Document:

Guarenty And Indemnity

 Exhibit 10.7 
  
 GUARANTY AND INDEMNITY 
  
 THIS GUARANTY AND INDEMNITY (this “Agreement” or “Guaranty”), made as of September 30, 2004, by FIRST STATES GROUP,
L.P., a Delaware limited partnership (“FSG”), having an address at c/o FSG, 1725 The Fairway, Jenkintown, Pennsylvania 19046 (the “Guarantor”), to DEUTSCHE BANK AG, CAYMAN ISLANDS BRANCH, a branch of a foreign
banking institution, having an address at 60 Wall Street, 10th Floor, New York, New York 10005 as agent and initial lender (in such capacity together with its successors in such capacity, the “Agent”). 
  
 W I T N E S S E T H: 
  
 WHEREAS, Agent, as initial Lender, has agreed to make a series of loan
advances (each, an “Advance” and each Advance, collectively, the “Loan”) to FIRST STATES INVESTORS DB I, LLC, a Delaware limited liability company (“First States”), and certain Affiliates of First
States which are becoming parties to the Loan Agreement as of the date hereof (such Affiliates, as further identified under the heading “Property-Owning Borrowers” on Schedule A attached hereto and made a part hereof, the
“Property-Owning Borrowers”; First States, collectively with the Property-Owning Borrowers, the “Borrower”), in the amount of up to Four Hundred Million Dollars ($400,000,000); and 
  
 WHEREAS, to evidence the Loan, First States has given its Promissory Note,
dated as of July 18, 2003, in the principal amount of up to $300,000,000, and as amended by that Amended and Restated Promissory Note dated as of September 30, 2004, in the principal amount of up to $400,000,000 (the “Note”) to
Agent, for the benefit of the Lenders, pursuant to a Loan Agreement, dated as of July 18, 2003, as amended by the First Amendment to Loan Agreement, dated as of August 9, 2004, and as further amended by the Second Amendment to Loan Agreement, dated
as of September 30, 2004, among the Borrower, the Agent as agent and initial Lender, the other Lenders which become parties thereto, and LaSalle Bank National Association, as collateral agent (as the same may be amended, modified or supplemented,
the “Loan Agreement”; capitalized terms used and not otherwise defined herein having the meanings ascribed to them in the Loan Agreement); and 
  

WHEREAS, each Property-Owning Borrower shall, pursuant to the Loan Agreement, grant to Agent a Mortgage/Deed of Trust, Assignment of Leases and Rents,
Security Agreement and Fixture Filing (collectively, the “Mortgages”), with respect to the Property (as further described in Schedule A attached hereto) in order to secure the Note; and 
  
 WHEREAS, Guarantor directly or indirectly owns a substantial interest in the
Borrower and shall derive a substantial economic benefit from the making of each Advance comprising the Loan by Agent to Borrower; and 
  
 WHEREAS, as a condition precedent to the making of the Loan, Borrower has agreed to procure and deliver to Agent this Agreement by which Guarantor
guaranties and indemnifies Lender against certain direct and indirect conditions, as further described herein, relating to the Property; and 

 WHEREAS, Agent has declined to make the Loan, and each Advance comprising the Loan, unless this Agreement
is duly executed by Guarantor and delivered to Agent. 
  
 NOW,
THEREFORE, in consideration for, and as an inducement to, Agent’s making the Loan, and for other good and valuable consideration the legal sufficiency of which and receipt thereof are hereby acknowledged, and notwithstanding any provision to
the contrary contained in the Loan Agreement, the Note, the Mortgages or any of the other Loan Documents, including without limitation, any “non-recourse” provision of any such documents, Agent and Guarantor do hereby agree as follows:

  
 1. Guarantor on behalf of itself and its successors and
assigns (collectively, “Successors”) does hereby absolutely, unconditionally, irrevocably and personally, agrees to reimburse Agent and each Lender for, and hold Agent and each Lender harmless from and against, any and all losses,
damages, claims, expenses, deficiencies, liabilities and costs (including, without limitation, reasonable attorneys’ fees and disbursements) incurred, suffered or sustained by Agent, any of the Lenders and/or their respective successors and
assigns (i) as a result of or arising out of the determination by the Agent that any of the Property listed on Schedule A hereto is not financeable pursuant to customary criteria for a commercial mortgage-backed securities offering and the
corresponding failure of Borrower to repay the Advance being made on the date hereof, as and when required by the Loan Agreement and (ii) as a result of or arising out of, in connection with or resulting from, direct or indirect conditions existing
at (or circumstance surrounding) the Property listed on Schedule A hereto that would reasonably be expected to be revealed by the delivery of the third party due diligence items set forth on Schedule B attached hereto and made a part
hereof, and the enforcement of this Agreement against Guarantor, (such obligations of Guarantor referred to hereinafter, collectively, as “Guarantor’s Obligation”). 
  
 2. It is agreed that the obligations of Guarantor hereunder shall be primary and this Agreement shall be enforceable against
Guarantor and its Successors without the necessity for any suit or proceeding of any kind or nature whatsoever brought by Agent against Borrower or its respective successors or assigns or any other party or against any security for the payment of
the Guarantor’s Obligation and without the necessity of any notice of non-payment or non-observance or of any notice of acceptance of this Agreement or of any notice of demand to which Guarantor might otherwise be entitled (including, without
limitation, diligence, presentment, notice of maturity, extension of time, protest, notice of dishonor or default, change in nature or form of the Guarantor’s Obligation, acceptance of further security, release of further security, imposition
or agreement arrived at as to the amount of or the terms of the Guarantor’s Obligation, notice of adverse change in Borrower’s financial condition and any other fact that might materially increase the risk to Guarantor), all of which
Guarantor hereby expressly waives. Guarantor hereby expressly agrees that the validity of this Agreement and the obligations of Guarantor hereunder shall in no way be terminated, affected, diminished, modified or impaired by reason of the assertion
of or the failure to assert by Agent against Borrower, or its successors or assigns, any of the rights or remedies reserved to Agent pursuant to the provisions of the Loan Agreement, the Note, the Mortgages or any other Loan Documents. 

