Document:

Deed of Trust, N. Sylvania Ave, Fort Worth, TX

 EXHIBIT 10.55 
  
 THIS DOCUMENT WAS PREPARED 
 BY AND WHEN RECORDED, RETURN 
 BY MAIL TO: 
  
 Franklin L. Simpson, Esq. 
 Milbank, Tweed, Hadley & McCloy LLP 
 1 Chase Manhattan Plaza 
 New York, NY 10005-1413 
  
 DEED OF TRUST, ASSIGNMENT OF LEASES AND RENTS, 
 SECURITY AGREEMENT AND FIXTURE FILING 
  
 DEED OF TRUST, ASSIGNMENT OF LEASES AND RENTS, SECURITY AGREEMENT AND FIXTURE FILING dated April 27, 2004 (together with any amendments or
modifications hereto in effect from time to time, the “Deed of Trust”), by STYROCHEM U.S., LTD., a Texas limited partnership, successor by conversion to StyroChem U.S., Inc., a Texas corporation, having an address c/o Radnor
Holdings Corporation, Three Radnor Corporate Center, Suite 300, 100 Matsonford Road, Radnor, Pennsylvania 19087 (“Grantor”) in favor of COMMONWEALTH LAND TITLE OF FORT WORTH, INC., having an address at 777 Taylor Street,
Suite 902, Fort Worth, TX 76102 (the “Trustee”) for the benefit of WACHOVIA BANK, NATIONAL ASSOCIATION, having an address of 123 South Broad Street, 11th Floor, PA1249, Philadelphia, Pennsylvania 19109, Attention: Corporate
Trust Administration, in its capacity as collateral agent (together with its successors and assigns in such capacity, “Beneficiary”). 
  
 WITNESSETH: 
  
 WHEREAS, Radnor Holdings Corporation, as issuer (the “Company”), has issued and sold to certain note purchasers for which
Beneficiary acts as collateral agent the Company’s Senior Secured Floating Rate Notes Due 2009 (together with all modifications, increases, renewals, substitutions or extensions thereof, the “Notes”) in an aggregate principal
amount not exceeding seventy million dollars ($70,000,000) pursuant to that certain Indenture, of even date herewith (the “Indenture”), between the Company, the Company’s subsidiaries that provide guarantees under the Indenture
(the “Guarantors”), and Wachovia Bank, National Association, as trustee; 
  
 WHEREAS, the Company, the Guarantors, and Beneficiary, as collateral agent, have entered into that certain Security Agreement (the “Security Agreement”) dated as of the date hereof pursuant to
which the Company and the Guarantors have granted a security interest in, and undertaken obligations with respect to, certain collateral and other property described therein; 
  
 WHEREAS, Grantor is the owner of fee simple title to certain tract of land located at 3607 North Sylvania Avenue, in
the City of Fort Worth, County of Tarrant, State of Texas, as more particularly described in Schedule“A” attached hereto and made a part hereof (the “Real Estate”); 
  

 WHEREAS, pursuant to the Indenture, the Guarantors have unconditionally guaranteed the repayment
of the indebtedness evidenced and represented by the Notes (the “Indebtedness”), as well as the payment, performance, observance and discharge by the Company of all obligations, covenants, conditions and agreements made by the
Company to, with, in favor of and for the benefit of Beneficiary or any of the Secured Parties under the Indenture and the Other Documents (as defined below); 
  

WHEREAS, Beneficiary and the Secured Parties, as a condition precedent to the transactions contemplated by the Indenture, have required that
Grantor execute and deliver this Deed of Trust to the Trustee for the benefit of Beneficiary; and 
  
 WHEREAS, Grantor is one of the Guarantors and Grantor will directly and substantially benefit from the transactions contemplated by the Indenture.

  
 GRANTING CLAUSES 
  
 NOW, THEREFORE, to secure to Secured Parties (i) the payment or
performance and discharge of all sums due under this Deed of Trust; (ii) the payment or performance and discharge of all terms, conditions and covenants, including the Secured Obligations, set forth in the Indenture and the Other Documents; and
(iii) the payment or performance and discharge of all other obligations or indebtedness of Grantor, the Company, or the other Guarantors to Beneficiary or Secured Parties of whatever kind or character and whenever borrowed or incurred under the
Indenture or the Other Documents, including without limitation, principal, interest (as the same may vary in accordance with the terms of the Indenture), fees, late charges and expenses, including attorneys’ fees (subsections (i), (ii) and
(iii) collectively, the “Liabilities”), Grantor DOES HEREBY GRANT, BARGAIN, SELL, CONVEY, TRANSFER, ASSIGN, MORTGAGE and SET OVER to Trustee, his/her substitutes and assigns, for the benefit of Beneficiary and Secured
Parties, all right, title and interest of Grantor in and to the following (collectively, the “Property”): 
  
 (A) The Real Estate; 
  
 (B) Any and all buildings and improvements now or hereafter erected on, under or over the Real Estate (the “Improvements”); 

 
 (C) Any and all fixtures, machinery, equipment and other articles of real,
personal or mixed property, belonging to Grantor, at any time now or hereafter installed in, attached to or situated in or upon the Real Estate, or the Improvements, or used or intended to be used in connection with the Real Estate, or in the
operation of the Improvements, plant, business or dwelling situate thereon, whether or not such real, personal or mixed property is or shall be affixed thereto, and all replacements, substitutions and proceeds of the foregoing (all of the foregoing
herein called the “Service Equipment”), including without limitation: (i) all appliances, furniture and furnishings; all articles of interior decoration, floor, wall and window coverings; all office, restaurant, bar, kitchen and
laundry fixtures, utensils, appliances and equipment; all supplies, tools and accessories; all storm and screen windows, shutters, doors, decorations, awnings, shades, blinds, signs, trees, shrubbery and other plantings; (ii) all building service
fixtures, machinery and equipment of any kind whatsoever; all lighting, heating, ventilating, air conditioning, refrigerating, sprinkling, plumbing, security, irrigating, cleaning, incinerating, waste disposal, communications, alarm, fire prevention
and extinguishing systems, fixtures, apparatus, machinery and equipment; all elevators, escalators, lifts, cranes, hoists and platforms; all pipes, conduits, pumps, boilers, tanks, motors, engines, furnaces and compressors; 

  

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all dynamos, transformers and generators; (iii) all building materials, building machinery and building equipment delivered on site to the Real Estate during
the course of, or in connection with any construction or repair or renovation of the Improvements; (iv) all parts, fittings, accessories, accessions, substitutions and replacements therefor and thereof; and (v) all files, books, ledgers, reports and
records relating to any of the foregoing; 
  
 (D) Any and all
leases, subleases, tenancies, licenses, occupancy agreements or agreements to lease all or any portion of the Real Estate, Improvements, Service Equipment or all or any other portion of the Property and all extensions, renewals, amendments,
modifications and replacements thereof, and any options, rights of first refusal or guarantees relating thereto (collectively, the “Leases”); all rents, income, receipts, revenues, security deposits, escrow accounts, reserves,
issues, profits, awards and payments of any kind payable under the Leases or otherwise arising from the Real Estate, Improvements, Service Equipment or all or any other portion of the Property including, without limitation, minimum rents, additional
rents, percentage rents, parking, maintenance and deficiency rents (collectively, the “Rents”); all of the following personal property to the extent assignable (collectively referred to as the “Contracts”): all
accounts, general intangibles and contract rights (including any right to payment thereunder, whether or not earned by performance) of any nature relating to the Real Estate, Improvements, Service Equipment or all or any other portion of the
Property or the use, occupancy, maintenance, construction, repair or operation thereof; all management agreements, franchise agreements, utility agreements and deposits, building service contracts, maintenance contracts, construction contracts and
architect’s agreements; all maps, plans, surveys and specifications; all warranties and guaranties; all permits, licenses and approvals; and all insurance policies, books of account and other documents, of whatever kind or character, relating
to the use, construction upon, occupancy, leasing, sale or operation of the Real Estate, Improvements, Service Equipment or all or any other portion of the Property; 
  
 (E) Any and all estates, rights, tenements, hereditaments, privileges, easements, reversions, remainders and appurtenances
of any kind benefiting or appurtenant to the Real Estate, Improvements or all or any other portion of the Property; all means of access to and from the Real Estate, Improvements or all or any other portion of the Property, whether public or private;
all streets, alleys, passages, ways, water courses, water and mineral rights relating to the Real Estate, Improvements or all or any other portion of the Property; all rights of Grantor as declarant or unit owner under any declaration of condominium
or association applicable to the Real Estate, Improvements or all or any other portion of the Property including, without limitation, all development rights and special declarant rights; and all other claims or demands of Grantor, either at law or
in equity, in possession or expectancy of, in, or to the Real Estate, Improvements or all or any other portion of the Property (all of the foregoing described in this subsection E herein called the “Appurtenances”); and 

 
 (F) Any and all “proceeds” of any of the above-described Real
Estate, Improvements, Service Equipment, Leases, Rents, Contracts and Appurtenances, which term “proceeds” shall have the meaning given to it in the Uniform Commercial Code, as amended, (the “Code”) of the State in which
the Real Estate is located (collectively, the “Proceeds”) and shall additionally include whatever is received upon the use, lease, sale, exchange, transfer, collection or other utilization or any disposition or conversion of any of
the Real Estate, Improvements, Service Equipment, Leases, Rents, Contracts and Appurtenances, voluntary or involuntary, whether cash or non-cash, including, subject to the terms of this Deed of Trust, proceeds of insurance and condemnation awards,
rental or lease payments, accounts, chattel paper, instruments, documents, contract rights, general intangibles, equipment and inventory. 
  

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 TO HAVE AND TO HOLD the above granted and conveyed Property unto and to the proper use and benefit
of Trustee, its successors and assigns, in trust, forever, to secure the payment and performance of the Liabilities. 
  
 IN TRUST, WITH THE POWER OF SALE, to secure payment and performance to Beneficiary of the Liabilities at the time and in the manner provided for
its payment in the Indenture and in this Deed of Trust. 
  
 PROVIDED, HOWEVER, these presents are upon the express condition that, if Grantor shall well and truly perform and pay to Beneficiary the Liabilities at the time and in the manner provided in the Indenture, this Deed of Trust and the
Other Documents, and shall well and truly perform the Liabilities as set forth in the Indenture, this Deed of Trust and the Other Documents and shall well and truly abide by and comply with each and every covenant and condition set forth herein and
in the Indenture and the Other Documents, these presents and the estate hereby granted shall cease, terminate and be void and Beneficiary shall release the lien and security interest created by this Deed of Trust upon the request of and at the sole
cost and expense of Grantor; provided, however, that any obligation of Grantor to indemnify and hold harmless Beneficiary pursuant to the Indenture, this Deed of Trust and/or the Other Documents, to the extent specified herein or therein to survive,
and any other obligation that is specifically agreed to survive such full repayment, performance and release and shall survive any such payment, performance or release. 
  
 All capitalized terms not otherwise defined herein shall have the meaning ascribed to them in the Security Agreement. To the
extent of any inconsistency between the terms hereof and the terms of the Security Agreement, the terms of the Security Agreement shall control, except that with respect to the remedies of a Trustee under the law of the State of Texas, the terms of
this Deed of Trust shall govern; provided, however, that Grantor and Trustee expressly agree that no conflict shall be deemed to exist where one document imposes a stricter obligation than another, so long as compliance with the
stricter obligation does not make compliance with the less strict obligation impossible. This Deed of Trust, the Security Agreement, the other Collateral Documents (as defined in the Indenture) and any other instrument given to evidence or further
secure the payment and performance of any of the Liabilities are sometimes hereinafter collectively referred to as the “Other Documents”. 
  
 The present principal amount of the Liabilities secured hereby is $70,000,000; the maximum principal amount, including present and future Liabilities,
which may be secured hereby at any one time is $70,000,000, plus interest, plus any disbursements and taxes and insurance on the Property and any other sums advanced in accordance with the terms hereof or the Indenture or any of the Other Documents
to protect the security of this Deed of Trust, the Indenture or any of the Other Documents, plus interest on such disbursements and advances at the rates set forth in the Indenture (the “Secured Amount”). For purposes of this
Deed of Trust, so long as the aggregate principal balance of the Liabilities outstanding equals or exceeds the Secured Amount, the amount of the Liabilities secured by this Deed of Trust shall at all times equal only the Secured Amount. The Secured
Amount shall be reduced only by the last and final sums that are repaid with respect to the Liabilities so as to make the aggregate principal balance of the Liabilities equal to an amount less than the Secured Amount, and shall not be reduced by any
intervening repayments of the Liabilities. 
  

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 AND Grantor covenants and agrees with and represents to Trustee as follows: 
  
 1. FUTURE ADVANCES; PROTECTION OF PROPERTY. This Deed of Trust shall secure any
additional loans as well as any and all present or future advances and re-advances under the Indenture or any other Liabilities made by Beneficiary or any Secured Party to or for the benefit of Grantor, the Company, the other Guarantors or the
Property, including, without limitation: (a) principal, interest, late charges, fees and other amounts due under the Indenture, the Other Documents or this Deed of Trust; (b) all advances by Beneficiary to Grantor or any other person to pay costs of
erection, construction, alteration, repair, restoration, maintenance and completion of any Improvements; (c) all advances made or costs incurred by Beneficiary for the payment of real estate taxes, assessments or other governmental charges,
maintenance charges, insurance premiums, appraisal charges, environmental inspection, audit, testing or compliance costs, and costs incurred by Beneficiary for the enforcement and protection of the Property or the lien of this Deed of Trust; and (d)
all legal fees, costs and other expenses incurred by Beneficiary and/or Trustee by reason of any default or otherwise in connection with the Liabilities. Grantor agrees that if, at any time during the term of this Deed of Trust or following a
foreclosure hereof (whether before or after the entry of a judgment of foreclosure), Grantor fails to perform or observe any covenant or obligation under this Deed of Trust including, without limitation, payment of any of the foregoing, Trustee may
(but shall not be obligated to) take such steps as are reasonably necessary to remedy any such nonperformance or nonobservance and provide payment thereof. All amounts advanced by Trustee or Beneficiary shall be added to the amount secured by this
Deed of Trust (and, if advanced after the entry of a judgment of foreclosure, by such judgment of foreclosure), and shall be due and payable on demand, together with interest at the rate borne by the Securities, such interest to be calculated from
the date of such advance to the date of repayment thereof. 
  
 2.
REPRESENTATIONS, WARRANTIES AND COVENANTS. 
  
 2.1.
Payment and Performance. Grantor shall (a) pay all sums required to be paid by Grantor under the Indenture and the Other Documents, in accordance with their stated terms and conditions; (b) perform and comply with all terms, conditions
and covenants set forth in the Indenture and each of the Other Documents by which Grantor is bound; and (c) perform and comply with all of Grantor’s obligations and duties as landlord under any Leases. 
  
 2.2. Seisin and Warranty. Grantor hereby warrants that (a)
Grantor is seized of an indefeasible estate in fee simple in, and warrants the title to, the Real Estate and the Improvements subject only to those exceptions more particularly described in the marked up title commitment GF No. 2311000013 issued by
Commonwealth Land Title Insurance Company and accepted by Beneficiary in connection with this transaction (the “Permitted Exceptions”); (b) Grantor has the right, full power and lawful authority to warrant, grant, bargain, sell,
convey, transfer, assign and set over the same to Trustee in the manner and form set forth herein; and (c) this Deed of Trust is a valid and enforceable first lien on the Property. Grantor hereby covenants that Grantor shall (a) preserve such title
and the validity and priority of the lien of this Deed of Trust and shall forever warrant and defend the same, subject to the Permitted Exceptions, to Trustee against all lawful claims whatsoever; and (b) execute, acknowledge and deliver all such
further documents or assurances as may at any time hereafter be required by Deed of Trust to protect fully the lien of this Deed of Trust. 
  

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 2.3. Insurance. 
  
 (a) Grantor shall obtain and maintain at all times throughout the term of this Deed of Trust the following
insurance: (i) insurance in accordance with the terms of the Indenture; (ii) “All-Risk” fire and extended coverage hazard insurance (non-reporting Commercial Property Policy with Special Cause of Loss form) covering the Property in an
aggregate amount not less than 100% of the agreed upon full insurable replacement value of the tangible Property, including coverage for loss of rents or business interruption and excluding roads, foundations, parking areas, walkways and like
improvements to the extent customarily excluded from policies being issued by insurers of similarly situated properties; (iii) during the course of any construction, reconstruction, remodeling or repair of any Improvements, builders’ all-risk
extended coverage insurance (non-reporting Completed Value with Special Cause of Loss form) in amounts based upon the completed replacement value of the Improvements (excluding roads, foundations, parking areas, paths, walkways and like
improvements) and endorsed to provide that occupancy by any person shall not void such coverage; and (iv) if the Improvements are required to be insured pursuant to the National Flood Insurance Reform Act of 1994, and the regulations promulgated
thereunder, flood insurance in an amount at least equal to the lesser of the agreed upon full insurable replacement value of the Improvements or the maximum limit of coverage available. 
  
 (b) Each insurance policy required under this Section shall: (i) be written by an insurance company
authorized or licensed to do business in the state within which the Real Estate is located having an Alfred M. Best Company, Inc. rating of “A-” or higher and a financial size category of not less than IX; (ii) be for terms of a least one
year, with premium prepaid; (iii) be subject to the reasonable approval of Beneficiary as to insurance companies, amounts, content, forms of policies and expiration dates; and (iv) name Beneficiary, Trustee, their successors and assigns: (1) as
additional insureds under all liability insurance policies, and (2) as the first mortgagee, under a standard non-contributory mortgagee clause, on all property insurance policies and all loss of rents or loss of business income insurance policies.

  
 (c) Grantor further agrees that each
insurance policy: (i) shall provide at least thirty (30) days’ prior written notice to Beneficiary prior to any policy reduction or cancellation for any reason; (ii) shall contain an endorsement or agreement by the insurer that any loss shall
be payable to Beneficiary in accordance with the terms of such policy notwithstanding any act or negligence of Grantor which might otherwise result in forfeiture of such insurance; (iii) shall waive all rights of setoff, counterclaim, deduction or
subrogation against Grantor; and (iv) shall exclude Beneficiary from the operation of any coinsurance clause. 
  
