Document:

<PAGE>
                                                                    EXHIBIT 10.5

================================================================================

                                     FORM OF

                         AGREEMENT OF PURCHASE AND SALE

                                      AMONG

                        WILLIAMS TECHNOLOGY CENTER, LLC,
                                   as Seller,

                     WILLIAMS HEADQUARTERS BUILDING COMPANY,
                                  as Purchaser,

                                       and

                          WILLIAMS COMMUNICATIONS, LLC,
                                  as Guarantor

                            EXECUTED EFFECTIVE AS OF
                               SEPTEMBER 13, 2001

================================================================================

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                                TABLE OF CONTENTS

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<Caption>
                                                                                                   Page
                                                                                                   ----
<S>               <C>                                                                              <C>
                                    ARTICLE I

                                   DEFINITIONS

Section 1.01.     Definitions........................................................................2
Section 1.02.     References.........................................................................6

                                   ARTICLE II

                         AGREEMENT OF PURCHASE AND SALE

Section 2.01.     Agreement..........................................................................7

                                   ARTICLE III

                                  CONSIDERATION

Section 3.01.     Purchase Price.....................................................................7
Section 3.02.     Agreed Allocation..................................................................7

                                   ARTICLE IV

                                INDEMNIFICATIONS

Section 4.01.     Seller's Indemnification...........................................................7
Section 4.02.     Purchaser's Indemnification........................................................7
Section 4.03.     Insurance Claims...................................................................8
Section 4.04.     Survival...........................................................................8

                                    ARTICLE V

                          EVALUATION OF ACQUIRED ASSETS

Section 5.01.     Purchaser's Evaluation.............................................................8

                                   ARTICLE VI

                            TITLE AND SURVEY MATTERS

Section 6.01.     Title Commitment...................................................................8
Section 6.02.     Survey.............................................................................8
</Table>

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<Table>
<S>               <C>                                                                              <C>
                                   ARTICLE VII

                         REPRESENTATIONS AND WARRANTIES

Section 7.01.     Seller's Representations and Warranties............................................9
Section 7.02.     Purchaser's Representations and Warranties.........................................10
Section 7.03.     Survival...........................................................................11

                                  ARTICLE VIII

                               CLOSING CONDITIONS

Section 8.01.     Conditions to Obligations of Seller................................................11
Section 8.02      Conditions to Obligations of Purchaser.............................................11

                                   ARTICLE IX

                                     CLOSING

Section 9.01.     Closing............................................................................12
Section 9.02.     Seller's Closing Obligations.......................................................12
Section 9.03.     Purchaser's Closing Obligations....................................................14
Section 9.04      Ad Valorem Taxes...................................................................14
Section 9.05.     Closing Costs......................................................................14
Section 9.06.     Documents and Data Access and Delivery.............................................14

                                    ARTICLE X

                                    BROKERAGE

Section 10.01.    Brokers............................................................................15

                                   ARTICLE XI

                              DEFAULTS AND REMEDIES

Section 11.01.    Default by Seller..................................................................15
Section 11.02.    Default by Purchaser...............................................................15
Section 11.03.    Notice and Cure....................................................................15
Section 11.04     Remedies...........................................................................16

                                   ARTICLE XII

                                     NOTICES

Section 12.01.    Notices............................................................................16
</Table>

                                       iii
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<Table>
<S>               <C>                                                                              <C>
                                  ARTICLE XIII

          LIMITED SURVIVAL OF REPRESENTATIONS, WARRANTIES AND COVENANTS

Section 13.01.    Survival of Representations, Warranties and Covenants..............................17

                                   ARTICLE XIV

                                  MISCELLANEOUS

Section 14.01.    Waivers............................................................................17
Section 14.02     Recovery of Certain Fees...........................................................17
Section 14.03     Time of Essence....................................................................17
Section 14.04.    Construction.......................................................................18
Section 14.05.    Counterparts.......................................................................18
Section 14.06.    Severability.......................................................................18
Section 14.07.    Entire Agreement...................................................................18
Section 14.08.    Governing Law......................................................................18
Section 14.09.    No Recording.......................................................................18
Section 14.10.    No Merger..........................................................................19