 
 3. Guarantor waives, and covenants and agrees that it will not at any time
insist upon, plead or in any manner whatsoever claim or take the benefit or advantage of, any and 

 all appraisal, valuation, stay, extension, marshaling-of-assets or redemption laws, or right of homestead or exemption,
whether now or at any time hereafter in force, that may delay, prevent or otherwise affect the performance by Guarantor of its obligations under, or the enforcement by Agent of, this Agreement. Guarantor further covenants and agrees not to set up or
claim any defense, counterclaim, cross-claim, offset, set-off, right of recoupment, or other objection of any kind to any action, suit or proceeding in law, equity or otherwise, or to any demand or claim that may be instituted or made by Agent
hereunder other than the defense of the actual timely performance of Guarantor’s Obligations hereunder. Guarantor represents, warrants and agrees that, as of the date hereof, its obligations under this Agreement are not subject to any
counterclaims, cross-claims, rights of recoupment, offsets or affirmative or other defenses of any kind against Agent. 
  
 4. Guarantor agrees that any notice or directive given at any time by Guarantor to Agent that is inconsistent with any waiver contained in this Agreement
shall be void and may be ignored by Agent, and, in addition, may not be pleaded or introduced as evidence in any litigation relating to this Agreement for the reason that such pleading or introduction would be at variance with the written terms of
this Agreement, unless Agent has specifically agreed otherwise in a writing, signed by a duly authorized officer. Guarantor specifically acknowledges and agrees that the foregoing waivers are of the essence of the Loan transaction and that, but for
this Agreement and such waivers, Agent would not make the Loan to Borrower. 
  
 4. The provisions of this Agreement are for the benefit of Agent and its successors and assigns, and nothing herein contained shall impair, as between Borrower and Agent, the obligations of Borrower under the Loan
Agreement, the Note, the Mortgages or any of the other Loan Documents. 
  
 5. This Agreement shall be a continuing guaranty and the liability of Guarantor hereunder shall in no way be terminated, affected, modified, impaired or diminished (to the extent permitted by law) by reason of the happening, from time to
time, of any of the following, although without notice or the further consent of Guarantor: 
  
 (a) any assignment, amendment, modification or waiver of or change in any of the terms, covenants, conditions or provisions of the Loan
Agreement, the Note, the Mortgages or any of the other Loan Documents or the invalidity or unenforceability of any of the foregoing; or 
  
 (b) any extension of time that may be granted by Agent to Borrower, Guarantor or Guarantor’s Successors; or 
  
 (c) any action that Agent or Borrower may take or fail to
take under or in respect of any of the Loan Documents or by reason of any waiver of, or failure to enforce any of the rights, remedies, powers or privileges available to Agent under this Agreement or available to Agent at law, equity or otherwise,
or any action on the part of Agent or Borrower granting indulgence or extension in any form whatsoever; or 

 (d) any dealing, transaction, matter or thing occurring between Agent, Borrower,
Guarantor or Guarantor’s Successors; or 
  
 (e) any sale, exchange, release, or other disposition of any property pledged, mortgaged or conveyed, or any property in which Agent has been granted a lien or security interest to secure any indebtedness of Borrower to Agent; or

  
 (f) any release of any person or entity who
may be liable in any manner for the payment and collection of any amounts owed by Borrower to Agent; or 
  
 (g) the application of any sums by whomsoever paid or however realized to any amounts owing by Borrower to Agent in such manner as Agent
shall determine in its sole discretion; or 
  
 (h) any Event of Default, whether or not Agent has exercised any of its rights and remedies as set forth in the Loan Agreement or the Mortgages upon the happening of any such Event of Default; or 
  
 (i) Borrower’s and/or Guarantor’s voluntary or
involuntary liquidation, dissolution, sale of all or substantially all of their respective assets and liabilities, appointment of a trustee, receiver, liquidator, sequestrator or conservator for all or any part of Borrower’s or Guarantor’s
assets, insolvency, bankruptcy, assignment for the benefit of creditors, reorganization, arrangement, composition or readjustment, or the commencement of other similar proceedings affecting Borrower or Guarantor or any of the assets of either of
them, including, without limitation, (A) the release or discharge of Borrower from the payment and performance of its obligations under any of the Loan Documents by operation of law, or (B) the impairment, limitation or modification of the liability
of Borrower, its partners or Guarantor in bankruptcy, or of any remedy for the enforcement of the Guarantor’s Obligation, under any of the Loan Documents, or Guarantor’s liability under this Agreement, resulting from the operation of any
present or future provisions of the Federal Bankruptcy Code or other present or future federal, state or applicable statute of law or from the decision in any court; or 
  
 (j) any change in or termination of the ownership interest of Guarantor in Borrower (whether direct or
indirect); or 
  
 (k) any conveyance of the
Property, whether or not pursuant to a foreclosure sale, a deed in lieu of foreclosure, a transfer through bankruptcy, or otherwise. 
  
 7. Guarantor acknowledges that this Guaranty and Guarantor’s Obligation are and shall at all times continue to be absolute, unconditional and
irrevocable in all respects, and shall at all times be valid and enforceable irrespective of any other agreement or circumstances of any nature whatsoever that might otherwise constitute a defense to this Guaranty or the obligations of any other
person or party (including, without limitation, Borrower or any other guarantor) relating to this Guaranty or the obligations of Guarantor hereunder. 
  
 8. Guarantor agrees that if at any time all or any part of any payment at any time received by Agent from Borrower or Guarantor under or with respect to
this Agreement is 

 or must be rescinded or returned by Agent for any reason whatsoever (including, without limitation, the insolvency,
bankruptcy or reorganization of Borrower or Guarantor), then Guarantor’s Obligation hereunder shall, to the extent of the payment rescinded or returned, be deemed to have continued in existence notwithstanding such previous receipt by Agent,
and Guarantor’s Obligation hereunder shall continue to be effective or reinstated, as the case may be, as to such payment, as though such previous payment to Agent had never been made. 
  
 9. Guarantor (a) shall have no right of subrogation against Borrower by
reason of any payments or acts of performance by Guarantor in compliance with the obligations of Guarantor hereunder; (b) hereby waives any right to enforce any remedy that Guarantor now or hereafter shall have against Borrower by reason of any one
or more payments or acts of performance in compliance with the obligations of Guarantor hereunder; (c) shall subordinate any liability or indebtedness of Borrower now or hereafter held by Guarantor or any affiliate of Guarantor to the obligations of
Borrower under the Loan Documents; and (d) shall not file, assert or receive payment on any claim whether now existing or hereafter arising, against Borrower in the event of the commencement of a case by or against Borrower under federal or state
insolvency laws. 
  