 (d) On or before the date hereof, Grantor will deliver to Beneficiary certificates of insurance reasonably satisfactory to Beneficiary
evidencing the existence of all insurance required to be maintained by Grantor hereunder setting forth the respective coverages, limits of liability, carrier, policy number and period of coverage and showing that such insurance will remain in effect
through the December 31 falling at least six months after the date hereof, subject only to the payment of premiums as they become due, together with an Officers Certificate stating that such insurance complies with the provisions hereof. At least
thirty (30) days prior to the expiration of any insurance policy, Grantor shall furnish evidence satisfactory to Beneficiary that such policy has been renewed or replaced or is no longer required. Nothing in this Section 2.3 shall be deemed
to limit in any respect the obligations of the Grantor under any applicable provision of the Security Agreement. 
  

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 2.4. Transfer of Title. Except as expressly provided in the Indenture, without the prior
written consent of Beneficiary in each instance, Grantor shall not cause or permit any transfer of the Property or any part thereof, whether voluntarily, involuntarily (other than by reason of condemnation) or by operation of law, nor shall Grantor
enter into any agreement or transaction to transfer, or accomplish in form or substance a transfer, of the Property. A “transfer” of the Property includes: (a) the direct or indirect sale, transfer or conveyance of the Property or
any portion thereof or interest therein; (b) the execution of an installment sale contract or similar instrument affecting all or any portion of the Property; (c) if Grantor, or any general partner or member of Grantor, is a corporation,
partnership, limited liability company or other business entity, the transfer (whether in one transaction or a series of transactions) of any stock, partnership, limited liability company or other ownership interests in such corporation,
partnership, limited liability company or entity other than the transfer of any such interest between or among the members of Grantor, or to the estate of its current owner, upon the death of such owner; (d) if Grantor, or any general partner or
member of Grantor, is a corporation, the creation or issuance of new stock by which an aggregate of more than 10% of such corporation’s stock shall be vested in a party or parties who are not now stockholders; and (e) an agreement by Grantor
leasing all or a substantial part of the Property for other than actual occupancy by a space tenant thereunder or a sale, assignment or other transfer of or the grant of a security interest in and to any Leases. 
  
 2.5. No Encumbrances. Except as permitted in the Indenture and
for the Permitted Exceptions, Grantor shall not create or permit to exist any mortgage, deed of trust, pledge, lien, security interest (including, without limitation, a purchase money security interest), encumbrance, attachment, levy, distraint or
other judicial process on or against the Property or any part thereof (including, without limitation, fixtures and other personalty), whether superior or inferior to the lien of this Deed of Trust. 
  
 2.6. Removal of Fixtures. Except as permitted in the Indenture
or the Security Agreement, Grantor shall not remove or permit to be removed from the Real Estate any fixtures presently or in the future owned by Grantor as the term “fixtures” is defined by the law of the state where the Property is
located (unless such fixtures have been replaced with similar fixtures of equal or greater utility and value). 
  
 2.7. Compliance with Applicable Laws. Grantor agrees to observe, conform and comply, and to cause its tenants to observe, conform and comply
in all material respects with all applicable federal, state, county, municipal and other governmental or quasi-governmental laws, rules, regulations, ordinances, codes, requirements, covenants, conditions, orders, licenses, permits, approvals and
restrictions, including without limitation, Environmental Laws (as defined below) and the Americans with Disabilities Act of 1990 (collectively, the “Legal Requirements”), now or hereafter affecting all or any part of the Property,
its occupancy or the business or operations now or hereafter conducted thereon and the personalty contained therein, within such time as required by such Legal Requirements to the extent the non-observance, non-conformance or non-compliance with the
Legal Requirements could have a Material Adverse Effect. Grantor represents and warrants that the Property currently is in compliance in all material respects with all Legal Requirements applicable to the Property. 
  
 2.8. Damage, Destruction and Condemnation. 
  
 (a) If all or any part of the Property shall be damaged or
destroyed, or if title to or the temporary use of the whole or any part of the Property shall be taken or condemned by a 

  

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competent authority for any public or quasi-public use or purpose, subject to the terms of the Indenture, there shall be no abatement or reduction in the
amounts payable by Grantor under the Indenture and Grantor shall continue to be obligated to make such payments. 
  
 (b) If all or any part of the Property is partially or totally damaged or destroyed, Grantor shall give prompt notice thereof to
Beneficiary, and Beneficiary may make proof of loss if not made promptly by Grantor. Grantor hereby authorizes and directs any affected insurance company to make payment in excess of $500,000 under such insurance, including return of unearned
premiums, to Beneficiary instead of to Grantor and Beneficiary jointly, and Grantor appoints Beneficiary as Grantor’s attorney-in-fact to endorse any draft thereof, which appointment, being for security, is coupled with an interest and
irrevocable. Beneficiary is hereby authorized and empowered by Grantor to settle, adjust or compromise, any claim for loss, damage or destruction to the Property if Grantor does not promptly settle, adjust or compromise such claim. Grantor shall pay
all costs of collection of insurance proceeds payable on account of such damage or destruction. Grantor shall have no claim against the insurance proceeds, or be entitled to any portion thereof, and all rights to the insurance proceeds are hereby
assigned to Beneficiary as security for payment of the Liabilities. Beneficiary and Grantor shall pay or apply all or any part of the insurance proceeds in accordance with the terms of the Indenture. 
  
 (c) Promptly upon obtaining knowledge of the institution of
any proceeding for the condemnation of all or any part of the Property, Grantor shall give notice to Beneficiary. Grantor shall, at its sole cost and expense, diligently prosecute any such proceeding and shall consult with Beneficiary, its attorneys
and experts, and shall cooperate with it in the defense of any such proceeding. Beneficiary may participate in any such proceeding and Grantor shall from time to time deliver to Beneficiary all instruments requested by it to permit such
participation. Grantor shall not, without Beneficiary’s prior written consent in accordance with the Indenture, enter into any agreement (i) for the taking or conveyance in lieu thereof of all or any part of the Property, or (ii) to compromise,
settle or adjust any such proceeding. All awards and proceeds of condemnation in excess of $500,000 are hereby assigned to Beneficiary and Grantor, upon request by Beneficiary, agrees to make, execute and deliver any additional assignments or
documents necessary from time to time to enable Beneficiary to collect the same. Such awards and proceeds shall be paid or applied by Beneficiary and Grantor, in accordance with the applicable provisions of the Indenture. 
  
 (d) Nothing herein shall relieve Grantor of its duty to
repair, restore, rebuild or replace the Property following damage or destruction or partial condemnation if no or inadequate insurance proceeds or condemnation awards are available to defray the cost of repair, restoration, rebuilding or
replacement. 
  
 (e) Nothing in this Section 2.8
shall be deemed to limit in any respect the obligations of the Grantor under any applicable provision of the Indenture or Other Collateral Documents. In the event of any conflict between the terms of this Section 2.8 and the terms of the Indenture,
the term of the Indenture shall apply. 
  
 2.9. Required
Notices. Grantor shall notify Beneficiary within five (5) days of: (a) receipt of any notice from any governmental or quasi-governmental authority relating to the structure, use or occupancy of the Property or alleging a violation of any
Legal Requirement; (b) a substantial change in the occupancy or use of all or any part of the Property; (c) receipt of any default notice from the holder of any lien or security interest in all or any part of the Property; 

  

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(d) commencement of any litigation that could have a Material Adverse Effect; (e) a pending or threatened condemnation of all or any part of the Property;
(f) a fire or other casualty causing damage in excess of $10,000 to all or any part of the Property; (g) receipt of any notice with regard to any Release of Hazardous Substances (as such terms are defined below) or any other environmental matter
which could have a Material Adverse Effect; (h) receipt of any request for information, demand letter or notification of potential liability from any entity relating to potential responsibility for investigation or clean-up of Hazardous Substances
on the Property or at any other site owned or operated by Grantor; (i) receipt of any notice from any tenant of all or any part of the Property alleging a default, failure to perform or any right to terminate its lease or to set-off rents; or (j)
receipt of any notice of the imposition of, or of threatened or actual execution on, any lien on or security interest in all or any part of the Property.  
  
 3. SECURITY AGREEMENT. This Deed of Trust (i) shall be construed as a Deed of Trust on real property, and (ii) shall also
constitute and serve as a “Security Agreement” on personal property within the meaning of the Code, and shall evidence until the grant of this Deed of Trust shall terminate, a first and prior security interest under the Code as to property
within the scope thereof and in the state where the Property is situated with respect to the Service Equipment, fixtures, Contracts, Rents and Leases. To this end, Grantor GRANTS to, has GRANTED, BARGAINED, CONVEYED, ASSIGNED, TRANSFERRED and SET
OVER, and by these presents does GRANT, BARGAIN, CONVEY, ASSIGN, TRANSFER and SET OVER, unto Trustee and Beneficiary, a first and prior security interest and all of Grantor’s right, title and interest in, to, under and with respect to the
Service Equipment, fixtures, Contracts, Rents, Leases and Proceeds to secure the full and timely payment of the Notes, and the full and timely performance and discharge of the Liabilities. It is the intent of Grantor, Beneficiary and Trustee that
this Deed of Trust encumber all Leases and that all items contained in the definition of “Leases” which are included within the Code be covered by the security interest granted in this Section 3; and all items contained in the
definition of “Leases” which are excluded from the Code be covered by the provisions of the grant to Trustee herein. Grantor hereby agrees with Beneficiary to deliver to Beneficiary, in form and substance reasonably satisfactory to
Beneficiary, such “Financing Statements”, as such term is used in the Code, and execute and deliver such further assurances as Beneficiary may, from time to time, reasonably consider necessary to create, perfect, and preserve
Beneficiary’s security interest herein granted, and Secured Parties may cause such statements and assurances to be recorded and filed, as such times and places as may be required or permitted by law to so create, perfect and preserve such
security interest. Grantor authorizes Beneficiary to file such Financing Statements describing such parts of the Property as Beneficiary may desire. This Deed of Trust shall also constitute a “fixture filing” for the purposes of the Code.
All or part of the Property are or are to become fixtures; information concerning the security interest herein granted may be obtained from either party at the address of such party set forth herein. For purposes of the security interest herein
granted, the addresses of debtor (Grantor) and the secured party (Beneficiary) are set forth in the first paragraph of this Deed of Trust. 
  
 4. ASSIGNMENT OF LEASES. 
  
 4.1. Assignment: For good and valuable consideration, including the indebtedness evidenced by the Notes, the receipt and sufficiency of
which are hereby acknowledged and confessed, Grantor has absolutely GRANTED, BARGAINED, SOLD and CONVEYED, and by these presents does absolutely and unconditionally GRANT, BARGAIN, SELL and CONVEY the Rents and Leases unto Beneficiary, in order to
provide a source of future payment of the Notes and the Liabilities, subject only to the Permitted Exceptions applicable thereto and the 

  

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License (herein defined), it being the intention of Grantor and Beneficiary that this conveyance be presently effective; TO HAVE AND TO HOLD the Rents and
Leases unto Beneficiary, forever, and Grantor does hereby bind itself, its successors and assigns to warrant and forever defend the title to the Rents and Leases unto Beneficiary against every Person whomsoever lawfully claiming or to claim the same
or any part thereof; provided, however, that if Grantor shall pay or cause to be paid the Notes as and when same shall become due and payable and shall perform and discharge or cause to be performed and discharged the Liabilities on or before the
date same are to be performed and discharged, then this assignment shall terminate and be of no further force and effect. 
  
 4.2. Limited License. Beneficiary hereby grants to Grantor a limited license (the “License”) subject to termination of the
License and the other terms and provisions of Section 4, to exercise and enjoy all incidences of the status of a lessor with respect to the Rents and Leases, including the right to collect, demand, sue for, attach, levy, recover and receive
the Rents, and to give proper receipts, releases and acquittances therefor. Grantor hereby agrees to lawfully receive all Rents and hold the same as Beneficiary’s agent (for the limited purposes set forth herein) to be applied, and to apply the
Rents so collected, first to the payment of the Notes, next to the performance and discharge of the Liabilities, and next to the payment of Operating Expenses. Thereafter, Grantor may use the balance of the Rents collected in any manner not
inconsistent with this Deed of Trust, the Indenture and the Other Documents. Neither this assignment nor the receipt of Rents by Beneficiary (except to the extent, if any, that the Rents are actually applied to the Notes by Beneficiary upon and
after such receipt) shall effect a pro tanto payment of the debt evidenced by the Notes, and such Rents shall be applied as provided in Section 4.4 below. Furthermore, and notwithstanding the provisions of Section 4.4, no
credit shall be given by Beneficiary for any Rents until the money collected is actually received by Beneficiary at its principal office, or at such other place as Beneficiary shall designate in writing, and no such credit shall be given for any
Rents after termination of the License, after foreclosure or other transfer of the Property (or part thereof from which Rents are derived pursuant to this Deed of Trust) to Beneficiary or any other third party. 
  
 4.3. Lease Representations and Warranties. Grantor shall timely
perform all of its obligations under the Leases. Grantor represents and warrants that: (a) Grantor has title to and full right to assign presently, absolutely and unconditionally the Leases and Rents; (b) no other assignment of any interest in any
of the Leases or Rents has been made; (c) there are no leases or agreements to lease all or any portion of the Property now in effect except the Leases, true and complete copies of which have been furnished to Beneficiary, and no written or oral
modifications have been made thereto; (d) there is no existing default by Grantor or by any tenant under any of the Leases, nor has any event occurred which due to the passage of time, the giving or failure to give notice, or both, would constitute
a default under any of the Leases and, to the best of Grantor’s knowledge, no tenant has any defenses, set-offs or counterclaims against Grantor; (e) the Leases are in full force and effect; and (f) Grantor has not accepted Rent under any Lease
more than thirty (30) days in advance of its accrual, and payment thereof has not otherwise been forgiven, discounted or compromised. 
  
 4.4. Reliance Upon Lease Rent Notice. Upon receipt from Beneficiary of a Lease Rent Notice (as defined in Section 10.9 hereof), each
lessee under the Leases is hereby authorized and directed to pay directly to Beneficiary all Rents thereafter accruing and the receipt of Rents by Beneficiary shall be a release of such lessee to the extent of all amounts so paid. The receipt by a
lessee under the Leases of a Lease Rent Notice shall be sufficient authorization for such lessee to make all future payments of Rents directly to Beneficiary and each such lessee shall be 

  

 Page 10 

 
entitled to rely on such Lease Rent Notice and shall have no liability to Grantor for any Rents paid to Beneficiary after receipt of such Lease Rent Notice.
Rents so received by Beneficiary for any period prior to foreclosure under this Deed of Trust or acceptance of a deed in lieu of such foreclosure shall be applied by Beneficiary to the payment of the following (in such order and priority as
Beneficiary shall determine): (i) all expenses relating to the operation of the Property; (ii) all expenses incident to taking and retaining possession of the Property and/or collecting Rent as it becomes due and payable; and (iii) the Secured
Obligations in the manner provided for in Section 5.08 of the Security Agreement. In no event will the provisions of this Section 4 reduce the Notes except to the extent, if any, that Rents are actually received by Beneficiary and applied
upon or after said receipt to the Notes in accordance with the preceding sentence. Without impairing its rights hereunder, Beneficiary may, at its option, at any time and from time to time, release to Grantor, Rents so received by Beneficiary or any
part thereof. As between Grantor and Beneficiary, and any person claiming through or under Grantor, other than any lessee under the Leases who has not received a Lease Rent Notice, this assignment is intended to be absolute, unconditional and
presently effective (and not an assignment for additional security), and the Lease Rent Notice hereof is intended solely for the benefit of each such lessee and shall never inure to the benefit of Grantor or any person claiming through or under
Grantor, other than a lessee who has not received such notice. It shall never be necessary for Beneficiary to institute legal proceedings of any kind whatsoever to enforce the provisions of this Deed of Trust with respect to Rents. GRANTOR SHALL
HAVE NO RIGHT OR CLAIM AGAINST ANY LESSEE FOR THE PAYMENT OF ANY RENTS TO BENEFICIARY HEREUNDER, AND GRANTOR HEREBY INDEMNIFIES AND AGREES TO HOLD FREE AND HARMLESS EACH LESSEE FROM AND AGAINST ALL LIABILITY, LOSS, COST, DAMAGE OR EXPENSE SUFFERED
OR INCURRED BY SUCH LESSEE BY REASON OF SUCH LESSEE’S COMPLIANCE WITH ANY DEMAND FOR PAYMENT OF RENTS MADE BY BENEFICIARY CONTEMPLATED BY THIS DEED OF TRUST. 
  
 5. DECLARATION OF NO OFFSET. Grantor represents to Beneficiary that Grantor has no knowledge of any offsets, counterclaims or
defenses to the Liabilities either at law or in equity. Grantor shall, within ten (10) days after written request, furnish to Beneficiary or Beneficiary’s designee a written statement in form reasonably satisfactory to Beneficiary stating the
amount due under the Liabilities and whether, to Grantor’s knowledge, there are offsets or defenses against the same, and if so, the nature and extent thereof. 
  
 6. ENVIRONMENTAL MATTERS. 
  
 6.1. Definitions. As used herein, “Environmental Laws” shall mean all applicable existing or future federal, state and
local statutes, ordinances, regulations, rules, executive orders, standards and requirements, including the requirements imposed by common law, concerning or relating to industrial hygiene and the protection of health and the environment including
but not limited to: (a) those relating to the generation, manufacture, storage, transportation, disposal, release, emission or discharge of Hazardous Substances (as hereinafter defined); (b) those in connection with the construction, fuel supply,
power generation and transmission, waste disposal or any other operations or processes relating to the Property; and (c) those relating to the atmosphere, soil, surface and ground water, wetlands, stream sediments and vegetation on, under, in or
about the Property. Any terms mentioned herein which are defined in any Environmental Law shall have the meanings ascribed to such terms in said laws; provided, however, that if any of such laws are amended so as to broaden any term defined therein,
such broader meaning shall apply subsequent to the effective date of such amendment. 
  

