Borrower if the Mortgage, Note or other
document or instrument referred to above was not signed by the Borrower;

                                        3
<Page>

          (m)       with respect to any debt of a Borrower permitted under the
related Mortgage Loan, an original or copy of a subordination agreement,
standstill agreement or other intercreditor agreement relating to such other
debt, if any, including any mezzanine loan documents or preferred equity
documents;

          (n)       if any related Lock-Box Agreement or Cash Collateral
Agreement is separate from the Mortgage or Loan Agreement, a copy thereof; with
respect to the Cash Collateral Accounts and Lock-Box Accounts, if any, a copy of
the UCC Financing Statements, if any, submitted for filing with respect to the
Seller's security interest in the Cash Collateral Accounts and Lock-Box Accounts
and all funds contained therein (and UCC Financing Statement assignments in a
form suitable for filing or recording, sufficient to transfer such security
interest to the Trustee on behalf of the Certificateholders);

          (o)       an original or counterpart of the Loan Agreement (if
separate from the Mortgage);

          (p)       the originals of letters of credit, if any, relating to the
Mortgage Loans, and amendments thereto which entitles the Trust to draw thereon;

          (q)       any related environmental insurance policies and any
environmental guaranty or indemnity agreements or copies thereof; and

          (r)       the original ground lease, if any, and any amendments,
modifications or extensions thereto, and any ground lease estoppel, or a copy of
any of the foregoing.

          Notwithstanding the foregoing, in the event that, in connection with
any Mortgage Loan, the Seller cannot deliver, or cause to be delivered, an
original, counterpart or certified copy, as applicable, of any of the documents
and/or instruments required to be delivered pursuant to CLAUSES (b), (d), (h),
(k) (other than assignments of UCC Financing Statements to be recorded or filed
in accordance with the transfer contemplated by this Agreement), (l) and (n)
(other than assignments of UCC Financing Statements to be recorded or filed in
accordance with the transfer contemplated by this Agreement) above with evidence
of recording or filing thereon on the Closing Date, solely because of a delay
caused by the public recording or filing office where such document or
instrument has been delivered for recordation or filing, the Seller: (i) shall
deliver, or cause to be delivered, to the Trustee a duplicate original or true
copy of such document certified by the applicable public recording or filing
office, the applicable title insurance company or the Seller to be a true and
complete duplicate original or copy of the original thereof submitted for
recording or filing and shall deliver, or cause to be delivered, to the Trustee
either the original of such non-delivered document or instrument, or a photocopy
thereof (certified by the appropriate public recording or filing office to be a
true and complete copy of the original thereof submitted for recording or
filing), with evidence of recording or filing thereon, within 120 days of the
Closing Date, which period may be extended up to two times, in each case for an
additional period of 45 days (PROVIDED that the Seller, as certified in writing
to the Trustee prior to each such 45-day extension, is in good faith attempting
to obtain from the appropriate county recorder's office such original or
photocopy). Compliance with this paragraph will satisfy the Seller's delivery
requirements under this SECTION 3 with respect to the subject document(s).

          Notwithstanding the foregoing, in the event that, in connection with
any Mortgage Loan, the Seller cannot deliver, or cause to be delivered, an
original, counterpart or certified copy, as applicable, of any of the documents
and/or instruments required to be delivered pursuant to CLAUSES (b), (d), (h),
(k) (other than assignments of UCC Financing Statements to be recorded or filed
other than in accordance with the transfer contemplated by this Agreement), (l)
and (n) (other than assignments of UCC Financing Statements to be recorded or
filed in accordance with the transfer contemplated by this

                                        4
<Page>

Agreement) above with evidence of recording or filing thereon, for any other
reason, including without limitation, that such non-delivered document has been
lost, the delivery requirements of this Agreement shall be deemed to have been
satisfied and such non-delivered document shall be deemed to have been included
in the related Mortgage File if a photocopy of such non-delivered document (with
evidence of recording or filing thereon and certified by the appropriate
recording or filing office to be a true and complete copy of the original
thereof as filed or recorded) is delivered to the Trustee on or before the
Closing Date.

          Notwithstanding the foregoing, in the event that the Seller cannot
deliver any UCC Financing Statement assignment with the filing information of
the UCC Financing Statement with respect to any Mortgage Loan, solely because
such UCC Financing Statement has not been returned by the public filing office
where such UCC Financing Statement has been delivered for filing, the Seller
shall so notify the Trustee and shall not be in breach of its obligations with
respect to such delivery, PROVIDED that the Seller promptly forwards such UCC
Financing Statement to the Trustee upon its return, together with the related
original UCC Financing Statement assignment in a form appropriate for filing.

          Notwithstanding the foregoing, Seller may, at its sole cost and
expense, engage a third party contractor to prepare or complete in proper form
for filing or recording any and all assignments of Mortgage, assignments of
Assignments of Leases and assignments of UCC Financing Statements to the Trustee
to be delivered pursuant to CLAUSES (c), (e), (k) and (n) above (collectively,
the "ASSIGNMENTS"), to submit the Assignments for filing and recording, as the
case may be, in the applicable public filing and recording offices and to
deliver those assignments to the Trustee or its designee as those assignments
(or certified copies thereof) are received from the applicable filing and
recording offices with evidence of such filing or recording indicated thereon;
PROVIDED, HOWEVER, that in the event the Seller engages a third party contractor
as contemplated in the immediately preceding sentence, the rights, duties and
obligations of the Seller pursuant to this Agreement remain binding on such
Seller.

          Within ten (10) Business Days after the Closing Date, the Seller shall
deliver the Servicer Files with respect to each of the Mortgage Loans to the
Master Servicer under the Pooling and Servicing Agreement on behalf of the
Trustee in trust for the benefit of the Certificateholders. Each such Servicer
File shall contain all documents and records in the Seller's possession relating
to such applicable Mortgage Loans (including reserve and escrow agreements,
financial statements and any other information provided by the respective
Borrower from time to time, but excluding documents prepared by the Seller or
any of its Affiliates solely for internal communication) that are not required
to be a part of a Mortgage File in accordance with the definition thereof,
together with copies of all instruments and documents which are required to be a
part of the related Mortgage File in accordance with the definition thereof.

          For purposes of this SECTION 3, and notwithstanding any contrary
provision hereof or of the definition of "Mortgage File", if there exists with
respect to any group of Crossed Mortgage Loans only one original or certified
copy of any document or instrument described in the definition of "Mortgage
File" which pertains to all of the Crossed Mortgage Loans in such group of
Crossed Mortgage Loans, the inclusion of the original or certified copy of such
document or instrument in the Mortgage File for any of such Crossed Mortgage
Loans and the inclusion of a copy of such original or certified copy in each of
the Mortgage Files for the other Crossed Mortgage Loans in such group of Crossed
Mortgage Loans, shall be deemed the inclusion of such original or certified
copy, as the case may be, in the Mortgage File for each such Crossed Mortgage
Loan.

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          The Seller shall, promptly after the Closing Date, but in all events
within three Business Days after the Closing Date, cause all funds on deposit in
escrow accounts maintained with respect to the Mortgage Loans in the name of the
Seller or any other name, to be transferred to the Master Servicer (or a
Sub-Servicer at the direction of the Master Servicer) for deposit into Servicing
Accounts.

          The Trustee, as assignee or transferee of Depositor, shall be entitled
to all scheduled principal payments due after the Cut-off Date, all other
payments of principal due and collected after the Cut-off Date, and all payments
of interest on the Mortgage Loans, minus that portion of any such payment which
is allocable to the period on or prior to the Cut-off Date. All scheduled
payments of principal due on or before the Cut-off Date and collected after the
Cut-off Date, together with the accompanying interest payments, shall belong to
Seller.

          Upon the sale of the Mortgage Loans from Seller to Depositor pursuant
hereto, the ownership of each Mortgage Note, the Mortgage and the contents of
the related Mortgage File shall be vested in Depositor and the ownership of all
records and documents with respect to the related Mortgage Loan prepared by or
which come into the possession of Seller as seller of the Mortgage Loans
hereunder, exclusive in each case of documents prepared by Seller or any of its
affiliates solely for internal uses, shall immediately vest in Depositor. All
Monthly Payments, Principal Prepayments and other amounts received by Seller and
not otherwise belonging to Seller pursuant to this Agreement shall be sent by
Seller within three (3) Business Days after Seller's receipt thereof to the
Master Servicer via wire transfer for deposit by the Master Servicer into the
Collection Account.

          Upon sale of Certificates representing at least 10% of the total
principal balance of all the Certificates to unaffiliated third parties, Seller
shall, under generally accepted accounting principles ("GAAP"), report its
transfer of the Mortgage Loans to the Depositor, as provided herein, as a sale
of the Mortgage Loans to the Depositor in exchange for the consideration
specified in SECTION 2 hereof. In connection with the foregoing, upon sale of
Certificates representing at least 10% of the total principal balance of all the
Certificates to unaffiliated third parties, Seller shall cause all of its
financial and accounting records to reflect such transfer as a sale (as opposed
to a secured loan). Regardless of its treatment of the transfer of the Mortgage
Loans to the Depositor under GAAP, Seller shall at all times following the
Closing Date cause all of its records and financial statements and any relevant
consolidated financial statements of any direct or indirect parent to clearly
reflect that the Mortgage Loans have been transferred to the Depositor and are
no longer available to satisfy claims of Seller's creditors.

          After Seller's transfer of the Mortgage Loans to Depositor, as
provided herein, Seller shall not take any action inconsistent with Depositor's
ownership (or the ownership by any of the Depositor's assignees) of the Mortgage
Loans. Except for actions that are the express responsibility of another party
hereunder or under the Pooling and Servicing Agreement, and further except for
actions that Seller is expressly permitted to complete subsequent to the Closing
Date, Seller shall, on or before the Closing Date, take all actions required
under applicable law to effectuate the transfer of the Mortgage Loans by Seller
to Depositor.

          Section 4.     DEPOSITOR'S CONDITIONS TO CLOSING. The obligations of
Depositor to purchase the Mortgage Loans and pay the Mortgage Loan Purchase
Price at the Closing Date under the terms of this Agreement are subject to the
satisfaction of each of the following conditions at or before the Closing:

          (a)       Each of the obligations of the Seller required to be
performed by it on or prior to the Closing Date pursuant to the terms of this
Agreement shall have been duly performed and complied

                                        6
<Page>

with in all material respects; all of the representations and warranties of
Seller under this Agreement shall be true and correct in all material respects
as of the Closing Date; and no event shall have occurred with respect to the
Seller or any of the Mortgage Loans and related Mortgage Files which, with
notice or the passage of time, would constitute a material default under this
Agreement; and Depositor shall have received certificates to the foregoing
effect signed by authorized officers of Seller.

          (b)       Depositor, or if directed by Depositor, the Trustee or the
Depositor's attorneys, shall have received in escrow, all of the following
closing documents, in such forms as are agreed upon and reasonably acceptable to
the Depositor and the Seller, duly executed by all signatories other than
Depositor, as required pursuant to the respective terms thereof:

          (i)       the Mortgage Files, subject to the proviso to the first
     sentence of SECTION 1 of this Agreement, which shall have been delivered to
     and held by the Trustee on behalf of Seller;

          (ii)      the Mortgage Loan Schedule;

          (iii)     the certificate of the Seller confirming its representations
     and warranties set forth in SECTION 6 as of the Closing Date;

          (iv)      an opinion or opinions of Seller's counsel, dated the
     Closing Date, covering various corporate matters and such other matters as
     shall be reasonably required by the Depositor;

          (v)       such other certificates of Seller's officers or others and
     such other documents to evidence fulfillment of the conditions set forth in
     this Agreement as Depositor or its counsel may reasonably request; and

          (vi)      all other information, documents, certificates, or letters
     with respect to the Mortgage Loans or Seller and its Affiliates as are
     reasonably requested by the Depositor in order for the Depositor to perform
     any of it obligations or satisfy any of the conditions on its part to be
     performed or satisfied pursuant to any sale of Mortgage Loans by the
     Depositor as contemplated herein.

          (c)       The Seller shall have performed or complied with all other
terms and conditions of this Agreement which it is required to perform or comply
with at or before the Closing and shall have the ability to perform or comply
with all duties, obligations, provisions and terms which it is required to
perform or comply with after the Closing.

          (d)       The Seller shall have delivered to the Trustee, on or before
the Closing Date, five limited powers of attorney in favor of the Trustee and
Special Servicer empowering the Trustee and, in the event of the failure or
incapacity of the Trustee, the Special Servicer, to record, at the expense of
the Seller, any Mortgage Loan Documents required to be recorded and any
intervening assignments with evidence of recording thereon that are required to
be included in the Mortgage Files. The Seller shall reasonably cooperate with
the Trustee and the Special Servicer in connection with any additional powers of
attorney or revisions thereto that are requested by such parties.

                                        7
<Page>

          Section 5.     SELLER'S CONDITIONS TO CLOSING. The obligations of
Seller under this Agreement shall be subject to the satisfaction, on the Closing
Date, of the following conditions:

          (a)       Each of the obligations of Depositor required to be
performed by it on or prior to the Closing Date pursuant to the terms of this
Agreement shall have been duly performed and complied with in all material
respects; and all of the representations and warranties of Depositor under this
Agreement shall be true and correct in all material respects as of the Closing
Date; and no event shall have occurred with respect to Depositor which, with
notice or the passage of time, would constitute a material default under this
Agreement, and Seller shall have received certificates to that effect signed by
authorized officers of Depositor.

          (b)       Seller shall have received all of the following closing
documents, in such forms as are agreed upon and reasonably acceptable to Seller
and Depositor, duly executed by all signatories other than Seller, as required
pursuant to the respective terms thereof:

                    (A)  an officer's certificate of Depositor, dated as of the
     Closing Date, with the resolutions of Depositor authorizing the
     transactions set forth therein, together with copies of the charter,
     by-laws and certificate of good standing dated as of a recent date of
     Depositor; and

                    (B)  such other certificates of its officers or others, such
     opinions of Depositor's counsel and such other documents required to
     evidence fulfillment of the conditions set forth in this Agreement as
     Seller or its counsel may reasonably request.

          (c)       The Depositor shall have performed or complied with all
other terms and conditions of this Agreement which it is required to perform or
comply with at or before the Closing and shall have the ability to perform or
comply with all duties, obligations, provisions and terms which it is required
to perform or comply with after Closing.

          Section 6.     REPRESENTATIONS AND WARRANTIES OF SELLER.

          (a)       Seller represents and warrants to Depositor as of the date
hereof, as follows:

          (i)       Seller is duly organized and is validly existing as a
     corporation in good standing under the laws of the State of Delaware.
     Seller has conducted and is conducting its business so as to comply in all
     material respects with all applicable statutes and regulations of
     regulatory bodies or agencies having jurisdiction over it, except where the
     failure so to comply would not have a materially adverse effect on the
     performance by Seller of this Agreement, and there is no charge,
     investigation, action, suit or proceeding before or by any court,
     regulatory authority or governmental agency or body pending or, to the
     knowledge of Seller, threatened, which is reasonably likely to materially
     and adversely affect the performance by Seller of this Agreement or the
     consummation of transactions contemplated by this Agreement.

          (ii)      Seller has the full power, authority and legal right to
     hold, transfer and convey the Mortgage Loans owned by it and to execute and
     deliver this Agreement (and all agreements and documents executed and
     delivered by Seller in connection herewith) and to perform all transactions
     of Seller contemplated by this Agreement (and all agreements and documents
     executed and delivered by Seller in connection herewith). Seller has duly
     authorized the execution, delivery and performance of this Agreement (and
     all agreements and documents executed and delivered by Seller in connection
     herewith), and has duly executed and delivered

                                        8
<Page>

     this Agreement (and all agreements and documents executed and delivered by
     Seller in connection herewith). This Agreement (and each agreement and
     document executed and delivered by Seller in connection herewith), assuming
     due authorization, execution and delivery thereof by each other party
     thereto, constitutes the legal, valid and binding obligation of Seller
     enforceable in accordance with its terms, except as such enforcement may be
     limited by bankruptcy, fraudulent transfer, insolvency, reorganization,
     receivership, moratorium or other laws relating to or affecting the rights
     of creditors generally, by general principles of equity (regardless of
     whether such enforcement is considered in a proceeding in equity or at law)
     and by considerations of public policy.

          (iii)     Neither the execution, delivery and performance of this
     Agreement, nor the fulfillment of or compliance with the terms and
     conditions of this Agreement by Seller, will (A) conflict with or result in
     a breach of any of the terms, conditions or provisions of Seller's
     organizational documents; (B) conflict with, result in a breach of, or
     constitute a default or result in an acceleration under, any agreement or
     instrument to which Seller is now a party or by which it (or any of its
     properties) is bound if compliance therewith is necessary (1) to ensure the
     enforceability of this Agreement or (2) for Seller to perform its duties
     and obligations under this Agreement (or any agreement or document executed
     and delivered by Seller in connection herewith); (C) conflict with or
     result in a breach of any legal restriction if compliance therewith is
     necessary (1) to ensure the enforceability of this Agreement or (2) for
     Seller to perform its duties and obligations under this Agreement (or any
     agreement or document executed and delivered by Seller in connection
     herewith); (D) result in the violation of any law, rule, regulation, order,
     judgment or decree to which Seller or its property is subject if compliance
     therewith is necessary (1) to ensure the enforceability of this Agreement
     or (2) for Seller to perform its duties and obligations under this
     Agreement (or any agreement or document executed and delivered by Seller in
     connection herewith); or (E) result in the creation or imposition of any
     lien, charge or encumbrance that would have a material adverse effect upon
     Seller's ability to perform its duties and obligations under this Agreement
     (or any agreement or document executed and delivered by Seller in
     connection herewith), or materially impair the ability of the Depositor to
     realize on the Mortgage Loans owned by Seller.

          (iv)      Seller is solvent and the sale of Mortgage Loans (1) will
     not cause Seller to become insolvent and (2) is not intended by Seller to
     hinder, delay or defraud any of its present or future creditors. After
     giving effect to its transfer of the Mortgage Loans, as provided herein,
     the value of Seller's assets, either taken at their present fair saleable
     value or at fair valuation, will exceed the amount of Seller's debts and
     obligations, including contingent and unliquidated debts and obligations of
     Seller, and Seller will not be left with unreasonably small assets or
     capital with which to engage in and conduct its business. Seller does not
     intend to, and does not believe that it will, incur debts or obligations
     beyond its ability to pay such debts and obligations as they mature. No
     proceedings looking toward liquidation, dissolution or bankruptcy of the
     Seller are pending or contemplated.

          (v)       No consent, approval, authorization or order of, or
     registration or filing with, or notice to, any court or governmental agency
     or body having jurisdiction or regulatory authority over Seller is required
     for (A) Seller's execution, delivery and performance of this Agreement (or
     any agreement or document executed and delivered by Seller in connection
     herewith), (B) Seller's transfer and assignment of the Mortgage Loans, or
     (C) the consummation by Seller of the transactions contemplated by this
     Agreement (or any agreement or document executed and delivered by Seller in
     connection herewith) or, to the extent so required, such consent, approval,

                                        9
<Page>

     authorization, order, registration, filing or notice has been obtained,
     made or given (as applicable), except that Seller may not be duly qualified
     to transact business as a foreign corporation or licensed in one or more
     states if such qualification or licensing is not necessary to ensure the
     enforceability of this Agreement (or any agreement or document executed and
     delivered by Seller in connection herewith). (vi) In connection with its
     sale of the Mortgage Loans, Seller is receiving new value. The
     consideration received by Seller upon the sale of the Mortgage Loans owned
     by it constitutes at least fair consideration and reasonably equivalent
     value for the Mortgage Loans.

          (vii)     Seller does not believe, nor does it have any reason or
     cause to believe, that it cannot perform each and every covenant of Seller
     contained in this Agreement (or any agreement or document executed and
     delivered by Seller in connection herewith).

          (viii)    There are no actions, suits proceedings pending or to
     Seller's knowledge threatened in writing against Seller which are
     reasonably likely to draw into question the validity of this Agreement (or
     any agreement or document executed and delivered by Seller in connection
     herewith) or which, either in any one instance or in the aggregate, are
     reasonably likely to materially impair the ability of Seller to perform its
     duties and obligations under this Agreement (or any agreement or document
     executed and delivered by Seller in connection herewith).

          (ix)      Seller's performance of its duties and obligations under
     this Agreement (and each agreement or document executed and delivered by
     Seller in connection herewith) is in the ordinary course of business of
     Seller and Seller's transfer, assignment and conveyance of the Mortgage
     Loans pursuant to this Agreement are not subject to the bulk transfer or
     similar statutory provisions in effect in any applicable jurisdiction. The
     Mortgage Loans do not constitute all or substantially all of Seller's
     assets.