 10. Guarantor represents and warrants to
Agent, with the knowledge that Agent is relying upon the same, as follows: 
  
 (a) Guarantor is solvent and has the legal right to enter into this Agreement and to perform its obligations under the terms hereof; and 
  
 (b) to the best of Guarantor’s knowledge, there is no action, suit, proceeding or investigation pending
or threatened against or affecting Guarantor at law, in equity, in admiralty or before any arbitrator or any governmental department, commission, board, bureau, agency or instrumentality (domestic or foreign) that is likely to result in any material
adverse change in the property, assets or condition (financial or otherwise) of Guarantor or that is likely to impair materially the ability of Guarantor to perform its obligations under this Agreement. 
  
 11. Guarantor and Agent acknowledge and agree that this Agreement is a
guaranty of payment and performance and not of collection and enforcement in respect of any of the Guarantor’s Obligation. No exculpatory language contained in any of the other Loan Documents shall in any event or under any circumstances
modify, qualify or affect the personal recourse obligations and liabilities of Guarantor hereunder. 
  
 12. Agent may freely assign any or all of its rights under this Agreement, but any such assignment shall be made only to the subsequent holder of the Note
and no such assignment shall increase Guarantor’s Obligation or diminish its rights hereunder. In the event of any such assignment, Agent shall give Guarantor prompt notice of same, but the consent of Guarantor shall not be required for any
such assignment and failure to give such notice shall not affect the validity or enforceability of any such assignment or subject Agent to any liability and Guarantor shall continue to remain bound by and obligated to perform under and with respect
to this Agreement. Guarantor shall not assign any of its obligations under this Agreement without the prior consent of the Agent. 

 13. The representations, warranties and obligations of Guarantor set forth in this Agreement shall
survive until this Agreement shall terminate in accordance with the terms hereof. 
  
 14. This Guaranty shall terminate and all obligations of the Guarantor hereunder shall cease upon the delivery to the Agent of the third party due diligence items set forth on Schedule B hereto and the written
confirmation by the Agent that the conditions existing at (or circumstances surrounding) the Property as disclosed by such documentation is reasonably satisfactory to it. 
  
 15. This Agreement contains the entire agreement between the parties hereto with respect to the subject matter hereof and
supersedes all prior agreements relating to such subject matter and may not be modified, amended, supplemented or discharged except by a written agreement signed by Guarantor and Agent. This Agreement also may be discharged by full performance of
the Guarantor’s Obligation in accordance with the terms hereof, or as otherwise provided herein. 
  
 16. If all or any portion of any provision contained in this Agreement shall be determined to be invalid, illegal or unenforceable in any respect for any
reason, such provision or portion thereof shall be deemed stricken and severed from this Agreement and the remaining provision and portions thereof shall continue in full force and effect. 
  
 17. All notices, requests, demands and other communications under or in
connection with this Agreement shall be in writing and shall be deemed to have been given or made for all purposes when delivered in person to the addresses set forth below or three (3) business days after same is sent by registered or certified
mail, return receipt requested, postage prepaid, to the following addresses. 
  

					
	 	 	 If to Guarantor:
	  	The address listed above
			
	 	 	 With a copy to:
	  	Morgan Lewis & Bockius LLP
	 	 	 	  	1701 Market Street
	 	 	 	  	Philadelphia, PA 19103-6993
	 	 	 	  	Attn: Michael Pedrick, Esq.
	 and
	 	 	  	 
			
	 	 	 If to Agent:
	  	The address listed above
			
	 	 	 With a copy to:
	  	Sidley Austin Brown & Wood LLP
	 	 	 	  	787 Seventh Avenue
	 	 	 	  	New York, New York 10019
	 	 	 	  	Attn: Brian Krisberg, Esq.

  
 The above addresses may be changed on
written notice given as hereinabove provided. Notices may be sent by a party hereto or on its behalf by its attorney. 

 18. This Agreement shall be binding upon Guarantor and its Successors and shall inure to the benefit of
Agent and its successors and assigns. 
  
 19. The failure of Agent
to enforce any right or remedy hereunder, or promptly to enforce any such right or remedy, shall not constitute a waiver thereof, nor give rise to any estoppel against Agent, nor excuse Guarantor from its obligations hereunder. Any waiver of any
such right or remedy to be enforceable against Agent must be expressly set forth in writing signed by Agent. 
  
 20. 
  
 (a) Any suit initiated by Agent against Guarantor or in connection with or arising, directly or indirectly, out of or relating to, this
Agreement (an “Action”) may, at Agent’s option, be brought in any state or federal court in the State of New York having jurisdiction over the subject matter hereof. Guarantor hereby submits itself to the jurisdiction of any
such court and agrees that service of process against Guarantor in any such action may be effected by any means permissible under federal law or under the laws of the state in which such Action is brought. Guarantor hereby agrees that insofar as is
permitted under applicable law, this consent to personal jurisdiction shall be self-operative and no further instrument or action, other than service of process in one of the manners specified in this Guaranty, or as otherwise permitted by law,
shall be necessary in order to confer jurisdiction upon Guarantor. 
  
 (b) Guarantor agrees that, provided that service of process is effected upon Guarantor in one of the manners hereinafter specified or as otherwise permitted by law, Guarantor irrevocably waives, to the fullest extent
permitted by law, and agrees not to assert, by way of motion, as a defense or otherwise, (i) any objection that Guarantor may have or may hereafter have to the laying of the venue of any Action brought in any court as provided for by this Agreement,
(ii) any claim that any Action brought in any such court has been brought in an inconvenient forum, or (iii) any claim that Guarantor is not personally subject to the jurisdiction of such court. Guarantor agrees that, provided that service of
process is effected upon Guarantor in one of the manners specified in this Guaranty or as otherwise permitted by law, a final judgment from which Guarantor has not appealed or may not appeal in any Action brought in any such court shall be
conclusive and binding upon Guarantor and may, so far as permitted under applicable law, be enforced in the courts of any state or any federal court or in any other courts to the jurisdiction of which it is subject, by a suit upon such judgment and
that Guarantor shall not assert any defense, counterclaim or set-off in any such suit upon such judgment. 
  