 Page 11 

 6.2. Representations, Warranties and Covenants. Except as disclosed in that certain Phase I
Environmental Site Assessment Update dated February 18, 2003 prepared by URS Corporation (a copy of which has been provided to Beneficiary by Grantor), Grantor represents, warrants, covenants and agrees as follows: 
  
 (a) To Grantor’s knowledge, neither Grantor nor the
Property or any occupant thereof is in material violation of or subject to any existing, pending or threatened investigation or inquiry by any governmental authority pertaining to any Environmental Law. Grantor shall not cause or permit the Property
to be in violation in any material respect of, or do anything which would subject the Property to any remedial obligations under, any Environmental Law, and shall promptly notify Beneficiary in writing of any existing, pending or threatened
investigation or inquiry of which Grantor has knowledge by any governmental authority in connection with any Environmental Law. In addition, Grantor shall provide Beneficiary with copies of any and all material written communications with any
governmental authority in connection with any violation of any Environmental Law, concurrently with Grantor’s giving or promptly after Grantor’s receiving of same. 
  
 (b) To Grantor’s knowledge, no material release, spill, discharge, leak, disposal or emission
(individually a “Release” and collectively, “Releases”) of a Hazardous Material, Hazardous Substance or Hazardous Waste, including gasoline, petroleum products, explosives, toxic substances, solid wastes and
radioactive materials in any material amount (collectively, “Hazardous Substances”) has occurred, nor are there any visible signs of, any Release(s) at, upon, under or within the Property. During the term of this Deed of Trust, to
the extent required by any Environmental Laws, Grantor shall remove or remediate any Release at the Property promptly upon discovery at its sole cost and expense. 
  
 (c) To Grantor’s knowledge, the Property has never been used by the previous owners and/or operators
nor has it or will it be used by Grantor during the term of this Deed of Trust to refine, produce, store, handle, transfer, process, transport, generate, manufacture, heat, treat, recycle or dispose of Hazardous Substances, except for such
quantities as are handled in accordance with applicable manufacturers’ instructions and Environmental Laws and in proper storage containers as are necessary for the operation of the commercial business of Grantor or its tenants
(“Permitted Substances”). 
  
 (d) The Property: (i) is being and has been operated by Grantor in compliance in all material respects with all Environmental Laws, and all permits required thereunder have been obtained and complied with in all material respects; and (ii)
does not have any Hazardous Substances present excepting Permitted Substances. 
  
 (e) Grantor will, and will cause its tenants to, operate the Property in material compliance with all Environmental Laws and, other than
Permitted Substances, will not place or permit to be placed any Hazardous Substances on the Property. 
  
 (f) During Grantor’s period of ownership of the Real Estate, and to Grantor’s knowledge prior thereto, no lien has been attached
to or threatened to be imposed upon the Property, and, to Grantor’s knowledge, there is no basis for the imposition of any such lien based on any governmental action under Environmental Laws. In the event that any environmental lien is filed
against the Property, Grantor shall, within thirty (30) days from the date that Grantor is given notice of such lien (or within such shorter period of time as is appropriate in the event that steps have commenced to have the Property sold), either:
(i) pay the 

  

 Page 12 

 
claim and remove the lien from the Property; or (ii) furnish a cash deposit, bond or other security reasonably satisfactory in form and substance to
Beneficiary in an amount sufficient to discharge the claim out of which the lien arises. 
  
 6.3. Right to Inspect and Cure. To the extent provided in the Security Agreement, Beneficiary shall have the right to conduct or have conducted by its agents or contractors such environmental
inspections, audits and tests as Beneficiary shall deem necessary or advisable from time to time at the sole cost and expense of Grantor. 
  
 Nothing in this Article 6 shall be deemed to limit in any respect the obligations of the Grantor under any applicable provision of the Security Agreement. 
  
 7. INTENTIONALLY DELETED 
  
 8. REMEDIES. If an Event of Default (as defined in the Indenture) shall have
occurred, Beneficiary may take any of the following actions: 
  
 8.1. Acceleration. Beneficiary may exercise all rights and remedies under the Indenture. 
  
 8.2. Possession. Beneficiary may enter upon and take possession of the Property, with or without legal action, lease the Property and, after
deducting all out-of-pocket costs of collection and administration expense, apply the net rentals to any one or more of the following items in such manner and in such order of priority as Beneficiary, in Beneficiary’s sole discretion, may
elect: the payment of any sums due under any prior lien, taxes, water and sewer rents, charges and claims, insurance premiums and all other carrying charges, to the maintenance, repair or restoration of the Property, or on account of the
Liabilities. Beneficiary is given full authority to do any act which Grantor could do in connection with the management and operation of the Property. This covenant is effective either with or without any action brought to foreclose this Deed of
Trust and without applying for a receiver of such rents. In addition to the foregoing, upon the occurrence of an Event of Default, Grantor shall pay monthly in advance to Beneficiary or to any receiver appointed to collect said rents the fair and
reasonable rental value for Grantor’s use and occupation of the Property, and upon default in any such payment Grantor shall vacate and surrender the possession of the Property to Beneficiary or to such receiver. If Grantor does not vacate and
surrender the Property then Grantor may be evicted by summary proceedings. 
  
 8.3. Foreclosure. Beneficiary may institute any one or more actions of foreclosure against all or any part of the Property, or take such other action at law, equity or by contract for the enforcement of
this Deed of Trust and realization on the security herein or elsewhere provided for, as the law may allow, and may proceed therein to final judgment and execution for the entire unpaid balance of the Liabilities. The unpaid balance of any judgment
shall bear interest at the greater of (a) the statutory rate provided for judgments, or (b) the rate borne by the Securities. Without limiting the foregoing, Beneficiary may cause the foreclosure of this Deed of Trust and exercise its rights as a
secured party for all or any portion of the Liabilities which are then due and payable, subject to the continuing lien of this Deed of Trust for the balance not then due and payable. In case of any sale of the Property by judicial proceedings, the
Property may be sold in one parcel or in such parcels, manner or order as Beneficiary in its sole discretion may elect. Grantor, for itself and anyone claiming by, through or under it, hereby agrees that Beneficiary shall in no manner, in law or in
equity, be limited, except as herein provided, in the exercise of its rights in the Property or in any other security hereunder or otherwise appertaining to the Liabilities or any other obligation secured by this Deed of Trust, whether by any
statute, rule or 

  

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precedent which may otherwise require said security to be marshalled in any manner and Grantor, for itself and others as aforesaid, hereby expressly waives
and releases any right to or benefit thereof. The failure to make any tenant a defendant to a foreclosure proceeding shall not be asserted by Grantor as a defense in any proceeding instituted by Beneficiary to collect the Liabilities or any
deficiency remaining unpaid after the foreclosure sale of the Property. 
  
 8.4. Appointment of Receiver. Upon the occurrence of an Event of Default, Beneficiary, as a matter of right and without regard to the then value of the Property or the adequacy of any security for the Liabilities, shall have
the right to apply to any court having jurisdiction to appoint a receiver or receivers for the Property, and Grantor hereby irrevocably consents to such appointment. Any such receiver or receivers shall have all the usual powers and duties of
receivers in like or similar cases and all the powers and duties of Beneficiary in case of entry as provided herein. Grantor agrees to promptly deliver to any such receiver all Leases, Rents, Contracts, documents, financial data and other
information requested by such receiver in connection with the Property and, without limiting the foregoing, Grantor hereby authorizes Beneficiary to deliver to any such receiver any or all of the Leases, Rents, Contracts, documents, data and
information in Beneficiary’s possession relating to the Property. 
  
 8.5. Rights as a Secured Party. Beneficiary shall have, in addition to other rights and remedies available at law or in equity, the rights and remedies of a secured party under the Code. Beneficiary may elect to foreclose such
of the Property as then comprise fixtures pursuant either to the law applicable to foreclosure of an interest in real estate or to that applicable to personal property under the Code. To the extent permitted by law, Grantor waives the right to any
stay of execution and the benefit of all exemption laws now or hereafter in effect. 
  
 8.6. Excess Monies. Beneficiary may apply on account of the Liabilities any unexpended monies still retained by Beneficiary that were paid by Grantor to Beneficiary: (a) for the payment of, or as
security for the payment of taxes, assessments or other governmental charges, insurance premiums, or any other charges; or (b) to secure the performance of some act by Grantor. 
  
 8.7. Other Remedies. Beneficiary shall have the right, from time to time, to bring an appropriate action to
recover any sums required to be paid by Grantor under the terms of this Deed of Trust, as they become due, without regard to whether or not any other Liabilities shall be due, and without prejudice to the right of Beneficiary or Trustee thereafter
to bring an action of foreclosure, or any other action, for any default by Grantor existing at the time the earlier action was commenced. In addition, Beneficiary shall have the right to set-off all or any part of any amount due by Grantor to
Beneficiary under any of the Liabilities, against any indebtedness, liabilities or obligations owing by Beneficiary in any capacity to Grantor, including any obligation to disburse to Grantor any funds or other property on deposit with or otherwise
in the possession, control or custody of Beneficiary. 
  
 8.8.
Attorney-In-Fact. Grantor hereby constitutes Beneficiary its attorney-in-fact with full power of substitution to take possession of the Property upon any Event of Default and, as Beneficiary in its sole discretion deems necessary or
proper, to execute and deliver all instruments required by Beneficiary to accomplish the disposition of the Property; this power of attorney is a power coupled with an interest and is irrevocable while any of the Liabilities are outstanding.

  

 Page 14 

 8.9. Waiver. Grantor waives, to the extent permitted by law, (a) the benefit of all laws
now existing or that may hereafter be enacted providing for any appraisement before sale of any portion of the Property, (b) all rights of reinstatement, redemption, valuation, appraisement, homestead, moratorium, exemption, extension, stay of
execution, notice of election to mature or declare due the whole of the Liabilities in the event of foreclosure of the liens hereby created, (c) all rights and remedies which Grantor may have or be able to assert by reason of the laws of the State
of Texas pertaining to the rights and remedies of sureties, and (d) any rights, legal or equitable, to require marshaling of assets or to require foreclosure sales in a particular order. Without limiting the generality of the preceding sentence,
Grantor, on its own behalf and on behalf of each and every person acquiring any interest in or title to the Property subsequent to the date of this Deed of Trust, hereby irrevocably waives, to the extent permitted by law, any and all rights of
reinstatement or redemption from sale or from or under any order, judgment or decree of foreclosure of this Deed of Trust or under any sale pursuant to any statute order decree or judgment of any court. Grantor, for itself and for all persons
hereafter claiming through or under it or who may at any time hereafter become holders of liens junior to the lien of this Deed of Trust, hereby expressly waives and releases all rights to direct the order in which any of the Property shall be sold
in the event of any sale or sales pursuant hereto and to have any of the Property and/or any other property now or hereafter constituting security for any of the indebtedness secured hereby marshaled upon any foreclosure of this Deed of Trust or of
any other security for any of said indebtedness. Beneficiary shall have the right to determine the order in which any or all of the Property shall be subjected to the remedies provided herein. Beneficiary shall have the right to determine the order
in which any or all portions of the Liabilities are satisfied from the proceeds realized upon the exercise of the remedies provided herein, in accordance with the applicable provisions of the Security Agreement. 
  
 8.10. No Liability on Beneficiary. Notwithstanding anything
contained in this Deed of Trust, Beneficiary shall not be obligated to perform or discharge, and does not undertake to perform or discharge, any obligation, duty or liability of Grantor, whether under this Deed of Trust, under any of the Leases,
under any Contract or under any other Property, and Grantor shall and does hereby agree to indemnify against and hold Beneficiary harmless of and from: any and all liabilities, losses or damages which Beneficiary may incur or pay under or with
respect to any of the Property or under or by reason of its exercise of rights hereunder; and any and all claims and demands whatsoever which may be asserted against it by reason of any alleged obligations or undertakings on its part to perform or
discharge any of the terms, covenants or agreements contained in any of the Property or in any of the contracts, documents or instruments evidencing or creating any of the Property. Beneficiary shall not have responsibility for the control, care,
management or repair of the Property or be responsible or liable for any negligence in the management, operation, upkeep, repair or control of the Property resulting in loss, injury or death to any tenant, licensee, employee, stranger or other
person. No liability shall be enforced or asserted against Beneficiary in its exercise of the powers herein granted to it, and Grantor expressly waives and releases any such liability. Should Beneficiary incur any such liability, loss or damage
under any of the Leases or under or by reason hereof, or in the defense of any claims or demands, Grantor agrees to reimburse Beneficiary within ten (10) days after demand for the full amount thereof, including costs, expenses and reasonable
attorneys’ fees. Notwithstanding the foregoing, Beneficiary shall not be released of liability nor entitled to be indemnified by Grantor for any liability, loss or damage to the extent arising from any act or omission of Beneficiary after
Beneficiary takes physical possession of the Property or becomes owner of the Property. 
  

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 9. MISCELLANEOUS. 
  

9.1. Notices. All notices and communications under this Deed of Trust shall be in writing and shall be given by either (a) hand-delivery,
(b) first class mail (postage prepaid), or (c) reliable overnight commercial courier (charges prepaid), to the addresses listed in the preamble of this Deed of Trust. Notice shall be deemed to have been given and received: (a) if by hand delivery,
upon delivery; (b) if by mail, three (3) business days after the date first deposited in the United States mail; and (c) if by overnight courier, on the date scheduled for delivery. A party may change its address by giving written notice to the
other party as specified herein. 
  
 9.2. No Property
Manager Lien. Any property management agreement for or relating to all or any part of the Property, whether now in effect or entered into hereafter by Grantor or on behalf of Grantor, shall contain a subordination provision whereby the
property manager forever and unconditionally subordinates to the lien of this Deed of Trust any and all mechanic’s lien rights and claims that it or anyone claiming through or under it may have at any time pursuant to any statute or law. Such
property management agreement or a short form thereof, including such subordination, shall, at Beneficiary’s request, be recorded with the office of the recorder of deeds for the county in which the Property is located. Grantor’s failure
to cause any of the foregoing to occur shall constitute an Event of Default under this Deed of Trust. 
  
 9.3. Remedies Cumulative. The rights and remedies of Beneficiary as provided in this Deed of Trust, in the Indenture or in any Other
Document shall be cumulative and concurrent, may be pursued separately, successively or together, may be exercised as often as occasion therefor shall arise, and shall be in addition to any other rights or remedies conferred upon Beneficiary at law
or in equity. The failure, at any one or more times, of Beneficiary to assert the right to declare the Liabilities due, grant any extension of time for payment of the Liabilities, take other or additional security for the payment thereof, release
any security, change any of the terms of the Indenture or any of the Other Documents, or waive or fail to exercise any right or remedy under the Indenture or any Other Document shall not in any way affect this Deed of Trust or the rights of
Beneficiary. 
  
 9.4. No Implied Waiver. Beneficiary
shall not be deemed to have modified or waived any of its rights or remedies hereunder unless such modification or waiver is in writing and signed by Beneficiary, and then only to the extent specifically set forth therein. A waiver in one event
shall not be construed as continuing or as a waiver of or bar to such right or remedy on a subsequent event. 
  
 9.5. Partial Invalidity. The invalidity or unenforceability of any one or more provisions of this Deed of Trust shall not render any other
provision invalid or unenforceable. In lieu of any invalid or unenforceable provision, there shall be added automatically a valid and enforceable provision as similar in terms to such invalid or unenforceable provision as may be possible.

  
 9.6. Binding Effect. The covenants, conditions,
waivers, releases and agreements contained in this Deed of Trust shall bind, and the benefits thereof shall inure to, the parties hereto and their respective heirs, executors, administrators, successors and assigns and are intended and shall be held
to be real covenants running with the land; provided, however, that, except in connection with a transfer expressly permitted by the Indenture or consented to in writing by Beneficiary, this Deed of Trust cannot be assigned by Grantor without the
prior written 

  

 Page 16 

 
consent of Beneficiary, and any such assignment or attempted assignment by Grantor shall be void and of no effect with respect to Beneficiary. 
  
 9.7. Modifications. This Deed of Trust may not be supplemented,
extended, modified or terminated except by an agreement in writing signed by the party against whom enforcement of any waiver, change, modification or discharge is sought. 
  
 9.8. Governing Law. This Deed of Trust shall be governed, construed, interpreted and enforced in accordance
with the laws of the State of New York, without regard to principles of conflicts of law, except as to matters relating to the creation, perfection and enforcement of the liens on and security interests in the Property (including, without
limitation, requests for injunctive relief or appointment of a receiver) which shall be governed by the laws of the state where the Property is located. 
  
 9.9. Non-Merger. In the event Beneficiary shall acquire title to the Property by conveyance from Grantor or as a result of foreclosure, this
Deed of Trust shall not merge in the fee estate of the Property but shall remain and continue as an existing and enforceable lien for the Liabilities secured hereby until the same shall be released of record by Beneficiary in writing. 
  
 9.10. Tax Identification Number. Grantor hereby represents and
warrants to Beneficiary that Grantor’s Federal Tax Identification Number is 52-1592452. 
  
 10. STATE SPECIFIC PROVISIONS. If there is any inconsistency in the terms and provisions elsewhere in this Deed of Trust and the terms and provisions of Sections 10 and 11, the terms
and provisions of those Sections 10 and 11 shall control. 
  