          (x)       Seller has not dealt with any Person that may be entitled,
     by reason of any act or omission of Seller, to any commission or
     compensation in connection with the sale of the Mortgage Loans to the
     Depositor hereunder except for (A) the reimbursement of expenses as
     described herein or otherwise in connection with the transactions described
     in SECTION 2 hereof and (B) the commissions or compensation owed to the
     Underwriters or the Initial Purchaser.

          (xi)      Seller is not in default or breach of any agreement or
     instrument to which Seller is now a party or by which it (or any of its
     properties) is bound which breach or default would materially and adversely
     affect the ability of Seller to perform its obligations under this
     Agreement.

          (xii)     The representations and warranties contained in EXHIBIT A,
     subject to the exceptions to such representations and warranties set forth
     on SCHEDULE V hereto, are true and correct in all material respects as of
     the date hereof with respect to the Mortgage Loans identified on SCHEDULE
     II.

          (b)       The Seller hereby agrees that it shall be deemed to make, as
of the date of substitution, to and for the benefit of the holder of the
Mortgage Loan to be replaced, with respect to any replacement mortgage loan (a
"REPLACEMENT MORTGAGE LOAN") that is substituted for a Mortgage Loan affected by
a Material Defect or a Material Breach, pursuant to SECTION 7 of this Agreement,
each of the representations and warranties set forth in EXHIBIT A (references
therein to "Closing Date" being deemed to be references to the "date of
substitution" and references therein to "Cut-off Date" being deemed to

                                       10
<Page>

be references to the "most recent due date for the subject Replacement Mortgage
Loan on or before the date of substitution"). From and after the date of
substitution, each Replacement Mortgage Loan, if any, shall be deemed to
constitute a "Mortgage Loan" hereunder for all purposes.

          Section 7.     OBLIGATIONS OF SELLER. Each of the representations and
warranties contained in or required to be made by Seller pursuant to SECTION 6
of this Agreement shall survive the sale of the Mortgage Loans and shall
continue in full force and effect, notwithstanding any restrictive or qualified
endorsement on the Notes and notwithstanding subsequent termination of this
Agreement or the Pooling and Servicing Agreement. The representations and
warranties contained in or required to be made by Seller pursuant to SECTION 6
of this Agreement shall not be impaired by any review or examination of the
Mortgage Files or other documents evidencing or relating to the Mortgage Loans
or any failure on the part of Depositor to review or examine such documents and
shall inure to the benefit of the initial transferee of the Mortgage Loans from
Depositor including, without limitation, the Trustee for the benefit of the
Holders of the Certificates, notwithstanding (1) any restrictive or qualified
endorsement on any Note, assignment of Mortgage or reassignment of Assignment of
Leases or (2) any termination of this Agreement prior to the Closing but shall
not inure to the benefit of any subsequent transferee thereafter.

          If any Certificateholder, the Master Servicer, the Special Servicer or
the Trustee discovers or receives notice: of a breach of any of the
representations or warranties made by the Seller with respect to the Mortgage
Loans listed on SCHEDULE II hereto, as of the date hereof in SECTION 6(a)(xii)
or as of the Closing Date pursuant to SECTION 4(b)(iii), or with respect to any
Replacement Mortgage Loan, as of the date of substitution pursuant to SECTION
6(b) (in any such case, a "BREACH"); or that (A) any document required to be
included in the Mortgage File related to any Mortgage Loan is not in the
Trustee's possession within the time period required herein or (B) such document
has not been properly executed or is otherwise defective on its face (the
circumstances in the foregoing CLAUSES (A) and (B), in each case, a "Defect"
(including the "DEFECTS" described below) in the related Mortgage File), such
party shall give notice to the Master Servicer, the Special Servicer, the
Trustee and the Rating Agencies. If the Master Servicer or the Special Servicer
determines that such Breach or Defect materially and adversely affects the value
of any Mortgage Loan or the interests of the Certificateholders therein (any
such Breach or Defect, a "MATERIAL BREACH" and a "MATERIAL DEFECT",
respectively), it shall give prompt written notice of such Breach or Defect to
the Depositor, the Trustee, the Master Servicer, the Special Servicer and the
Seller and shall request that the Seller not later than the earlier of 90 days
from the receipt by the Seller of such notice or discovery by the Seller of such
Breach or Defect (subject to the second succeeding paragraph, the "INITIAL
RESOLUTION PERIOD"), (i) cure such Breach or Defect in all material respects;
(ii) repurchase the affected Mortgage Loan at the applicable Purchase Price (as
defined in the Pooling and Servicing Agreement); or (iii) substitute, in
accordance with the Pooling and Servicing Agreement, one or more Qualified
Substitute Mortgage Loans (as defined in the Pooling and Servicing Agreement)
for such affected Mortgage Loan (PROVIDED that in no event shall any
substitution occur later than the second anniversary of the Closing Date) and
pay the Master Servicer for deposit into the Collection Account any Substitution
Shortfall Amount (as defined in the Pooling and Servicing Agreement) in
connection therewith; PROVIDED, HOWEVER, that if (i) such Material Breach or
Material Defect is capable of being cured but not within the Initial Resolution
Period, (ii) such Material Breach or Material Defect does not cause the related
Mortgage Loan not to be a "qualified mortgage" (within the meaning of Section
860G(a)(3) of the Code), (iii) the Seller has commenced and is diligently
proceeding with the cure of such Material Breach or Material Defect within the
Initial Resolution Period and (iv) the Seller has delivered to the Rating
Agencies, the Master Servicer and the Trustee an Officer's Certificate that
describes the reasons that the cure was not effected within the Initial
Resolution Period and the actions that it proposes to take to effect the cure
and that states that it anticipates the cure will be

                                       11
<Page>

effected within the additional 90-day period, then the Seller shall have an
additional 90 days to cure such material Defect or material Breach. With respect
to any substitution of one or more Qualified Substitute Mortgage Loans for a
Mortgage Loan hereunder, (A) no such substitution may be made in any calendar
month after the Determination Date for such month; (B) scheduled payments of
principal and interest due with respect to the Qualified Substitute Mortgage
Loan(s) after the related date of substitution shall be part of the Trust Fund;
and (C) scheduled payments of principal and interest due with respect to such
Qualified Substitute Mortgage Loan(s) on or prior to the related date of
substitution shall not be part of the Trust Fund, and the Seller shall be
entitled to receive such payments promptly following receipt by the Master
Servicer or Special Servicer, as applicable, under the Pooling and Servicing
Agreement.

          Any of the following will cause a document in the Mortgage File to be
deemed to have a "Defect" and to be conclusively presumed to materially and
adversely affect the interests of Certificateholders in and the value of a
Mortgage Loan: (a) the absence from the Mortgage File of the original signed
Note, unless the Mortgage File contains a signed lost note affidavit and
indemnity; (b) the absence from the Mortgage File of the original signed
Mortgage, unless there is included in the Mortgage File a certified copy of the
Mortgage as recorded or as sent for recordation, together with a certificate
stating that the original signed Mortgage was sent for recordation, or a copy of
the Mortgage and the related recording information; (c) the absence from the
Mortgage File of the item called for by CLAUSE (i) of the definition of Mortgage
File in SECTION 3; (d) the absence from the Mortgage File of any intervening
assignments required to create an effective assignment to the Trustee on behalf
of the Trust, unless there is included in the Mortgage File a certified copy of
the intervening assignment and a certificate stating that the original
intervening assignments were sent for recordation; or (e) the absence from the
Servicer File of any required original letter of credit (as required in the
proviso to SECTION 1 hereof), PROVIDED that such Defect may be cured by any
substitute letter of credit or cash reserve on behalf of the related Borrower;
or (f) the absence from the Mortgage File of the original or a copy of any
required ground lease.

          Any Defect or Breach which causes any Mortgage Loan not to be a
"qualified mortgage" (within the meaning of Section 860G(a)(3) of the Code)
shall be deemed to materially and adversely affect the interest of
Certificateholders therein and the Initial Resolution Period for the affected
Mortgage Loan shall be 90 days following the earlier of the discovery of such
Defect or Breach by any party to the Pooling and Servicing Agreement (so long as
Seller received prompt notice thereof pursuant to this SECTION 7) or Seller's
discovery of such Defect or Breach (which period shall not be subject to
extension).

          If the Seller does not, as required by this SECTION 7, correct or cure
a Material Breach or a Material Defect in all material respects within the
applicable Initial Resolution Period (as extended pursuant to this SECTION 7),
or if such Breach or Defect is not capable of being so corrected or cured with
such period, then the Seller shall purchase or substitute for the affected
Mortgage Loan as provided in this SECTION 7. If (i) any Mortgage Loan is
required to be repurchased or substituted for as provided above, (ii) such
Mortgage Loan is a Crossed Mortgage Loan that is a part of a Mortgage Group (as
defined below) and (iii) the applicable Breach or Defect does not constitute a
Breach or Defect, as the case may be, as to any other Crossed Mortgage Loan in
such Mortgage Group (without regard to this paragraph), then the applicable
Breach or Defect, as the case may be, will be deemed to constitute a Breach or
Defect, as the case may be, as to any other Crossed Mortgage Loan in the
Mortgage Group for purposes of the above provisions, and the Seller will be
required to repurchase or substitute for such other Crossed Mortgage Loan(s) in
the related Mortgage Group in accordance with the provisions of this SECTION 7
unless the Crossed Mortgage Loan Repurchase Criteria would be satisfied if
Seller were to repurchase or substitute for only the affected Crossed Mortgage
Loans as to which a Material Breach or

                                       12
<Page>

Material Defect had occurred without regard to this paragraph, and in the case
of either such repurchase or substitution, all of the other requirements set
forth in the Pooling and Servicing Agreement applicable to a repurchase or
substitution, as the case may be, would be so satisfied. In the event that the
Crossed Mortgage Loan Repurchase Criteria would be so satisfied, the Mortgage
Loan Seller may elect either to repurchase or substitute for only the affected
Crossed Mortgage Loan as to which the Material Defect or Material Breach exists
or to repurchase or substitute for the aggregated Crossed Mortgage Loans. The
determination of the Special Servicer as to whether the Crossed Mortgage Loan
Repurchase Criteria have been satisfied shall be conclusive and binding in the
absence of manifest error. In the event that one or more of such other Crossed
Mortgage Loans satisfy the Crossed Loan Repurchase Criteria, the Seller may
elect either to repurchase or substitute for only the affected Crossed Mortgage
Loan as to which the related Breach or Defect exists or to repurchase or
substitute for all of the Crossed Mortgage Loans in the related Mortgage Group.
The Seller shall be responsible for the cost of (and, if so directed by the
Special Servicer, obtaining) any Appraisal required for the Special Servicer to
determine if the Crossed Loan Repurchase Criteria have been satisfied, so long
as the scope and cost of such Appraisal has been approved by the Seller (such
approval not to be unreasonably withheld). For purposes of this paragraph, a
"MORTGAGE GROUP" is any group of Mortgage Loans identified as a Mortgage Group
on SCHEDULE III to this Agreement.

          Notwithstanding the foregoing, if there is a Material Breach or
Material Defect with respect to one or more Mortgaged Properties (but not all of
the Mortgaged Properties) with respect to a Mortgage Loan, the Seller will not
be obligated to repurchase or substitute for the Mortgage Loan if the affected
Mortgaged Property may be released pursuant to the terms of any partial release
provisions in the related Mortgage Loan Documents and the remaining Mortgaged
Property(ies) satisfy the requirements, if any, set forth in the Mortgage Loan
Documents and (i) the Seller provides an opinion of counsel to the effect that
such partial release would not cause an Adverse REMIC Event (as defined in the
Pooling and Servicing Agreement) to occur, (ii) such Seller pays (or causes to
be paid) the applicable release price required under the Mortgage Loan Documents
and, to the extent not reimbursable out of the release price pursuant to the
related Mortgage Loan Documents, any additional amounts necessary to cover all
reasonable out-of-pocket expenses reasonably incurred by the Master Servicer,
the Special Servicer, the Trustee or the Trust Fund in connection therewith,
including any unreimbursed advances and interest thereon made with respect to
the Mortgaged Property that is being released, and (iii) such cure by release of
such Mortgaged Property is effected within the time periods specified for cure
of a Material Breach or Material Defect in this SECTION 7 .

          The Purchase Price or Substitution Shortfall Amount for any
repurchased or substituted Mortgage Loan shall be payable to the Depositor or,
subsequent to the assignment of the Mortgage Loans to the Trustee, the Trustee
as its assignee, by wire transfer of immediately available funds to the account
designated by the Depositor or the Trustee, as the case may be, and the
Depositor or the Trustee, as the case may be, upon receipt of such funds (and,
in the case of a substitution, the Mortgage File(s) for the related Qualified
Substitute Mortgage Loans), shall promptly release the related Mortgage File and
Servicer File or cause them to be released, to Seller and shall execute and
deliver such instruments of transfer or assignment as shall be necessary to vest
in the Seller the legal and beneficial ownership of such Mortgage Loan
(including any property acquired in respect thereof or proceeds of any insurance
policy with respect thereto) and the related Mortgage Loan Documents.

          It is understood and agreed that the obligations of the Seller set
forth in this SECTION 7 to cure, substitute for or repurchase a Mortgage Loan
listed on SCHEDULE II hereto constitute the sole remedies available to the
Depositor and its successors and assigns against Seller respecting any Breach or
Defect affecting such Mortgage Loan.

                                       13
<Page>

          Section 8.     CROSSED MORTGAGE LOANS. With respect to any Crossed
Mortgage Loan conveyed hereunder, to the extent that the Seller repurchases or
substitutes for an affected Crossed Mortgage Loan in the manner prescribed above
while the Trustee continues to hold any related Crossed Mortgage Loans, the
Seller and the Depositor (on behalf of its successors and assigns) agree to
modify upon such repurchase or substitution, the related Mortgage Loan Documents
in a manner such that such affected Crossed Mortgage Loan repurchased or
substituted by the Seller, on the one hand, and any related Crossed Mortgage
Loans still held by the Trustee, on the other, would no longer be
cross-defaulted or cross-collateralized with one another; PROVIDED, that the
Seller shall have furnished to the Trustee, at its expense, with an opinion of
counsel that such modification shall not cause an Adverse REMIC Event; PROVIDED,
FURTHER, that if such opinion cannot be furnished, the Seller and the Depositor
hereby agree that such repurchase or substitution of only the affected Crossed
Mortgage Loans, notwithstanding anything to the contrary herein, shall not be
permitted. Any reserve or other cash collateral or letters of credit securing
the affected Crossed Mortgage Loans shall be allocated between such Mortgage
Loans in accordance with the Mortgage Loan Documents. All other terms of the
Mortgage Loans shall remain in full force and effect, without any modification
thereof.

          Section 9.     RATING AGENCY FEES; COSTS AND EXPENSES ASSOCIATED WITH
A DEFEASANCE. The Seller shall pay all Rating Agency fees associated with an
assumption of a Mortgage Loan to the extent such fees have not been paid by the
related Borrower and such Borrower is not required to pay them under the terms
of the related Mortgage Loan Documents in effect on or before the Closing Date.
The Seller shall pay all reasonable costs and expenses associated with a
defeasance of a Mortgage Loan to the extent such costs and expenses have not
been paid by the related Borrower and such Borrower is not required to pay them
under the terms of the related Mortgage Loan Documents in effect on or before
the Closing Date.

          Section 10.    REPRESENTATIONS AND WARRANTIES OF DEPOSITOR. Depositor
hereby represents and warrants to Seller as of the date hereof, as follows:

          (a)       Depositor is duly organized and is validly existing as a
corporation in good standing under the laws of the State of Delaware, with full
corporate power and authority to own its assets and conduct its business as it
is conducted, and is duly qualified as a foreign corporation in good standing in
all jurisdictions in which the ownership or lease of its property or the conduct
of its business requires such qualification (except where the failure to qualify
would not have a materially adverse effect on the consummation of any
transactions contemplated by this Agreement).

          (b)       The execution and delivery by Depositor of this Agreement
and the performance of Depositor's obligations hereunder are within the
corporate power of Depositor and have been duly authorized by Depositor and
neither the execution and delivery by Depositor of this Agreement nor the
compliance by Depositor with the provisions hereof, nor the consummation by
Depositor of the transactions contemplated by this Agreement, will (i) conflict
with or result in a breach of, or constitute a default under, the certificate of
incorporation or by-laws of Depositor or, after giving effect to the consents or
taking of the actions contemplated by CLAUSE (ii) of this PARAGRAPH (b), any of
the provisions of any law, governmental rule, regulation, judgment, decree or
order binding on Depositor or its properties, or any of the provisions of any
material indenture or mortgage or any other material contract or other
instrument to which Depositor is a party or by which it is bound or result in
the creation or imposition of any lien, charge or encumbrance upon any of its
properties pursuant to the terms of any such indenture, mortgage, contract or
other instrument or (ii) require the consent of, notice to or any filing with
any person, entity or governmental body, which has not been obtained or made by
Depositor, except where, in any of the instances contemplated by CLAUSE (i)
above or this CLAUSE (ii), the failure to

                                       14
<Page>

do so will not have a material and adverse effect on the consummation of any
transactions contemplated by this Agreement.

          (c)       This Agreement has been duly executed and delivered by
Depositor and this Agreement constitutes a legal, valid and binding instrument,
enforceable against Depositor in accordance with its terms, subject, as to the
enforcement of remedies, to applicable bankruptcy, reorganization, insolvency,
moratorium and other laws affecting the rights of creditors generally and to
general principles of equity and the discretion of the court (regardless of
whether enforcement of such remedies is considered in a proceeding in equity or
at law) and, as to rights of indemnification hereunder, subject to limitations
of public policy under applicable securities laws.

          (d)       There is no litigation, charge, investigation, action, suit
or proceeding by or before any court, regulatory authority or governmental
agency or body pending or, to the knowledge of Depositor, threatened against
Depositor the outcome of which could be reasonably expected to materially and
adversely affect the consummation of any transactions contemplated by this
Agreement.

          Section 11.    SURVIVAL OF CERTAIN REPRESENTATIONS, WARRANTIES AND
COVENANTS. The respective representations and warranties set forth in or made
pursuant to this Agreement, and the respective obligations of the parties hereto
under SECTIONS 7 and 9 of this Agreement, will remain in full force and effect,
regardless of any investigation or statement as to the result thereof made by or
on behalf of any party and will survive payment for the various transfers
referred to herein and delivery of the Certificates or termination of this
Agreement.

          Section 12.    TRANSACTION EXPENSES. Whether or not this Agreement is
terminated, both the Purchaser and the Seller agree to pay the transaction
expenses incurred in connection with the transactions herein contemplated as set
forth in the Closing Statement.

          Section 13.    RECORDING COSTS. Seller agrees to reimburse the Trustee
or its designee all recording and filing fees incurred by the Trustee or its
designee in connection with the recording or filing of the Mortgage Loan
Documents listed in SECTION 3 of this Agreement. In the event Seller elects to
engage a third party contractor to prepare, complete, file and record
Assignments with respect to Mortgage Loans as provided in SECTION 3, Seller
shall contract directly with such contractor and shall be responsible for such
contractor's compensation and reimbursement of recording and filing fees and
other reimbursable expenses pursuant to their agreement.

          Section 14.    NOTICES. All communications hereunder will be in
writing and effective only upon receipt, and, (a) if sent to Depositor, will be
mailed, delivered or telecopied and confirmed to it at 11 Madison Avenue, 5th
Floor, New York, New York 10010, Attention: Jeffrey Altabef, Telecopy
No._________, and (b) if sent to the Seller will be mailed, delivered or
telecopied and confirmed to it at 3414 Peachtree Road, N.E., Suite 1140,
Atlanta, Georgia 30326, Attention: President, Telecopy No._________ or in the
case of either such party, to it at such other address or telecopy number as
such party may hereafter furnish to the other party by like notice.

          Section 15.    EXAMINATION OF MORTGAGE FILES. Upon reasonable notice,
Seller, prior to the Closing Date, will make the Mortgage Files available to
Depositor or its agent for examination during normal business hours at Seller's
offices or such other location as shall otherwise be agreed upon by Depositor
and Seller. The fact that Depositor or its agent has conducted or has failed to
conduct any partial or complete examination of the Mortgage Files shall not
affect the rights of Depositor or the Trustee (for the benefit of the
Certificateholders) to demand cure, repurchase, or other relief as provided
herein.