 (c) Guarantor hereby irrevocably designates and appoints Corporation Service Company (the “Service Agent”) as
Guarantor’s authorized agent to accept and acknowledge on Guarantor’s behalf service of any and all process that may be served in any Action. 
  
 (d) Guarantor agrees to execute, deliver and file all such further instruments or documents as may be necessary under the laws of the
State of New York or the laws of the United States in order to make effective (i) the appointment of Service Agent as agent for service of process as provided above and (ii) Guarantor’s consent to jurisdiction as provided for in this Guaranty.

 (e) Guarantor hereby consents to process being served in any Action by the mailing of a
copy thereof by registered or certified mail, postage prepaid, return receipt requested, to the notice address for Guarantor as set forth in this Guaranty or to Service Agent at the address provided for herein. If Service Agent shall desire to
resign as agent for service of process, Guarantor shall substitute a party having an office within the Borough of Manhattan and reasonably acceptable to Agent to act as Service Agent (it being agreed that any such resignation shall not be effective
unless and until the replacement Agent agrees in writing to act as Service Agent for service of process). Guarantor hereby agrees that provided that service is made in accordance with this paragraph or as otherwise permitted by law, Guarantor
irrevocably waives, to the fullest extent permitted by law, all claim of error in connection with any such service and agrees that such service (i) shall be deemed in every respect effective service of process upon it in any Action, and (ii) shall,
to the fullest extent permitted by law, be taken and held to be valid personal service upon and personal delivery to Guarantor. 
  
 (f) Nothing in this Agreement shall limit Agent’s right to serve process in any manner permitted by law or limit Agent’s right
or the right of any of its successors or assigns to bring proceedings against Guarantor in the courts of any jurisdiction(s). 
  
 (g) To the extent that Guarantor has or hereafter may acquire any immunity from jurisdiction of any court or from any legal process
(whether through service or notice, attachment before judgment, attachment in aid of execution, execution or otherwise) with respect to Guarantor or Guarantor’s property, Guarantor hereby irrevocably waives such immunity in respect of its
obligations under this Agreement. 
  
 (h) As a
further inducement to Agent’s making of the Loan to Borrower, and in consideration thereof, Agent and Guarantor each covenant and agree that in any action or proceeding brought on, under or by virtue of this Agreement, Agent and Guarantor each
shall and do hereby unconditionally and irrevocably waive trial by jury. 
  
 (i) Guarantor hereby further covenants and agrees to and with Agent that Guarantor may be joined in any action against Borrower in connection with the Loan Agreement, the Note, the Mortgages, or any of the other Loan
Documents, solely with respect to the subject matter of this Agreement. 
  
 (j) Guarantor covenants and agrees to indemnify and save Agent harmless of and from, and defend it against, all losses, costs, liabilities, expenses, damages or claims suffered by reason of Guarantor’s failure to
perform its obligations hereunder. 
  
 21. All of Agent’s
rights and remedies under the Loan Agreement, the Note, the Mortgages or any of the other Loan Documents or under this Agreement are intended to be distinct, separate and cumulative and no such right or remedy therein or herein mentioned is intended
to be in exclusion of or a waiver of any other right or remedy available to Agent. 

 22. Guarantor hereby consents that from time to time, before or after any default by Borrower, with or
without further notice to or assent from Guarantor, any security at any time held by or available to Agent for any obligation of Borrower, or any security at any time held by or available to Agent for any obligation of any other person or party
secondarily or otherwise liable for all or any portion of the Loan, may be exchanged, surrendered or released and any obligation of Borrower, or of any such other person or party, may be changed, altered, renewed, extended, continued, surrendered,
compromised, waived or released in whole or in part, or any default with respect thereto waived, and Agent may fail to set off and may release, in whole or in part, any balance of any deposit account or credit on its books in favor of Borrower, or
of any such other person or party, and may extend further credit in any manner whatsoever to Borrower, and generally deal with Borrower or any such security or other person or party as Agent may see fit; and Guarantor shall remain bound under this
Agreement notwithstanding any such exchange, surrender, release, change, alteration, renewal, extension, continuance, compromise, waiver, action, inaction, extension of further credit or other dealing. This Agreement is independent of, and in
addition to, all collateral granted, pledged or assigned under the Loan Documents. 
  
 23. The terms of this Agreement have been negotiated, and this Agreement has been executed and delivered in the State of New York, and it is the intention of the parties hereto that this Agreement be construed and
enforced in accordance with the laws of such State. 
  
 24. This
Agreement may not be changed orally, but only by an agreement in writing signed by the party against whom enforcement of any waiver, change, modification or discharge is sought. 
  
 25. This Agreement may be executed in counterparts, which together shall constitute the same instrument. 
  
 26. TO THE FULLEST EXTENT PERMITTED BY LAW GUARANTOR HEREBY IRREVOCABLY
WAIVES TRIAL BY JURY IN ANY JUDICIAL PROCEEDING BROUGHT BY AGENT INVOLVING, DIRECTLY OR INDIRECTLY, ANY MATTER IN ANY WAY ARISING OUT OF, RELATED TO, OR IN CONNECTION WITH THIS AGREEMENT. 
  
 27. GUARANTOR HEREBY SUBMITS TO THE NONEXCLUSIVE JURISDICTION OF THE
UNITED STATES DISTRICT COURT FOR THE SOUTHERN DISTRICT OF NEW YORK AND OF ANY NEW YORK STATE COURT SITTING IN NEW YORK CITY FOR THE PURPOSES OF ALL LEGAL PROCEEDINGS ARISING OUT OF OR RELATING TO THIS AGREEMENT OR THE OTHER LOAN DOCUMENTS. GUARANTOR
HEREBY IRREVOCABLY WAIVES, TO THE FULLEST EXTENT PERMITTED BY LAW, ANY OBJECTION WHICH IT MAY NOW OR HEREAFTER HAVE TO THE LAYING OF THE VENUE OF ANY SUCH PROCEEDING BROUGHT IN SUCH A COURT AND ANY CLAIM THAT ANY SUCH PROCEEDING BROUGHT IN SUCH A
COURT HAS BEEN BROUGHT IN AN INCONVENIENT FORUM. 
  