 10.1. Beneficiary’s Remedies Upon Default. Upon the occurrence of an Event of Default, Beneficiary may, at Beneficiary’s option, and by or through Trustee, by Beneficiary itself or otherwise, do any one or more of
the following actions set forth in Sections 10.2 through 10.10 hereof: 
  
 10.2. Right to Perform Grantor’s Covenants. If Grantor has failed to keep or perform any covenant whatsoever contained in this Deed of Trust, the Indenture or the Other Documents, Beneficiary may,
but shall not be obligated to any person to do so, perform or attempt to perform said covenant, and any payment made or expense incurred in the performance or attempted performance of any such covenant shall be and become a part of the Liabilities,
and Grantor promises, upon demand, to pay to Beneficiary, at the place where the Liabilities are payable, all sums so advanced or paid by Beneficiary, with interest from the date when paid or incurred by Beneficiary at the rate borne by the
Securities. No such payment by Beneficiary shall constitute a waiver of any Event of Default. In addition to the liens and security interests hereof, Beneficiary shall be subrogated to all rights, titles, liens and security interests securing the
payment of any debt, claim, tax or assessment for the payment of which Beneficiary may make an advance, or which Beneficiary may pay. 
  
 10.3. Right of Entry. Beneficiary may, prior or subsequent to the institution of any foreclosure proceedings, enter upon the Property, or
any part thereof, and take exclusive possession of the Property and of all books, records and accounts relating thereto and to exercise without interference from Grantor any and all rights which Grantor has with respect to the management,
possession, operation, protection, or preservation of the Property. GRANTOR SHALL AND DOES HEREBY AGREE TO INDEMNIFY BENEFICIARY FOR, AND TO HOLD BENEFICIARY HARMLESS FROM, ANY AND ALL LIABILITY, LOSS OR 

  

 Page 17 

 
DAMAGE (INCLUDING REASONABLE ATTORNEYS’ FEES), WHICH MAY OR MIGHT BE INCURRED BY BENEFICIARY UNDER ANY SUCH LEASE OR UNDER OR BY REASON HEREOF OR THE
EXERCISE OF RIGHTS OR REMEDIES HEREUNDER, AND FROM ANY AND ALL CLAIMS AND DEMANDS WHATSOEVER WHICH MAY BE ASSERTED AGAINST BENEFICIARY BY REASON OF ANY ALLEGED OBLIGATIONS OR UNDERTAKINGS ON ITS PART TO PERFORM OR DISCHARGE ANY OF THE TERMS,
COVENANTS OR AGREEMENTS CONTAINED IN ANY SUCH LEASE; PROVIDED, HOWEVER, THAT THE FOREGOING INDEMNITY SHALL NOT APPLY TO ANY ACT OR OMISSION OF BENEFICIARY OCCURRING AFTER BENEFICIARY BECOMES THE OWNER OF, OR TAKES POSSESSION OF, THE PROPERTY.
Should Beneficiary incur any such liability, loss or damage, the amount thereof, including costs, expenses and reasonable attorneys’ fees, together with interest thereon from the date of expenditure until paid at the rate borne by the
Securities, shall be secured hereby, and Grantor shall reimburse Beneficiary therefor immediately upon demand. Nothing in this subsection shall impose any duty, obligation or responsibility upon Beneficiary for the control, care, management, leasing
or repair of the Property, nor for the carrying out of any of the terms and conditions of any such Lease; nor shall it operate to make Beneficiary responsible or liable for any waste committed on the Property by the tenants or by any other parties,
or for any Hazardous Substances in, on or under the Property, or for any dangerous or defective condition of the Property or for any negligence in the management, leasing, upkeep, repair or control of the Property resulting in loss or injury or
death to any tenant, licensee, employee or stranger. Grantor hereby assents to, ratifies and confirms any and all actions of Beneficiary with respect to the Property taken under this subsection. The remedies in this subsection are in addition to
other remedies available to Beneficiary and the exercise of the remedies in this subsection shall not be deemed to be an election of nonjudicial or judicial remedies otherwise available to Beneficiary. The remedies in this Section are available
under and governed by the real property laws of Texas and are not governed by the personal property laws of Texas, including the power to dispose of personal property in a commercially reasonable manner under the Code. No action by Beneficiary,
taken pursuant to this subsection, shall be deemed to be an election to retain personal property under the Code. Any receipt of consideration received by Beneficiary pursuant to this subsection shall be immediately credited against the Liabilities
and the value of said consideration shall be treated like any other payment against the Liabilities. 
  
 10.4. Right to Accelerate. Except as expressly provided in the Indenture and this Deed of Trust, Beneficiary may, without notice, demand,
presentment, notice of nonpayment or nonperformance, protest, notice of protest, notice of intent to accelerate, notice of acceleration or any other notice or any other action, all of which are hereby waived by Grantor and all other parties
obligated in any manner whatsoever on the Liabilities, declare the entire unpaid balance of the Notes immediately due and payable, and upon such declaration, the entire unpaid balance of the Notes shall be immediately due and payable. The failure to
exercise any remedy available to Beneficiary shall not be deemed to be a waiver of any rights or remedies of Beneficiary under the Indenture or Other Documents, at law or in equity. 
  
 10.5. Foreclosure-Power of Sale. Beneficiary may request Trustee to proceed with foreclosure under the power
of sale which is hereby conferred, such foreclosure to be accomplished in accordance with the following provisions: 
  
 (a) Public Sale. Trustee is hereby authorized and empowered, and it shall be Trustee’s special duty, upon such request
of Beneficiary, to sell the Property, or any part 
  

 Page 18 

 
thereof, at public auction to the highest bidder for cash, with or without having taken possession of same. Any such sale (including notice thereof) shall
comply with the applicable requirements, at the time of the sale, of Section 51.002 of the Property Code or, if and to the extent such statute is not then in force, with the applicable requirements, at the time of the sale, of the successor statute
or statutes, if any, governing sales of Texas real property under powers of sale conferred by deeds of trust. If there is no statute in force at the time of the sale governing sales of Texas real property under powers of sale conferred by deeds of
trust, such sale shall comply with applicable law, at the time of the sale, governing sales of Texas real property under powers of sale conferred by deeds of trust. 
  
 (b) Partial Foreclosure. Sale of a part of the Property shall not exhaust the power of sale,
but sales may be made from time to time until the Liabilities are paid and the Liabilities are performed and discharged in full. It is intended by each of the foregoing provisions of this subsection that Trustee may, after any request or direction
by Beneficiary, sell not only the Real Estate and the Improvements, but also the fixtures and Service Equipment and other interests constituting a part of the Property or any part thereof, along with the Real Estate and the Improvements or any part
thereof, as a unit and as a part of a single sale, or may sell at any time or from time to time any part or parts of the Property separately from the remainder of the Property. It shall not be necessary to have present or to exhibit at any sale any
of the Property. 
  
 (c) Trustee’s
Deeds. After any sale under this subsection, Trustee shall make good and sufficient deeds, assignments and other conveyances to the purchaser or purchasers thereunder in the name of Grantor, conveying the Property or any part thereof so sold
to the purchaser or purchasers with special warranty of title by Grantor. It is agreed that in any deeds, assignments or other conveyances given by Trustee, any and all statements of fact or other recitals therein made as to the identity of
Beneficiary, the occurrence or existence of any Event of Default, the notice of intention to accelerate, or acceleration of, the maturity of the Indebtedness, the request to sell, notice of sale, time, place, terms and manner of sale, and receipt,
distribution, and application of the money realized therefrom, the due and proper appointment of a substitute Trustee, and without being limited by the foregoing, any other act or thing having been duly done by or on behalf of Beneficiary or by or
on behalf of Trustee, shall be taken by all courts of law and equity as prima facie evidence that such statements or recitals state true, correct and complete facts and are without further question to be so accepted, and Grantor does
hereby ratify and confirm any and all acts that Trustee may lawfully do in the premises by virtue hereof. 
  
 10.6. Beneficiary’s Judicial Remedies. Beneficiary, or Trustee, upon written request of Beneficiary, may proceed by suit or suits, at
law or in equity, to enforce the payment of the Liabilities and the performance and discharge of the Liabilities in accordance with the terms hereof, of the Indenture and the Other Documents, to foreclose the liens and security interests of this
Deed of Trust as against all or any part of the Property, and to have all or any part of the Property sold under the judgment or decree of a court of competent jurisdiction. This remedy shall be cumulative of any other nonjudicial remedies available
to Beneficiary with respect to the Indenture or the Other Documents. Proceeding with a request or receiving a judgment for legal relief shall not be or be deemed to be an election of remedies or bar any available nonjudicial remedy of Beneficiary.

  
 10.7. Beneficiary’s Right to Appointment of
Receiver. Beneficiary, as a matter of right and without notice to Grantor, without any showing of insolvency, fraud or mismanagement on the part of Grantor, and without the necessity of filing any judicial or other proceeding other 

  

 Page 19 

 
than the proceeding for appointment of a receiver, shall be entitled to the appointment of a receiver or receivers of the Property. 
  
 10.8. Beneficiary’s Uniform Commercial Code Remedies.
Beneficiary may exercise its rights of enforcement with respect to Service Equipment, fixtures, Contracts, Leases, Rents and Proceeds under the Code. Beneficiary may appoint or delegate any one or more persons as agent to perform any act or acts
necessary or incident to any sale held by Beneficiary, including the sending of notices and the conduct of the sale, but in the name and on behalf of Beneficiary, and Beneficiary shall have the right at any time to enforce Grantor’s rights
against account debtors and obligors. 
  
 10.9. Rights
Relating to Rents. Grantor has, pursuant to this Deed of Trust, assigned absolutely to Beneficiary all Rents under each of the Leases. Beneficiary, or Trustee on Beneficiary’s behalf, may at any time, and without notice, either in
person, by agent or by receiver to be appointed by a court, enter and take possession of the Property or any part thereof, and in its own name, sue for or otherwise collect the Rents. Grantor hereby agrees that, upon the occurrence of an Event of
Default, the License granted to Grantor shall automatically terminate, and thereafter Beneficiary may direct the lessees under the Leases (“Lease Rent Notice”) to pay directly to Beneficiary the Rents due and to become due under the
Leases and attorn in respect of all other obligations thereunder directly to Beneficiary, or Trustee on Beneficiary’s behalf, without any obligation on the part of Trustee or Beneficiary to determine whether an Event of Default does in fact
exist or has in fact occurred. All Rents collected by Beneficiary, or Trustee acting on Beneficiary’s behalf, shall be applied as provided for in this Deed of Trust; provided, however, that if the costs, expenses and attorneys’ fees shall
exceed the amount of Rents collected, the excess shall be added to the Liabilities, shall bear interest at the rate borne by the Securities and shall be immediately due and payable. The entering upon and taking possession of the Property, the
collection of Rents and the application thereof as aforesaid shall not cure or waive any Event of Default or notice of default, if any, hereunder nor invalidate any act done pursuant to such notice, except to the extent any such default is fully
cured. Failure or discontinuance by Beneficiary, or Trustee on Beneficiary’s behalf, at any time or from time to time, to collect said Rents shall not in any manner impair the subsequent enforcement by Beneficiary, or Trustee on
Beneficiary’s behalf, of the right, power and authority herein conferred upon it. Nothing contained herein, nor the exercise of any right, power or authority herein granted to Beneficiary, or Trustee on Beneficiary’s behalf, shall be, or
shall be construed to be, an affirmation by it of any tenancy, lease, or option, nor an assumption of liability under, nor the subordination of, the lien or charge of this Deed of Trust, to any such tenancy, lease or option, nor an election of
judicial relief, if any such relief is requested or obtained as to Leases or Rents, with respect to the Property or any collateral given by Grantor to Beneficiary. In addition, from time to time Beneficiary may elect, and notice hereby is given to
each lessee under any Lease, to subordinate the lien of this Deed of Trust to any Lease by unilaterally executing and recording an instrument of subordination, and upon such election the lien of this Deed of Trust shall be subordinate to the Lease
identified in such instrument of subordination; provided, however, in each instance such subordination will not affect or be applicable to, and expressly excludes any lien, charge, encumbrance, security interest, claim, easement, restriction,
option, covenant and other rights, titles, interests or estates of any nature whatsoever with respect to all or any part of the Property to the extent that the same may have arisen or intervened during the period between the recordation of this Deed
of Trust and the execution of the Lease identified in such instrument of subordination. 
  

 Page 20 

 10.10. Beneficiary as Purchaser. Beneficiary may be the purchaser of the Property or any
part thereof, at any sale thereof, whether such sale be under the power of sale herein vested in Trustee or upon any other foreclosure of the liens and security interests hereof, or otherwise, and Beneficiary shall, upon any such purchase, acquire
good title to the Property so purchased, free of the liens and security interests hereof, unless the sale was made subject to an unmatured part of the Indebtedness. Beneficiary, as purchaser, shall be treated in the same manner as any third party
purchaser and the proceeds of Beneficiary’s purchase shall be applied in accordance with Section 10.11 of this Deed of Trust. 
  
 10.11. Application of Proceeds. The proceeds from any sale, lease or other disposition made pursuant to this Section 10, or the
proceeds from the surrender of any insurance policies pursuant hereto, or any Rents collected by Beneficiary from the Property (following any application of such Rents in accordance with the assignment herein) or sums received pursuant hereto, or
proceeds from insurance which Beneficiary elects to apply to the Liabilities pursuant to this Deed of Trust, shall be applied by Trustee, or by Beneficiary, as the case may be, to the Liabilities in the following order and priority: (i) to the
payment of all expenses of advertising, selling and conveying the Property or part thereof, and/or prosecuting or otherwise collecting rents, proceeds, premiums or other sums; (ii) to the remainder of the Liabilities, unless otherwise required by
the applicable provisions of the Security Agreement, as follows: first, to the remaining accrued but unpaid interest, second, to the matured part of principal of the Notes, and third, to prepayment of the unmatured part, if any, of principal of the
Notes applied to installments of principal in inverse order of maturity; (iii) the balance, if any and to the extent applicable, remaining after the full and final payment of the Notes and full performance and discharge of the Liabilities to the
holder of any inferior liens covering the Property, if any, in order of the priority of such inferior liens (Trustee and Beneficiary shall hereby be entitled to rely exclusively upon a commitment for title insurance issued to determine such
priority); and (iv) the cash balance, if any, to Grantor. The application of proceeds of sale or other proceeds as otherwise provided herein shall be deemed to be a payment of the Liabilities like any other payment. The balance of the Liabilities
remaining unpaid, if any, shall remain fully due and owing in accordance with the terms of the Indenture or the Other Documents. 
  
 10.12. Abandonment of Sale. If a foreclosure hereunder is commenced by Trustee in accordance with Section 10 of this Deed of Trust, at any
time before the sale, Trustee may abandon the sale, and Beneficiary may then institute suit for the collection of the Liabilities and for the foreclosure of the liens and security interests hereof, the Indenture and the Other Documents. If
Beneficiary should institute a suit for the collection of the Liabilities and for a foreclosure of the liens and security interests, Beneficiary may, at any time before the entry of a final judgment in said suit, dismiss the same and require Trustee
to sell the Property or any part thereof in accordance with the provisions of this Deed of Trust. 
  
 10.13. Miscellaneous. 
  
 (a) Discontinuance of Remedies. In case Beneficiary shall have proceeded to invoke any right, remedy or recourse permitted
under the Indenture or the Other Documents and shall thereafter elect to discontinue or abandon same for any reason, Beneficiary shall have the unqualified right so to do, and in such event, Grantor and Beneficiary shall be restored to their former
positions with respect to the Liabilities, the Indenture and the Other Documents, the Property or otherwise, and the rights, remedies, recourses and powers of Beneficiary shall continue as if same had never been invoked. 
  

 Page 21 

 (b) Other Remedies. In addition to the remedies set forth in this Section
10, upon the occurrence of an Event of Default, Beneficiary and Trustee shall, in addition, have all other remedies available to them at law or in equity. 
  
 (c) Remedies Cumulative; Non-Exclusive; Etc. All rights, remedies and recourses of Beneficiary granted in this Deed of
Trust, the Indenture and the Other Documents, any other pledge of collateral or otherwise available at law or equity: (i) shall be cumulative and concurrent; (ii) may be pursued separately, successively or concurrently against Grantor, the Property
or any one or more of them, at the sole discretion of Beneficiary; (iii) may be exercised as often as occasion therefor shall arise, it being agreed by Grantor that the exercise or failure to exercise any of same shall in no event be construed as a
waiver or release thereof or of any other right, remedy or recourse; (iv) shall be nonexclusive; (v) shall not be conditioned upon Beneficiary exercising or pursuing any remedy in relation to the Property prior to Beneficiary bringing suit to
recover the Liabilities or suit on the Liabilities; and (vi) if Beneficiary elects to bring suit on the Liabilities and/or the Liabilities and obtains a judgment against Grantor prior to exercising any remedies in relation to the Property, all liens
and security interests, including the lien of this Deed of Trust, shall remain in full force and effect and may be exercised at Beneficiary’s option. 
  
 (d) Partial Release; Etc. Beneficiary may release, regardless of consideration, any part of the Property without, as to the
remainder, in any way impairing, affecting, subordinating or releasing the lien or security interests evidenced by this Deed of Trust, the Indenture or the Other Documents or affecting the obligations of Grantor or any other party to pay the
Liabilities or perform and discharge the Liabilities. For payment of the Liabilities, Beneficiary may resort to any of the collateral therefor in such order and manner as Beneficiary may elect. No collateral heretofore, herewith or hereafter taken
by Beneficiary shall in any manner impair or affect the collateral given pursuant to this Deed of Trust, the Indenture and the Other Documents, and all collateral shall be taken, considered and held as cumulative. 
  
 (e) Waiver and Release by Grantor. Grantor
hereby irrevocably and unconditionally waives and releases: (i) all benefits that might accrue to Grantor by virtue of any present or future law exempting the Property from attachment, levy or sale on execution or providing for any appraisement,
valuation, stay of execution, exemption from civil process, redemption or extension of time for payment; (ii) except as expressly provided in this Deed of Trust, the Indenture or the Other Documents, all notices of any Event of Default or of
Trustee’s exercise of any right, remedy or recourse provided for under this Deed of Trust, the Indenture and the Other Documents; and (iii) any right to a marshaling of assets or a sale in inverse order of alienation. 
  
 (f) Real Property Laws Govern. The remedies in
this Section shall be available under and governed by the real property laws of Texas and shall not be governed by the personal property laws of Texas provided Beneficiary elects to proceed as to the Service Equipment, Contracts, Rents, Leases,
Proceeds and fixtures together with the other Property under and pursuant to the real property remedies of this Section. 
  