                                       15
<Page>

          Section 16.    SUCCESSORS. This Agreement shall inure to the benefit
of and shall be binding upon Seller and Depositor and their respective
successors, permitted assigns and legal representatives, and nothing expressed
in this Agreement is intended or shall be construed to give any other person any
legal or equitable right, remedy or claim under or in respect of this Agreement,
or any provisions herein contained, this Agreement and all conditions and
provisions hereof being intended to be and being for the sole and exclusive
benefit of such persons and for the benefit of no other person; it being
understood that (a) the indemnities of Seller contained in that certain Mortgage
Loan Seller Indemnification Agreement dated October 17, 2002 among Seller,
Depositor, Credit Suisse First Boston Corporation (on behalf of itself and the
other Underwriters) and the Initial Purchaser, subject to all limitations
therein contained, shall also be for the benefit of the officers and directors
of Depositor, the Underwriters and the Initial Purchaser and any person or
persons who control Depositor, the Underwriters and the Initial Purchaser within
the meaning of Section 15 of the Securities Act or Section 20 of the 1934 Act,
and (b) the rights of Depositor pursuant to this Agreement, subject to all
limitations herein contained, including those set forth in SECTION 7 of this
Agreement, may be assigned to the Trustee, for benefit of the
Certificateholders, as may be required to effect the purposes of the Pooling and
Servicing Agreement and, upon such assignment, the Trustee shall succeed to such
rights of Depositor hereunder, PROVIDED that the Trustee shall have no right to
further assign such rights to any other Person. No owner of a Certificate issued
pursuant to the Pooling and Servicing Agreement shall be deemed a successor
because of such ownership.

          Section 17.    GOVERNING LAW. THIS AGREEMENT SHALL BE GOVERNED AND
CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF NEW YORK APPLICABLE TO
AGREEMENTS TO BE MADE AND PERFORMED ENTIRELY WITHIN SUCH STATE WITHOUT GIVING
EFFECT TO CHOICE OF LAW PRINCIPLES. TO THE FULLEST EXTENT PERMITTED UNDER
APPLICABLE LAW, THE SELLER AND THE DEPOSITOR EACH HEREBY IRREVOCABLY (I) SUBMITS
TO THE JURISDICTION OF ANY NEW YORK STATE AND FEDERAL COURTS SITTING IN NEW YORK
CITY WITH RESPECT TO MATTERS ARISING OUT OF OR RELATING TO THIS AGREEMENT; (II)
AGREES THAT ALL CLAIMS WITH RESPECT TO SUCH ACTION OR PROCEEDING MAY BE HEARD
AND DETERMINED IN SUCH NEW YORK STATE OR FEDERAL COURTS; (III) WAIVES, TO THE
FULLEST POSSIBLE EXTENT, THE DEFENSE OF AN INCONVENIENT FORUM; AND (IV) AGREES
THAT A FINAL JUDGMENT IN ANY SUCH ACTION OR PROCEEDING SHALL BE CONCLUSIVE AND
MAY BE ENFORCED IN OTHER JURISDICTIONS BY SUIT ON THE JUDGMENT OR IN ANY OTHER
MANNER PROVIDED BY LAW.

          Section 18.    SEVERABILITY. If any provision of this Agreement shall
be prohibited or invalid under applicable law, this Agreement shall be
ineffective only to such extent, without invalidating the remainder of this
Agreement.

          Section 19.    FURTHER ASSURANCES. Depositor and Seller agree to
execute and deliver such instruments and take such actions as the other parties
may, from time to time, reasonably request in order to effectuate the purpose
and to carry out the terms of this Agreement.

          Section 20.    COUNTERPARTS. This Agreement may be executed in
counterparts (and by each of the parties hereto on different counterparts), each
of which when so executed and delivered will be an original, and all of which
together will be deemed to constitute but one and the same instrument.

          Section 21.    TREATMENT AS SECURITY AGREEMENT. It is the express
intent of the parties hereto that the conveyance of the Mortgage Loans by Seller
to Depositor as provided in this Agreement

                                       16
<Page>

be, and be construed as, a sale of the Mortgage Loans by Seller to Depositor. It
is, further, not the intention of the parties that such conveyance be deemed a
pledge of the Mortgage Loans by Seller to Depositor to secure a debt or other
obligation of Seller. However, in the event that, notwithstanding the intent of
the parties, the Mortgage Loans are held to be property of Seller or if for any
reason this Agreement is held or deemed to create a security interest in the
Mortgage Loans:

          (a)       this Agreement shall hereby create a security agreement
within the meaning of Articles 8 and 9 of the Uniform Commercial Code in effect
in the applicable state;

          (b)       the conveyance provided for in this Agreement shall hereby
grant from Seller to Depositor a security interest in and to all of Seller's
right, title, and interest, whether now owned or hereafter acquired, in and to:

          (i)       all accounts, contract rights (including any guarantees),
     general intangibles, chattel paper, instruments, documents, money, deposit
     accounts, certificates of deposit, goods, letters of credit, advices of
     credit and investment property consisting of, arising from or relating to
     any of the property described in the Mortgage Loans, including the related
     Notes, Mortgages and title, hazard and other insurance policies, identified
     on the Mortgage Loan Schedule or that constitute Replacement Mortgage
     Loans, and all distributions with respect thereto payable after the Cut-off
     Date;

          (ii)      all accounts, contract rights, general intangibles, chattel
     paper, instruments, documents, money, deposit accounts, certificates of
     deposit, goods, letters of credit, advices of credit and investment
     property arising from or by virtue of the disposition of, or collections
     with respect to, or insurance proceeds payable with respect to, or claims
     against other persons with respect to, all or any part of the collateral
     described in (i) above (including any accrued discount realized on
     liquidation of any investment purchased at a discount), in each case,
     payable after the Cut-off Date; and

          (iii)     all cash and non-cash proceeds of the collateral described
     in CLAUSES (i) and (ii) above payable after the Cut-off Date;

          (c)       the possession by Depositor or its assignee of the Notes and
such other goods, letters of credit, advices of credit, instruments, money,
documents, chattel paper or certificated securities shall be deemed to be
possession by the secured party or possession by a purchaser or a person
designated by him or her, for purposes of perfecting the security interest
pursuant to the Uniform Commercial Code (including, without limitation, Sections
9-306, 9-313 and 9-314 thereof) as in force in the relevant jurisdiction; and

          (d)       notifications to persons holding such property, and
acknowledgments, receipts, confirmations from persons holding such property,
shall be deemed to be notifications to, or acknowledgments, receipts or
confirmations from, securities intermediaries, bailees or agents of, or persons
holding for (as applicable), Depositor or its assignee for the purpose of
perfecting such security interest under applicable law.

          The Seller at the direction of the Depositor or its assignee, shall,
to the extent consistent with this Agreement, take such actions as may be
necessary to ensure that, if this Agreement were deemed to create a security
interest in the Mortgage Loans and the proceeds thereof, such security interest
would be a perfected security interest of first priority under applicable law
and will be maintained as such throughout the term of this Agreement. In
connection herewith, Depositor and its

                                       17
<Page>

assignee shall have all of the rights and remedies of a secured party and
creditor under the Uniform Commercial Code as in force in the relevant
jurisdiction and may execute and file such UCC Financing Statements as may be
necessary or appropriate to accomplish the foregoing.

          Section 22.    RECORDATION OF AGREEMENT. To the extent permitted by
applicable law, this Agreement is subject to recordation following the Closing
Date in all appropriate public offices for real property records in all the
counties or other comparable jurisdictions in which any or all of the properties
subject to the Mortgages are situated, and in any other appropriate public
recording office or elsewhere, such recordation to be effected by Seller at
Seller's expense at the direction of Depositor accompanied by an opinion of
counsel to the effect that such recordation materially and beneficially affects
the interests of Depositor.

                                      * * *

                                       18
<Page>

          IN WITNESS WHEREOF, the parties hereto have caused this Mortgage Loan
Purchase Agreement to be duly executed and delivered as the date first above
written.

                                          COLUMN FINANCIAL, INC.,
                                          as Seller

                                          By: /s/ Reese Mason
                                              ----------------------------------
                                          Name:  Reese Mason
                                          Title: Vice President

                                          CREDIT SUISSE FIRST BOSTON MORTGAGE
                                          SECURITIES CORP.,
                                          as Depositor

                                          By: /s/ Jeffrey A. Altabef
                                              ----------------------------------
                                          Name:  Jeffrey A. Altabef
                                          Title: Vice President

<Page>

                                                                      SCHEDULE I

                          SCHEDULE OF TRANSACTION TERMS

          This Schedule of Transaction Terms is appended to and incorporated by
reference in the Mortgage Loan Purchase Agreement (the "AGREEMENT"), dated as of
October 17, 2002, between Column Financial, Inc. (the "SELLER") and Credit
Suisse First Boston Mortgage Securities Corp. (the "DEPOSITOR"). Capitalized
terms used herein without definition have the meanings given them in or by
reference in the Agreement or, if not defined in the Agreement, in the Pooling
and Servicing Agreement.

          "AFFILIATE" means with respect to any specified Person, any other
Person controlling or controlled by or under common control with such specified
Person.

          "BORROWER" means the borrower under a Mortgage Loan.

          "CERTIFICATE PURCHASE AGREEMENT" means the Certificate Purchase
Agreement, dated October 17, 2002, between Depositor and the Initial Purchaser.

          "CERTIFICATES" means the Credit Suisse First Boston Mortgage
Securities Corp. Commercial Mortgage Pass-Through Certificates, Series
2002-CKS4, issued in multiple classes.

          "CLOSING DATE" means October 29, 2002.

          "CLOSING STATEMENT" means the closing statement dated as of the
Closing Date and signed by, among others, the parties to this Agreement.

          "CODE" means the Internal Revenue Code of 1986, as amended.

          "CROSSED MORTGAGE LOAN" means any Mortgage Loan which is
cross-defaulted and cross-collateralized with any other Mortgage Loan.

          "CUT-OFF DATE" means, individually and collectively, the applicable
Due Dates for the respective Mortgage Loans occurring in October 2002.

          "ENVIRONMENTAL REPORT" means the environmental audit report with
respect to each Mortgaged Property delivered to Seller in connection with the
related Mortgage, if any.

          "EXCEPTION REPORT" means exceptions with respect to the
representations and warranties made by the Seller as to the Mortgage Loans in
SECTION 6(a)(xii) and under the written certificate described in SECTION
4(b)(iii) of the Agreement, which exceptions are set forth in SCHEDULE V
attached hereto and made a part hereof.

          "INITIAL PURCHASER" means Credit Suisse First Boston Corporation.

          "LOAN AGREEMENT" means, with respect to any Mortgage Loan, the loan
agreement, if any, between the related Mortgage Loan Originator and the related
Borrower, pursuant to which such Mortgage Loan was made.

                                       I-1
<Page>

          "MORTGAGE FILE" means, collectively, the documents and instruments
pertaining to a Mortgage Loan required to be included in the related Mortgage
File pursuant to SECTION 3 (subject to the proviso in SECTION 1 of the
Agreement).

          "MORTGAGE LOAN DOCUMENTS" means, collectively, the documents and
instruments pertaining to a Mortgage Loan to be included in either the related
Mortgage File or the related Servicer File.

          "MORTGAGE LOAN ORIGINATOR" means any institution which originated a
Mortgage Loan for a related Borrower.

          "MORTGAGE LOAN PURCHASE PRICE" means the amount described in SECTION 2
of the Agreement.

          "OFFERING CIRCULAR" means the confidential offering circular dated
October 22, 2002, describing certain classes of the Private Certificates.

          "POOLING AND SERVICING AGREEMENT" means the Pooling and Servicing
Agreement creating the Trust Fund and the interests therein, dated as of October
11, 2002, among the Master Servicer, the Special Servicer, the Depositor and the
Trustee, including, without limitation, the exhibits and schedules annexed
thereto.

          "PRIMARY COLLATERAL" means with respect to any Crossed Mortgage Loan,
that portion of the Mortgaged Property designated as directly securing such
Crossed Mortgage Loan and excluding any Mortgaged Property as to which the
related lien may only be foreclosed upon by exercise of the
cross-collateralization provisions of such Crossed Mortgage Loan.

          "PRIVATE CERTIFICATES" means the Certificates that are not Publicly
Offered Certificates.

          "PROSPECTUS" means the Prospectus, dated October 22, 2002.

          "PROSPECTUS SUPPLEMENT" means the Prospectus Supplement, dated October
22, 2002, relating to the Publicly Offered Certificates.

          "PUBLICLY OFFERED CERTIFICATES" means the Class A-1, Class A-2, Class
B, Class C, Class D and Class E Certificates.

          "SERVICER FILE" means, collectively, all documents, records and copies
pertaining to a Mortgage Loan which are required to be included in the related
Servicer File pursuant to SECTION 3 thereof (subject to the proviso in SECTION
1).

          "UNDERWRITERS" means Credit Suisse First Boston Corporation, McDonald
Investments Inc., Lehman Brothers, Inc. and Salomon Smith Barney Inc.

          "UNDERWRITING AGREEMENT" means the Underwriting Agreement, dated
October 22, 2002, between Depositor and the Underwriters.

                                       I-2
<Page>

                                                                     SCHEDULE II

                             MORTGAGE LOAN SCHEDULE

                                      II-1
<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               COLUMN COLLATERAL

<Table>
<Caption>

                                                                                                    ZIP          MORTGAGE
#  CROSSED     PROPERTY NAME                    ADDRESS                         CITY        STATE  CODE          ORIGINATOR
-----------------------------------------------------------------------------------------------------------------------------------
<S>                                     <C>                             <C>                 <C>     <C>    <C>
1      Crystal Mall                     850 Hartford Turnpike           Waterford            CT     06385  Column Financial, Inc.

2      Arbor Place Mall                 6700 Douglas Boulevard          Douglasville         GA     30135  Column Financial, Inc.

4      1650 Arch Street                 1650 Arch Street                Philadelphia         PA     19103  Column Financial, Inc.

5      Old Hickory Mall                 2021 North Highland Avenue      Jackson              TN     38305  Column Financial, Inc.

7      McDonald Investment Center       800 Superior Avenue             Cleveland            OH     44114  Column Financial, Inc.

8      Creeks at Virginia Center        9830-9940 North Brook Road      Glen Allen           VA     23059  Column Financial, Inc.

9      2401 Elliott Avenue              2401 Elliott Avenue             Seattle              WA     98121  CSFB Mortgage Capital LLC

10     15 Cliff Street                  15 Cliff Street                 New York             NY     10038  Column Financial, Inc.

12     Forum at Gateways                44575-44833 Mound Road          Sterling Heights     MI     48314  Column Financial, Inc.

13     Wells Fargo Bank Tower           100 North Barranca Avenue       West Covina          CA     91791  Column Financial, Inc.

18     Pennswood Apartments and         4913 Wynnewood Road             Harrisburg           PA     17109  Column Financial, Inc.
       Townhomes

19     West Isle Club Apartments        3333 Duck Avenue                Key West             FL     33040  Union Capital
                                                                                                           Investments, LLC

20     Williamsburg Crossing            5251 John Tyler Highway         Williamsburg         VA     23185  Union Capital
                                                                                                           Investments, LLC

21     Camden Park Shopping Center      2009-2079 Camden Avenue         San Jose             CA     95124  Column Financial, Inc.

22     823 Congress                     823 Congress Avenue             Austin               TX     78701  Column Financial, Inc.

26     Country Inn & Suites -
         Brookfield                     1250 South Moorland Road        Brookfield           WI     53005  Column Financial, Inc.

28     Riverlake Apartments             4200 Mahogany Run               Winter Haven         FL     33884  Union Capital
                                                                                                           Investments, LLC

30     Capital Towers                   125 South Congress Street       Jackson              MS     39201  Column Financial, Inc.

31     Shaw's Plaza Shopping Center     641 Belmont Street               Brockton            MA     02301  Column Financial, Inc.

32     20001 Euclid Avenue              20001 Euclid Avenue              Euclid              OH     44117  Column Financial, Inc.

39     Concepts Direct, Inc.            2950 Colorful Avenue             Longmont            CO     80503  Column Financial, Inc.
       Headquarters

42     Kirk-Stieff Office Building      800 Wyman Park Drive             Baltimore           MD     21211  Column Financial, Inc.

43     St. Charles Place Apartments     2000 Old Minden Road             Bossier City        LA     71111  Column Financial, Inc.

45     Ridgeview Plaza                  4003-4039 College Avenue         Bluefield           VA     24605  Union Capital
                                                                                                           Investments,LLC

51     Two South Orange Office          Two South Orange Avenue          Orlando             FL     32801  Column Financial, Inc.

55     Eagles Pointe Apartments         936 Morris Road                  Kent                OH     44240  Column Financial, Inc.

56     1400 Crescent                    1400 Crescent Green Drive        Cary                NC     27511  Column Financial, Inc.

58     Hobson Medical Building          1220 Hobson Road                 Naperville          IL     60540  Column Financial, Inc.

59     11999 Katy Freeway               11999 Katy Freeway               Houston             TX     77079  Union Capital
                                                                                                           Investments, LLC
60     Cypresswood Commons Shopping     20103 Interstate Highway
       Center                           45 North                         Houston             TX     77388  Column Financial, Inc.

62     Brookford Place Apartments       50 Brookford Place Court         Winston-Salem       NC     27104  Column Financial, Inc.

63     Cedar Ridge Townhomes            2082 Knoll Crest Drive           Arlington           TX     76014  Column Financial, Inc.

64     Britain Towne Apartments         2107 Childs Road                 Bellevue            NE     68005  Column Financial, Inc.

65     Oak Trails Apartments            2911 Clydedale Drive             Dallas              TX     75220  Column Financial, Inc.

66     Park Tower at Hilldale
         Apartments                     4801 Sheboygan Avenue            Madison             WI     53705  Column Financial, Inc.

67     Briarwood Apartments             1802, 1810, 1818 and 1826
                                          Fordem  Avenue                 Madison             WI     53704  Column Financial, Inc.

68     Embassy House Apartments         4502 Corona Drive                Corpus Christi      TX     78411  Column Financial, Inc.

70     Larpenteur Manor Apartments      1740 West Larpenteur Avenue      Falcon Heights      MN     55113  Column Financial, Inc.

77     Ripon Town Square Shopping
         Center                         1201 West Main Street            Ripon               CA    95366   Column Financial, Inc.

79     Normandy Apartments - Oklahoma   6221 East 38th Street            Tulsa               OK    74135   Column Financial, Inc.

82     Tahiti Garden Apartments         3400 Northwest 50th Avenue       Lauderdale Lakes    FL    33319   Column Financial, Inc.

84     Porterwood Apartments            24270 FM 1314 Road               Porter              TX    77365   Column Financial, Inc.

85 (B) Bethany Villa Mobile Home Park   4880 West Bethany Home Road      Glendale            AZ    85301   Column Financial, Inc.

86 (B) Sun & Sand Mobile Home Park      5207 North Black Canyon
                                          Highway                        Phoenix             AZ    85015   Column Financial, Inc.

88     Lee's Landing Apartments         104 Republic Road                Newport News        VA    23603   Union Capital
                                                                                                           Investments, LLC

91     West Park Apartments             7236 Rutland Street              Detroit             MI    48228   Column Financial, Inc.

93     Oakwood Apartments               1310 Smithwick Drive             Jacksonvile         AR    72076   Column Financial, Inc.

94     Colony Apartments                300 Champions Drive              Lufkin              TX    75901   Column Financial, Inc.

95     Stone Hollow Apartments          2400 Stone Hollow Drive          Brenham             TX    77833   Column Financial, Inc.

102    Wimbledon Apartments             12000 Lawnview Avenue            Springdale          OH    45246   Column Financial, Inc.

103    Crystal Shores Apartments        305-460 Nantucket Drive
                                          & 683-695 South Shore Court    Vermilion           OH    44089   Column Financial, Inc.

104    Hillside East Apartments         371 Old Highway 8                New Brighton        MN    55112   Column Financial, Inc.

105    Oyster Point Plaza Shopping      300 Oyster Point Road            Newport News        VA    23602   Column Financial, Inc.
       Center

108    Bloomington Apartment
         Portfolio                      Various                          Bloomington         IL    61704   Column Financial, Inc.

109    Fisherman's Cove RV Park         29115 Eichelberger Road          Tavares             FL    32778   Union Capital
                                                                                                           Investments,LLC

114    Highland Park & North Forsyth    2544 Bethabara Road              Winston-Salem       NC    27106   Column Financial, Inc.

116    Sun Meadows Mobile Home Park     1100 Fox Meadow Drive            Alvin               TX    77511   Column Financial, Inc.

117    Colony Courts Apartments         2830-2890 Van Aken Boulevard     Cleveland           OH    44120   Column Financial, Inc.

121    Belgrade Shopping Center         3800 Aramingo Avenue             Philadelphia        PA    19137   Column Financial, Inc.

122    Hunterwood Depot Portfolio       Various                          Waco                TX    76712   Column Financial, Inc.