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FURTHER TEXT ON THIS PAGE] 

 IN WITNESS WHEREOF, Guarantor has executed and delivered this Agreement as of the date and year
first above written. 
  

			
	 FIRST STATES GROUP, L.P., a Delaware
 limited partnership

	
	 By: First States Group, LLC, a Delaware limited
 liability company, its general partner

		
	 By:
	 	  

	 Name:
	 	  

	 Title:
	 	  

 SCHEDULE A 
  

The Property 
  

 SCHEDULE B 
  

PROPERTY DUE DILIGENCE CONDITIONS 
  

	1.	Environmental Reports each prepared by an Environmental Auditor which reports shall be reasonably acceptable to Agent. 

  

	2.	Title Insurance Policies for each of the Properties, which Title Insurance Policies shall be reasonably acceptable to Agent. 

  

	3.	Evidence that each Property is in material compliance with all applicable zoning laws, rules and regulations, which items may be satisfied through the delivery of a report from
Zoning Information Services Inc.with respect to each Property. 

  

	4.	Surveys for each of the Properties which Surveys shall be reasonably satisfactory to Agent. 

  

	5.	The following instruments with respect to each of the Leaseholds: (i) the ground lessor’s consent to such assignment, (ii) an estoppel certificate in form reasonably
satisfactory to Guarantor from the ground lessor, or (iii) an amendment to the ground lease (“Financing Amendment”) to reasonably assure Guarantor that the Leasehold will be financeable. For purposes hereof, a “Financing
Amendment” is an instrument in writing which alone, or as part of a ground lessor consent or ground lessor estoppel (i) provides expressly that the Leasehold is mortgageable, (ii) requires the ground lessor to provide to the leasehold
mortgagee notice and an opportunity to cure (co-extensive with lessee’s cure periods) and (iii) provides that the ground lessor agrees, in the event of the early termination of the ground lease, that the ground lessor, at the request of
lessee’s leasehold mortgagee, will enter into a new ground lease with the lessee’s leasehold mortgagee. 

  

	6.	Engineering Reports for each of the Properties which Engineering Reports shall be reasonably acceptable to Agent. 

  

	7.	Estoppels in connection with reciprocal easement agreements and similar agreements of record affecting the Properties. 

  

	8.	Real estate taxes presently due and payable with respect to each of the Properties. 

  

	9.	Certificates of Insurance demonstrating insurance coverage in respect of each of the Properties in amounts, with insurers and otherwise in compliance with the terms, provisions and
conditions set forth in the Loan Agreement.Master Security Agreement dated May 1, 2000

 Exhibit 10.11 
  
 MASTER SECURITY AGREEMENT 
  
 dated as of May 1, 2000 (“Agreement”) 
  
 THIS AGREEMENT is between General Electric Corporation (together with its successors and assigns, if any, “Secured Party”),
and Xcyte Therapies, Inc. (“Debtor”). Secured Party has an office at 5150 El Camino Real, Suite B-21, Los Altos, CA 94022. Debtor is a corporation organized and existing under the laws of the state of Delaware.
Debtor’s mailing address and chief place of business is 1124 Columbia Street, Suite 130, Seattle, WA 98104. 
  

	1.	CREATION OF SECURITY INTEREST. 

  
 Debtor grants to Secured Party, its successors and assigns, a security interest in and against all property listed on any collateral schedule now or in
the future annexed to or made a part of this Agreement (“Collateral Schedule”), and in and against all additions, attachments, accessories and accessions to such property, all substitutions, replacements or exchanges therefor, and
all insurance and/or other proceeds thereof (all such property is individually and collectively called the “Collateral”). This security interest is given to secure the payment and performance of all debts, obligations and
liabilities of any kind whatsoever of Debtor to Secured Party, now existing or arising in the future, including but not limited to the payment and performance of certain Promissory Notes from time to time identified on any Collateral Schedule
(collectively “Notes” and each a “Note”), and any renewals, extensions and modifications of such debts, obligations and liabilities (such Notes, debts, obligations and liabilities are called the
“Indebtedness”). Notwithstanding anything to the contrary contained in this Agreement, to the extent that Secured Party asserts a purchase money security interest in any items of Collateral (“PMSI Collateral”): (i)
the PMSI Collateral shall secure only that portion of the Indebtedness which has been advanced by Secured Party to enable Debtor to purchase, or acquire rights in or the use of such PMSI Collateral (the “PMSI Indebtedness”), and
(ii) no other Collateral shall secure the PMSI Indebtedness. 
  

	2.	REPRESENTATIONS, WARRANTIES AND COVENANTS OF DEBTOR. 

  
 Debtor represents, warrants and covenants as of the date of this Agreement and as of the date of each Collateral Schedule that: 
  
 (a) Debtor is, and will remain duly organized, existing and in good standing
under the laws of the State set forth in the preamble of this Agreement, has its chief executive offices at the location specified in the preamble, and is, and will remain duly qualified and licensed in every jurisdiction wherever necessary to carry
on its business and operations; 
  

 (b) Debtor has adequate power and capacity to enter into, and to perform its obligations under this
Agreement, each Note and any other documents evidencing, or given in connection with, any of the Indebtedness (all of the foregoing are called the “Debt Documents”); 
  
 (c) This Agreement and the other Debt Documents have been duly authorized, executed and delivered by Debtor and constitute
legal, valid and binding agreements enforceable in accordance with their terms, except to the extent that the enforcement of remedies may be limited under applicable bankruptcy and insolvency laws; 
  
 (d) No approval, consent or withholding of objections is required from any
governmental or instrumentality with respect to the entry into, or performance by Debtor of any of the Debt Documents, except any already obtained; 
  
 (e) The entry into, and performance by, Debtor of the Debt Documents will not (i) violate any of the organizational documents of Debtor or any judgment,
order, law or regulation applicable to Debtor, or (ii) result in any breach of or constitute a default under any contract to which Debtor is a party, or result in the creation of any lien, claim or encumbrance on any Debtor’s property (except
for liens in favor of Secured Party) pursuant to any indenture, mortgage, deed of trust, bank loan, credit agreement, or other agreement or instrument to which Debtor is a party; 
  
 (f) There are no suits or proceedings pending in court or before any commission, board of other administrative agency
against or affecting Debtor which could in the aggregate, have a material adverse effect on Debtor, its business or operations, or its ability to perform its obligations under the Debt Documents nor does Debtor have reason to believe that any such
suits or proceedings are threatened; 
  