 11. CONCERNING THE TRUSTEE 
  
 11.1. No Required Action. Trustee shall not be required to take any action toward the execution and enforcement of the trust hereby created
or to institute, appear in or defend any action, suit or other proceeding in connection therewith where, in Trustee’s opinion, such action 

  

 Page 22 

 
would be likely to involve Trustee in expense or liability, unless requested so to do by a written instrument signed by Beneficiary and, if Trustee so
requests, unless Trustee is tendered security and indemnity satisfactory to Trustee against any and all cost, expense and liability arising therefrom. Trustee shall not be responsible for the execution, acknowledgment or validity of this Deed of
Trust, the Indenture or the Other Documents, or for the proper authorization thereof, or for the sufficiency of the lien and security interest purported to be created hereby, and Trustee makes no representation in respect thereof or in respect of
the rights, remedies and recourses of Beneficiary. 
  
 11.2.
Certain Rights. With the approval of Beneficiary, Trustee shall have the right to take any and all of the following actions: (i) to select, employ and advise with counsel (who may be, but need not be, counsel for Beneficiary) upon any
matters arising hereunder, including the preparation, execution, and interpretation of this Deed of Trust, the Indenture and the Other Documents, and shall be fully protected in relying as to legal matters on the advice of counsel; (ii) to execute
any of the trusts and powers hereof and to perform any duty hereunder either directly or through his agents or attorneys; (iii) to select and employ, in and about the execution of his duties hereunder, suitable accountants, engineers and other
experts, agents and attorneys-in-fact, either corporate or individual, not regularly in the employ of Trustee, and Trustee shall not be answerable for any act, default, negligence or misconduct of any such accountant, engineer or other expert, agent
or attorney-in-fact, if selected with reasonable care, or for any error of judgment or act done by Trustee in good faith, or be otherwise responsible or accountable under any circumstances whatsoever, except for Trustee’s gross negligence or
bad faith; and (iv) any and all other lawful action as Beneficiary may instruct Trustee to take to protect or enforce Beneficiary’s rights hereunder. Trustee shall not be personally liable in case of entry by Trustee, or anyone entering by
virtue of the powers herein granted to Trustee, upon the Property for debts contracted for or liability or damages incurred in the management or operation of the Property. Trustee shall have the right to rely on any instrument, document or signature
authorizing or supporting any action taken or proposed to be taken by Trustee hereunder, believed by Trustee in good faith to be genuine. Trustee shall be entitled to reimbursement for expenses incurred by Trustee in the performance of
Trustee’s duties hereunder and to reasonable compensation for such of Trustee’s services hereunder as shall be rendered. 
  
 11.3. Retention of Money. All monies received by Trustee shall, until used or applied as herein provided, be held in trust for the purposes
for which they were received, but need not be segregated in any manner from any other monies (except to the extent required by applicable law) and Trustee shall be under no liability for interest on any monies received by Trustee hereunder.

  
 11.4. Successor Trustees. Trustee may resign by
the giving of notice of such resignation in writing or verbally to Beneficiary. If Trustee shall die, resign or become disqualified from acting in the execution of this trust, or if, for any reason, Beneficiary shall prefer to appoint a substitute
trustee or multiple substitute trustees, or successive substitute trustees or successive multiple substitute trustees, to act instead of the aforenamed Trustee, Beneficiary shall have full power to appoint a substitute trustee (or, if preferred,
multiple substitute trustees) in succession who shall succeed (and if multiple substitute trustees are appointed, each of such multiple substitute trustees shall succeed) to all the estates, rights, powers and duties of the aforenamed Trustee. Such
appointment may be executed by any authorized agent of Beneficiary, and if such Beneficiary be a corporation and such appointment be executed in its behalf by any officer of such corporation, such appointment shall be conclusively presumed to be
executed with authority and shall be valid and sufficient without proof of any action by the board of directors or any superior officer of the corporation. Grantor hereby ratifies and confirms 

  

 Page 23 

 
any and all acts which the aforenamed Trustee, or Trustee’s successor or successors in this trust, shall do lawfully by virtue hereof. If multiple
substitute trustees are appointed, each of such multiple substitute trustees shall be empowered and authorized to act alone without the necessity of the joinder of the other multiple substitute trustees, whenever any action or undertaking of such
substitute trustees is requested or required under or pursuant to this Deed of Trust or applicable law. 
  
 11.5. Perfection of Appointment. Should any deed, conveyance, or instrument of any nature be required from Grantor by any Trustee or
substitute trustee to more fully and certainly vest in and confirm to Trustee or the substitute trustee such estates, rights, powers and duties, then, upon request by Trustee or the substitute trustee, any and all such deeds, conveyances and
instruments shall be made, executed, acknowledged, and delivered and shall be caused to be recorded and/or filed by Grantor. 
  
 11.6. Succession Instruments. Any substitute trustee appointed pursuant to any of the provisions hereof shall, without any further act, deed
or conveyance, become vested with all the estates, properties, rights, powers, and trusts of its or his predecessor in the rights hereunder with like effect as if originally named as Trustee herein; but nevertheless, upon the written request of
Beneficiary or of the substitute trustee, the trustee ceasing to act shall execute and deliver any instrument transferring to such substitute trustee, upon the trusts herein expressed, all the estates, properties, rights, powers, and trusts of the
trustee so ceasing to act, and shall duly assign, transfer and deliver any of the property and monies held by such trustee to the substitute trustee so appointed in the trustee’s place. 
  
 11.7. No Representation by Trustee or Beneficiary. By accepting
or approving anything required to be observed, performed or fulfilled or to be given to Trustee or Beneficiary pursuant to this Deed of Trust, the Indenture and the Other Documents, including any officer’s certificate, balance sheet, statement
of profit and loss or other financial statement, survey, appraisal or insurance policy, neither Trustee nor Beneficiary shall be deemed to have warranted, consented to or affirmed the sufficiency, legality, effectiveness or legal effect of the same,
or of any term, provision or condition thereof, and such acceptance or approval thereof shall not be or constitute any warranty or affirmation with respect thereto by Trustee or Beneficiary. 
  
 [Continued on following page] 
  

 Page 24 

 IN WITNESS WHEREOF, Grantor, intending to be legally bound, has duly executed and delivered this
Deed of Trust as of the day and year first above written. 
  

			
	GRANTOR:
	 
	 STYROCHEM U.S., LTD.,
 a Texas limited
partnership, successor by conversion to StyroChem U.S., Inc., a Texas corporation

		
	By:	 	StyroChem GP, L.L.C., a Delaware limited
	 	 	liability company, its general partner

					
			
	 	 	By:	 	 Radnor Chemical Corporation,
 a Delaware corporation, its
sole member

							
				
	 	 	 	 	By:	 	/s/    CAROLINE J.
WILLIAMSON        
	 	 	 	 	 	 	Caroline J. Williamson
	 	 	 	 	 	 	Vice President

  

					
	 COMMONWEALTH OF PENNSYLVANIA
	 	)	 	 
	 	 	)	 	SS.
	 COUNTY OF PHILADELPHIA
	 	)	 	 

  
 I CERTIFY that
Caroline J. Williamson, the Vice President of Radnor Chemical Corporation, a Delaware corporation and the sole member of StyroChem GP, L.L.C., a Delaware Limited Liability company and the sole general partner of STYROCHEM U.S., LTD., a Texas limited
partnership, personally appeared before me, who is known to me or satisfactorily proven to be the person who signed the foregoing instrument and acknowledged that she was authorized to execute the same on behalf of said corporation in such capacity.

  
 GIVEN under my hand and official seal this 27th day of April,
2004. 
  

	
	 
	
	/s/    SHARON B. ROMAN        
	Notary Public

  

					
	 Commission expires                 ,
        .
	 	 	 	              [SEAL]
			
	 Notarial Seal
 Sharon B. Roman, Notary Public
 City Of Philadelphia, Philadelphia County
 My Commission Expires Nov. 29, 2006
 Member, Pennsylvania Association of
Notaries
	 	 	 	  

  

 SCHEDULE A 
  

Legal Description 
  
 That certain real property located at 3607 North Sylvania Avenue, in the City of Fort Worth, County of Tarrant, State of Texas 76111: 
  
 Being a 1.2978 acre tract of land out of the Mary Johnson Survey, Abstract No. 858, Tarrant
County, Texas, said tract being part of Lot 1, Block 1, of the LONG INDUSTRIAL ADDITION, an addition to the City of Fort Worth, Texas, recorded by plat thereof in Volume 388-79, Page 27, Plat Records of Tarrant County, Texas, being more particularly
described as follows: 
  
 COMMENCING at a point at the intersection of the west
line of said Lot 1 and the South line of Long Avenue (110 feet wide), said point being the northwest corner of said Lot 1, and the northeast corner of Lot 2 of said Long Industrial Addition; 
  
 THENCE, DUE EAST, with said line of Long Avenue, a distance of 53.30 feet to a P.K. nail with
shiner found for corner, said point being the POINT OF BEGINNING; 
  
 THENCE,
continuing DUE EAST, with said line of Long Avenue, a distance of 307.70 feet to a 1⁄2 inch iron rod found at an angle point, said point also being the northerly end of a 15 foot corner clip at the intersection of Long Avenue and Sylvania Avenue;

  
 THENCE, South 45 degrees 00 minutes 00 seconds East, with said 15 foot corner
clip, a distance of 21.21 feet to a 5/8 inch iron rod with “GSES, INC., RPLS 4804” cap set at an angle point being in the west line of Sylvania Avenue (100 feet wide); 
  
 THENCE, South 00 degrees 04 minutes 00 seconds East, with said line of Sylvania Avenue, a distance of 160.40 feet to a 1⁄2 inch iron rod
found for corner; said point being the northeast corner of Lot 16R, Block 1 of the J. W. Lancaster Industrial Addition, an addition to the City of Fort Worth, recorded by plat thereof in Volume 388-124, Page 29, Plat Records, Tarrant County, Texas;

  
 THENCE, DUE WEST, with the south line of Lot 1, and the north line of said lot
16R, a distance of 323.19 feet to a 5/8 inch iron rod with “Gonzalez & Scheenberg” cap found for corner; 
  
 THENCE, North 00 degrees 06 minutes 00 seconds East, parallel to and 53.30 feet perpendicularly distant from the east line of Lot 2, Block 1 of said Long Industrial
Addition, a distance of 175.40 feet to the POINT OF BEGINNING, CONTAINING 56,350 square feet or 1.2978 acres of land, more or less.Mortgage, West Chicago, IL

 EXHIBIT 10.56 
  
 THIS DOCUMENT WAS PREPARED 
 BY AND WHEN RECORDED, RETURN 
 BY MAIL TO: 
  
 Franklin L. Simpson, Esq. 
 Milbank, Tweed, Hadley & McCloy LLP 
 1 Chase Manhattan Plaza 
 New York, NY 10005-1413 
  
 MORTGAGE, ASSIGNMENT OF LEASES AND RENTS, 
 SECURITY AGREEMENT AND FIXTURE FILING 
  
 MORTGAGE, ASSIGNMENT OF LEASES AND RENTS, SECURITY AGREEMENT AND FIXTURE FILING dated April 27, 2004 (together with any amendments or modifications
hereto in effect from time to time, the “Mortgage”), between WINCUP HOLDINGS, INC., having an address c/o Radnor Holdings Corporation, Three Radnor Corporate Center, Suite 300, 100 Matsonford Road, Radnor, Pennsylvania 19087
(“Mortgagor”) and WACHOVIA BANK, NATIONAL ASSOCIATION, having an address of 123 South Broad Street, 11th Floor, PA1249, Philadelphia, Pennsylvania 19109, Attention: Corporate Trust Administration, in its capacity as
collateral agent (together with its successors and assigns in such capacity, “Mortgagee”). 
  
 WITNESSETH: 
  
 WHEREAS, Radnor Holdings Corporation, as issuer (the “Company”), has issued and sold to certain note purchasers for which Mortgagee acts as collateral agent the Company’s Senior Secured Floating Rate Notes Due
2009 (together with all modifications, increases, renewals, substitutions or extensions thereof, the “Notes”) in an aggregate principal amount not exceeding seventy million dollars ($70,000,000) pursuant to that certain Indenture,
of even date herewith (the “Indenture”), between the Company, the Company’s subsidiaries that provide guarantees under the Indenture (the “Guarantors”), and Wachovia Bank, National Association, as trustee;

  
 WHEREAS, the Company, the Guarantors, and Mortgagee, as
collateral agent, have entered into that certain Security Agreement (the “Security Agreement”) dated as of the date hereof pursuant to which the Company and the Guarantors have granted a security interest in, and undertaken
obligations with respect to, certain collateral and other property described therein; 
  
 WHEREAS, Mortgagor is the owner of fee simple title to certain tract of land located at 1000 North Harvester, 1331 & 1351 West Hawthorne and 1425 West Hawthorne in the City of West Chicago, DuPage County,
Illinois, as more particularly described in Schedule “A” attached hereto and made a part hereof (the “Real Estate”); 
  
 WHEREAS, pursuant to the Indenture, the Guarantors have unconditionally guaranteed the repayment of the indebtedness evidenced and represented by
the Notes, as well as the payment, performance, observance and discharge by the Company of all obligations, covenants, conditions and agreements made by the Company to, with, in favor of and for the benefit of Mortgagee or any of the Secured Parties
under the Indenture and the Other Documents (as defined below); 
  

 WHEREAS, Mortgagee and the Secured Parties, as a condition precedent to the transactions
contemplated by the Indenture, have required that Mortgagor execute and deliver this Mortgage in favor of Mortgagee; and 
  
 WHEREAS, Mortgagor is one of the Guarantors and Mortgagor will directly and substantially benefit from the transactions contemplated by the
Indenture. 
  
 GRANTING CLAUSES 
  
 NOW, THEREFORE, to secure to Mortgagee (i) the payment or performance
and discharge of all sums due under this Mortgage; (ii) the payment or performance and discharge of all terms, conditions and covenants, including the Secured Obligations, set forth in the Indenture and the Other Documents; and (iii) the payment or
performance and discharge of all other obligations or indebtedness of Mortgagor, the other Guarantors or the Company to Mortgagee or Secured Parties of whatever kind or character and whenever borrowed or incurred under the Indenture or the Other
Documents, including without limitation, principal, interest (as the same may vary in accordance with the terms of the Indenture), fees, late charges and expenses, including attorneys’ fees (subsections (i), (ii) and (iii), collectively, the
“Liabilities”), Mortgagor has warranted, mortgaged, granted, conveyed, assigned, remised and released and by these presents DOES HEREBY WARRANT, MORTGAGE, GRANT, CONVEY, ASSIGN, HYPOTHECATE, REMISE AND RELEASE TO MORTGAGEE, ITS
SUCCESSORS AND ASSIGNS FOREVER, AND HEREBY GRANTS A CONTINUING SECURITY INTEREST TO MORTGAGEE IN all of Mortgagor’s right, title and interest now owned or hereafter acquired in and to each of the following (collectively, the
“Property”): 
  
 (A) The Real Estate; 

 
 (B) Any and all buildings and improvements now or hereafter erected on,
under or over the Real Estate (the “Improvements”); 
  
 (C) Any and all fixtures, machinery, equipment and other articles of real, personal or mixed property, belonging to Mortgagor, at any time now or hereafter installed in, attached to or situated in or upon the Real Estate, or the
Improvements, or used or intended to be used in connection with the Real Estate, or in the operation of the Improvements, plant, business or dwelling situate thereon, whether or not such real, personal or mixed property is or shall be affixed
thereto, and all replacements, substitutions and proceeds of the foregoing (all of the foregoing herein called the “Service Equipment”), including without limitation: (i) all appliances, furniture and furnishings; all articles of
interior decoration, floor, wall and window coverings; all office, restaurant, bar, kitchen and laundry fixtures, utensils, appliances and equipment; all supplies, tools and accessories; all storm and screen windows, shutters, doors, decorations,
awnings, shades, blinds, signs, trees, shrubbery and other plantings; (ii) all building service fixtures, machinery and equipment of any kind whatsoever; all lighting, heating, ventilating, air conditioning, refrigerating, sprinkling, plumbing,
security, irrigating, cleaning, incinerating, waste disposal, communications, alarm, fire prevention and extinguishing systems, fixtures, apparatus, machinery and equipment; all elevators, escalators, lifts, cranes, hoists and platforms; all pipes,
conduits, pumps, boilers, tanks, motors, engines, furnaces and compressors; all dynamos, transformers and generators; (iii) all building materials, building machinery and building equipment delivered on site to the Real Estate during the course of,
or in connection with any construction or repair or renovation of the Improvements; (iv) all parts, fittings, accessories, accessions, substitutions and replacements therefor and thereof; and (v) all files, books, ledgers, reports and records
relating to any of the foregoing; 
  
 (D) Any and all leases,
subleases, tenancies, licenses, occupancy agreements or agreements to lease all or any portion of the Real Estate, Improvements, Service Equipment or all or any other portion of 

  

 Page 2 

 
the Property and all extensions, renewals, amendments, modifications and replacements thereof, and any options, rights of first refusal or guarantees
relating thereto (collectively, the “Leases”); all rents, income, receipts, revenues, security deposits, escrow accounts, reserves, issues, profits, awards and payments of any kind payable under the Leases or otherwise arising from
the Real Estate, Improvements, Service Equipment or all or any other portion of the Property including, without limitation, minimum rents, additional rents, percentage rents, parking, maintenance and deficiency rents (collectively, the
“Rents”); all of the following personal property to the extent assignable (collectively referred to as the “Contracts”): all accounts, general intangibles and contract rights (including any right to payment
thereunder, whether or not earned by performance) of any nature relating to the Real Estate, Improvements, Service Equipment or all or any other portion of the Property or the use, occupancy, maintenance, construction, repair or operation thereof;
all management agreements, franchise agreements, utility agreements and deposits, building service contracts, maintenance contracts, construction contracts and architect’s agreements; all maps, plans, surveys and specifications; all warranties
and guaranties; all permits, licenses and approvals; and all insurance policies, books of account and other documents, of whatever kind or character, relating to the use, construction upon, occupancy, leasing, sale or operation of the Real Estate,
Improvements, Service Equipment or all or any other portion of the Property; 
  
 (E) Any and all estates, rights, tenements, hereditaments, privileges, easements, reversions, remainders and appurtenances of any kind benefiting or appurtenant to the Real Estate, Improvements or all or any other
portion of the Property; all means of access to and from the Real Estate, Improvements or all or any other portion of the Property, whether public or private; all streets, alleys, passages, ways, water courses, water and mineral rights relating to
the Real Estate, Improvements or all or any other portion of the Property; all rights of Mortgagor as declarant or unit owner under any declaration of condominium or association applicable to the Real Estate, Improvements or all or any other portion
of the Property including, without limitation, all development rights and special declarant rights; and all other claims or demands of Mortgagor, either at law or in equity, in possession or expectancy of, in, or to the Real Estate, Improvements or
all or any other portion of the Property (all of the foregoing described in this subsection E herein called the “Appurtenances”); and 
  
 (F) Any and all “proceeds” of any of the above-described Real Estate, Improvements, Service Equipment, Leases, Rents, Contracts and
Appurtenances, which term “proceeds” shall have the meaning given to it in the Uniform Commercial Code, as amended, (the “Code”) of the State in which the Real Estate is located (collectively, the
“Proceeds”) and shall additionally include whatever is received upon the use, lease, sale, exchange, transfer, collection or other utilization or any disposition or conversion of any of the Real Estate, Improvements, Service
Equipment, Leases, Rents, Contracts and Appurtenances, voluntary or involuntary, whether cash or non-cash, including, subject to the terms of this Mortgage, proceeds of insurance and condemnation awards, rental or lease payments, accounts, chattel
paper, instruments, documents, contract rights, general intangibles, equipment and inventory. 
  