124    Stonekey Apartments              1504 South Renton Avenue         Indianapolis        IN    46203   Column Financial, Inc.

125    Rancho North Apartments          101 Hialeah Park                 Saginaw             TX    76179   Column Financial, Inc.

126    Capital Square Shopping Center   1571-1583 Capital Avenue NE      Battle Creek        MI    49017   Column Financial, Inc.

127    French Quarter Apartments        4761 East Lancaster Avenue       Fort Worth          TX    76103   Column Financial, Inc.

128    Lake Christine Apartments        1837 Lebanon Avenue              Belleville          IL    62221   Column Financial, Inc.

129    Pebble Springs Plaza             5917 Manatee Avenue West         Bradenton           FL    34209   Column Financial, Inc.

130    Heritage Apartments              5055 East 42nd Street            Indianapolis        IN    46226   Wexford Bancgroup, L.L.C.

131    Naismith Place Apartments        1501 West 25th Street Court      Lawrence            KS    66046   Column Financial, Inc.

132    The Concourse Building           18840-18850 Ventura Boulevard    Tarzana             CA    91356   Column Financial, Inc.

133    2121 Bert Kouns Self Storage     2121 Bert Kouns Industrial       Shreveport          LA    71118   Column Financial, Inc.
                                          Parkway
134    Morgan MHP Portfolio             Various                          Wind Gap            PA    18091   Column Financial, Inc.

135    Deer Run I & II Apartments       2400 Elliot Ave NW               Olympia             WA    98502   Column Financial, Inc.

136    Lafayette Square Townhomes       424 North Frances Street         South Bend          IN    46617   Column Financial, Inc.

137    Springwood Villas Apartments     1400 Gardina Street              San Antonio         TX    78201   Column Financial, Inc.

138    Pine Hollow Apartments           308 Sleepy Hollow                Cleveland           TX    77327   Column Financial, Inc.

139    Ellsworth Court Apartments       226-234 Ellsworth Avenue         New Haven           CT    06511   Column Financial, Inc.

140    Villa De Flores Apartment
         Complex                        3601 Vegas Plaza Drive           Las Vegas            NV    89109   Column Financial, Inc.

141    Excelsior Manor Mobile
         Home Park                      1303 Muriel Lane                 Excelsior Springs    MO    64024   Column Financial, Inc.

142    Barksdale Self Storage           2205 Barksdale Boulevard         Bossier City         LA    71112   Column Financial, Inc.

143    Lorimier/Universal Apartments    319 Park Avenue & 308-312        Cape Girardeau       MO    63701   Column Financial, Inc.
                                          Lorimier
144    Tuckaway Manor Mobile Home
         Park                           212 Anker Lane                   Germantown Hills     IL    61548   Union Capital
                                                                                                             Investments, LLC

145    Prairie Oaks Apartments          2301 Dalworth Street             Grand Prairie        TX    75050   Column Financial, Inc.

146    InSite Forsyth                   5655 Highway 9 North             Alpharetta           GA    30004   Column Financial, Inc.

147    Watertown Professional
         Buildings                      20700 & 20720 Watertown Road     Brookfield           WI    53186   Column Financial, Inc.

148    Boca Industrial                  1500-1564 N.W. 1st Avenue        Boca Raton           FL    33432   Column Financial, Inc.

149    Prospect Gardens                 22-32 Prospect Street            East Hartford        CT    06108   Column Financial, Inc.

150    Henry-Lenox Apartments           88 Henry Street & 51 Lenox
                                          Avenue                         East Stroudsburg     PA    18301   Column Financial, Inc.

151    Seaborn Woods Apartments         957 Poplar Springs Road          Riverdale            GA    30274   Column Financial, Inc.

152    Ridglea Square Apartments        6000 & 6020 Malvey Drive         Fort Worth           TX    76116   Column Financial, Inc.

153    J.B. Executive Center            314 South Missouri Avenue        Clearwater           FL    33756   Column Financial, Inc.

154    Apple Run Apartments             138 Mechanic Road                Hillsdale            MI    49242   Column Financial, Inc.

155    Worthington Manor Apartments     425-431 East Wayne Street        Fort Wayne           IN    46802   Column Financial, Inc.

156    1132 Willow Avenue               1132 Willow Avenue               Hoboken              NJ    07030   Column Financial, Inc.
</Table>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               COLUMN COLLATERAL

<Table>
<Caption>
                                                                                                                   INITIAL
                                                                                                                   INTEREST  ORIG
                                          UNITS/SQUARE   MORTGAGE      ORIGINAL      CUT-OFF        FEE/           ONLY      AMORT.
# CROSSED  PROPERTY NAME                  FEET           LOAN SELLER   BALANCE       BALANCE        LEASEHOLD      TERM      TERM
-----------------------------------------------------------------------------------------------------------------------------------
<S>       <C>                            <C>             <C>           <C>           <C>            <C>             <C>       <C>
1         Crystal Mall                   528,947         Column        $106,000,000  $105,886,594   Fee             0         360

2         Arbor Place Mall               473,449         Column        $81,500,000   $76,172,231    Fee             0         300

4         1650 Arch Street               587,021         Column        $47,000,000   $46,922,069    Fee             0         360

5         Old Hickory Mall               359,774         Column        $36,000,000   $35,855,219    Fee             0         300

7         McDonald Investment Center     535,005         Column        $30,000,000   $29,949,679    Fee             0          360

8         Creeks at Virginia Center      265,117         Column        $28,000,000   $27,952,926    Fee             0          360

9         2401 Elliott Avenue            133,177         Column        $27,300,000   $26,890,777    Fee             0          360

10        15 Cliff Street                156             Column        $26,000,000   $25,920,846    Fee             0          360

12        Forum at Gateways              258,322         Column        $22,500,000   $22,436,438    Fee             0          360

13        Wells Fargo Bank Tower         214,196         Column        $22,000,000   $21,945,027    Fee             0          360

18        Pennswood Apartments and       688             Column        $16,500,000   $16,450,363    Fee             0          360
            Townhomes
19        West Isle Club Apartments      192             Column        $15,000,000   $15,000,000    Fee             6          360

20        Williamsburg Crossing          149,933         Column        $14,300,000   $14,287,664    Fee             0          360

21        Camden Park Shopping Center    70,348          Column        $14,200,000   $14,153,728    Fee             0          360

22        823 Congress                   181,381         Column        $14,150,000   $14,065,824    Fee/Leasehold   0          360

26        Country Inn & Suites -         150             Column        $10,500,000   $10,479,446    Fee             0          300
            Brookfield
28        Riverlake Apartments           278             Column        $10,000,000   $9,983,950     Fee             0          360

30        Capital Towers                 190,202         Column        $9,750,000    $9,727,229     Fee             0          300

31        Shaw's Plaza Shopping Center   73,176          Column        $9,600,000    $9,586,228     Fee             0          360

32        20001 Euclid Avenue            895,694         Column        $9,325,000    $9,182,963     Fee             0          300

39        Concepts Direct, Inc.          117,182         Column        $8,500,000    $8,386,535     Fee             0          360
            Headquarters
42        Kirk-Stieff Office Building    84,262          Column        $7,500,000    $7,471,556     Fee/Leasehold   0          360

43        St. Charles Place Apartments   226             Column        $7,000,000    $6,985,125     Fee             0          360

45        Ridgeview Plaza                87,820          Column        $6,800,000    $6,779,039     Fee             0          360

51        Two South Orange Office        49,062          Column        $6,100,000    $6,083,842     Fee             0          360

55        Eagles Pointe Apartments       270             Column        $5,800,000    $5,783,695     Fee             0          360

56        1400 Crescent                  50,065          Column        $5,500,000    $5,485,432     Fee             0          360

58        Hobson Medical Building        37,057          Column        $5,450,000    $5,435,672     Fee             0          360

59        11999 Katy Freeway             105,707         Column        $5,400,000    $5,382,906     Fee             0          360

60        Cypresswood Commons Shopping   39,582          Column        $5,100,000    $5,090,250     Fee             0          360
            Center
62        Brookford Place Apartments     108             Column        $4,860,000    $4,845,727     Fee             0          360

63        Cedar Ridge Townhomes          120             Column        $4,850,000    $4,839,879     Fee             0          360

64        Britain Towne Apartments       168             Column        $4,800,000    $4,787,318     Fee             0          360

65        Oak Trails Apartments          248             Column        $4,800,000    $4,786,900     Fee             0          360

66        Park Tower at Hilldale         139             Column        $4,750,000    $4,739,377     Fee             0          360
            Apartments
67        Briarwood Apartments           136             Column        $4,710,000    $4,702,703     Fee             0          360

68        Embassy House Apartments       176             Column        $4,710,000    $4,699,914     Fee             0          360

70        Larpenteur Manor Apartments    144             Column        $4,500,000    $4,492,135     Fee             0          360

77        Ripon Town Square Shopping     71,214          Column        $4,100,000    $4,067,106     Fee             0          360
            Center
79        Normandy Apartments -          208             Column        $4,000,000    $3,991,997     Fee             0          360
            Oklahoma
82        Tahiti Garden Apartments       112             Column        $3,900,000    $3,889,197     Fee             0          360

84        Porterwood Apartments          136             Column        $3,800,000    $3,789,526     Fee             0          360

85    (B) Bethany Villa Mobile Home      99              Column        $2,000,000    $1,989,177     Fee             0          300
            Park
86    (B) Sun & Sand Mobile Home Park    104             Column        $1,750,000    $1,733,754     Fee             0          240

88        Lee's Landing Apartments       136             Column        $3,600,000    $3,584,836     Fee             0          276

91        West Park Apartments           186             Column        $3,475,000    $3,442,051     Fee             0          360

93        Oakwood Apartments             240             Column        $3,400,000    $3,393,465     Fee             0          360

94        Colony Apartments              128             Column        $3,400,000    $3,390,628     Fee             0          360

95        Stone Hollow Apartments        112             Column        $3,400,000    $3,390,628     Fee             0          360

102       Wimbledon Apartments           72              Column        3,232,000     $3,222,959     Fee             0           360

103       Crystal Shores Apartments      115             Column        $3,200,000    $3,194,533     Fee             0          360

104       Hillside East Apartments       108             Column        $3,200,000    $3,194,407     Fee             0          360

105       Oyster Point Plaza Shopping    73,197          Column        $3,200,000    $3,189,458     Fee             0          300
          Center

108       Bloomington Apartment          N/A             Column        $3,145,000    $3,136,116     Fee             0          360
            Portfolio
109       Fisherman's Cove RV Park       331             Column        $3,125,000    $3,118,564     Fee             0          360

114       Highland Park & North          184             Column        $2,844,000    $2,836,391     Fee             0          360
            Forsyth
116       Sun Meadows Mobile Home Park   145             Column        $2,700,000    $2,694,852     Fee             0          360

117       Colony Courts Apartments       111             Column        $2,500,000    $2,494,409     Fee             0          360

121       Belgrade Shopping Center       19,960          Column        $2,380,000    $2,370,269     Fee             0          300

122       Hunterwood Depot Portfolio     N/A             Column        $2,325,000    $2,322,898     Fee             0          360

124       Stonekey Apartments            170             Column        $2,210,000    $2,204,725     Fee             0          300

125       Rancho North Apartments        100             Column        $2,180,000    $2,173,406     Fee             0          360

126       Capital Square Shopping        44,519          Column        $2,100,000    $2,097,313     Fee             0          360
            Center
127       French Quarter Apartments      281             Column        $2,000,000    $1,994,886     Fee             0          360

128       Lake Christine Apartments      54              Column        $1,950,000    $1,947,535     Fee             0          300

129       Pebble Springs Plaza           29,750          Column        $1,800,000    $1,796,990     Fee             0          360

130       Heritage Apartments            88              Column        $1,600,000    $1,593,371     Fee             0          300

131       Naismith Place Apartments      47              Column        $1,590,000    $1,585,112     Fee             0          360

132       The Concourse Building         22,906          Column        $1,575,000    $1,573,026     Fee             0          360

133       2121 Bert Kouns Self Storage   30,775          Column        $1,525,000    $1,517,819     Fee             0          300

134       Morgan MHP Portfolio           N/A             Column        $1,510,000    $1,504,817     Fee             0          240

135       Deer Run I & II Apartments     56              Column        $1,500,000    $1,497,232     Fee             0          360

136       Lafayette Square Townhomes     30              Column        $1,464,000    $1,461,047     Fee             0          360

137       Springwood Villas Apartments   64              Column        $1,400,000    $1,395,833     Fee             0          360

138       Pine Hollow Apartments         72              Column        $1,350,000    $1,346,778     Fee             0          300

139       Ellsworth Court Apartments     47              Column        $1,275,000    $1,272,477     Fee             0          240

140       Villa De Flores Apartment      36              Column        $1,225,000    $1,222,516     Fee             0          360
            Complex
141       Excelsior Manor Mobile Home    92              Column        $1,200,000    $1,198,459     Fee             0          300
            Park
142       Barksdale Self Storage         57,905          Column        $1,185,000    $1,181,478     Fee             0          300

143       Lorimier/Universal             43              Column        $1,180,000    $1,177,059     Fee             0          360
            Apartments
144       Tuckaway Manor Mobile Home     92              Column        $1,150,000    $1,146,185     Fee             0          360
            Park
145       Prairie Oaks Apartments        45              Column        $1,100,000    $1,095,646     Fee             0          300

146       InSite Forsyth                 7,020           Column        $1,050,000    $1,048,244     Fee             0          360

147       Watertown Professional         23,172          Column        $1,035,000    $1,033,544     Fee             0          360
             Buildings
148       Boca Industrial                44,000          Column        $1,028,000    $1,021,492     Fee             0          240

149       Prospect Gardens               36              Column        $1,000,000    $998,814       Fee             0          300

150       Henry-Lenox Apartments         20              Column        $1,000,000    $997,284       Fee             0          360

151       Seaborn Woods Apartments       24              Column        $870,000      $867,297       Fee             0          360

152       Ridglea Square Apartments      54              Column        $875,000      $867,253       Fee             0          360

153       J.B. Executive Center          26,440          Column        $860,000      $858,840       Fee             0          360

154       Apple Run Apartments           39              Column        $845,000      $843,428       Fee             0          360

155       Worthington Manor              52              Column        $720,000      $717,178       Fee             0          300
            Apartments
156       1132 Willow Avenue             5,403           Column        $525,000      $523,164       Fee             0          300
</Table>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               COLUMN COLLATERAL

<Table>
<Caption>
                                                                                                            INTEREST
                                               REM.   ORIG        REM.                    NET               CALCULATION
                                               AMORT. TERM TO     TERM TO     MORTGAGE    MORTGAGE    GRACE (30/360 /      MONTHLY
# CROSSED  PROPERTY NAME                       TERM   MATURITY    MATURITY    RATE        RATE        DAYS  ACTUAL/360)    PAYMENT
-----------------------------------------------------------------------------------------------------------------------------------
<S>        <C>                                 <C>       <C>         <C>       <C>         <C>         <C>   <C>           <C>
1          Crystal Mall                        359       120         119       5.621%      5.579%       0    Actual/360    $609,928

2          Arbor Place Mall                    297       120         117       6.510%      6.468%       0    30/360        $516,875

4          1650 Arch Street                    358       120         118       6.430%      6.388%       0    Actual/360    $294,912

5          Old Hickory Mall                    297       120         117       6.510%      6.468%       0    30/360        $243,300

7          McDonald Investment Center          358       120         118       6.380%      6.338%       0    Actual/360    $187,259

8          Creeks at Virginia Center           358       120         118       6.370%      6.328%       0    Actual/360    $174,592

9          2401 Elliott Avenue                 337       120         97        7.860%      7.818%       0    Actual/360    $197,660

10         15 Cliff Street                     356       120         116       6.820%      6.778%       0    Actual/360    $169,847

12         Forum at Gateways                   356       120         116       7.130%      7.088%       0    Actual/360    $151,663

13         Wells Fargo Bank Tower              356       120         116       7.620%      7.578%       0    Actual/360    $155,639

18         Pennswood Apartments and Townhomes  356       120         116       6.870%      6.818%       0    Actual/360    $108,338

19         West Isle Club Apartments           360       120         117       6.660%      6.618%       0    Actual/360    $96,394

20         Williamsburg Crossing               359       120         119       6.740%      6.698%       7    Actual/360    $92,654

21         Camden Park Shopping Center         355       120         115       7.340%      7.268%       0    Actual/360    $97,737

22         823 Congress                        351       120         111       7.690%      7.648%       0    Actual/360    $100,786

26         Country Inn & Suites - Brookfield   298       120         118       7.810%      7.768%       0    Actual/360    $79,724

28         Riverlake Apartments                358       120         118       6.570%      6.528%       0    Actual/360    $63,668

30         Capital Towers                      298       120         118       6.870%      6.828%       0    Actual/360    $68,105

31         Shaw's Plaza Shopping Center        358       120         118       7.040%      6.998%       0    Actual/360     $64,127

32         20001 Euclid Avenue                 283       120         103       8.570%      8.528%       0    Actual/360     $75,528

39         Concepts Direct, Inc. Headquarters  338       120         98        8.110%      8.068%       7    Actual/360     $63,023

42         Kirk-Stieff Office Building         354       120         114       7.600%      7.558%       0    Actual/360     $52,956

43         St. Charles Place Apartments        357       60          57        6.920%      6.878%       0    Actual/360     $46,196

45         Ridgeview Plaza                     355       120         115       7.550%      7.508%       5    Actual/360     $47,780

51         Two South Orange Office             356       120         116       7.390%      7.318%       0    Actual/360     $42,194

55         Eagles Pointe Apartments            356       120         116       7.150%      7.108%       0    Actual/360     $39,174

56         1400 Crescent                       356       120         116       7.390%      7.348%       0    Actual/360     $38,043

58         Hobson Medical Building             356       120         116       7.420%      7.378%       0    Actual/360     $37,809

59         11999 Katy Freeway                  355       120         115       7.450%      7.408%       0    Actual/360     $37,573

60         Cypresswood Commons Shopping Center 357       120         117       7.320%      7.278%       0    Actual/360     $35,033

62         Brookford Place Apartments          356       120         116       6.970%      6.928%       0    Actual/360     $32,236

63         Cedar Ridge Townhomes               357       60          57        6.990%      6.948%       0    Actual/360     $32,235

64         Britain Towne Apartments            356       120         116       7.400%      7.358%       0    Actual/360     $33,234

65         Oak Trails Apartments               356       120         116       7.270%      7.228%       0    Actual/360     $32,810

66         Park Tower at Hilldale Apartments   357       120         117       6.720%      6.678%       0    Actual/360     $30,714

67         Briarwood Apartments                358       120         118       6.720%      6.678%       0    Actual/360     $30,455

68         Embassy House Apartments            357       120         117       6.890%      6.848%       0    Actual/360     $30,989

70         Larpenteur Manor Apartments         358       120         118       6.200%      6.128%       0    Actual/360     $27,561

77         Ripon Town Square Shopping Center   349        120         109      7.250%      7.208%       0    Actual/360     $27,969

79         Normandy Apartments - Oklahoma      357        120         117      7.150%      7.108%       0    Actual/360     $27,016

82         Tahiti Garden Apartments            356        120         116      7.210%      7.168%       0    Actual/360     $26,499

84         Porterwood Apartments               356        60          56       7.230%      7.188%       0    Actual/360     $25,871

85  (B)    Bethany Villa Mobile Home Park      294        120         114      8.300%      8.258%       0    Actual/360     $15,836

86  (B)    Sun & Sand Mobile Home Park         234        120         114      8.300%      8.258%       0    Actual/360     $14,966

88         Lee's Landing Apartments            273        120         117      6.740%      6.698%       0    Actual/360     $25,697

91         West Park Apartments                347        120         107      7.250%      7.208%       5    Actual/360     $23,706

93         Oakwood Apartments                  357        120         117      7.300%      7.258%       0    Actual/360     $23,309

94         Colony Apartments                   356        60          56       7.230%      7.188%       0    Actual/360     $23,148

95         Stone Hollow Apartments             356        60          56       7.230%      7.188%       0    Actual/360     $23,148

102        Wimbledon Apartments                356        120         116      7.170%      7.098%       0    Actual/360     $21,873

103        Crystal Shores Apartments           358        120         118      6.300%      6.258%       0    Actual/360     $19,807

104        Hillside East Apartments            358        120         118      6.200%      6.128%       0    Actual/360     $19,599

105        Oyster Point Plaza Shopping Center  297        120         117      7.060%      7.018%       0    Actual/360     $22,740

108        Bloomington Apartment Portfolio     356        120         116      7.130%      7.088%       0    Actual/360     $21,199

109        Fisherman's Cove RV Park            357        60          57       7.040%      6.998%       0    Actual/360     $20,875