 (g) All financial
statements delivered to Secured Party in connection with the Indebtedness have been prepared in accordance with generally accepted accounting principles, and since the date of the most recent financial statement, there has been no material adverse
change in Debtor’s financial condition; 
  
 (h) The
Collateral is not, and will not be, used by Debtor for personal, family or household purposes; 
  
 (i) The Collateral is, and will remain, in good condition and repair and Debtor will not be negligent in its care and use; 
  
 (j) Debtor is, and will remain, the sole and lawful owner, and in possession of the Collateral, and has the sole right and lawful authority to grant the
security interest described in this Agreement; and 
  
 (k) The
Collateral is, and will remain, free and clear of all liens, claims and encumbrances of any kind whatsoever, except for (i) liens in favor of Secured Party; (ii) 

  

 2 

 
liens for taxes not yet due or for taxes being contested in good faith and which do not involve, in the judgment of Secured Party, any risk of the sale,
forfeiture or loss of any of the Collateral, and (iii) inchoate materialmen’s mechanic’s, repairmen’s and similar liens arising by operation of law in the course of business for amounts which are not delinquent (all of such liens are
called “Permitted Liens”). 
  

	3.	COLLATERAL. 

  
 (a) Until the declaration of any default, Debtor shall remain in possession of the Collateral; except that Secured Party shall have the right to possess
(i) any chattel paper or instrument that constitutes a part of the Collateral, and (ii) any other Collateral in which Secured Party’s security interest may be perfected only by possession. Secured Party may inspect any of the Collateral during
normal business hours after giving Debtor reasonable prior notice. If Secured Party asks, Debtor will promptly notify Secured Party in writing of the location of any Collateral. 
  
 (b) Debtor shall (i) use the Collateral only in its trade and business, (ii) maintain all of the Collateral in good
operating order and repair, normal wear and tear excepted, (iii) use and maintain the Collateral only in compliance with manufacturers recommendations and all applicable laws, and (iv) keep all of the Collateral free and clear of al liens, claims
and encumbrances (except for Permitted Liens). 
  
 (c) Debtor
shall not, without the prior written consent of Secured Party, (i) part with possession of any of the Collateral (except to Secured Party or for maintenance and repair), (ii) remove any of the Collateral from the continental United States, or (iii)
sell, rent, lease, mortgage, grant a security interest in or otherwise transfer or encumber (except for Permitted Liens) any of the Collateral. 
  
 (d) Debtor shall pay promptly when due all taxes, license fees, assessments and public and private charges levied or assessed on any of the Collateral, on
its use, or on this Agreement or any of the other Debt Documents. At its option, Secured Party may discharge taxes, liens, security interests or other encumbrances at any time levied or placed on the Collateral and may pay for the maintenance,
insurance and preservation of the Collateral and effect compliance with the terms of this Agreement or nay of the other Debt Documents. Debtor agrees to reimburse Secured Party, on demand, all costs and expenses incurred by Secured Party in
connection with such payment or performance and agrees that such reimbursement obligations shall constitute Indebtedness. 
  
 (e) Debtor shall, at all times, keep accurate and complete records of the Collateral, and Secured Party shall have the right to inspect and make copies of
all of Debtor’s books and records relating to the Collateral during normal business hours, after Debtor reasonable prior notice. 
  

 3 

 (f) Debtor agrees and acknowledges that any third person who may at any time possess all or any portion
of the Collateral shall be deemed to hold, and shall hold, the Collateral as the agent of, and as pledge holder for, Secured Party. Secured Party may at any time give notice to any third person described in the preceding sentence that such third
person is holding the Collateral as the agent of, and as pledge holder for, the Secured Party. 
  

	4.	INSURANCE. 

  
 (a) Debtor shall at all times bear the entire risk of any loss, theft, damage to, or destruction of, any of the Collateral from any cause whatsoever.

  
 (b) Debtor agrees to keep the Collateral insured against loss
or damage by fire and extended coverage perils, theft, burglary, and for any or all Collateral which are vehicles, for risk of loss by collision, and if requested by Secured Party, against such other risks as Secured Party may reasonably require.
The insurance coverage shall be in an amount no less than the full replacement value of the Collateral, and deductible amounts, insurers and policies shall be acceptable to Secured Party. Debtor shall deliver to Secured Party policies or
certificates of insurance evidencing such coverage. Each policy shall name Secured Party as a loss payee, shall provide for coverage to Secured Party regardless of breach by Debtor of any warranty or representation made therein, shall not be subject
to co-insurance, and shall provide that coverage may not be canceled or altered by the insurer except upon thirty (30) days prior written notice to Secured Party. Debtor appoints Secured Party as its attorney-in-fact to make proof of loss, claim for
insurance and adjustments with insurers, and to receive payment of and execute or endorse all documents, checks or drafts in connection with insurance payments. Secured Party shall not act as Debtor’s attorney-in-fact unless Debtor is in
default. Proceeds of insurance shall be applied, at the option of Secured Party, to repair or replace the Collateral or to reduce any of the Indebtedness. 
  

	5.	REPORTS. 

  
 (a) Debtor shall promptly notify Secured Party of (i) any change in the name of Debtor, (ii) any relocation of its chief executive officers, (iii) any
relocation of any of the Collateral, (iv) any of the Collateral being lost, stolen, missing, destroyed, materially damaged or worn out, or (v) any lien, claim or encumbrance other than Permitted Liens attaching to or being made against any of the
Collateral. 
  
 (b) Debtor will deliver to Secured Party
Debtor’s complete financial statements, certified by a recognized firm of certified public accounts, within ninety (90) days of the close of each fiscal year of Debtor. If Secured Party requests, Debtor will deliver to Secured Party copies of
Debtor’s quarterly financial reports certified by Debtor’s chief financial officer, within ninety (90) days after the close of Debtor’s fiscal quarter. Debtor will deliver to Secured Party copies of all Forms 10-K and 10-Q, if any,

  

 4 

 
within 30 days after the dates on which they are filed with the Securities and Exchange Commission. 
  