 TO HAVE AND TO HOLD the above granted and conveyed Property unto and to the proper use and benefit of Mortgagee, its successors and assigns, forever, hereby expressly waiving and releasing any and all right,
benefit, privilege, advantage or exemption under and by virtue of any and all statutes and laws of the State or other jurisdiction in which the Property is located providing for the exemption of homesteads from sale on execution or otherwise.

  
 PROVIDED ALWAYS, and these presents are upon the
express condition, that if (i) all the Liabilities are paid and performed in full, and (ii) each and every representation, warranty, agreement and covenant of this Mortgage and the Indenture and the Other Documents is complied with and abided by,
then this Mortgage and the estate hereby created shall cease and be null and void and Mortgagee shall release the lien of this Mortgage at the request and at the sole cost and expense of Mortgagor. Mortgagor shall pay Mortgagee’s out-of-pocket
costs incurred in connection with such release. 
  

 Page 3 

 All capitalized terms not otherwise defined herein shall have the meaning ascribed to them in the
Security Agreement. To the extent of any inconsistency between the terms hereof and the terms of the Security Agreement, the terms of the Security Agreement shall control, except that with respect to the remedies of a mortgagee under the law of the
State of Illinois, the terms of this Mortgage shall govern; provided, however, that Mortgagor and Mortgagee expressly agree that no conflict shall be deemed to exist where one document imposes a stricter obligation than another, so
long as compliance with the stricter obligation does not make compliance with the less strict obligation impossible. This Mortgage, the Security Agreement, the other Collateral Documents (as defined in the Indenture) and any other instrument given
to evidence or further secure the payment and performance of any of the Liabilities are sometimes hereinafter, collectively, referred to as the “Other Documents”. 
  
 The present principal amount of the Liabilities secured hereby is $70,000,000; the maximum principal amount, including
present and future Liabilities, which may be secured hereby at any one time is $70,000,000, plus interest, plus any disbursements and taxes and insurance on the Property and any other sums advanced in accordance with the terms hereof or the
Indenture or any of the Other Documents to protect the security of this Mortgage, the Indenture or any of the Other Documents, plus interest on such disbursements and advances at the rates set forth in the Indenture (the “Secured
Amount”). For purposes of this Mortgage, so long as the aggregate principal balance of the Liabilities outstanding equals or exceeds the Secured Amount, the amount of the Liabilities secured by this Mortgage shall at all times equal only
the Secured Amount. The Secured Amount shall be reduced only by the last and final sums that are repaid with respect to the Liabilities so as to make the aggregate principal balance of the Liabilities equal to an amount less than the Secured Amount,
and shall not be reduced by any intervening repayments of the Liabilities. 
  
 AND Mortgagor covenants and agrees with and represents to Mortgagee as follows: 
  
 1. FUTURE ADVANCES; PROTECTION OF PROPERTY. The parties intend that this Mortgage shall secure any additional loans as well as any and all present or future
advances and readvances under the Indenture or any other Liabilities made by Mortgagee or any Secured Party to or for the benefit of Mortgagor, the Company, the other Guarantors or the Property, including, without limitation: (a) principal,
interest, late charges, fees and other amounts due under the Indenture, the Other Documents or this Mortgage; (b) all advances by Mortgagee to Mortgagor or any other person to pay costs of erection, construction, alteration, repair, restoration,
maintenance and completion of any Improvements; (c) all advances made or costs incurred by Mortgagee for the payment of real estate taxes, assessments or other governmental charges, maintenance charges, insurance premiums, appraisal charges,
environmental inspection, audit, testing or compliance costs, and costs incurred by Mortgagee for the enforcement and protection of the Property or the lien of this Mortgage; and (d) all legal fees, costs and other expenses incurred by Mortgagee by
reason of any default or otherwise in connection with the Liabilities. Mortgagor agrees that if, at any time during the term of this Mortgage or following a foreclosure hereof (whether before or after the entry of a judgment of foreclosure),
Mortgagor fails to perform or observe any covenant or obligation under this Mortgage including, without limitation, payment of any of the foregoing, Mortgagee may (but shall not be obligated to) take such steps as are reasonably necessary to remedy
any such nonperformance or nonobservance and provide payment thereof. All amounts advanced by Mortgagee shall be added to the amount secured by this Mortgage (and, if advanced after the entry of a judgment of foreclosure, by such judgment of
foreclosure), and shall be due and payable on demand, together with interest at the rate borne by the Securities, such interest to be calculated from the date of such advance to the date of repayment thereof. 
  

 Page 4 

 2. REPRESENTATIONS, WARRANTIES AND COVENANTS. 
  
 2.1. Payment and Performance. Mortgagor shall (a) pay to Mortgagee all sums required to be paid by Mortgagor
under the Indenture and the Other Documents, in accordance with their stated terms and conditions; (b) perform and comply with all terms, conditions and covenants set forth in the Indenture and each of the Other Documents by which Mortgagor is
bound; and (c) perform and comply with all of Mortgagor’s obligations and duties as landlord under any Leases. 
  
 2.2. Seisin and Warranty. Mortgagor hereby warrants that (a) Mortgagor is seized of an indefeasible estate in fee simple in, and warrants
the title to, the Real Estate and the Improvements subject only to those exceptions more particularly described in the marked up title commitment no. 04-04883 (PHI-04-175) issued by Commonwealth Land Title Insurance Company and accepted by Mortgagee
in connection with this transaction (the “Permitted Exceptions”); (b) Mortgagor has the right, full power and lawful authority to warrant, mortgage, grant, convey, assign, remise and release the same to Mortgagee in the manner and
form set forth herein; and (c) this Mortgage is a valid and enforceable first lien on the Property. Mortgagor hereby covenants that Mortgagor shall (a) preserve such title and the validity and priority of the lien of this Mortgage and shall forever
warrant and defend the same, subject to the Permitted Exceptions, to Mortgagee against all lawful claims whatsoever; and (b) execute, acknowledge and deliver all such further documents or assurances as may at any time hereafter be required by
Mortgagee to protect fully the lien of this Mortgage. 
  
 2.3.
Insurance. 
  
 (a) Mortgagor shall
obtain and maintain at all times throughout the term of this Mortgage the following insurance: (i) insurance in accordance with the terms of the Indenture; (ii) ”All-Risk” fire and extended coverage hazard insurance (non-reporting
Commercial Property Policy with Special Cause of Loss form) covering the Property in an aggregate amount not less than 100% of the agreed upon full insurable replacement value of the tangible Property, including coverage for loss of rents or
business interruption and excluding roads, foundations, parking areas, walkways and like improvements to the extent customarily excluded from policies being issued by insurers of similarly situated properties; (iii) during the course of any
construction, reconstruction, remodeling or repair of any Improvements, builders’ all-risk extended coverage insurance (non-reporting Completed Value with Special Cause of Loss form) in amounts based upon the completed replacement value of the
Improvements (excluding roads, foundations, parking areas, paths, walkways and like improvements) and endorsed to provide that occupancy by any person shall not void such coverage; and (iv) if the Improvements are required to be insured pursuant to
the National Flood Insurance Reform Act of 1994, and the regulations promulgated thereunder, flood insurance in an amount at least equal to the lesser of the agreed upon full insurable replacement value of the Improvements or the maximum limit of
coverage available. 
  
 (b) Each insurance policy
required under this Section shall: (i) be written by an insurance company authorized or licensed to do business in the state within which the Real Estate is located having an Alfred M. Best Company, Inc. rating of “A-“ or higher and a
financial size category of not less than IX; (ii) be for terms of a least one year, with premium prepaid; (iii) be subject to the reasonable approval of Mortgagee as to insurance companies, amounts, content, forms of policies and expiration dates;
and (iv) name Mortgagee, its successors and assigns: (1) as an additional insured under all liability insurance policies, and (2) as the first mortgagee, under a standard non-contributory mortgagee clause, on all property insurance policies and all
loss of rents or loss of business income insurance policies. 
  

 Page 5 

 (c) Mortgagor further agrees that each insurance policy: (i) shall provide at least
thirty (30) days’ prior written notice to Mortgagee prior to any policy reduction or cancellation for any reason; (ii) shall contain an endorsement or agreement by the insurer that any loss shall be payable to Mortgagee in accordance with the
terms of such policy notwithstanding any act or negligence of Mortgagor which might otherwise result in forfeiture of such insurance; (iii) shall waive all rights of setoff, counterclaim, deduction or subrogation against Mortgagor; and (iv) shall
exclude Mortgagee from the operation of any coinsurance clause. 
  
 (d) On or before the date hereof, Mortgagor will deliver to Mortgagee certificates of insurance reasonably satisfactory to Mortgagee evidencing the existence of all insurance required to be maintained by Mortgagor
hereunder setting forth the respective coverages, limits of liability, carrier, policy number and period of coverage and showing that such insurance will remain in effect through the December 31 falling at least six months after the date hereof,
subject only to the payment of premiums as they become due, together with an Officers Certificate stating that such insurance complies with the provisions hereof. At least thirty (30) days prior to the expiration of any insurance policy, Mortgagor
shall furnish evidence satisfactory to Mortgagee that such policy has been renewed or replaced or is no longer required. Nothing in this Section 2.3 shall be deemed to limit in any respect the obligations of the Mortgagor under any applicable
provision of the Security Agreement. 
  
 2.4. Transfer of
Title. Except as expressly provided in the Indenture, without the prior written consent of Mortgagee in each instance, Mortgagor shall not cause or permit any transfer of the Property or any part thereof, whether voluntarily, involuntarily
(other than by reason of condemnation) or by operation of law, nor shall Mortgagor enter into any agreement or transaction to transfer, or accomplish in form or substance a transfer, of the Property. A “transfer” of the Property
includes: (a) the direct or indirect sale, transfer or conveyance of the Property or any portion thereof or interest therein; (b) the execution of an installment sale contract or similar instrument affecting all or any portion of the Property; (c)
if Mortgagor, or any general partner or member of Mortgagor, is a corporation, partnership, limited liability company or other business entity, the transfer (whether in one transaction or a series of transactions) of any stock, partnership, limited
liability company or other ownership interests in such corporation, partnership, limited liability company or entity other than the transfer of any such interest between or among the members of Mortgagor, or to the estate of its current owner, upon
the death of such owner; (d) if Mortgagor, or any general partner or member of Mortgagor, is a corporation, the creation or issuance of new stock by which an aggregate of more than 10% of such corporation’s stock shall be vested in a party or
parties who are not now stockholders; and (e) an agreement by Mortgagor leasing all or a substantial part of the Property for other than actual occupancy by a space tenant thereunder or a sale, assignment or other transfer of or the grant of a
security interest in and to any Leases. 
  
 2.5. No
Encumbrances. Except as permitted in the Indenture and for the Permitted Exceptions, Mortgagor shall not create or permit to exist any mortgage, pledge, lien, security interest (including, without limitation, a purchase money security
interest), encumbrance, attachment, levy, distraint or other judicial process on or against the Property or any part thereof (including, without limitation, fixtures and other personalty), whether superior or inferior to the lien of this Mortgage.

  
 2.6. Removal of Fixtures. Except as permitted in
the Indenture or the Security Agreement, Mortgagor shall not remove or permit to be removed from the Real Estate any fixtures presently or in the future owned by Mortgagor as the term “fixtures” is defined by the law of the state where the
Property is located (unless such fixtures have been replaced with similar fixtures of equal or greater utility and value). 
  
 2.7. Compliance with Applicable Laws. Mortgagor agrees to observe, conform and comply, and to cause its tenants to observe, conform and
comply in all material respects with all applicable 

  

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federal, state, county, municipal and other governmental or quasi-governmental laws, rules, regulations, ordinances, codes, requirements, covenants,
conditions, orders, licenses, permits, approvals and restrictions, including without limitation, Environmental Laws (as defined below) and the Americans with Disabilities Act of 1990 (collectively, the “Legal Requirements”), now or
hereafter affecting all or any part of the Property, its occupancy or the business or operations now or hereafter conducted thereon and the personalty contained therein, within such time as required by such Legal Requirements to the extent the
non-observance, non-conformance or non-compliance with the Legal Requirements could have a Material Adverse Effect. Mortgagor represents and warrants that the Property currently is in compliance in all material respects with all Legal Requirements
applicable to the Property. 
  
 2.8. Damage, Destruction and
Condemnation. 
  
 (a) If all or any part
of the Property shall be damaged or destroyed, or if title to or the temporary use of the whole or any part of the Property shall be taken or condemned by a competent authority for any public or quasi-public use or purpose, subject to the terms of
the Indenture, there shall be no abatement or reduction in the amounts payable by Mortgagor under the Indenture and Mortgagor shall continue to be obligated to make such payments. 
  
 (b) If all or any part of the Property is partially or totally damaged or destroyed, Mortgagor shall give
prompt notice thereof to Mortgagee, and Mortgagee may make proof of loss if not made promptly by Mortgagor. Mortgagor hereby authorizes and directs any affected insurance company to make payment in excess of $500,000 under such insurance, including
return of unearned premiums, to Mortgagee instead of to Mortgagor and Mortgagee jointly, and Mortgagor appoints Mortgagee as Mortgagor’s attorney-in-fact to endorse any draft thereof, which appointment, being for security, is coupled with an
interest and irrevocable. Mortgagee is hereby authorized and empowered by Mortgagor to settle, adjust or compromise, any claim for loss, damage or destruction to the Property if Mortgagor does not promptly settle, adjust or compromise such claim.
Mortgagor shall pay all costs of collection of insurance proceeds payable on account of such damage or destruction. Mortgagor shall have no claim against the insurance proceeds, or be entitled to any portion thereof, and all rights to the insurance
proceeds are hereby assigned to Mortgagee as security for payment of the Liabilities. Mortgagee and Mortgagor shall pay or apply all or any part of the insurance proceeds in accordance with the terms of the Indenture. 
  
 (c) Promptly upon obtaining knowledge of the institution of
any proceeding for the condemnation of all or any part of the Property, Mortgagor shall give notice to Mortgagee. Mortgagor shall, at its sole cost and expense, diligently prosecute any such proceeding and shall consult with Mortgagee, its attorneys
and experts, and shall cooperate with it in the defense of any such proceeding. Mortgagee may participate in any such proceeding and Mortgagor shall from time to time deliver to Mortgagee all instruments requested by it to permit such participation.
Mortgagor shall not, without Mortgagee’s prior written consent in accordance with the Indenture, enter into any agreement (i) for the taking or conveyance in lieu thereof of all or any part of the Property, or (ii) to compromise, settle or
adjust any such proceeding. All awards and proceeds of condemnation in excess of $500,000 are hereby assigned to Mortgagee, and Mortgagor, upon request by Mortgagee, agrees to make, execute and deliver any additional assignments or documents
necessary from time to time to enable Mortgagee to collect the same. Such awards and proceeds shall be paid or applied by Mortgagee and Mortgagor, in accordance with the applicable provisions of the Indenture. 
  
 (d) Nothing herein shall relieve Mortgagor of its duty to
repair, restore, rebuild or replace the Property following damage or destruction or partial condemnation if no or inadequate insurance proceeds or condemnation awards are available to defray the cost of repair, restoration, rebuilding or
replacement. 
  

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 (e) Nothing in this Section 2.8 shall be deemed to limit in any respect the obligations
of the Mortgagor under any applicable provision of the Indenture or Other Collateral Documents. In the event of any conflict between the terms of this Section 2.8 and the terms of the Indenture, the term of the Indenture shall apply. 
  
 2.9. Required Notices. Mortgagor shall notify Mortgagee within
five (5) days of: (a) receipt of any notice from any governmental or quasi-governmental authority relating to the structure, use or occupancy of the Property or alleging a violation of any Legal Requirement; (b) a substantial change in the occupancy
or use of all or any part of the Property; (c) receipt of any default notice from the holder of any lien or security interest in all or any part of the Property; (d) commencement of any litigation that could have a Material Adverse Effect; (e) a
pending or threatened condemnation of all or any part of the Property; (f) a fire or other casualty causing damage in excess of $10,000 to all or any part of the Property; (g) receipt of any notice with regard to any Release of Hazardous Substances
(as such terms are defined below) or any other environmental matter which could have a Material Adverse Effect; (h) receipt of any request for information, demand letter or notification of potential liability from any entity relating to potential
responsibility for investigation or clean-up of Hazardous Substances on the Property or at any other site owned or operated by Mortgagor; (i) receipt of any notice from any tenant of all or any part of the Property alleging a default, failure to
perform or any right to terminate its lease or to set-off rents; or (j) receipt of any notice of the imposition of, or of threatened or actual execution on, any lien on or security interest in all or any part of the Property.