114        Highland Park & North Forsyth       356        120         116      7.350%      7.308%       0    Actual/360     $19,594

116        Sun Meadows Mobile Home Park        357        120         117      7.330%      7.288%       0    Actual/360     $18,565

117        Colony Courts Apartments            357        120         117      6.720%      6.678%       0    Actual/360     $16,165

121        Belgrade Shopping Center            296        120         116      7.620%      7.578%       0    Actual/360     $17,774

122        Hunterwood Depot Portfolio          359        120         119      6.500%      6.458%       0    Actual/360     $14,696

124        Stonekey Apartments                 298        120         118      6.750%      6.708%       0    Actual/360     $15,269

125        Rancho North Apartments             355        120         115      7.620%      7.578%       0    Actual/360     $15,422

126        Capital Square Shopping Center      358        120         118      7.500%      7.458%       0    Actual/360     $14,684

127        French Quarter Apartments           356        120         116      7.530%      7.488%       0    Actual/360     $14,025

128        Lake Christine Apartments           299        120         119      6.850%      6.808%       0    Actual/360     $13,596

129        Pebble Springs Plaza                357        120         117      7.800%      7.758%       0    Actual/360     $12,958

130        Heritage Apartments                 296        120         116      7.550%      7.508%       0    Actual/360     $11,876

131        Naismith Place Apartments           355        120         115      7.560%      7.518%       0    Actual/360     $11,183

132        The Concourse Building              358        120         118      7.580%      7.538%       0    Actual/360     $11,099

133        2121 Bert Kouns Self Storage        295        60          55       7.940%      7.898%       0    Actual/360     $11,710

134        Morgan MHP Portfolio                238        120         118      7.460%      7.418%       0    Actual/360     $12,128

135        Deer Run I & II Apartments          357        120         117      7.450%      7.408%       0    Actual/360     $10,437

136        Lafayette Square Townhomes          357        120         117      7.120%      7.078%       0    Actual/360     $9,858

137        Springwood Villas Apartments        355        120         115      7.680%      7.638%       0    Actual/360     $9,962

138        Pine Hollow Apartments              298        120         118      6.750%      6.708%       0    Actual/360     $9,327

139        Ellsworth Court Apartments          239        120         119      6.750%      6.708%       0    Actual/360     $9,695

140        Villa De Flores Apartment Complex   357        60          57       7.100%      7.058%       0    Actual/360     $8,232

141        Excelsior Manor Mobile Home Park    299        120         119      6.750%      6.708%       0    Actual/360     $8,291

142        Barksdale Self Storage              297        60          57       7.580%      7.538%       0    Actual/360     $8,819

143        Lorimier/Universal Apartments       356        120         116      7.630%      7.588%       0    Actual/360     $8,356

144        Tuckaway Manor Mobile Home Park     355        120         115      7.270%      7.228%       0    Actual/360     $7,860

145        Prairie Oaks Apartments             296        120         116      7.790%      7.748%       0    Actual/360     $8,338

146        InSite Forsyth                      357        120         117      7.800%      7.758%       0    Actual/360     $7,559

147        Watertown Professional Buildings    358        120         118      7.120%      7.078%       0    Actual/360     $6,969

148        Boca Industrial                     236        120         116      8.090%      8.048%       0    Actual/360     $8,656

149        Prospect Gardens                    299        120         119      7.250%      7.208%       0    Actual/360     $7,228

150        Henry-Lenox Apartments              356        120         116      7.290%      7.248%       0    Actual/360      $6,849

151        Seaborn Woods Apartments            355        120         115      7.520%      7.478%       0    Actual/360      $6,095

152        Ridglea Square Apartments           346        120         106      7.800%      7.758%       0    Actual/360      $6,299

153        J.B. Executive Center               358        120         118      7.290%      7.248%       0    Actual/360      $5,890

154        Apple Run Apartments                357        120         117      7.420%      7.378%       0    Actual/360      $5,862

155        Worthington Manor Apartments        296        120         116      7.840%      7.798%       0    Actual/360      $5,481

156        1132 Willow Avenue                  296        120         116      8.420%      8.378%       0    Actual/360      $4,199
</Table>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               COLUMN COLLATERAL

<Table>
<Caption>
                                                                                                                         SERVICING
                                             FIRST                                                                       AND
                                             PAYMENT    MATURITY                                 DEFEASANCE              TRUSTEE
# CROSSEDPROPERTY NAME                       DATE       DATE           ARD         DEFEASANCE    PROVISION               FEES
------------------------------------------------------------------------------------------------------------------------------------
<S>      <C>                                 <C>        <C>            <C>         <C>           <C>                     <C>
1        Crystal Mall                        10/11/2002 9/11/2032      9/11/2012    Yes          Lock/25_Def/91_0%/4     0.0418%

2        Arbor Place Mall                    8/11/2002  7/11/2012      N/A          Yes          Lock/35_Def/78_0%/7     0.0418%

4        1650 Arch Street                    9/11/2002  8/11/2012      N/A          Yes          Lock/26_Def/90_0%/4     0.0418%

5        Old Hickory Mall                    8/11/2002  7/11/2012      N/A          Yes          Lock/35_Def/78_0%/7     0.0418%

7        McDonald Investment Center          9/11/2002  8/11/2012      N/A          Yes          Lock/26_Def/90_0%/4     0.0418%

8        Creeks at Virginia Center           9/11/2002  8/11/2032      8/11/2012    Yes          Lock/26_Def/90_0%/4     0.0418%

9        2401 Elliott Avenue                 12/11/2000 11/11/2030     11/11/2010   Yes          Lock/47_Def/69_0%/4     0.0418%

10       15 Cliff Street                     7/11/2002  6/11/2012      N/A          Yes          Lock/28_Def/85_0%/7     0.0418%

12       Forum at Gateways                   7/11/2002  6/11/2012      N/A          Yes          Lock/28_Def/89_0%/3     0.0418%

13       Wells Fargo Bank Tower              7/11/2002  6/11/2032      6/11/2012    Yes          Lock/28_Def/89_0%/3     0.0418%

18       Pennswood Apartments and Townhomes  7/11/2002  6/11/2012      N/A          Yes          Lock/28_Def/89_0%/3     0.0518%

19       West Isle Club Apartments           8/11/2002  7/11/2012      N/A          Yes          Lock/27_Def/90_0%/3     0.0418%

20       Williamsburg Crossing               10/4/2002  9/4/2012       N/A          Yes          Lock/25_Def/92_0%/3     0.0418%

21       Camden Park Shopping Center         6/11/2002  5/11/2012      N/A          Yes          Lock/29_Def/88_0%/3     0.0718%

22       823 Congress                        2/11/2002  1/11/2012      N/A          Yes          Lock/33_Def/84_0%/3     0.0418%

26       Country Inn & Suites - Brookfield   9/11/2002  8/11/2012      N/A          Yes          Lock/26_Def/88_0%/6     0.0418%

28       Riverlake Apartments                9/11/2002  8/11/2012      N/A          Yes          Lock/26_Def/91_0%/3     0.0418%

30       Capital Towers                      9/11/2002  8/11/2012      N/A          Yes          Lock/26_Def/91_0%/3     0.0418%

31       Shaw's Plaza Shopping Center       9/11/2002   8/11/2012      N/A          Yes          Lock/26_Def/91_0%/3     0.0418%

32       20001 Euclid Avenue                6/11/2001   5/11/2026      5/11/2011    Yes          Lock/41_Def/77_0%/2     0.0418%

39       Concepts Direct, Inc. Headquarters 1/1/2001    12/1/2010      N/A          Yes          Lock/46_Def/68_0%/6     0.0418%

42       Kirk-Stieff Office Building        5/11/2002   4/11/2012      N/A          Yes          Lock/30_Def/87_0%/3     0.0418%

43       St. Charles Place Apartments       8/11/2002   7/11/2007      N/A          Yes          Lock/27_Def/27_0%/6     0.0418%

45       Ridgeview Plaza                    6/11/2002   5/11/2012      N/A          Yes          Lock/29_Def/88_0%/3     0.0418%

51       Two South Orange Office            7/11/2002   6/11/2012      N/A          Yes          Lock/28_Def/89_0%/3     0.0718%

55       Eagles Pointe Apartments           7/11/2002   6/11/2012      N/A          Yes          Lock/28_Def/89_0%/3     0.0418%

56       1400 Crescent                      7/11/2002   6/11/2012      N/A          Yes          Lock/28_Def/89_0%/3     0.0418%

58       Hobson Medical Building            7/11/2002   6/11/2012      N/A          Yes          Lock/28_Def/89_0%/3     0.0418%

59       11999 Katy Freeway                 6/11/2002   5/11/2012      N/A          Yes          Lock/29_Def/88_0%/3     0.0418%

60       Cypresswood Commons Shopping       8/11/2002   7/11/2012      N/A          Yes          Lock/27_Def/90_0%/3     0.0418%
            Center
62       Brookford Place Apartments         7/11/2002   6/11/2012      N/A          Yes          Lock/28_Def/89_0%/3     0.0418%

63       Cedar Ridge Townhomes              8/11/2002   7/11/2007      N/A          Yes          Lock/27_Def/27_0%/6     0.0418%

64       Britain Towne Apartments           7/11/2002   6/11/2012      N/A          Yes          Lock/28_Def/89_0%/3     0.0418%

65       Oak Trails Apartments              7/11/2002   6/11/2012      N/A          Yes          Lock/28_Def/86_0%/6     0.0418%

66       Park Tower at Hilldale Apartments  8/11/2002   7/11/2012      N/A          Yes          Lock/27_Def/90_0%/3     0.0418%

67       Briarwood Apartments               9/11/2002   8/11/2012      N/A          Yes          Lock/26_Def/91_0%/3     0.0418%

68       Embassy House Apartments           8/11/2002   7/11/2012      N/A          Yes          Lock/27_Def/87_0%/6     0.0418%

70       Larpenteur Manor Apartments        9/11/2002   8/11/2012      N/A          Yes          Lock/26_Def/91_0%/3     0.0718%

77       Ripon Town Square Shopping Center   12/11/2001 11/11/2031     11/11/2011   Yes          Lock/35_Def/82_0%/3     0.0418%

79       Normandy Apartments - Oklahoma      8/11/2002  7/11/2012      N/A          Yes          Lock/27_Def/87_0%/6     0.0418%

82       Tahiti Garden Apartments            7/11/2002  6/11/2012      N/A          Yes          Lock/28_Def/89_0%/3     0.0418%

84       Porterwood Apartments               7/11/2002  6/11/2007      N/A          Yes          Lock/28_Def/26_0%/6     0.0418%

85  (B)  Bethany Villa Mobile Home Park      5/11/2002  4/11/2012      N/A          Yes          Lock/30_Def/84_0%/6     0.0418%

86  (B)  Sun & Sand Mobile Home Park         5/11/2002  4/11/2012      N/A          Yes          Lock/30_Def/84_0%/6     0.0418%

88       Lee's Landing Apartments            8/11/2002  7/11/2012      N/A          Yes          Lock/27_Def/90_0%/3     0.0418%

91       West Park Apartments                10/11/2001 9/11/2011      N/A          Yes          Lock/37_Def/80_0%/3     0.0418%

93       Oakwood Apartments                  8/11/2002  7/11/2012      N/A          N/A          N/A                     0.0418%

94       Colony Apartments                   7/11/2002  6/11/2007      N/A          Yes          Lock/28_Def/26_0%/6     0.0418%

95       Stone Hollow Apartments             7/11/2002  6/11/2007      N/A          Yes          Lock/28_Def/26_0%/6     0.0418%

102      Wimbledon Apartments                7/11/2002  6/11/2012      N/A          Yes          Lock/28_Def/89_0%/3     0.0718%

103      Crystal Shores Apartments           9/11/2002  8/11/2012      N/A          Yes          Lock/26_Def/91_0%/3     0.0418%

104      Hillside East Apartments            9/11/2002  8/11/2012      N/A          Yes          Lock/26_Def/91_0%/3     0.0718%

105      Oyster Point Plaza Shopping Center  8/11/2002  7/11/2012      N/A          Yes          Lock/27_Def/87_0%/6     0.0418%

108      Bloomington Apartment Portfolio     7/11/2002  6/11/2012      N/A          Yes          Lock/28_Def/89_0%/3     0.0418%

109      Fisherman's Cove RV Park            8/11/2002  7/11/2007      N/A          Yes          Lock/27_Def/30_0%/3     0.0418%

114      Highland Park & North Forsyth       7/11/2002  6/11/2012      N/A          Yes          Lock/28_Def/86_0%/6     0.0418%

116      Sun Meadows Mobile Home Park        8/11/2002  7/11/2012      N/A          Yes          Lock/27_Def/87_0%/6     0.0418%

117      Colony Courts Apartments            8/11/2002  7/11/2012      N/A          Yes          Lock/27_Def/90_0%/3     0.0418%

121      Belgrade Shopping Center            7/11/2002  6/11/2012      N/A          Yes          Lock/28_Def/86_0%/6     0.0418%

122      Hunterwood Depot Portfolio          10/11/2002 9/11/2012      N/A          Yes          Lock/25_Def/92_0%/3     0.0418%

124      Stonekey Apartments                 9/11/2002  8/11/2012      N/A          Yes          Lock/26_Def/91_0%/3     0.0418%

125      Rancho North Apartments             6/11/2002  5/11/2012      N/A          Yes          Lock/29_Def/85_0%/6     0.0418%

126      Capital Square Shopping Center      9/11/2002  8/11/2012       N/A         Yes          Lock/26_Def/91_0%/3     0.0418%

127      French Quarter Apartments           7/11/2002  6/11/2012       N/A         Yes          Lock/28_Def/89_0%/3     0.0418%

128      Lake Christine Apartments           10/11/200  9/11/2012       N/A         Yes          Lock/25_Def/89_0%/6     0.0418%

129      Pebble Springs Plaza                8/11/2002  7/11/2012       N/A         Yes          Lock/27_Def/87_0%/6     0.0418%

130      Heritage Apartments                 7/11/2002  6/11/2012       N/A         Yes          Lock/28_Def/86_0%/6     0.0418%

131      Naismith Place Apartments           6/11/2002  5/11/2012       N/A         Yes          Lock/29_Def/85_0%/6     0.0418%

132      The Concourse Building              9/11/2002  8/11/2012       N/A         Yes          Lock/26_Def/88_0%/6     0.0418%

133      2121 Bert Kouns Self Storage        6/11/2002  5/11/2007       N/A         Yes          Lock/29_Def/25_0%/6     0.0418%

134      Morgan MHP Portfolio                9/11/2002  8/11/2012       N/A         Yes          Lock/26_Def/88_0%/6     0.0418%

135      Deer Run I & II Apartments          8/11/2002  7/11/2012       N/A         Yes          Lock/27_Def/87_0%/6     0.0418%

136      Lafayette Square Townhomes          8/11/2002  7/11/2012       N/A         Yes          Lock/27_Def/87_0%/6     0.0418%

137      Springwood Villas Apartments        6/11/2002  5/11/2012       N/A         N/A          N/A                     0.0418%

138      Pine Hollow Apartments              9/11/2002  8/11/2012       N/A         Yes          Lock/26_Def/88_0%/6     0.0418%

139      Ellsworth Court Apartments          10/11/200  9/11/2012       N/A         Yes          Lock/25_Def/89_0%/6     0.0418%

140      Villa De Flores Apartment Complex   8/11/2002  7/11/2007       N/A         Yes          Lock/27_Def/27_0%/6     0.0418%

141      Excelsior Manor Mobile Home Park    10/11/200  9/11/2012       N/A         Yes          Lock/25_Def/89_0%/6     0.0418%

142      Barksdale Self Storage              8/11/2002  7/11/2007       N/A         Yes          Lock/27_Def/27_0%/6     0.0418%

143      Lorimier/Universal Apartments       7/11/2002  6/11/2012       N/A         Yes          Lock/28_Def/86_0%/6     0.0418%

144      Tuckaway Manor Mobile Home Park     6/11/2002  5/11/2012       N/A         Yes          Lock/29_Def/88_0%/3     0.0418%

145      Prairie Oaks Apartments             7/11/2002  6/11/2012       N/A         Yes          Lock/28_Def/86_0%/6     0.0418%

146      InSite Forsyth                      8/11/2002  7/11/2012       N/A         Yes          Lock/27_Def/87_0%/6     0.0418%

147      Watertown Professional Buildings    9/11/2002  8/11/2012       N/A         Yes          Lock/26_Def/88_0%/6     0.0418%

148      Boca Industrial                     7/11/2002  6/11/2012       N/A         Yes          Lock/28_Def/86_0%/6     0.0418%

149      Prospect Gardens                    10/11/200  9/11/2012       N/A         Yes          Lock/25_Def/89_0%/6     0.0418%

150      Henry-Lenox Apartments              7/11/2002  6/11/2012       N/A         Yes          Lock/28_Def/86_0%/6     0.0418%

151      Seaborn Woods Apartments            6/11/2002  5/11/2012       N/A         Yes          Lock/29_Def/85_0%/6     0.0418%

152      Ridglea Square Apartments           9/11/2001  8/11/2011       N/A         Yes          Lock/38_Def/76_0%/6     0.0418%

153      J.B. Executive Center               9/11/2002  8/11/2012       N/A         Yes          Lock/26_Def/88_0%/6     0.0418%

154      Apple Run Apartments                8/11/2002  7/11/2012       N/A         Yes          Lock/27_Def/87_0%/6     0.0418%

155      Worthington Manor Apartments        7/11/2002  6/11/2012       N/A         Yes          Lock/28_Def/86_0%/6     0.0418%

156      1132 Willow Avenue                  7/11/2002  6/11/2012       N/A         Yes          Lock/28_Def/86_0%/6     0.0418%
</Table>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               COLUMN COLLATERAL

<Table>
<Caption>
                                                                           Contractual
                                                            Engineering    Recurring        LC & TI          Contractual  Tax &
                                             Earthquake     Reserve at     Replacement      Reserve at       Recurring    Insurance
# Crossed   Property Name                    Insurance      Origination    Reserve/FF&E     Origination      LC&TI        Escrows
-----------------------------------------------------------------------------------------------------------------------------------
<S>         <C>                              <C>            <C>            <C>              <C>              <C>          <C>
1           Crystal Mall                        N/A         $0             $0               $0               $0           None

2           Arbor Place                         N/A         $0             $94,500          $0               $0           Both
            Mall

4           1650 Arch                           N/A         $1,875         $117,421         $0               $6,250       Both
            Street

5           Old Hickory                         N/A         $0             $79,445          $0               $0           Both
            Mall

7           McDonald Investment Center          N/A         $0             $107,896         $0               $6,250       Both

8           Creeks at                           N/A         $531           $37,824          $0               $4,419       Both
            Virginia Center

9           2401 Elliott                        N/A         $0             $26,640          $3,797,078       $0           Both
            Avenue

10          15 Cliff Street                     N/A         $0             $39,000          $0               $0           Both

12          Forum at                            N/A         $0             $36,804          $0               $6,330       Both
            Gateways

13          Wells Fargo                         No          $1,563         $43,032          $160,336         $14,500      Both
            Bank Tower

18          Pennswood Apartments and Townhomes  N/A         $43,750        $172,020         $0               $0           Both

19          West Isle Club Apartments           N/A         $0             $38,400          $0               $0           Both

20          Williamsburg                        N/A         $21,063        $0               $0               $0           Both
            Crossing

21          Camden Park Shopping Center         No          $0             $12,700          $0               $5,417       Both

22          823 Congress                        N/A         $56,250        $0               $0               $22,150      Both

26          Country Inn & Suites - Brookfield   N/A         $0             4.0%             $0               $0           Both

28          Riverlake Apartments                N/A         $0             $55,600          $0               $0           Both

30          Capital Towers                      N/A         $0             $0               $0               $12,500      Both

31          Shaw's Plaza Shopping Center        N/A         $0             $10,976          $0               $0           Both

32          20001 Euclid Avenue                 N/A         $121,750       $134,354         $0               $7,917       Both

39          Concepts Direct, Inc. Headquarters  N/A         $0             $0               $0               $0           Both

42          Kirk-Stieff Office Building         N/A         $0             $0               $0               $0           Both

43          St. Charles Place Apartments        N/A         $63,375        $56,500          $0               $0           Both

45          Ridgeview Plaza                     N/A         $0             $13,173          $0               $0           Both

51          Two South Orange Office             N/A         $0             $0               $0               $4,165       Both

55          Eagles Pointe Apartments            N/A         $312           $81,000          $0               $0           Both

56          1400 Crescent                       N/A         $0             $0               $0               $3,333       Both

58          Hobson Medical Building             N/A         $8,812         $0               $37,500          $0           Both