	6.	FURTHER ASSURANCES. 

  
 (a) Debtor shall, upon request of Secured Party, furnish to Secured Party such further information, execute and deliver to Secured Party such documents
and instruments (including, without limitation, Uniform Commercial Code financing statements) and shall do such other acts and things as Secured Party may at any time reasonably request relating to the perfection or protection of the security
interest created by this Agreement or for the purpose of carrying out the intent of this Agreement. Without limiting the foregoing, Debtor shall cooperate and do all acts deemed necessary or advisable by Secured Party to continue in Secured Party a
perfected first security interest in the Collateral, and shall obtain and furnish to Secured Party any subordination, releases, landlord, lessor, or mortgage waivers, and similar documents as may be from time to time requested by, and in form and
substances satisfactory to Secured Party. 
  
 (b) Debtor
irrevocably grants to Secured Party the powers to sign Debtor’s name and generally to act on behalf of Debtor to execute and file applications for title, transfers of title, financing statements, notices of lien and other documents pertaining
to any or all of the Collateral; this power is coupled with Secured Party’s interest in the Collateral. Debtor shall, if any certificate of title be required or permitted by law for any of the Collateral, obtain and promptly deliver to Secured
Party such certificate showing the lien of this Agreement with respect to the Collateral. 
  
 (c) Debtor shall indemnify and defend the Secured Party, its successors and assigns, and their respective directors, officers and employees from, and against all claims, actions and suits (including without
limitation, related attorneys’ fees) of any kind whatsoever arising, directly or indirectly, in connection with any of the Collateral. 
  

	7.	DEFAULT AND REMEDIES. 

  
 (a) Debtor shall be in default under this Agreement and each of the other Debt Documents if: 
  
 (i) Debtor breaches its obligation to pay when due any
installment or other amount due or coming due under any of the Debt Documents; 
  
 (ii) Debtor, without the prior written consent of Secured Party, attempts to or does sell, rent, lease, mortgage, grant a security
interest in, or otherwise transfer or encumber (except for Permitted Liens) any of the Collateral; 
  
 (iii) Debtor breaches any of its insurance obligations under Section 4; 
  

 5 

 (iv) Debtor breaches any of its obligations under any of the Debt Documents and fails to
cure that breach within thirty (30) days after written notice from Secured Party; 
  
 (v) Any warranty, representation or statement made by Debtor in any of the Debt Documents or otherwise in connection with any of the
Indebtedness shall be false or misleading in any material respect; 
  
 (vi) Any of the Collateral is subjected to attachment, execution, levy, seizure or confiscation in any legal proceeding or otherwise, of if any legal or administrative proceeding is commenced against Debtor or any of
the Collateral, which in the good faith judgment of Secured Party subjects any of the Collateral to a material risk of attachment, execution, levy, seizure or confiscation and no bond is posted or protective order obtained to negate such risk;

  
 (vii) Debtor breaches or is in default under
any other agreement between Debtor and Secured Party. 
  
 (viii) Debtor or any guarantor or other obligor for any of the Indebtedness (collectively, “Guarantor”) dissolves, terminates its existence, becomes insolvent or ceases to do business as a going concern; 
  
 (ix) If Debtor or any Guarantor is a natural person, Debtor
or any such Guarantor dies or becomes incompetent; 
  
 (x) A receiver is appointed for all or any part of the property of Debtor or any Guarantor, or Debtor or any Guarantor makes any assignment for the benefit of creditors; or 
  
 (xi) Debtor or any Guarantor files a petition under ay bankruptcy, insolvency or similar law, or any such
petition is filed against Debtor or any Guarantor and is not dismissed within forty-five (45) days. 
  
 (b) If Debtor is in default, the Secured Party, at its option, may declare any or all of the Indebtedness to be immediately due and payable, without
demand or notice to Debtor or any Guarantor. The accelerated obligations and liabilities shall bear interest (both before and after any judgment) until paid in full at the lower of eighteen percent (18%) per annum or the maximum rate not prohibited
by applicable law. 
  
 (c) After default, Secured Party shall have
all the rights and remedies of a Secured Party under the Uniform Commercial Code, and under any other applicable law. Without limiting the foregoing, Secured Party shall have the right to (i) notify any account of Debtor or any obligor on any
instrument which constitutes part of the Collateral to make payment to the Secured Party; (ii) with or without legal process, enter any premises where the Collateral may be and take possession of and remove the 

  

 6 

 
Collateral from the premises or store it on the premises; (iii) sell the Collateral at public or private sale, in whole or in part, and have the right to bid
and purchase at said sale, or (iv) lease or otherwise dispose of all or part of the Collateral, applying proceeds from such disposition to the obligations then in default. If requested by Secured Party, Debtor shall promptly assemble the Collateral
and make it available to Secured Party at a place to be designated by Secured Party which is reasonably convenient to both parties. Secured Party may also render any or all of the Collateral unusable at the Debtor’s premises and may dispose of
such Collateral on such premises without liability for rent or costs. Any notice that Secured Party is required to give to Debtor under the Uniform Commercial Code of the time and place of any public sale or the time after which any private sale or
other intended disposition of the Collateral is to be made shall be deemed to constitute reasonable notice if such notice is given to the last known address of Debtor at least five (5) days prior to such action. 
  
 (d) Proceeds from any sale or lease or other disposition shall be applied:
first, to all costs of repossession, storage, and disposition including without limitation attorneys’, appraisers’ and auctioneers’ fees; second, to discharge the obligations then in default; third, to discharge any other Indebtedness
of Debtor to Secured Party, whether as obligor, endorser, guarantor, surety or indemnitor; fourth, to expenses incurred in paying or setting liens and claims against the Collateral; and lastly, to Debtor, if there exists any surplus. Debtor shall
remain fully liable for any deficiency. 
  
 (e) Debtor agrees to
pay all reasonable attorneys’ fees and other costs incurred by Secured Party in connection with the enforcement, assertion, defense or preservation of Secured Party’s rights and remedies under this Agreement, or if prohibited by law, such
lesser sum as may be permitted. Debtor further agrees that such fees and costs shall constitute Indebtedness. 
  