  
 3. SECURITY AGREEMENT; FINANCING STATEMENT. This Mortgage
constitutes a financing statement filed as a fixture filing in the County Recorder’s Office (the “Official Records”) in which the Real Estate is situated with respect to any and all fixtures included within the term
“Property” as used herein, and with respect to any goods or other personal property that may now be or hereafter become such fixtures. For purposes of such financing statement, Mortgagor is the “debtor” and Mortgagee is the
“secured party”, and their respective mailing addresses are those set out in this Mortgage. Mortgagor hereby grants to Mortgagee a security interest in the personal and other property (other than real property) included in the Property,
and all replacements of, substitutions for, and additions to, such property, and the proceeds thereof. Mortgagor shall, at Mortgagor’s own expense, execute, deliver, file and refile any financing or continuation statements or other security
agreements Mortgagee may reasonably require from time to time to perfect, confirm or maintain the lien of this Mortgage with respect to such property. A photocopy of an executed financing statement shall be effective as an original. Without limiting
the foregoing, if Mortgagor fails to execute, deliver and file such instruments within ten (10) days after written demand by Mortgagee, Mortgagor hereby irrevocably appoints Mortgagee attorney-in-fact for Mortgagor to execute, deliver and file such
instruments for or on behalf of Mortgagor at Mortgagor’s expense, which appointment, being for security, is coupled with an interest and shall be irrevocable. 
  
 4. ASSIGNMENT OF LEASES. 
  
 4.1. Mortgagor hereby absolutely, presently and unconditionally conveys, transfers and assigns to Mortgagee all of Mortgagor’s right, title and
interest, now existing or hereafter arising, in and to the Leases and Rents. Notwithstanding that this assignment is effective immediately, so long as no Event of Default exists, Mortgagor shall have the privilege under a revocable license granted
hereby to operate and manage the Property and to collect, as they become due, but not prior to accrual, the Rents. Mortgagor shall receive and hold such Rents in trust as a fund to be applied, and Mortgagor hereby covenants and agrees that such
Rents shall be so applied, first to the operation, maintenance and repair of the Property and the payment of interest, principal and other sums becoming due under the Liabilities, before retaining and/or disbursing any part of the Rents for any
other purpose. The license herein granted to Mortgagor shall automatically, without notice or any other action by Mortgagee, terminate upon the 

  

 Page 8 

 
occurrence of an Event of Default, and all Rents subsequently collected or received by Mortgagor shall be held in trust by Mortgagor for the sole and
exclusive benefit of Mortgagee. Nothing contained in this Section 4.1, and no collection by Mortgagee of Rents, shall be construed as imposing on Mortgagee any of the obligations of the lessor under the Leases. 
  
 4.2. Mortgagor shall timely perform all of its obligations under the Leases.
Mortgagor represents and warrants that: (a) Mortgagor has title to and full right to assign presently, absolutely and unconditionally the Leases and Rents; (b) no other assignment of any interest in any of the Leases or Rents has been made; (c)
there are no leases or agreements to lease all or any portion of the Property now in effect except the Leases, true and complete copies of which have been furnished to Mortgagee, and no written or oral modifications have been made thereto; (d) there
is no existing default by Mortgagor or by any tenant under any of the Leases, nor has any event occurred which due to the passage of time, the giving or failure to give notice, or both, would constitute a default under any of the Leases and, to the
best of Mortgagor’s knowledge, no tenant has any defenses, set-offs or counterclaims against Mortgagor; (e) the Leases are in full force and effect; and (f) Mortgagor has not accepted Rent under any Lease more than thirty (30) days in advance
of its accrual, and payment thereof has not otherwise been forgiven, discounted or compromised. 
  
 5. DECLARATION OF NO OFFSET. Mortgagor represents to Mortgagee that Mortgagor has no knowledge of any offsets, counterclaims or defenses to the Liabilities either at law or in equity. Mortgagor shall,
within ten (10) days after written request, furnish to Mortgagee or Mortgagee’s designee a written statement in form reasonably satisfactory to Mortgagee stating the amount due under the Liabilities and whether, to Mortgagor’s knowledge,
there are offsets or defenses against the same, and if so, the nature and extent thereof. 
  
 6. ENVIRONMENTAL MATTERS. 
  
 6.1. Definitions. As used herein, “Environmental Laws” shall mean all applicable existing or future federal, state and local statutes, ordinances, regulations, rules, executive orders, standards and
requirements, including the requirements imposed by common law, concerning or relating to industrial hygiene and the protection of health and the environment including but not limited to: (a) those relating to the generation, manufacture, storage,
transportation, disposal, release, emission or discharge of Hazardous Substances (as hereinafter defined); (b) those in connection with the construction, fuel supply, power generation and transmission, waste disposal or any other operations or
processes relating to the Property; and (c) those relating to the atmosphere, soil, surface and ground water, wetlands, stream sediments and vegetation on, under, in or about the Property. Any terms mentioned herein which are defined in any
Environmental Law shall have the meanings ascribed to such terms in said laws; provided, however, that if any of such laws are amended so as to broaden any term defined therein, such broader meaning shall apply subsequent to the effective date of
such amendment. 
  
 6.2. Representations, Warranties and
Covenants. Except as disclosed in that certain Phase I Environmental Site Assessment prepared by URS Corporation (a copy of which has been provided by Mortgagor to Mortgagee), Mortgagor represents, warrants, covenants and agrees as follows:

  
 (a) To Mortgagor’s knowledge, neither
Mortgagor nor the Property or any occupant thereof is in material violation of or subject to any existing, pending or threatened investigation or inquiry by any governmental authority pertaining to any Environmental Law. Mortgagor shall not cause or
permit the Property to be in violation in any material respect of, or do anything which would subject the Property to any remedial obligations under, any Environmental Law, and shall promptly notify Mortgagee in writing of any existing, pending or
threatened investigation or inquiry of which Mortgagor has knowledge by any governmental authority in connection with any Environmental Law. In addition, 

  

 Page 9 

 
Mortgagor shall provide Mortgagee with copies of any and all material written communications with any governmental authority in connection with any violation
of any Environmental Law, concurrently with Mortgagor’s giving or promptly after Mortgagor’s receiving of same. 
  
 (b) To Mortgagor’s knowledge, no material release, spill, discharge, leak, disposal or emission (individually, a
“Release” and, collectively, “Releases”) of a Hazardous Material, Hazardous Substance or Hazardous Waste, including gasoline, petroleum products, explosives, toxic substances, solid wastes and radioactive materials
in any material amount (collectively, “Hazardous Substances”) has occurred, nor are there any visible signs of, any Release(s) at, upon, under or within the Property. During the term of this Mortgage, to the extent required by any
Environmental Laws, Mortgagor shall remove or remediate any Release at the Property promptly upon discovery at its sole cost and expense. 
  
 (c) To Mortgagor’s knowledge, the Property has never been used by the previous owners and/or operators nor has it or will it be used
by Mortgagor during the term of this Mortgage to refine, produce, store, handle, transfer, process, transport, generate, manufacture, heat, treat, recycle or dispose of Hazardous Substances, except for such quantities as are handled in accordance
with applicable manufacturers’ instructions and Environmental Laws and in proper storage containers as are necessary for the operation of the commercial business of Mortgagor or its tenants (“Permitted Substances”). 

 
 (d) The Property: (i) is being and has been operated by
Mortgagor in compliance in all material respects with all Environmental Laws, and all permits required thereunder have been obtained and complied with in all material respects; and (ii) does not have any Hazardous Substances present excepting
Permitted Substances. 
  
 (e) Mortgagor will, and
will cause its tenants to, operate the Property in material compliance with all Environmental Laws and, other than Permitted Substances, will not place or permit to be placed any Hazardous Substances on the Property. 
  
 (f) During Mortgagor’s period of ownership of the Real
Estate, and to Mortgagor’s knowledge prior thereto, no lien has been attached to or threatened to be imposed upon the Property, and, to Mortgagor’s knowledge, there is no basis for the imposition of any such lien based on any governmental
action under Environmental Laws. In the event that any environmental lien is filed against the Property, Mortgagor shall, within thirty (30) days from the date that Mortgagor is given notice of such lien (or within such shorter period of time as is
appropriate in the event that steps have commenced to have the Property sold), either: (i) pay the claim and remove the lien from the Property; or (ii) furnish a cash deposit, bond or other security reasonably satisfactory in form and substance to
Mortgagee in an amount sufficient to discharge the claim out of which the lien arises. 
  
 6.3. Right to Inspect and Cure. To the extent provided in the Security Agreement, Mortgagee shall have the right to conduct or have conducted by its agents or contractors such environmental inspections,
audits and tests as Mortgagee shall deem necessary or advisable from time to time at the sole cost and expense of Mortgagor. 
  
 Nothing in this Article 6 shall be deemed to limit in any respect the obligations of the Mortgagor under any applicable provision of the Security Agreement. 

 
 7. INTENTIONALLY DELETED 
  
 8. REMEDIES. If an Event of Default (as defined in the Indenture) shall have
occurred, Mortgagee may take any of the following actions: 
  
 8.1. Acceleration. Mortgagee may exercise all rights and remedies under the Indenture. 
  

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 8.2. Possession. Mortgagee may enter upon and take possession of the Property, with or
without legal action, lease the Property, collect therefrom all rentals and, after deducting all out-of-pocket costs of collection and administration expense, apply the net rentals to any one or more of the following items in such manner and in such
order of priority as Mortgagee, in Mortgagee’s sole discretion, may elect: the payment of any sums due under any prior lien, taxes, water and sewer rents, charges and claims, insurance premiums and all other carrying charges, to the
maintenance, repair or restoration of the Property, or on account of the Liabilities. Mortgagee is given full authority to do any act which Mortgagor could do in connection with the management and operation of the Property. This covenant is
effective either with or without any action brought to foreclose this Mortgage and without applying for a receiver of such rents. In addition to the foregoing, upon the occurrence of an Event of Default, Mortgagor shall pay monthly in advance to
Mortgagee or to any receiver appointed to collect said rents the fair and reasonable rental value for Mortgagor’s use and occupation of the Property, and upon default in any such payment Mortgagor shall vacate and surrender the possession of
the Property to Mortgagee or to such receiver. If Mortgagor does not vacate and surrender the Property then Mortgagor may be evicted by summary proceedings. 
  
 8.3. Foreclosure. Mortgagee may institute any one or more actions of mortgage foreclosure against all or any part of the Property, or take
such other action at law, equity or by contract for the enforcement of this Mortgage and realization on the security herein or elsewhere provided for, as the law may allow, and may proceed therein to final judgment and execution for the entire
unpaid balance of the Liabilities. The unpaid balance of any judgment shall bear interest at the greater of (a) the statutory rate provided for judgments, or (b) the rate borne by the Securities. Without limiting the foregoing, Mortgagee may
foreclose this Mortgage and exercise its rights as a secured party for all or any portion of the Liabilities which are then due and payable, subject to the continuing lien of this Mortgage for the balance not then due and payable. In case of any
sale of the Property by judicial proceedings, the Property may be sold in one parcel or in such parcels, manner or order as Mortgagee in its sole discretion may elect. Mortgagor, for itself and anyone claiming by, through or under it, hereby agrees
that Mortgagee shall in no manner, in law or in equity, be limited, except as herein provided, in the exercise of its rights in the Property or in any other security hereunder or otherwise appertaining to the Liabilities or any other obligation
secured by this Mortgage, whether by any statute, rule or precedent which may otherwise require said security to be marshalled in any manner and Mortgagor, for itself and others as aforesaid, hereby expressly waives and releases any right to or
benefit thereof. The failure to make any tenant a defendant to a foreclosure proceeding shall not be asserted by Mortgagor as a defense in any proceeding instituted by Mortgagee to collect the Liabilities or any deficiency remaining unpaid after the
foreclosure sale of the Property. 
  
 8.4. Appointment of
Receiver. Upon the occurrence of an Event of Default, Mortgagee, as a matter of right and without regard to the then value of the Property or the adequacy of any security for the Liabilities, shall have the right to apply to any court having
jurisdiction to appoint a receiver or receivers for the Property, and Mortgagor hereby irrevocably consents to such appointment. Any such receiver or receivers shall have all the usual powers and duties of receivers in like or similar cases and all
the powers and duties of Mortgagee in case of entry as provided herein. Mortgagor agrees to promptly deliver to any such receiver all Leases, Rents, Contracts, documents, financial data and other information requested by such receiver in connection
with the Property and, without limiting the foregoing, Mortgagor hereby authorizes Mortgagee to deliver to any such receiver any or all of the Leases, Rents, Contracts, documents, data and information in Mortgagee’s possession relating to the
Property. 
  
 8.5. Rights as a Secured Party.
Mortgagee shall have, in addition to other rights and remedies available at law or in equity, the rights and remedies of a secured party under the Code. Mortgagee may elect to foreclose such of the Property as then comprise fixtures pursuant either
to the law applicable to foreclosure of an interest in real estate or to that applicable to personal property under the 

  

 Page 11 

 
Code. To the extent permitted by law, Mortgagor waives the right to any stay of execution and the benefit of all exemption laws now or hereafter in effect.

  
 8.6. Excess Monies. Mortgagee may apply on
account of the Liabilities any unexpended monies still retained by Mortgagee that were paid by Mortgagor to Mortgagee: (a) for the payment of, or as security for the payment of taxes, assessments or other governmental charges, insurance premiums, or
any other charges; or (b) to secure the performance of some act by Mortgagor. 
  
 8.7. Other Remedies. Mortgagee shall have the right, from time to time, to bring an appropriate action to recover any sums required to be paid by Mortgagor under the terms of this Mortgage, as they
become due, without regard to whether or not any other Liabilities shall be due, and without prejudice to the right of Mortgagee thereafter to bring an action of mortgage foreclosure, or any other action, for any default by Mortgagor existing at the
time the earlier action was commenced. In addition, Mortgagee shall have the right to set-off all or any part of any amount due by Mortgagor to Mortgagee under any of the Liabilities, against any indebtedness, liabilities or obligations owing by
Mortgagee in any capacity to Mortgagor, including any obligation to disburse to Mortgagor any funds or other property on deposit with or otherwise in the possession, control or custody of Mortgagee. 
  
 8.8. Attorney-In-Fact. Mortgagor hereby constitutes Mortgagee
its attorney-in-fact with full power of substitution to take possession of the Property upon any Event of Default and, as Mortgagee in its sole discretion deems necessary or proper, to execute and deliver all instruments required by Mortgagee to
accomplish the disposition of the Property; this power of attorney is a power coupled with an interest and is irrevocable while any of the Liabilities are outstanding. 
  
 8.9. Waiver. Mortgagor waives, to the extent permitted by law, (a) the benefit of all laws now existing or
that may hereafter be enacted providing for any appraisement before sale of any portion of the Property, (b) all rights of reinstatement, redemption, valuation, appraisement, homestead, moratorium, exemption, extension, stay of execution, notice of
election to mature or declare due the whole of the Liabilities in the event of foreclosure of the liens hereby created, (c) all rights and remedies which Mortgagor may have or be able to assert by reason of the laws of the State of Illinois
pertaining to the rights and remedies of sureties, and (d) any rights, legal or equitable, to require marshaling of assets or to require foreclosure sales in a particular order. Without limiting the generality of the preceding sentence, Mortgagor,
on its own behalf and on behalf of each and every person acquiring any interest in or title to the Property subsequent to the date of this Mortgage, hereby irrevocably waives, to the extent permitted by law, any and all rights of reinstatement or
redemption from sale or from or under any order, judgment or decree of foreclosure of this Mortgage or under any sale pursuant to any statute order decree or judgment of any court. Mortgagor, for itself and for all persons hereafter claiming through
or under it or who may at any time hereafter become holders of liens junior to the lien of this Mortgage, hereby expressly waives and releases all rights to direct the order in which any of the Property shall be sold in the event of any sale or
sales pursuant hereto and to have any of the Property and/or any other property now or hereafter constituting security for any of the indebtedness secured hereby marshaled upon any foreclosure of this Mortgage or of any other security for any of
said indebtedness. Mortgagee shall have the right to determine the order in which any or all of the Property shall be subjected to the remedies provided herein. Mortgagee shall have the right to determine the order in which any or all portions of
the Liabilities are satisfied from the proceeds realized upon the exercise of the remedies provided herein, in accordance with the applicable provisions of the Security Agreement. 
  
 8.10. No Liability on Mortgagee. Notwithstanding anything contained in this Mortgage, Mortgagee shall not be
obligated to perform or discharge, and does not undertake to perform or discharge, any obligation, duty or liability of Mortgagor, whether under this Mortgage, under any of the Leases, under any Contract or under any other Property, and Mortgagor
shall and does hereby agree to indemnify 

  

 Page 12 

 
against and hold Mortgagee harmless of and from: any and all liabilities, losses or damages which Mortgagee may incur or pay under or with respect to any of
the Property or under or by reason of its exercise of rights hereunder; and any and all claims and demands whatsoever which may be asserted against it by reason of any alleged obligations or undertakings on its part to perform or discharge any of
the terms, covenants or agreements contained in any of the Property or in any of the contracts, documents or instruments evidencing or creating any of the Property. Mortgagee shall not have responsibility for the control, care, management or repair
of the Property or be responsible or liable for any negligence in the management, operation, upkeep, repair or control of the Property resulting in loss, injury or death to any tenant, licensee, employee, stranger or other person. No liability shall
be enforced or asserted against Mortgagee in its exercise of the powers herein granted to it, and Mortgagor expressly waives and releases any such liability. Should Mortgagee incur any such liability, loss or damage under any of the Leases or under
or by reason hereof, or in the defense of any claims or demands, Mortgagor agrees to reimburse Mortgagee within ten (10) days after demand for the full amount thereof, including costs, expenses and reasonable attorneys’ fees. Notwithstanding
the foregoing, Mortgagee shall not be released of liability nor entitled to be indemnified by Mortgagor for any liability, loss or damage to the extent arising from any act or omission of Mortgagee after Mortgagee takes physical possession of the
Property or becomes owner of the Property. 
  