59          11999 Katy Freeway                  N/A         $0             $15,856          $0               $8,809       Both

60          Cypresswood Commons Shopping Center N/A         $0             $0               $0               $700         Both

62          Brookford Place Apartments          N/A         $0             $27,000          $0               $0           Both

63          Cedar Ridge Townhomes               N/A         $126,388       $30,250          $0               $0           Both

64          Britain Towne Apartments            N/A         $70,925        $42,000          $0               $0           Both

65          Oak Trails Apartments               N/A         $9,500         $62,000          $0               $0           Both

66          Park Tower at Hilldale Apartments   N/A         $44,531        $34,752          $0               $0           Both

67          Briarwood Apartments                N/A         $110,243       $34,000          $0               $0           Both

68          Embassy House Apartments            N/A         $1,562         $44,000          $0               $0           Both

70          Larpenteur Manor Apartments         N/A         $0             $0               $0               $0           Both

77          Ripon Town Square Shopping Center   No          $80,000        $10,671          $0               $2,500       Both

79          Normandy Apartments - Oklahoma      N/A         $128,038       $52,000          $0               $0           Both

82          Tahiti Garden Apartments            N/A         $5,000         $28,000          $0               $0           Both

84          Porterwood Apartments               N/A         $57,750        $34,000          $0               $0           Both

85    (B)   Bethany Villa Mobile Home Park      N/A         $11,375        $4,950           $0               $0           Both

86    (B)   Sun & Sand Mobile Home Park         N/A         $25,500        $5,200           $0               $0           Both

88          Lee's Landing Apartments            N/A         $4,369         $34,000          $0               $0           Both

91          West Park Apartments                N/A         $28,825        $46,500          $0               $0           Both

93          Oakwood Apartments                  N/A         $135,125       $62,880          $0               $0           Both

94          Colony Apartments                   N/A         $34,687        $32,000          $0               $0           Both

95          Stone Hollow Apartments             N/A         $3,750         $28,000          $0               $0           Both

102         Wimbledon Apartments                N/A         $0             $18,000          $0               $0           Both

103         Crystal Shores Apartments           N/A         $37,835        $28,752          $0               $0           Both

104         Hillside East Apartments            N/A         $0             $0               $0               $0           Both

105         Oyster Point Plaza Shopping Center  N/A         $71,623        $0               $0               $0           Both

108         Bloomington Apartment Portfolio     N/A         $37,488        $30,756          $0               $0           Both

109         Fisherman's Cove RV Park            N/A         $0             $0               $0               $0           Both

114         Highland Park & North Forsyth       N/A         $49,000        $9,200           $0               $0           Both

116         Sun Meadows Mobile Home Park        N/A         $16,000        $7,250           $0               $0           Both

117         Colony Courts Apartments            N/A         $38,375        $27,750          $0               $0           Both

121         Belgrade Shopping Center            N/A         $0             $0               $80,000          $2,200       Both

122         Hunterwood Depot Portfolio          N/A         $5,868         $27,000          $0               $0           Both

124         Stonekey Apartments                 N/A         $75,000        $51,000          $0               $0           Both

125         Rancho North Apartments             N/A         $34,194        $25,000          $0               $0           Both

126         Capital Square Shopping Center      N/A         $7,500         $0               $0               $2,500       Both

127         French Quarter Apartments           N/A         $105,081       $70,000          $0               $0           Both

128         Lake Christine Apartments           N/A         $2,500         $13,500          $0               $0           Both

129         Pebble Springs Plaza                N/A         $38,500        $0               $0               $0           Both

130         Heritage Apartments                 N/A         $41,437        $22,000          $0               $0           Both

131         Naismith Place Apartments           N/A         $20,856        $14,400          $0               $0           Both

132         The Concourse Building              No          $5,781         $0               $0               $0           Both

133         2121 Bert Kouns Self Storage        N/A         $625           $0               $0               $0           Both

134         Morgan MHP Portfolio                N/A         $21,563        $6,050           $0               $0           Both

135         Deer Run I & II Apartments          N/A         $16,250        $14,000          $0               $0           Both

136         Lafayette Square Townhomes          N/A         $7,375         $11,250          $0               $0           Both

137         Springwood Villas Apartments        N/A         $67,875        $16,000          $0               $0           Both

138         Pine Hollow Apartments              N/A         $10,337        $18,000          $0               $0           Both

139         Ellsworth Court Apartments          N/A         $4,938         $11,750          $0               $0           Both

140         Villa De Flores Apartment Complex   N/A         $3,113         $0               $0               $0           Both

141         Excelsior Manor Mobile Home Park    N/A         $34,125        $4,600           $0               $0           Both

142         Barksdale Self Storage              N/A         $0             $0               $0               $0           Both

143         Lorimier/Universal Apartments       N/A         $47,469        $13,975          $0               $0           Both

144         Tuckaway Manor Mobile Home Park     N/A         $0             $0               $0               $0           Both

145         Prairie Oaks Apartments             N/A         $13,750        $11,088          $0               $0           Both

146         InSite Forsyth                      N/A         $1,250         $0               $21,060          $0           Both

147         Watertown Professional Buildings    N/A         $7,625         $0               $0               $0           Both

148         Boca Industrial                     N/A         $9,375         $0               $0               $0           Both

149         Prospect Gardens                    N/A         $13,125        $9,648           $0               $0           Both

150         Henry-Lenox Apartments              N/A         $0             $5,000           $0               $0           Both

151         Seaborn Woods Apartments            N/A         $2,500         $7,104           $0               $0           Both

152         Ridglea Square Apartments           N/A         $12,250        $16,416          $0               $0           Both

153         J.B. Executive Center               N/A         $5,794         $0               $30,000          $2,500       Both

154         Apple Run Apartments                N/A         $33,063        $9,750           $0               $0           Both

155         Worthington Manor Apartments        N/A         $500           $13,104          $0               $0           Both

156         1132 Willow Avenue                  N/A         $9,219         $1,750           $0               $0           Both
</Table>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                               COLUMN COLLATERAL

<Table>
<Caption>
                                                                                          Letter
                                                   Environmental         Letter of        of Credit
# Crossed      Property Name                       Insurance             Credit           Description
-----------------------------------------------------------------------------------------------------

<S>            <C>                                 <C>                   <C>              <C>
1              Crystal Mall                        No                    $0               N/A

2              Arbor Place                         No                    $0               N/A
               Mall

4              1650 Arch                           No                    $0               N/A
               Street

5              Old Hickory                         No                    $150,000         Required Repair Letter of Credit
               Mall

7              McDonald Investment Center          No                    $293,750         Required Repair Letter of Credit

8              Creeks at                           No                    $2,000,000       Lease-up Letter of
               Virginia Center                                                            Credit

9              2401 Elliott                        No                    $7,300,000       Tenant security deposit under lease
               Avenue

10             15 Cliff Street                     No                    $0               N/A

12             Forum at                            No                    $0               N/A
               Gateways

13             Wells Fargo                         No                    $0               N/A
               Bank Tower

18             Pennswood Apartments and Townhomes  No                    $0               N/A

19             West Isle Club Apartments           No                    $0               N/A

20             Williamsburg                        No                    $368,000         Initial Replacement Reserve LOC ($68,000)
               Crossing                                                                    and TI/LC LOC ($300,000)

21             Camden Park Shopping Center         No                    $0               N/A

22             823 Congress                        No                    $0               N/A

26             Country Inn & Suites - Brookfield   No                    $0               N/A

28             Riverlake Apartments                No                    $0               N/A

30             Capital Towers                      No                    $0               N/A

31             Shaw's Plaza Shopping Center        Yes                   $0               N/A

32             20001 Euclid Avenue                 No                    $0               N/A

39             Concepts Direct, Inc. Headquarters  No                    $1,000,000       Additional security for Note

42             Kirk-Stieff Office Building         No                    $0               N/A

43             St. Charles Place Apartments        No                    $0               N/A

45             Ridgeview Plaza                     No                    $0               N/A

51             Two South Orange Office             No                    $0               N/A

55             Eagles Pointe Apartments            No                    $133,000         Letter of Credit to provide security
                                                                                          against debt service shortfalls during
                                                                                          summer months

56             1400 Crescent                       No                    $0               N/A

58             Hobson Medical Building             No                    $0               N/A

59             11999 Katy Freeway                  No                    $0               N/A

60             Cypresswood Commons Shopping Center No                    $0               N/A

62             Brookford Place Apartments          No                    $0               N/A

63             Cedar Ridge Townhomes               No                    $0               N/A

64             Britain Towne Apartments            No                    $0               N/A

65             Oak Trails Apartments               No                    $0               N/A

66             Park Tower at Hilldale Apartments   No                    $0               N/A

67             Briarwood Apartments                No                    $0               N/A

68             Embassy House Apartments           No                      $0               N/A

70             Larpenteur Manor Apartments        No                      $0               N/A

77             Ripon Town Square Shopping Center   No                    $0               N/A

79             Normandy Apartments - Oklahoma      No                    $0               N/A

82             Tahiti Garden Apartments            No                    $0               N/A

84             Porterwood Apartments               No                    $0               N/A

85       (B)   Bethany Villa Mobile Home Park      Yes                   $0               N/A

86       (B)   Sun & Sand Mobile Home Park         Yes                   $0               N/A

88             Lee's Landing Apartments            No                    $0               N/A

91             West Park Apartments                No                    $0               N/A

93             Oakwood Apartments                  Yes                   $0               N/A

94             Colony Apartments                   No                    $0               N/A

95             Stone Hollow Apartments             No                    $0               N/A

102            Wimbledon Apartments                No                    $0               N/A

103            Crystal Shores Apartments           No                    $0               N/A

104            Hillside East Apartments            No                    $0               N/A

105            Oyster Point Plaza Shopping Center  Yes                   $0               N/A

108            Bloomington Apartment Portfolio     No                    $0               N/A

109            Fisherman's Cove RV Park            No                    $0               N/A

114            Highland Park & North Forsyth       Yes                   $0               N/A

116            Sun Meadows Mobile Home Park        Yes                   $0               N/A

117            Colony Courts Apartments            No                    $0               N/A

121            Belgrade Shopping Center            Yes                   $0               N/A

122            Hunterwood Depot Portfolio          No                    $0               N/A

124            Stonekey Apartments                 No                    $0               N/A

125            Rancho North Apartments             Yes                   $0               N/A

126            Capital Square Shopping Center      No                    $0               N/A

127            French Quarter Apartments           No                    $0               N/A

128            Lake Christine Apartments           Yes                   $0               N/A

129            Pebble Springs Plaza                Yes                   $0               N/A

130            Heritage Apartments                 Yes                   $0               N/A

131            Naismith Place Apartments           Yes                   $0               N/A

132            The Concourse Building              Yes                   $0               N/A

133            2121 Bert Kouns Self Storage        Yes                   $0               N/A

134            Morgan MHP Portfolio                Yes                   $0               N/A

135            Deer Run I & II Apartments          Yes                   $0               N/A

136            Lafayette Square Townhomes          Yes                   $0               N/A

137            Springwood Villas Apartments        Yes                   $0               N/A

138            Pine Hollow Apartments              Yes                   $0               N/A

139            Ellsworth Court Apartments          Yes                   $0               N/A

140            Villa De Flores Apartment Complex   Yes                   $0               N/A

141            Excelsior Manor Mobile Home Park    Yes                   $0               N/A

142            Barksdale Self Storage              Yes                   $0               N/A

143            Lorimier/Universal Apartments       Yes                   $0               N/A

144            Tuckaway Manor Mobile Home Park     No                    $0               N/A

145            Prairie Oaks Apartments             Yes                   $0               N/A

146            InSite Forsyth                      Yes                   $0               N/A

147            Watertown Professional Buildings    Yes                   $0               N/A

148            Boca Industrial                     Yes                   $0               N/A

149            Prospect Gardens                    Yes                   $0               N/A

150            Henry-Lenox Apartments              Yes                   $0               N/A

151            Seaborn Woods Apartments            Yes                   $0               N/A

152            Ridglea Square Apartments           Yes                   $0               N/A

153            J.B. Executive Center               Yes                   $0               N/A

154            Apple Run Apartments                Yes                   $0               N/A

155            Worthington Manor Apartments        Yes                   $0               N/A

156            1132 Willow Avenue                  Yes                   $0               N/A
</Table>
<Page>

                                                                    SCHEDULE III

                   MORTGAGE LOANS CONSTITUTING MORTGAGE GROUPS

                                      III-1
<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                            COLUMN CROSSED COLLATERAL

<Table>
<Caption>

                                                                                         ZIP          MORTGAGE            MORTGAGE
   #       CROSSED       PROPERTY NAME            ADDRESS           CITY     STATE      CODE         ORIGINATOR         LOAN SELLER
------------------------------------------------------------------------------------------------------------------------------------
<S>          <C>      <C>                     <C>                 <C>         <C>      <C>      <C>                        <C>
   85        (B)      Bethany Villa Mobile    4880 West Bethany   Glendale    AZ       85301    Column Financial, Inc.     Column
                      Home Park               Home Road

   86        (B)      Sun & Sand Mobile       5207 North Black    Phoenix     AZ       85015    Column Financial, Inc.     Column
                      Home Park               Canyon Highway

<Caption>

                                                  INITIAL
                                                  INTEREST   ORIG     REM.     ORIG       REM.
            ORIGINAL      CUT-OFF    OWNERSHIP      ONLY     AMORT.   AMORT.  TERM TO    TERM TO
   #        BALANCE       BALANCE    INTEREST       TERM     TERM     TERM   MATURITY   MATURITY
------------------------------------------------------------------------------------------------------------------------------------
<S>          <C>           <C>            <C>        <C>      <C>     <C>       <C>        <C>
   85        $2,000,000    $1,989,177     Fee        0        300     294       120        114

   86        $1,750,000    $1,733,754     Fee        0        240     234       120        114

<Caption>

                              INTEREST
                             CALCULATION               FIRST
           INTEREST  GRACE    (30/360 /    MONTHLY    PAYMENT     MATURITY
   #         RATE     DAYS    ACTUAL/360)  PAYMENT     DATE        DATE      ARD
--------------------------------------------------------------------------------------------------------------------------
<S>          <C>        <C>   <C>          <C>        <C>         <C>        <C>
   85        8.300%     0     Actual/360   $15,836    5/11/02     4/11/12    N/A

   86        8.300%     0     Actual/360   $14,966    5/11/02     4/11/12    N/A
</Table>

<Page>

                             MORTGAGE LOAN SCHEDULE

              CREDIT SUISSE FIRST BOSTON MORTGAGE SECURITIES CORP.

         COMMERCIAL MORTGAGE PASS-THROUGH CERTIFICATES SERIES 2002-CKS4

                            COLUMN CROSSED COLLATERAL

<Table>
<Caption>

                                                                                SERVICING                             CONTRACTUAL
                                                                                   AND                  ENGINEERING    RECURRING
                                                               DEFEASANCE        TRUSTEE    EARTHQUAKE  RESERVE AT    REPLACEMENT
   #       CROSSED       PROPERTY NAME       DEFEASANCE        PROVISION          FEES       INSURANCE   ORIGINATION  RESERVE/FF&E
------------------------------------------------------------------------------------------------------------------------------------
<S>          <C>      <C>                        <C>      <C>                   <C>            <C>        <C>            <C>
   85        (B)      Bethany Villa Mobile       Yes      Lock/30_Def/84_0%/6   0.0418%        N/A        $11,375        $4,950
                      Home Park

   86        (B)      Sun & Sand Mobile          Yes      Lock/30_Def/84_0%/6   0.0418%        N/A        $25,500        $5,200
                      Home Park

<Caption>

             LC & TI      CONTRACTUAL     TAX &                                    LETTER
            RESERVE AT     RECURRING    INSURANCE   ENVIRONMENTAL  LETTER OF      OF CREDIT
   #        ORIGINATION      LC&TI       ESCROWS      INSURANCE     CREDIT       DESCRIPTION
------------------------------------------------------------------------------------------------------------------------------------
<S>           <C>            <C>           <C>          <C>           <C>           <C>
   85          $0            $0            Both          Yes           $0           N/A

   86          $0            $0            Both          Yes           $0           N/A
</Table>

<Page>

                                                                     SCHEDULE IV

                         MORTGAGE LOANS WITH LOST NOTES

                                      NONE

                                      IV-1
<Page>

                                                                      SCHEDULE V

                             EXCEPTIONS TO SELLER'S
                         REPRESENTATIONS AND WARRANTIES

          Reference is made to the Representations and Warranties contained in
EXHIBIT A corresponding to the roman numerals listed below:

                            Representation xxviii(1)

#22 - Arbor Place Mall - Borrower may transfer the property to a qualified
transferee with characteristics specified in the loan documents, provided that,
among other things, the rating agencies confirm that such transfer will not
result in a downgrade or withdrawal of qualification of any ratings, a
non-consolidation opinion is delivered and the property manager meets certain
tests.

#45 - Crystal Mall - Borrower may transfer the property without Lender consent
to certain qualifying transferees with characteristics specified in the loan
documents provided that, among other things, the rating agencies confirm that
such transfer will not result in a downgrade, withdrawal or qualification of any
ratings, a non-consolidation opinion is delivered in cases where greater than
49% of the economic and beneficial interests are transferred to a transferee who
did not own, together with its affiliates, more than 49% of such interests
before the transfer, and the property manager meets certain tests.

#88 - Old Hickory Mall - Borrower may transfer the Property to a qualified
transferee with characteristics specified in the loan documents provided that,
among other things, the rating agencies confirm that such transfer will not
result in a downgrade or withdrawal of qualification of any ratings, a
non-consolidation opinion is delivered and the property manager meets certain
tests.

                            Representation xxviii(2)

#7 - 1650 Arch Street - The indirect sale or transfer of IPC (US), Inc. or any
entity which owns or controls IPC (US), Inc. is permitted if the rating agencies
confirm that such transfer will not result in a downgrade or withdrawal of
qualification of any ratings, or if the transfer is to a qualifed transferee
which is (or is controlled by and more than 50% directly or indirectly owned by)
a pension fund or advisor, insurance company, banking corporation or investment
grade real estate company, in each case meeting specified minimum monetary net
worth and/or asset ownership or management thresholds. A new non-consolidation
opinion must be provided if required by any of the rating agencies. The sale,
transfer or issuance of stock or units of IPC (US) Income Commercial Real Estate
Investment Trust, the REIT affiliate of IPC (US), Inc., is also permitted
provided that such stock or units are listed on the Toronto Stock Exchange or
other recognized stock exchange.

#22 - Arbor Place Mall - Lender's consent is not required for share or unit
transfers in the public or private markets, or mergers or consolidations of, CBL
& Associates Properties, Inc. or CBL & Associates Properties, Limited
Partnership, which entities own direct or indirect interests in Borrower.

#45 - Crystal Mall - Transfers of shares or other securities in any direct or
indirect owner of the property that are traded on a nationally recognized stock
exchange (the "Traded Entity") and transfers of interests in Teacher's Insurance
and Annuity Association of America, any subsidiaries or affiliates of J.P.
Morgan Investment Management Inc. or JP Morgan Chase Bank, New York State
Teacher Retirement Systems or any Traded Entity are permitted without the
consent of Lender.

                                       V-1
<Page>

#88 - Old Hickory Mall - Lender's consent is not required for share or unit
transfers in the public or private markets, or mergers or consolidations of, CBL
& Associates Properties, Inc. or CBL & Associates Properties, Limited
Partnership, which entities own direct or indirect interests in Borrower.

                             Representation xxxi(I)

#18 - 823 Congress Office Building - One of the two ground leases provides for
the ground tenant's quiet enjoyment as long as all of ground tenant's
obligations under the lease are being performed. However, in each case it is
possible that the ground landlord could take the actions described in the last
sentence of the representation in the event of an uncured default.

#70 - Kirk-Stieff Office Building - The ground leases provides for the ground
tenant's quiet enjoyment as long as all of ground tenant's obligations under the
lease are being performed. However, it is possible that the ground landlord
could take the actions described in the last sentence of the representation in
the event of an uncured default.

                              Representation xxxvii

#8 - 20001 Euclid Avenue - Borrower is required to be a single-purpose entity
pursuant to the loan documents, but Borrower's organizational documents do not
contain single purpose covenants.

                             Representation xxxviii

#7 - 1650 Arch Street - IPC Philadelphia Holdings LLC is the limited partner of
Borrower and the holder of note from Borrower in original amount of $20,999,958.
IPC Philadelphia Management, LLC is the general partner of Borrower and the
holder of a note from Borrower in the original principal amount of $42. Each
debt holder executed a subordination and standstill agreement in favor of the
holder of the subject mortgage loan whereby, among other things, interest
payments under the subordinated loans are permitted only to the extent of excess
cash flow, principal payments under the subordinated loans are prohibited, the
holder of the additional debt agreed to take no action to enforce or collect
such indebtedness without the prior consent of the holder of the subject
mortgage loan and in no event until the subject mortgage loan is repaid in full,
and the subordinated loan could not be transferred without the prior consent of
the holder of the subject mortgage loan. Both notes are unsecured, and future
subordinate financing is not permitted. Each of the notes does not mature until
August, 2032. The maturity date of the loan is July 11, 2012.