 (f) Secured Party’s rights and remedies under this Agreement or otherwise arising are cumulative and may be exercised singularly or concurrently.
Neither the failure nor any delay on the part of the Secured Party to exercise any right, power or privilege under this Agreement shall operate as a waiver, nor shall any single or partial exercise of any right, power or privilege preclude any other
or further exercise of that or any other right, power or privilege. SECURED PARTY SHALL NOT BE DEEMED TO HAVE WAIVED ANY OF ITS RIGHTS UNDER THIS AGREEMENT OR UNDER ANY OTHER AGREEMENT, INSTRUMENT OR PAPER SIGNED BY DEBTOR UNLESS SUCH WAIVER IS
EXPRESSED IN WRITING AND SIGNED BY SECURED PARTY. A waiver on any occasion shall not be construed as a bar to or waiver of any right or remedy on any future occasion. 
  
 (g) DEBTOR AND SECURED PARTY UNCONDITIONALLY WAIVE THEIR RIGHTS TO A JURY TRIAL OF ANY CLAIM OR CAUSE OF ACTION BASED UPON
OR ARISING OUT OF THIS AGREEMENT, ANY OF THE OTHER DEBT DOCUMENTS, ANY OF THE INDEBTEDNESS SECURED HEREBY, ANY 

  

 7 

 
DEALINGS BETWEEN DEBTOR AND SECURED PARTY RELATING TO THE SUBJECT MATTER OF THIS TRANSACTION OR ANY RELATED TRANSACTIONS AND/OR THE RELATIONSHIP THAT IS
BEING ESTABLISHED BETWEEN DEBTOR AND SECURED PARTY. THE SCOPE OF THIS WAIVER IS INTENDED TO BE ALL ENCOMPASSING OF ANY AND ALL DISPUTES THAT MAY BE FILED IN ANY COURT. THIS WAIVER IS IRREVOCABLE. THIS WAIVER MAY NOT BE MODIFIED EITHER ORALLY OR IN
WRITING. THE WAIVER ALSO SHALL APPLY TO ANY SUBSEQUENT AMENDMENTS, RENEWALS, SUPPLEMENTS OR MODIFICATIONS TO THIS AGREEMENT, ANY OTHER DEBT DOCUMENTS, OR TO ANY OTHER DOCUMENTS OR AGREEMENTS RELATING TO THIS TRANSACTION OR ANY RELATED TRANSACTION.
THIS AGREEMENT MAY BE FILED AS A WRITTEN CONSENT TO A TRIAL BY THE COURT. 
  

	8.	MISCELLANEOUS. 

  
 (a) This Agreement, any Note and/or any of the other Debt Documents may be assigned, in whole or in part, by Secured Party without notice to Debtor, and
Debtor agrees not to assert against any such assignee, or assignee’s assigns, any defense, set-off, recoupment claim or counterclaim which Debtor has or may at any time have against Secured Party for any reason whatsoever. Debtor agrees that if
Debtor receives written notice of an assignment from Secured Party, Debtor will pay all amounts payable under any assigned Debt Documents to such assignee or as instructed by Secured Party. Debtor also agrees to confirm in writing receipt of the
notice of assignment as may be reasonably requested by assignee. 
  
 (b) All notices to be given in connection with this Agreement shall be in writing, shall be addressed to the parties at their respective addresses set forth in this Agreement (unless and until a different address may be specified in a
written notice to the other party), and shall be deemed given (i) on the date of receipt if delivered in hand or by facsimile transmission, (ii) on the next business day after being sent by express mail, and (iii) on the fourth business day after
being sent by regular, registered or certified mail. As used herein, the term “business day” shall mean and include any day other than Saturdays, Sundays or other days on which commercial banks in New York, New York are required or
authorized to be closed. 
  
 (c) Secured Party may correct patent
errors and fill in all blanks in this Agreement or in any Collateral Schedule consistent with the agreement of the parties. 
  
 (d) Time is of the essence of this Agreement. This Agreement shall be binding, jointly and severally, upon all parties described as the “Debtor”
and their respective heirs, executors, representatives, successors and assigns, and shall inure to the benefit of Secured Party, its successors and assigns. 
  

 8 

 (e) This Agreement and its Collateral Schedules constitute the entire agreement between the parties with
respect to the subject matter of this Agreement and supersede all prior understandings (whether written, verbal or implied) with respect to such subject matter. THIS AGREEMENT AND ITS COLLATERAL SCHEDULES SHALL NOT BE CHANGED OR TERMINATED ORALLY OR
BY COURSE OF CONDUCT, BUT ONLY BY A WRITING SIGNED BY BOTH PARTIES. Section headings contained in this Agreement have been included for convenience only, and shall not affect the construction or interpretation of this Agreement. 
  
 (f) This Agreement shall continue in full force and effect until all of the
Indebtedness has been indefeasibly paid in full to Secured Party. The surrender, upon payment or otherwise, of any Note or any of the other documents evidencing any of the Indebtedness shall not affect the right of Secured Party to retain the
Collateral for such other Indebtedness as may then exist or as it may be reasonably contemplated will exist in the future. This Agreement shall automatically be reinstated if Secured Party is ever required to return or restore the payment of all or
any portion of the Indebtedness (all as though such payment had never been made). 
  
 (g) THIS AGREEMENT AND THE RIGHTS AND OBLIGATIONS OF THE PARTIES HEREUNDER SHALL IN ALL RESPECTS BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH, THE INTERNAL LAWS OF THE STATE OF CONNECTICUT (WITHOUT REGARD TO THE
CONFLICTS OF LAWS PRINCIPLES OF SUCH STATE), INCLUDING ALL MATTERS OF CONSTRUCTION, VALIDITY AND PERFORMANCE, REGARDLESS OF THE LOCATION OF THE EQUIPMENT. 
  
 IN WITNESS WHEREOF, Debtor and Secured Party, intending to be legally bound hereby, have duly executed this Agreement in one or more counterparts,
each of which shall be deemed to be an original, as of the day and year first aforesaid. 
  

									
	 SECURED PARTY:
	 	 	 	 DEBTOR:

			
	General Electric Capital Corporation	 	 	 	Xcyte Therapies, Inc.
					
	By:	 	 /s/ Barbara B. Kaiser
	 	 	 	By:	 	 /s/ Ronald Jay Berenson

	 Name:
	 	 Barbara B. Kaiser
	 	 	 	 Name:
	 	 Ronald Jay Berenson

	 Title:
	 	 EVP/General Manager
	 	 	 	 Title:
	 	 President and CEO

  

 9

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