 9. MISCELLANEOUS.

  
 9.1. Notices. All notices and communications
under this Mortgage shall be in writing and shall be given by either (a) hand-delivery, (b) first class mail (postage prepaid), or (c) reliable overnight commercial courier (charges prepaid), to the addresses listed in the preamble of this Mortgage.
Notice shall be deemed to have been given and received: (a) if by hand delivery, upon delivery; (b) if by mail, three (3) business days after the date first deposited in the United States mail; and (c) if by overnight courier, on the date scheduled
for delivery. A party may change its address by giving written notice to the other party as specified herein. 
  
 9.2. No Property Manager Lien. Any property management agreement for or relating to all or any part of the Property, whether now in effect
or entered into hereafter by Mortgagor or on behalf of Mortgagor, shall contain a subordination provision whereby the property manager forever and unconditionally subordinates to the lien of this Mortgage any and all mechanic’s lien rights and
claims that it or anyone claiming through or under it may have at any time pursuant to any statute or law including, without limitation, Illinois Compiled Statutes, Chapter 779 Section 60/1. Such property management agreement or a short form
thereof, including such subordination, shall, at Mortgagee’s request, be recorded with the office of the recorder of deeds for the county in which the Property is located. Mortgagor’s failure to cause any of the foregoing to occur shall
constitute an Event of Default under this Mortgage. 
  
 9.3.
Remedies Cumulative. The rights and remedies of Mortgagee as provided in this Mortgage, in the Indenture or in any Other Document shall be cumulative and concurrent, may be pursued separately, successively or together, may be exercised
as often as occasion therefor shall arise, and shall be in addition to any other rights or remedies conferred upon Mortgagee at law or in equity. The failure, at any one or more times, of Mortgagee to assert the right to declare the Liabilities due,
grant any extension of time for payment of the Liabilities, take other or additional security for the payment thereof, release any security, change any of the terms of the Indenture or any of the Other Documents, or waive or fail to exercise any
right or remedy under the Indenture or any Other Document shall not in any way affect this Mortgage or the rights of Mortgagee. 
  
 9.4. No Implied Waiver. Mortgagee shall not be deemed to have modified or waived any of its rights or remedies hereunder unless such
modification or waiver is in writing and signed by 

  

 Page 13 

 
Mortgagee, and then only to the extent specifically set forth therein. A waiver in one event shall not be construed as continuing or as a waiver of or bar to
such right or remedy on a subsequent event. 
  
 9.5. Partial
Invalidity. The invalidity or unenforceability of any one or more provisions of this Mortgage shall not render any other provision invalid or unenforceable. In lieu of any invalid or unenforceable provision, there shall be added
automatically a valid and enforceable provision as similar in terms to such invalid or unenforceable provision as may be possible. 
  
 9.6. Binding Effect. The covenants, conditions, waivers, releases and agreements contained in this Mortgage shall bind, and the benefits
thereof shall inure to, the parties hereto and their respective heirs, executors, administrators, successors and assigns and are intended and shall be held to be real covenants running with the land; provided, however, that, except in connection
with a transfer expressly permitted by the Indenture or consented to in writing by Mortgagee, this Mortgage cannot be assigned by Mortgagor without the prior written consent of Mortgagee, and any such assignment or attempted assignment by Mortgagor
shall be void and of no effect with respect to Mortgagee. 
  
 9.7.
Modifications. This Mortgage may not be supplemented, extended, modified or terminated except by an agreement in writing signed by the party against whom enforcement of any waiver, change, modification or discharge is sought. Mortgagee
may release, regardless of consideration, any part of the Property without, as to the remainder, in any way impairing, affecting, subordinating or releasing the lien or security interests evidenced by this Mortgage, the Indenture or the Other
Documents or affecting the obligations of Mortgagor or any other party to pay the Liabilities or perform and discharge the Liabilities. 
  
 9.8. Governing Law. This Mortgage shall be governed, construed, interpreted and enforced in accordance with the laws of the State of New
York, without regard to principles of conflicts of law, except as to matters relating to the creation, perfection and enforcement of the liens on and security interests in the Property (including, without limitation, requests for injunctive relief
or appointment of a receiver) which shall be governed by the laws of the state where the Property is located. 
  
 9.9. Non-Merger. In the event Mortgagee shall acquire title to the Property by conveyance from Mortgagor or as a result of foreclosure, this
Mortgage shall not merge in the fee estate of the Property but shall remain and continue as an existing and enforceable lien for the Liabilities secured hereby until the same shall be released of record by Mortgagee in writing. 
  
 10. STATE SPECIFIC PROVISIONS 
  
 10.1. Principles of Construction. In the event of any
inconsistencies between the terms and conditions of this Article and the other terms and conditions of this Mortgage, the terms and conditions of this Article shall control and be binding. 
  
 10.2. Fixture Filing. Mortgagor covenants and agrees that the
filing of this Mortgage in the Official Records of the County where the Property is located shall also operate from the date of such filing as a fixture filing in accordance with Section 9-502 of the Illinois Code. 
  
 10.3. Insurance. Mortgagor is hereby notified pursuant to 815
ILCS 180/1 et. seq. as follows: 
  
 Unless
Mortgagor provided Mortgagee with evidence of the insurance coverage required by this Mortgage, Mortgagee may purchase insurance at Mortgagor’s expense to protect Mortgagee’s interests in the collateral. This insurance may, but need not,
protect Mortgagor’s interests. The coverage that is purchased may not pay any claim that Mortgagor asserts or any claim that is made against Mortgagor in connection with the collateral. Mortgagor may later cancel any insurance purchased 

  

 Page 14 

 
hereunder, but only after providing Mortgagee with evidence that the insurance required under Section 2.3 of this Mortgage has been purchased. If Mortgagee
purchases insurance for the collateral, Mortgagor will be responsible for the costs of that insurance, including interest and any other charges imposed in connection with the placement of the insurance, until the effective date of the cancellation
or expiration of the insurance. The costs of the insurance may be added to the total Liabilities. Notwithstanding the foregoing, in the event that Mortgagor fails to maintain insurance in accordance with Section 2.3. of this Mortgage, and Mortgagee
elects to obtain insurance to protect its interests hereunder, Mortgagee may obtain insurance in any amount and of any type Mortgagee deems appropriate to protect Mortgagee’s interest only and Mortgagee shall have no duty or obligation to
Mortgagor to maintain insurance in any greater amount or of any other type for the benefit of Mortgagor. All insurance premiums incurred or paid by Mortgagee shall be at Mortgagor’s sole cost and expense in accordance with Section 1 hereof.
Mortgagee’s election to obtain insurance shall not be deemed to waive any Event of Default hereunder. 
  
 10.4. Statutory Construction. Mortgagor, on behalf of itself and all persons now or hereafter interested in the Property, voluntarily and
knowingly hereby: acknowledges that the transaction of which this Mortgage is a part is a transaction which does not include either agricultural real estate (as defined in the Illinois Mortgage Foreclosure Law, Illinois Compiled Statutes
(“ILCS”) Chapter 735, Section 5/15-1101 et seq., herein the “Act”), or residential real estate (as defined in the Act). 
  

10.5. Compliance with Mortgage Foreclosure Law. 
  

(a) If any provision of this Mortgage is inconsistent with any applicable provision of the Act (as defined above), the provisions of
the Act shall take precedence over the provisions of this Mortgage, but shall not invalidate or render unenforceable any other provision of this Mortgage that can fairly be construed in a manner consistent with the Act. 
  
 (b) Without in any way limiting or restricting any of
Mortgagee’s rights, remedies, powers and authorities under this Mortgage, and in addition to all of such rights, remedies, powers, and authorities, Mortgagee shall also have and may exercise any and all rights, remedies, powers and authorities
which the holder of a mortgage is permitted to have or exercise under the provisions of the Act, as the same may be amended from time to time. If any provision of this Mortgage shall grant to Mortgagee any rights, remedies, powers or authorities
upon default of Mortgagor which are more limited than the rights that would otherwise be vested in Mortgagee under the Act in the absence of said provision, Mortgagee shall be vested with all of the rights, remedies, powers and authorities granted
in the Act to the fullest extent permitted by law. 
  
 (c) Without limiting the generality of the foregoing, all expenses incurred by Mortgagee, to the extent reimbursable, under Sections 5/15-1510, 5/15-1512, or any other provision of the Act, whether incurred before or after any decree or
judgment of foreclosure, and whether or not enumerated in any other provision of this Mortgage, shall be added to the indebtedness secured by this Mortgage and by the judgment of foreclosure. 
  
 10.6. Business Loan. Mortgagor stipulates, represents,
warrants, affirms and agrees that each of the loans and other credit obligations secured hereby constitute a “business loan” within the meaning of Section 205/4(a) or (c) of Chapter 815 of the ILCS, as amended. 
  
 10.7. Mortgagee in Possession. In addition to any provision of
this Mortgage authorizing Mortgagee to take or be placed in possession of the Property, or for the appointment of a receiver, Mortgagee shall have the right, in accordance with Sections 15-1701 and 15-1702 of the Act, to be placed in possession
Property or at its request to have a receiver appointed, and such receiver, or Mortgagee, if 

  

 Page 15 

 
and when placed in possession, shall have, in addition to any other powers provided in this Mortgage, all powers, immunities, and duties as provided for in
this Sections 15-1701 and 15-1703 of the Act. 
  
 10.8.
Protective Advances. 
  
 (i) All
advances, disbursements and expenditures made by Mortgagee before and during a foreclosure of this Mortgage, and before and after judgment of foreclosure therein, and at any time prior to sale of the Property, and, where applicable, after sale of
the Property, and during the pendency of any related proceedings, for the following purposes, in addition to those otherwise authorized by this Mortgage or by the Act (collectively, “Protective Advances”) shall have the benefit of
all applicable provisions of the Act, including those provisions of the Act hereinbelow referred to: 
  
 (a) all advances by Mortgagee in accordance with the terms of this Mortgage to: (1) preserve or maintain, repair, restore or rebuild the
Improvements upon the Property; (2) preserve the lien of this Mortgage or the priority thereof; or (3) enforce this Mortgage, as referred to in Subsection (b)(5) of Section 15-1302 of the Act; 
  
 (b) payments by Mortgagee of: (1) when due installments of
principal, interest or other obligations in accordance with the terms of any prior lien or encumbrance; (2) when due installments of real estate taxes and assessments, general and special and all other taxes and assessments of any kind or nature
whatsoever which are assessed or imposed upon the Property or any part thereof; (3) other obligations authorized by Mortgagee in accordance with the terms of this Mortgage; or (4) with court approval, any other amounts in connection with other
liens, encumbrances or interests reasonably necessary to preserve the status of title, as referred to in Section 15-1505 of the Act; 
  
 (c) advances by Mortgagee in settlement or compromise of any claims asserted by claimants under any prior liens; 
  
 (d) reasonable attorneys’ fees and other costs
incurred: (1) in connection with the foreclosure of this Mortgage as referred to in Sections 15-1504(d)(2) and 15-1510 of the Act; (2) in connection with any action, suit or proceeding brought by or against Mortgagee for the enforcement of this
Mortgage or arising from the interest of Mortgagee hereunder; or (3) in the preparation for the commencement or defense of any such foreclosure or other action related to this Mortgage or the Property; 
  
 (e) Mortgagee’s reasonable fees and costs, including
attorneys’ fees, arising between the entry of judgment of foreclosure and the confirmation hearing as referred to in Subsection (b)(l) of Section 15-1508 of the Act; 
  
 (f) expenses deductible from proceeds of sale as referred to in Subsections (a) and (b) of Section 15-1512
of the Act; and 
  
 (g) expenses incurred and
expenditures made by Mortgagee for any one or more of the following: (1) if the Property or any portion thereof constitutes one or more units under a condominium declaration, assessments imposed upon the unit owner thereof which are required to be
paid; (2) if Mortgagee’s interest in the Property is a leasehold estate under a lease or sublease, rentals or other payments required to be made by the lessee under the terms of the lease or sublease; (3) premiums for casualty and liability
insurance paid by Mortgagee whether or not Mortgagee or a receiver is in possession, if reasonably required, in reasonable amounts, and all renewals thereof, without regard to the limitation to maintaining of existing insurance in effect at the time
any receiver or Mortgagee takes possession of the Mortgaged Property imposed by Subsection (c)(1) of Section 15-1704 of the Act; 

  

 Page 16 

 
(4) repair or restoration of damage or destruction in excess of available insurance proceeds or condemnation awards; (5) payments required or deemed by
Mortgagee to be for the benefit of the Property or required to be made by the owner of the Property under any grant or declaration of easement, easement agreement, agreement with any adjoining land owners or instruments creating covenants or
restrictions for the benefit of or affecting the Property; (6) shared or common expense assessments payable to any association or corporation in which the owner of the Property is a member in any way affecting the Property; (7) if the loan secured
hereby is a construction loan, costs incurred by Mortgagee for demolition, preparation for and completion of construction, as may be authorized by the applicable commitment, Trust Indenture or other agreement; (8) pursuant to any lease or other
agreement for occupancy of the Improvements for amounts required to be paid by Mortgagor; and (9) if this Mortgage is insured, payments of FHA or private mortgage insurance required to keep insurance in force; 
  
 (ii) All Protective Advances shall be additional Liabilities
secured by this Mortgage, and shall become immediately due and payable without notice and with interest thereon from the date of the advance thereof, or if later, the date of any notice required under the Mortgage, until paid at the rate borne by
the Securities; 
  
 (iii) This Mortgage shall be
a lien for all Protective Advances as to subsequent purchasers and judgment creditors from the time this Mortgage is recorded pursuant to Subsection (b) of Section 15-1302 of the Act; 
  
 (iv) All Protective Advances shall, except to the extent, if any, that any of the same is clearly contrary
to or inconsistent with the provisions of the Act, apply to and be included in: 
  
 (A) determination of the amount of the Liabilities secured by this Mortgage at any time; 
  
 (B) the Liabilities found due and owing pursuant to this
Mortgage in the judgment of foreclosure and any subsequent supplemental judgments, orders, adjudications or findings by the court of any additional Liabilities becoming due after such entry of judgment, it being agreed that in any foreclosure
judgment, the court may reserve jurisdiction for such purpose; 
  
 (C) if right of redemption has not been waived by Mortgagor in this Mortgage, computation of amount required to redeem, pursuant to Subsections (d)(2) and (e) of Section 15-1603 of the Act; 
  
 (D) determination of the amount deductible from sale
proceeds pursuant to Section 15-1512 of the Act; 
  
 (E) application of income in the hands of any receiver or mortgagee in possession; and 
  
 (F) computation of any deficiency judgment pursuant to Subsections (b)(2) and (e) of Section 15-1508 and Section 15-1511 of the Act.

  
 [Signature page follows] 
  

 Page 17 

 IN WITNESS WHEREOF, Mortgagor, intending to be legally bound, has duly executed and delivered this
Mortgage as of the day and year first above written. 
  

			
	 MORTGAGOR:
 WINCUP HOLDINGS,
INC.

		
	 By:
	 	/s/    CAROLINE J.
WILLIAMSON        
	 Name:
	 	Caroline J. Williamson
	 Title:
	 	Vice President

  

					
	COMMONWEALTH OF PENNSYLVANIA	  	)	  	 
	 	  	)             SS.	  	 
	COUNTY OF PHILADELPHIA	  	)	  	 

  
 I, Sharon B. Roman, a
notary public in and for said County, in the State aforesaid, DO HEREBY CERTIFY that Caroline J. Williamson personally known to me to be the Vice President of WINCUP HOLDINGS INC. and personally known to me to be the same person whose name is
subscribed to the foregoing instrument, appeared before me this day in person and acknowledged that as such Vice President, she signed and delivered the said instrument and caused the seal of said entity be affixed thereto, pursuant to authority
given to her by the by-laws of such entity as her free and voluntary act, for the uses and purposes therein set forth. 
  
 GIVEN under my hand and official seal this 27th day of April, 2004. 
  

	
	
	/s/    SHARON B. ROMAN         
	Notary Public

  

					
	 Commission expires                 ,
        .
	 	 	 	              [SEAL]
			
	 Notarial Seal
 Sharon B. Roman, Notary Public
 City Of Philadelphia, Philadelphia County
 My Commission Expires Nov. 29, 2006
 Member, Pennsylvania Association of
Notaries
	 	 	 	  

  

 SCHEDULE A 
  

Legal Description 
  
 LEGAL DESCRIPTION: 
  
 Lot 1 in West Chicago Industrial Center Second Consolidation Plat, a Resubdivision of Lots 3 and 4 in West Chicago Industrial Center Resubdivision, a Subdivision of parts
of Section 32, Township 40 North, Range 9, East of the Third Principal Meridian, according to the Plat thereof recorded March 28, 1983 as Document Number R83-16724 and Certificate of Correction recorded March 30, 1983, as Document Number R83-17509,
in DuPage County, Illinois. 
  
 The above description is shown on a Survey
prepared by Webster, McGrath & Ahlberg Ltd., Consulting Engineers, dated November 30, 1995, last revised January 16, 1996, entitled “James River Paper Company, Inc., West Chicago, Illinois, Job Number 35733.” 
  
 Being the same premises conveyed to Wincup Holdings, Inc., a Delaware corporation by deed
dated January 20, 1996 from James River Paper Company, Inc., a Virginia corporation, as successor by merger for Jacobs River-Newark, Inc., a Delaware corporation, as successor by merger to James River-Handi Kup, Inc., a Virginia corporation, and
recorded in the office of the Recorder of Deeds in and for DuPage County, Illinois, on February 13, 1996, as document No. R96-023419.

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