#18 - 823 Congress Office Building - The mortgage provides that the borrower may
incur subordinate debt not to exceed $750,000.00 so long as certain conditions
are satisfied. The mortgage provides that the subordinated debt may not be
secured by the property, that the term of such debt must extend beyond the
maturity date of the note, that the loan-to-value ratio of the aggregate debt
comprised of the subject mortgage loan and the subordinate debt may not exceed
65% of the value of the property and that the minimum debt service coverage
ratio at the time of such subordinate financing must be at least 1.35:1. The
mortgage also provides that the holder of the subordinated debt must execute a
subordination and standstill agreement in form and substance acceptable to the
holder of the subject mortgage loan.

#54 - Fisherman's Cove MHP/RV Resort - Borrower is permitted to obtain financing
from third parties in an amount not to exceed $75,000.00. The mortgage provides
that a default by the borrower under such financing documents will constitute a
default under the subject mortgage loan. The mortgage also

                                       V-2
<Page>

provides that such financing may be secured by manufactured homes on the
property. The manufactured homes on the property are not part of the collateral
securing the subject mortgage loan.

#58 - Henry-Lenox Apartments - Borrower is permitted, in connection with a sale
of the property approved by the holder of the subject mortgage loan occurring at
least five years after the date of the related mortgage, subject to such
holder's prior written consent not to be unreasonably withheld, to extend
secured or unsecured subordinate financing to the purchaser of the property. The
mortgage provides that the cumulative debt, including the related mortgage loan
and the subordinate financing, may not exceed an 80% loan-to-value ratio and
that the debt service coverage ratio for the cumulative debt may be no less than
1.20:1. The original borrower must also execute a subordination and standstill
agreement in a form acceptable to the holder of the subject mortgage loan.

                                Representation xl

#47 - Cypress Commons Shopping Center - Property is not taxed as a separate tax
parcel. A separate tax lot application has been made and the entire tax lot's
assessments are taken into account in calculating impound account deposits.

                               Representation lvi

#122 - Wells Fargo Bank Tower - The Mortgage Rate will increase by 3% upon
passage of the anticipated repayment date.

                                       V-3
<Page>

                                                                       EXHIBIT A

                    REPRESENTATIONS AND WARRANTIES OF SELLER
                          REGARDING THE MORTGAGE LOANS

          (i)       Immediately prior to the sale, transfer and assignment to
the Depositor, no Note or Mortgage was subject to any assignment (other than
assignments which show a complete chain of assignment to the Seller),
participation or pledge, and the Seller had good and marketable title to, and
was the sole owner of, the related Mortgage Loan;

          (ii)      RESERVED.

          (iii)     The Seller has full right and authority to sell, assign and
transfer such Mortgage Loan and the assignment to the Depositor constitutes a
legal, valid and binding assignment of such Mortgage Loan;

          (iv)      The Seller is transferring such Mortgage Loan free and clear
of any and all liens, pledges, charges or security interests of any nature
encumbering such Mortgage Loan;

          (v)       As of origination, to Seller's knowledge, based on the
related borrower's representations and covenants in the related Mortgage Loan
Documents, the borrower, lessee and/or operator was in possession of all
licenses, permits, and authorizations then required for use of the Mortgaged
Property which were valid and in full force and effect as of the origination
date;

          (vi)      Each related Note, Mortgage, assignment of leases (if any)
and other agreement executed by or for the benefit of the related borrower, any
guarantor or their successors or assigns in connection with such Mortgage Loan
is the legal, valid and binding obligation of the related borrower, enforceable
in accordance with its terms, except as such enforcement may be limited by
bankruptcy, insolvency, reorganization, moratorium or other laws affecting the
enforcement of creditors' rights or by general principles of equity (regardless
of whether such enforceability is considered in a proceeding in equity or at
law); and there is no valid offset, defense, counterclaim, or right of
rescission available to the related borrower with respect to such Note,
Mortgage, assignment of leases and other agreements, except as the enforcement
thereof may be limited by bankruptcy, insolvency, reorganization, moratorium or
other laws affecting the enforcement of creditors' rights or by general
principles of equity (regardless of whether such enforceability is considered in
a proceeding in equity or at law);

          (vii)     Each related assignment of leases creates a valid first
priority collateral assignment of, or a valid first priority lien or security
interest in, certain rights under the related lease or leases, subject only to a
license granted to the related borrower to exercise certain rights and to
perform certain obligations of the lessor under such lease or leases, including
the right to operate the related leased property, except as the enforcement
thereof may be limited by bankruptcy, insolvency, reorganization, moratorium or
other laws affecting the enforcement of creditors' rights or by general
principles of equity (regardless of whether such enforceability is considered in
a proceeding in equity or at law); no person other than the related borrower
owns any interest in any payments due under such lease or leases that is
superior to or of equal priority with the lender's interest therein;

          (viii)    Each related assignment of Mortgage from the Seller to the
Depositor and related assignment of the assignment of leases, if any, or
assignment of any other agreement executed

                                       A-1
<Page>

by or for the benefit of the related borrower, any guarantor or their successors
or assigns in connection with such Mortgage Loan from the Seller to the
Depositor constitutes the legal, valid and binding assignment from the Seller to
the Depositor, except as the enforcement thereof may be limited by bankruptcy,
insolvency, reorganization, liquidation, receivership, moratorium or other laws
relating to or affecting the enforcement of creditors' rights or by general
principles of equity (regardless of whether such enforceability is considered in
a proceeding in equity or at law);

          (ix)      Since origination (A) except as set forth in the related
mortgage file, such Mortgage Loan has not been modified, altered, satisfied,
canceled, subordinated or rescinded and (B) each related Mortgaged Property has
not been released from the lien of the related Mortgage in any manner which
materially interferes with the security intended to be provided by such
Mortgage;

          (x)       Each related Mortgage is a valid and enforceable first lien
on the related Mortgaged Property (subject to Permitted Encumbrances (as defined
below)), except as the enforcement thereof may be limited by bankruptcy,
insolvency, reorganization, moratorium or other laws affecting the enforcement
of creditors' rights or by general principles of equity (regardless of whether
such enforceability is considered in a proceeding in equity or at law); and such
Mortgaged Property is free and clear of any mechanics' and materialmen's liens
which are prior to or equal with the lien of the related Mortgage, except those
which are insured against by a lender's title insurance policy (as described
below). A UCC Financing Statement has been filed and/or recorded (or sent for
filing or recording) in all places necessary to perfect a valid security
interest in the personal property necessary to operate the Mortgaged Property;
any security agreement, chattel mortgage or equivalent document related to and
delivered in connection with the Mortgage Loan establishes and creates a valid
and enforceable lien on property described therein, except as such enforcement
may be limited by bankruptcy, insolvency, reorganization, moratorium or other
laws affecting the enforcement of creditors' rights or by general principles of
equity (regardless of whether such enforceability is considered in a proceeding
in equity or at law);

          (xi)      The Seller has not taken any action that would cause the
representations and warranties made by the related borrower in the related
Mortgage Loan Documents not to be true;

          (xii)     The Seller has no knowledge that the material
representations and warranties made by the related borrower in the related
Mortgage Loan Documents are not true in any material respect;

          (xiii)    The lien of each related Mortgage is a first priority lien
on the fee and/or leasehold interest of the related borrower in the principal
amount of such Mortgage Loan or allocated loan amount of the portions of the
Mortgaged Property covered thereby (as set forth in the related Mortgage) after
all advances of principal and is insured by an ALTA lender's title insurance
policy (or a binding commitment therefor), or its equivalent as adopted in the
applicable jurisdiction, insuring the Seller and its successors and assigns as
to such lien, subject only to (A) the lien of current real property taxes,
ground rents, water charges, sewer rents and assessments not yet delinquent or
accruing interest or penalties, (B) covenants, conditions and restrictions,
rights of way, easements and other matters of public record, none of which,
individually or in the aggregate, materially interferes with the current use of
the Mortgaged Property or the security intended to be provided by such Mortgage
or with the borrower's ability to pay its obligations when they become due or
the value of the Mortgaged Property and (C) the exceptions (general and
specific) and exclusions set forth in such policy, none of which, individually
or in the aggregate, materially interferes with the current general use of the
Mortgaged Property or materially interferes with the security intended to be
provided by such Mortgage or with the

                                       A-2
<Page>

related borrower's ability to pay its obligations when they become due or the
value of the Mortgaged Property (items (A), (B) and (C) collectively, "PERMITTED
ENCUMBRANCES"); the premium for such policy was paid in full; such policy (or if
it is yet to be issued, the coverage to be afforded thereby) is issued by a
title insurance company licensed to issue policies in the state in which the
related Mortgaged Property is located (unless such state is Iowa) and is
assignable (with the related Mortgage Loan) to the Depositor and the Trustee
without the consent of or any notification to the insurer, and is in full force
and effect upon the consummation of the transactions contemplated by this
Agreement; no claims have been made under such policy and the Seller has not
undertaken any action or omitted to take any action, and has no knowledge of any
such act or omission, which would impair or diminish the coverage of such
policy;

          (xiv)     The proceeds of such Mortgage Loan have been fully disbursed
and there is no requirement for future advances thereunder, and no future
advances have been made which are not reflected in the related mortgage file;

          (xv)      Except as set forth in a property inspection report or
engineering report prepared in connection with the origination of the Mortgage
Loan, as of the later of the date of origination of such Mortgage Loan or the
most recent inspection of the related Mortgaged Property by the Seller, as
applicable, and to the knowledge of Seller as of the date hereof, each related
Mortgaged Property is free of any material damage that would affect materially
and adversely the use or value of such Mortgaged Property as security for the
Mortgage Loan (normal wear and tear excepted) or reserves have been established
to cover the costs to remediate such damage and, as of the closing date for each
Mortgage Loan and, to the Seller's knowledge, as of the date hereof, there is no
proceeding pending for the total or partial condemnation of such Mortgaged
Property that would have a material adverse effect on the use or value of the
Mortgaged Property;

          (xvi)     The Seller has inspected or caused to be inspected each
related Mortgaged Property within the past twelve months, or the originator of
the Mortgage Loan inspected or caused to be inspected each related Mortgaged
Property within three months of origination of the Mortgage Loan;

          (xvii)    No Mortgage Loan has a shared appreciation feature, any
other contingent interest feature or a negative amortization feature other than
the ARD Loans which may have negative amortization from and after the
Anticipated Repayment Date;

          (xviii)   Each Mortgage Loan is a whole loan and contains no equity
participation by Seller;

          (xix)     The Mortgage Rate (exclusive of any default interest, late
charges, or prepayment premiums) of such Mortgage Loan complied as of the date
of origination with, or was exempt from, applicable state or federal laws,
regulations and other requirements pertaining to usury. Except to the extent any
noncompliance did not materially and adversely affect the value of the related
Mortgaged Property, the security provided by the Mortgage or the related
borrower's operations at the related Mortgaged Property, any and all other
requirements of any federal, state or local laws, including, without limitation,
truth-in-lending, real estate settlement procedures, equal credit opportunity or
disclosure laws, applicable to such Mortgage Loan have been complied with as of
the date of origination of such Mortgage Loan;

          (xx)      Neither the Seller nor to the Seller's knowledge, any
originator, committed any fraudulent acts during the origination process of any
Mortgage Loan and the origination, servicing and collection of each Mortgage
Loan is in all respects legal, proper and prudent in accordance with

                                       A-3
<Page>

customary commercial mortgage lending standards, and no other person has been
granted or conveyed the right to service the Mortgage Loans or receive any
consideration in connection therewith, except as provided in the Pooling and
Servicing Agreement or any permitted subservicing agreements;

          (xxi)     All taxes and governmental assessments that became due and
owing prior to the date hereof with respect to each related Mortgaged Property
and that are or may become a lien of priority equal to or higher than the lien
of the related Mortgage have been paid or an escrow of funds has been
established and such escrow (including all escrow payments required to be made
prior to the delinquency of such taxes and assessments) is sufficient to cover
the payment of such taxes and assessments;

          (xxii)    All escrow deposits and payments required pursuant to each
Mortgage Loan are in the possession, or under the control, of the Seller or its
agent and there are no deficiencies (subject to any applicable grace or cure
periods) in connection therewith and all such escrows and deposits are being
conveyed by the Seller to the Depositor and identified as such with appropriate
detail;

          (xxiii)   Each related Mortgaged Property is insured by a fire and
extended perils insurance policy, issued by an insurer meeting the requirements
of the Pooling and Servicing Agreement, in an amount not less than the lesser of
the principal amount of the related Mortgage Loan and the replacement cost (with
no deduction for physical depreciation) and not less than the amount necessary
to avoid the operation of any co-insurance provisions with respect to the
related Mortgaged Property; each related Mortgaged Property is also covered by
business interruption or rental loss insurance which covers a period of not less
than 12 months and comprehensive general liability insurance in amounts
generally required by prudent commercial mortgage lenders for similar
properties; all premiums on such insurance policies required to be paid as of
the date hereof have been paid; such insurance policies require prior notice to
the insured of termination or cancellation, and no such notice has been received
by the Seller; such insurance names the lender under the Mortgage Loan and its
successors and assigns as a named or additional insured; each related Mortgage
Loan obligates the related borrower to maintain all such insurance and, at such
borrower's failure to do so, authorizes the lender to maintain such insurance at
the borrower's cost and expense and to seek reimbursement therefor from such
borrower;

          (xxiv)    There is no monetary default, breach, violation or event of
acceleration existing under the related Mortgage Loan. To the Seller's
knowledge, there is no (A) non-monetary default, breach, violation or event of
acceleration existing under the related Mortgage Loan or (B) event (other than
payments due but not yet delinquent) which, with the passage of time or with
notice and the expiration of any grace or cure period, would and does constitute
a default, breach, violation or event of acceleration, which default, breach,
violation or event of acceleration, in the case of either (A) or (B), materially
and adversely affects the use or value of the Mortgage Loan or the related
Mortgaged Property; PROVIDED, HOWEVER, that this representation and warranty
does not address or otherwise cover any default, breach, violation or event of
acceleration that specifically pertains to any matter otherwise covered by any
other representation or warranty made by the Seller in any of PARAGRAPHS (xiii),
(xxi), (xxv), (xxvii), (xxix) and (xxxi) of this Exhibit A;

          (xxv)     No Mortgage Loan has been more than 30 days delinquent in
making required payments since origination and as of the Cut-off Date no
Mortgage Loan is 30 or more days delinquent in making required payments;

                                       A-4
<Page>

          (xxvi)    (A) Each related Mortgage contains provisions so as to
render the rights and remedies of the holder thereof adequate for the practical
realization against the Mortgaged Property of the principal benefits of the
security, including realization by judicial or, if applicable, non-judicial
foreclosure or, subject to applicable state law requirements, appointment of a
receiver, and (B) there is no exemption available to the borrower which would
interfere with such right to foreclose, except, in the case of either (A) or
(B), as the enforcement of the Mortgage may be limited by bankruptcy,
insolvency, reorganization, moratorium, redemption or other laws affecting the
enforcement of creditors' rights or by general principles of equity (regardless
of whether such enforceability is considered in a proceeding in equity or at
law). To the Seller's knowledge, no borrower is a debtor in a state or federal
bankruptcy or insolvency proceeding;

          (xxvii)   At origination, each borrower represented and warranted in
all material respects that to its knowledge, except as set forth in certain
environmental reports and, except as commonly used in the operation and
maintenance of properties of similar kind and nature to the Mortgaged Property,
in accordance with prudent management practices and applicable law, and in a
manner that does not result in any contamination of the Mortgaged Property, it
has not used, caused or permitted to exist and will not use, cause or permit to
exist on the related Mortgaged Property any hazardous materials in any manner
which violates federal, state or local laws, ordinances, regulations, orders,
directives or policies governing the use, storage, treatment, transportation,
manufacture, refinement, handling, production or disposal of hazardous materials
or other environmental laws; the related borrower or an affiliate thereof agreed
to indemnify, defend and hold the mortgagee and its successors and assigns
harmless from and against losses, liabilities, damages, injuries, penalties,
fines, expenses, and claims of any kind whatsoever (including attorneys' fees
and costs) paid, incurred or suffered by, or asserted against, any such party
resulting from a breach of the foregoing representations, warranties or
covenants given by the borrower in connection with such Mortgage Loan. A Phase I
environmental report and with respect to certain Mortgage Loans, a Phase II
environmental report, was conducted by a reputable environmental consulting firm
in connection with such Mortgage Loan, which report did not indicate any
material non-compliance with applicable environmental laws or material existence
of hazardous materials or, if any material non-compliance or material existence
of hazardous materials was indicated in any such report, then at least one of
the following statements is true: (A) funds reasonably estimated to be
sufficient to cover the cost to cure any material non-compliance with applicable
environmental laws or material existence of hazardous materials have been
escrowed by the related borrower and held by the related mortgagee; (B) an
operations or maintenance plan has been required to be obtained by the related
borrower; (C) the environmental condition identified in the related
environmental report was remediated or abated in all material respects prior to
the date hereof; (D) a no further action or closure letter was obtained from the
applicable governmental regulatory authority (or the environmental issue
affecting the related Mortgaged Property was otherwise listed by such
governmental authority as "closed"); (E) such conditions or circumstances
identified in the Phase I environmental report were investigated further and
based upon such additional investigation, an environmental consultant
recommended no further investigation or remediation; (F) a party with financial
resources reasonably estimated to be adequate to cure the condition or
circumstance provided a guaranty or indemnity to the related borrower to cover
the costs of any required investigation, testing, monitoring or remediation; (G)
the expenditure of funds reasonably estimated to be necessary to effect such
remediation is not greater than two percent (2%) of the outstanding principal
balance of the related Mortgage Loan; or (H) a lender's environmental insurance
policy was obtained and is a part of the related mortgage file. Notwithstanding
the preceding sentence, with respect to certain Mortgage Loans with an original
principal balance of less than $3,000,000, no environmental report may have been
obtained, but (in such cases where a Phase I environmental report was not
obtained) a lender's secured creditor impairment environmental insurance policy
was obtained with respect to each such Mortgage

                                       A-5
<Page>

Loan and is a part of the related mortgage file. Each of such environmental
insurance policies is in full force and effect, the premiums for such policies
have been paid in full and the Trustee is named as an insured under each of such
policies. To the best of the Seller's knowledge, in reliance on such
environmental reports and except as set forth in such environmental reports,
each Mortgaged Property is in material compliance with all applicable federal,
state and local environmental laws, and to the best of the Seller's knowledge,
no notice of violation of such laws has been issued by any governmental agency
or authority, except, in all cases, as indicated in such environmental reports
or other documents previously provided to the Rating Agencies; and the Seller
has not taken any action which would cause the Mortgaged Property to not be in
compliance with all federal, state and local environmental laws pertaining to
environmental hazards;

          (xxviii)  (1) Each Mortgage Loan contains provisions for the
acceleration of the payment of the unpaid principal balance of such Mortgage
Loan if, without the consent of the holder of the Mortgage (and the Mortgage
requires the mortgagor to pay all fees and expenses associated with obtaining
such consent), the related Mortgaged Property is directly or indirectly
transferred or sold, and (2) except with respect to transfers of certain
interests in the related Borrower to persons already holding interests in the
Borrower, their family members, affiliated companies and other estate planning
related transfers that satisfy certain criteria specified in the related
Mortgage (which criteria is consistent with the practices of prudent commercial
mortgage lenders), each Mortgage Loan with a Stated Principal Balance of over
$20,000,000 also contains the provisions for the acceleration of the payment of
the unpaid principal balance of such Mortgage Loan if, without the consent of
the holder of the Mortgage, (and the Mortgage requires the mortgagor to pay all
fees and expenses associated with obtaining such consent) a majority interest in
the related Borrower is directly or indirectly transferred or sold;

          (xxix)    All improvements included in the related appraisal are
within the boundaries of the related Mortgaged Property, except for
encroachments onto adjoining parcels for which the Seller has obtained title
insurance against losses arising therefrom or that do not materially and
adversely affect the use or value of such Mortgaged Property. No improvements on
adjoining parcels encroach onto the related Mortgaged Property except for
encroachments that do not materially and adversely affect the value of such
Mortgaged Property, the security provided by the Mortgage or the related
borrower's operations at the Mortgaged Property;

          (xxx)     The information pertaining to the Mortgage Loans which is
set forth in the mortgage loan schedule attached as an exhibit to this Agreement
is complete and accurate in all material respects as of the dates of the
information set forth therein (or, if not set forth therein, as of the Cut-Off
Date);

          (xxxi)    With respect to any Mortgage Loan where all or a material
portion of the estate of the related borrower therein is a leasehold estate, and
the related Mortgage does not also encumber the related lessor's fee interest in
such Mortgaged Property, based upon the terms of the ground lease and any
estoppel received from the ground lessor, the Seller represents and warrants
that:

                (A)  The ground lease or a memorandum regarding such ground
     lease has been duly recorded. The ground lease permits the interest of the
     lessee to be encumbered by the related Mortgage and does not restrict the
     use of the related Mortgaged Property by such lessee, its successors or
     assigns in a manner that would adversely affect the security provided by
     the related Mortgage. To the Seller's best knowledge, there has been no
     material change in the terms

                                       A-6
<Page>

     of the ground lease since its recordation, except by any written
     instruments which are included in the related mortgage file;

                (B)  The lessor under such ground lease has agreed in a writing
     included in the related mortgage file that the ground lease may not be
     amended, modified, canceled or terminated without the prior written consent
     of the lender and that any such action without such consent is not binding
     on the lender, its successors or assigns;

                (C)  The ground lease has an original term (or an original term
     plus one or more optional renewal terms, which, under all circumstances,
     may be exercised, and will be enforceable, by the lender) that extends not
     less than 20 years beyond the stated maturity of the related Mortgage Loan;

                (D)  Based on the title insurance policy (or binding commitment
     therefor) obtained by the Seller, the ground lease is not subject to any
     liens or encumbrances superior to, or of equal priority with, the Mortgage,
     subject to Permitted Encumbrances and liens that encumber the ground
     lessor's fee interest;

                (E)  The ground lease is assignable to the lender under the
     ground lease and its assigns without the consent of the lessor thereunder;

                (F)  As of the Closing Date, the ground lease is in full force
     and effect, and the Seller has no actual knowledge that any default beyond
     applicable notice and grace periods has occurred or that there is any
     existing condition which, but for the passage of time or giving of notice,
     would result in a default under the terms of the ground lease;

                (G)  The ground lease or an ancillary agreement between the
     lessor and the lessee, which is part of the Mortgage File, requires the
     lessor to give notice of any default by the lessee to the lender;

                (H)  A lender is permitted a reasonable opportunity (including,
     where necessary, sufficient time to gain possession of the interest of the
     lessee under the ground lease through legal proceedings, or to take other
     action so long as the lender is proceeding diligently) to cure any default
     under the ground lease which is curable after the receipt of notice of any
     default before the lessor may terminate the ground lease. All rights of the
     lender under the ground lease and the related Mortgage (insofar as it
     relates to the ground lease) may be exercised by or on behalf of the
     lender;

                (I)  The ground lease does not impose any restrictions on
     subletting that would be viewed as commercially unreasonable by an
     institutional investor. The lessor is not permitted to disturb the
     possession, interest or quiet enjoyment of any subtenant of the lessee in
     the relevant portion of the Mortgaged Property subject to the ground lease
     for any reason, or in any manner, which would adversely affect the security
     provided by the related Mortgage;

                (J)  Under the terms of the ground lease and the related
     Mortgage, any related insurance proceeds or condemnation award (other than
     in respect of a total or substantially total loss or taking) will be
     applied either to the repair or restoration of all or part of the related
     Mortgaged Property, with the lender or a trustee appointed by it having the
     right to hold and disburse such proceeds as repair or restoration
     progresses, or to the payment of the outstanding

                                       A-7
<Page>

     principal balance of the Mortgage Loan, together with any accrued interest,
     except that in the case of condemnation awards, the ground lessor may be
     entitled to a portion of such award;

                (K)  Under the terms of the ground lease and the related
     Mortgage, any related insurance proceeds, or condemnation award in respect
     of a total or substantially total loss or taking of the related Mortgaged
     Property will be applied first to the payment of the outstanding principal
     balance of the Mortgage Loan, together with any accrued interest (except as
     provided by applicable law or in cases where a different allocation would
     not be viewed as commercially unreasonable by any institutional investor,
     taking into account the relative duration of the ground lease and the
     related Mortgage and the ratio of the market value of the related Mortgaged
     Property to the outstanding principal balance of such Mortgage Loan). Until
     the principal balance and accrued interest are paid in full, neither the
     lessee nor the lessor under the ground lease will have an option to
     terminate or modify the ground lease without the prior written consent of
     the lender as a result of any casualty or partial condemnation, except to
     provide for an abatement of the rent; and

                (L)  PROVIDED that the lender cures any defaults which are
     susceptible to being cured, the lessor has agreed to enter into a new lease
     upon termination of the ground lease for any reason, including rejection of
     the ground lease in a bankruptcy proceeding;

          (xxxii)   With respect to any Mortgage Loan where all or a material
portion of the estate of the related borrower therein is a leasehold estate, but
the related Mortgage also encumbers the related lessor's fee interest in such
Mortgaged Property: (A) such lien on the related fee interest is evidenced by
the related Mortgage, (B) such Mortgage does not by its terms provide that it
will be subordinated to the lien of any other mortgage or encumbrance upon such
fee interest, (C) upon the occurrence of a default under the terms of such
Mortgage by the related borrower, any right of the related lessor to receive
notice of, and to cure, such default granted to such lessor under any agreement
binding upon the Seller would not be considered commercially unreasonable in any
material respect by prudent commercial mortgage lenders, (D) the related lessor
has agreed in a writing included in the related mortgage file that the related
ground lease may not be amended or modified without the prior written consent of
the lender and that any such action without such consent is not binding on the
lender, its successors or assigns, and (E) the related ground lease is in full
force and effect, and the Seller has no actual knowledge that any default beyond
applicable notice and grace periods has occurred or that there is any existing
condition which, but for the passage of time or giving of notice, would result
in a default under the terms of such ground lease;

          (xxxiii)  With respect to Mortgage Loans that are cross-collateralized
or cross-defaulted, all other loans that are cross-collateralized or
cross-defaulted with such Mortgage Loans are being transferred to the Depositor;

          (xxxiv)   Neither Seller nor any affiliate thereof has any obligation
to make any capital contribution to any borrower under a Mortgage Loan, other
than contributions made on or prior to the date hereof;

          (xxxv)    (A) The Mortgage Loan is directly secured by a Mortgage on a
commercial property or multifamily residential property, and (B) the fair market
value of such real property, as evidenced by an appraisal satisfying the
requirements of FIRREA conducted within 12 months of the origination of the
Mortgage Loan, was at least equal to 80% of the principal amount of the Mortgage
Loan (1) at origination (or if the Mortgage Loan has been modified in a manner
that constituted a deemed exchange under Section 1001 of the Code at a time when
the Mortgage Loan was not in default

                                       A-8
<Page>

or default with respect thereto was not reasonably foreseeable, the date of the
last such modification) or (2) at the date hereof; PROVIDED that the fair market
value of the real property must first be reduced by (X) the amount of any lien
on the real property interest that is senior to the Mortgage Loan and (Y) a
proportionate amount of any lien that is in parity with the Mortgage Loan
(unless such other lien secures a Mortgage Loan that is cross-collateralized
with such Mortgage Loan, in which event the computation described in (1) and (2)
shall be made on an aggregated basis);

          (xxxvi)   There are no subordinate mortgages encumbering the related
Mortgaged Property, nor are there any preferred equity interests held by the
Seller or any mezzanine debt related to such Mortgaged Property, except as set
forth in the Prospectus Supplement, this Exhibit A or in the Exception Report to
this Agreement;

          (xxxvii)  The Mortgage Loan Documents executed in connection with each
Mortgage Loan having an original principal balance in excess of $4,000,000
require that the related borrower be a single-purpose entity (for this purpose,
"SINGLE-PURPOSE ENTITY" shall mean an entity, other than an individual, having
organizational documents which provide substantially to the effect that it is
formed or organized solely for the purpose of owning and operating one or more
Mortgaged Properties, is prohibited from engaging in any business unrelated to
such property and the related Mortgage Loan, does not have any assets other than
those related to its interest in the related Mortgaged Property or its
financing, or any indebtedness other than as permitted under the related
Mortgage Loan);

          (xxxviii) Each Mortgage Loan prohibits the related borrower from
mortgaging or otherwise encumbering the Mortgaged Property without the prior
written consent of the mortgagee or the satisfaction of debt service coverage or
similar criteria specified therein and, except in connection with trade debt and
equipment financings in the ordinary course of borrower's business, from
carrying any additional indebtedness, except, in each case, liens contested in
accordance with the terms of the Mortgage Loans or, with respect to each
Mortgage Loan having an original principal balance of less than $4,000,000, any
unsecured debt;

          (xxxix)   Each borrower covenants in the Mortgage Loan Documents that
it shall remain in material compliance with all material licenses, permits and
other legal requirements necessary and required to conduct its business;

          (xl)      Each Mortgaged Property (A) is located on or adjacent to a
dedicated road, or has access to an irrevocable easement permitting ingress and
egress, (B) is served by public utilities and services generally available in
the surrounding community or otherwise appropriate for the use in which the
Mortgaged Property is currently being utilized, and (C) constitutes one or more
separate tax parcels or is covered by an endorsement with respect to the matters
described in (A), (B) or (C) under the related title insurance policy (or the
binding commitment therefor);

          (xli)     Based solely on a flood zone certification or a survey of
the related Mortgaged Property, if any portion of the improvements on the
Mortgaged Property is located in an area identified by the Federal Emergency
Management Agency or the Secretary of Housing and Urban Development as having
special flood hazards categorized as Zone "A" or Zone "V" and flood insurance is
available, the terms of the Mortgage Loan require the borrower to maintain flood
insurance, or at such borrower's failure to do so, authorizes the Lender to
maintain such insurance at the cost and expense of the borrower;

          (xlii)    To the knowledge of the Seller, with respect to each
Mortgage which is a deed of trust, a trustee, duly qualified under applicable
law to serve as such, currently so serves and is named

                                       A-9
<Page>

in the deed of trust or has been substituted in accordance with applicable law
or may be substituted in accordance with applicable law by the related
mortgagee, and except in connection with a trustee's sale after a default by the
related borrower, no fees are payable to such trustee;

          (xliii)   RESERVED.

          (xliv)    Except as disclosed in the Exception Report to this
Agreement, to the knowledge of the Seller as of the date hereof, there was no
pending action, suit or proceeding, arbitration or governmental investigation
against any borrower or Mortgaged Property, an adverse outcome of which would
materially and adversely affect such borrower's ability to perform under the
related Mortgage Loan;

          (xlv)     No advance of funds has been made by the Seller to the
related borrower [(other than mezzanine debt and the acquisition of preferred
equity interests by the preferred equity interest holder, as disclosed in the
Prospectus Supplement)], and no funds have, to the Seller's knowledge, been
received from any person other than, or on behalf of, the related borrower, for,
or on account of, payments due on the Mortgage Loan;

          (xlvi)    To the extent required under applicable law, as of the
Cut-off Date or as of the date that such entity held the Note, each holder of
the Note was authorized to transact and do business in the jurisdiction in which
each related Mortgaged Property is located, or the failure to be so authorized
did not materially and adversely affect the enforceability of such Mortgage
Loan;

          (xlvii)   All collateral for the Mortgage Loans is being transferred
as part of the Mortgage Loans;

          (xlviii)  Except as disclosed in the Exception Report to this
Agreement or the Prospectus Supplement with respect to the Crossed Mortgage
Loans and Multiple Property Loans, no Mortgage Loan requires the lender to
release any portion of the Mortgaged Property from the lien of the related
Mortgage except upon (A) payment in full or defeasance of the related Mortgage
Loan, (B) the satisfaction of certain legal and underwriting requirements that
would be customary for prudent commercial mortgage lenders, (C) releases of
unimproved out-parcels or (D) releases of portions of the Mortgaged Property
which will not have a material adverse effect on the use or value of the
collateral for the related Mortgage Loan;

          (xlix)    Except as provided in PARAGRAPHS (xxxi)(J) and (K) above,
any insurance proceeds in respect of a casualty loss or taking will be applied
either to (A) the repair or restoration of all or part of the related Mortgaged
Property, with, in the case of all casualty losses or takings in excess of a
specified amount or percentage that a prudent commercial lender would deem
satisfactory and acceptable, the lender (or a trustee appointed by it) having
the right to hold and disburse such proceeds as the repair or restoration
progresses (except in any case where a provision entitling another party to hold
and disburse such proceeds would not be viewed as commercially unreasonable by a
prudent commercial mortgage lender) or (B) to the payment of the outstanding
principal balance of such Mortgage Loan together with any accrued interest
thereon;

          (l)       Each Form UCC-1 financing statement, if any, filed with
respect to personal property constituting a part of the related Mortgaged
Property and each Form UCC-2 or UCC-3 assignment, if any, of such financing
statement to the Seller was, and each Form UCC-3 assignment, if any, of such
financing statement in blank which the Trustee or its designee is authorized to
complete (but for the insertion of the name of the assignee and any related
filing information which is not yet

                                      A-10
<Page>

available to the Seller) is, in suitable form for filing in the filing office in
which such financing statement was filed;

          (li)      To the Seller's knowledge, (A) each commercial lease
covering more than 10% (20% in the case of any Mortgage Loan having an original
principal balance less than $2,500,000) of the net leaseable area of the related
Mortgaged Property is in full force and effect and (B) there exists no default
under any such commercial lease either by the lessee thereunder or by the
related borrower that could give rise to the termination of such lease;

          (lii)     Based upon an opinion of counsel and/or other due diligence
considered reasonable by prudent commercial mortgage lenders, the improvements
located on or forming part of each Mortgaged Property comply with applicable
zoning laws and ordinances, or constitute a legal non-conforming use or
structure or, if any such improvement does not so comply, such non-compliance
does not materially and adversely affect the value of the related Mortgaged
Property. With respect to any Mortgage Loan with a Stated Principal Balance as
of the Closing Date of over $10,000,000, if the related Mortgaged Property does
not so comply, to the extent the Seller is aware of such non-compliance, it has
required the related Borrower to obtain law and ordinance insurance coverage in
amounts customarily required by prudent commercial mortgage lenders;

          (liii)    Each Mortgage Loan constitutes a "qualified mortgage" within
the meaning of Section 860G(a)(3) of the Code (but without regard to the rule in
Treasury Regulation Section 1.860G-2(f)(2) that treats a defective obligation as
a qualified mortgage or any substantially similar successor provision) and all
Prepayment Premiums and Yield Maintenance Charges constitute "customary
prepayment penalties" within the meaning of Treasury Regulation Section
1.860G-1(b)(2);

          (liv)     With respect to any Mortgage Loan that pursuant to the
Mortgage Loan Documents can be defeased, (A) the Mortgage Loan cannot be
defeased within two years after the Closing Date, (B) the borrower can pledge
only "government securities" (within the meaning of Section 2(a)(16) of the
Investment Company Act of 1940, as amended) in an amount sufficient to make all
scheduled payments under the Mortgage Loan when due, (C) the borrower is
required to provide independent certified public accountant's certification that
the collateral is sufficient to make such payments, (D) the loan may be required
to be assumed by a single-purpose entity designated by the holder of the
Mortgage Loan, (E) the borrower is required to provide an opinion of counsel
that the Trustee has a perfected security interest in such collateral prior to
any other claim or interest, (F) the borrower is required to pay all Rating
Agency fees associated with defeasance (if rating confirmation is a specific
condition precedent thereto) and all other reasonable expenses associated with
defeasance, including, but not limited to, accountant's fees and opinions of
counsel, (G) with respect to any Significant Loan (as defined in the Pooling and
Servicing Agreement), the borrower is required to provide an opinion of counsel
that such defeasance will not cause any REMIC created under the Pooling and
Servicing Agreement to fail to qualify as a REMIC for federal or applicable
state tax purposes and (H) with respect to any Significant Loan (as defined in
the Pooling and Servicing Agreement), the borrower must obtain Rating Agency
confirmation from each Rating Agency that the defeasance would not result in
such Rating Agency's withdrawal, downgrade or qualification of the then current
rating of any class of Certificate rated by such Rating Agency;

          (lv)      The Mortgage Loan Documents for each Mortgage Loan provide
that the related borrower thereunder shall be liable to the Seller for any
losses incurred by the Seller due to (A) the misapplication or misappropriation
of rents, insurance proceeds or condemnation awards, (B) any willful act of
material waste, (C) any breach of the environmental covenants contained in the
related

                                      A-11
<Page>

Mortgage Loan Documents, and (D) fraud by the related Borrower; PROVIDED that,
with respect to clause (C) of this sentence, an indemnification against losses
related to such violations or environmental insurance shall satisfy such
requirement;

          (lvi)     If such Mortgage Loan is an ARD Loan, it commenced
amortizing on its initial scheduled Due Date and provides that: (A) its Mortgage
Rate will increase by no more than two percentage points in connection with the
passage of its Anticipated Repayment Date and so long as the Mortgage Loan is an
asset of the Trust Fund; (B) its Anticipated Repayment Date is not less than
seven years following the origination of such Mortgage Loan; (C) no later than
the related Anticipated Repayment Date, if it has not previously done so, the
related borrower is required to enter into a "lockbox agreement" whereby all
revenue from the related Mortgaged Property shall be deposited directly into a
designated account controlled by the Master Servicer; and (D) any cash flow from
the related Mortgaged Property that is applied to amortize such Mortgage Loan
following its Anticipated Repayment Date shall, to the extent such net cash flow
is in excess of the Monthly Payment payable therefrom, be net of budgeted and
discretionary (servicer approved) capital expenditures;

          (lvii)    Except as disclosed in the Prospectus Supplement, no
Mortgage Loan, and no group of Mortgage Loans made to the same borrower and to
borrowers that are affiliates, accounted for more than 5.0% of the aggregate of
the Stated Principal Balances of all of the Mortgage Loans, all the mortgage
loans sold to the Depositor by KeyBank National Association ("KEYBANK") pursuant
to that certain Mortgage Loan Purchase Agreement dated as of October 17, 2002
between the Depositor and KeyBank and all the mortgage loans sold to the
Depositor by Salomon Brothers Realty Corp. ("SBRC") pursuant to that certain
Mortgage Loan Purchase Agreement dated as of October 17, 2002 between the
Depositor and SBRC, as of the Cut-Off Date; and

          (lviii)   The Seller has delivered to the Trustee or a custodian
appointed thereby, with respect to each Mortgage Loan, in accordance with
SECTION 3 of this Agreement, a complete Mortgage File.

                                      A-12
<Page>

                                    EXHIBIT B

                             AFFIDAVIT OF LOST NOTE

STATE OF NEW YORK        )
                         ) ss.:
COUNTY OF NEW YORK       )

          _________________________________, being duly sworn, deposes and says:

          1.        that he is an authorized signatory of Column Financial, Inc.
("COLUMN");

          2.        that Column is the owner and holder of a mortgage loan in
the original principal amount of $__________________ secured by a mortgage (the
"MORTGAGE") on the premises known as ___________________________ located in
_________________ ;

          3.        (a) that Column , after having conducted a diligent
investigation of its records and files, has been unable to locate the following
original note and believes that said original note has been lost, misfiled,
misplaced or destroyed due to a clerical error:

          a note in the original sum of $_____________ made by ____________ , to
          Column Financial, Inc., under date of ______________ (the "NOTE");

          4.        that the Note is now owned and held by Column;

          5.        that the Note has not been paid off, satisfied, assigned,
transferred, encumbered, endorsed, pledged, hypothecated, or otherwise disposed
of and that the original Note has been either lost, misfiled, misplaced or
destroyed;

          6.        that no other person, firm, corporation or other entity has
any right, title, interest or claim in the Note except Column; and

<Page>

          7.        upon assignment of the Note by Column to Credit Suisse First
Boston Mortgage Securities Corp. (the "DEPOSITOR") and subsequent assignment by
the Depositor to the trustee for the benefit of the holders of the Credit Suisse
First Boston Mortgage Securities Corp. Commercial Mortgage Pass-Through
Certificates, Series 2002-CKS4 (the "TRUSTEE") (which assignment may, at the
discretion of the Depositor, be made directly by Column to the Trustee) Column
covenants and agrees (a) promptly to deliver to the Trustee the original Note if
it is subsequently found, and (b) to indemnify and hold harmless the Trustee and
its successors and assigns from and against any and all costs, expenses and
monetary losses arising as a result of Column's failure to deliver said original
Note to the Trustee.

                                           COLUMN FINANCIAL, INC.

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

Sworn to before me
this ________ day of October, 2002

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00044-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00044-of-00352.parquet"}]]