                                   ARTICLE XV

                        CONSTRUCTION COMPLETION AGREEMENT

Section 15.01.    Survival...........................................................................19

                                   ARTICLE XVI

                            POST CLOSING OBLIGATIONS
</Table>

                                       iv
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                         LIST OF EXHIBITS AND SCHEDULES

<Table>
<S>               <C>
SCHEDULE I        Form of Deed to Real Property and Improvements
SCHEDULE II       Form of Non-Foreign Entity Certification
SCHEDULE III      Form of Bill of Sale and Assignment
SCHEDULE IV       Form of Easement for Backup Generation Facility
SCHEDULE V        Form of Master Lease

EXHIBIT A         Center Parcel
EXHIBIT B         Central Plant Space
EXHIBIT C         Litigation and Claims
EXHIBIT D         Parking Garage Parcel
EXHIBIT E         Cooling Tower Parcel
EXHIBIT F         Title Commitment and Title Objections
EXHIBIT G         Agreed Allocation
EXHIBIT H         Ancillary Contracts
</Table>

                                        v
<PAGE>

                         AGREEMENT OF PURCHASE AND SALE

         THIS AGREEMENT OF PURCHASE AND SALE (this "Agreement") is entered into
and effective for all purposes as of Effective Date as hereinbelow defined, by
and among WILLIAMS TECHNOLOGY CENTER, LLC, a Delaware limited liability company
(the "Seller"), WILLIAMS COMMUNICATIONS, LLC, a Delaware limited liability
company (the ("Guarantor" or "WCLLC"), and WILLIAMS HEADQUARTERS BUILDING
COMPANY, a Delaware corporation (the "Purchaser").

                                    RECITALS

         A. Seller is the owner of the partially completed office building and
related facilities presently under construction in Tulsa, Oklahoma, commonly
known as the Williams Technology Center, which constitutes the Improvements
Under Construction as hereinbelow defined.

         B. Seller desires to sell to Purchaser, and Purchaser desires to
purchase from Seller the Improvements Under Construction, the Real Property and
the other Acquired Assets each as hereinbelow defined, and to enter into
agreements relating to the construction, management and operation of the
foregoing.

         C. In order to induce Purchaser to enter into the transaction
contemplated herein, Guarantor desires to guaranty the performance by Seller of
all of the duties and obligations set forth in this Agreement.

         D. Upon Closing, Purchaser desires to lease to Seller, and Seller
desires to lease from Purchaser, the Real Property, Improvements and other
Acquired Assets pursuant to the terms, covenants, and conditions of the Master
Lease as herein below defined.

         E. The parties understand that (i) the construction of the Improvements
Under Construction will not be completed until some time after the Closing Date,
and (ii) certain portions of the Personal Property as hereinbelow defined will
not be acquired by Seller until after the Closing Date but notwithstanding such
fact, Seller desires that such after-acquired Personal Property is to be the
subject of the transfers as contemplated by this Agreement, as specifically
transferred by the Bill of Sale as hereinbelow defined.

         IN CONSIDERATION of the foregoing, the mutual promises, covenants and
agreements set forth herein, and for other good and valuable consideration, the
receipt and sufficiency of which are hereby acknowledged, the parties hereto
agree as follows:

                                       1
<PAGE>

                                    ARTICLE I

                                  DEFINITIONS

         SECTION 1.01. Definitions. For purposes of this Agreement, capitalized
terms used herein and not otherwise defined herein shall have the meanings
ascribed to such terms in this Section 1.01:

         Acquired Assets. The term "Acquired Assets" shall mean collectively the
         fee simple title to the Real Property and the Improvements, including
         but not limited to the Improvements Under Construction; all contract
         rights, air rights, easements, privileges, servitudes, appurtenances
         and other rights belonging to or inuring to the benefit of Seller and
         pertaining to the Real Property and Improvements; all documents,
         specifications and plans related to the Real Property and Improvements;
         all licenses, permits, building permits, certificates of occupancy,
         approvals, governmental orders, resolutions, dedications, subdivision
         maps and entitlements issued, approved or granted by any of the
         Authorities in connection with the Real Property and Improvements or
         the construction thereof, together with all renewals and modifications
         thereof; all other rights, titles, interests, privileges and
         appurtenances related to and used exclusively in connection with the
         ownership, construction, use, operation or management of the Real
         Property and Improvements, as specifically described in this Agreement;
         and all Personal Property.

         Agreed Allocation. The term "Agreed Allocation" shall have the meaning
         ascribed to such term in Section 3.02.

         Aircraft Transaction. The term "Aircraft Transaction" shall mean
         collectively, the transactions set forth in (i) the three (3) Aircraft
         Dry Leases to be between Williams Communications Aircraft, LLC, a
         Delaware limited liability company ("WC Aircraft"), as Lessor, and
         WCLLC, as Lessee, covering the aircraft described therein, and (ii) the
         Membership Interest Purchase Agreement to be between Williams Aircraft,
         Inc., a Delaware corporation, as Buyer, and WCLLC, as Seller, covering
         all of the membership interests in WC Aircraft.

         Ancillary Contracts. The term "Ancillary Contracts" shall mean
         collectively the agreements set forth on EXHIBIT H.

         Authorities. The term "Authorities" shall mean collectively the various
         governmental and quasi-governmental bodies or agencies having
         jurisdiction over the asset, entity or matter in question.

         Best Knowledge. The term "Best Knowledge" shall mean the knowledge of
         the party in question's current employees who, in the normal scope of
         their employment, would have knowledge of the subject matter in
         question.

         Bill of Sale. The term "Bill of Sale" shall mean the Bill of Sale and
         Assignment covering all of the Personal Property, to be executed by
         Seller in favor of Purchaser in the form of SCHEDULE III.

                                       2
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         BOK Tower. The term "BOK Tower" shall mean the multi-story office
         building owned by Purchaser located immediately to the west of the
         Center.

         Business Day. The term "Business Day" shall mean any day other than a
         Saturday, Sunday or nationally recognized holiday.

         Center. The term "Center" shall mean the structure currently under
         construction on the Center Parcel.

         Center Parcel. The term "Center Parcel" shall mean that portion of the
         Real Property more particularly described in EXHIBIT A, which shall
         include the air rights associated with the Skywalk .

         Central Plant. The term "Central Plant" shall mean the equipment,
         fixtures, piping, wiring, machinery, and all other items of personal
         property comprising the plant for chilled and hot water production and
         circulation, and electricity generation and transmission, currently
         being constructed in the basement of the Center in the Central Plant
         Space and on the Cooling Tower Parcel.

         Central Plant Space. The term "Central Plant Space" shall mean that
         portion of the basement of the Center set forth on EXHIBIT B.

         Central Plant Lease. The term "Central Plant Lease" shall have the
         meaning ascribed to such term on Exhibit H.

         Closing. The term "Closing" shall mean the consummation of the purchase
         and sale of the Acquired Assets contemplated by this Agreement.

         Closing Date. The term "Closing Date" shall mean the date on which the
         Closing occurs, which date shall be no later than September 13, 2001.

         Closing Surviving Obligations. The term "Closing Surviving Obligations"
         shall mean collectively the rights, liabilities and obligations set
         forth in Sections 3.02, 6.01, 6.02, 10.01, 11.03, 11.04, 13.01 and
         14.02, and Articles IV and VII, which are specifically designated as
         surviving the Closing.

         Construction Completion. The term "Construction Completion" shall have
         the meaning ascribed to such term in the Construction Completion
         Agreement.

         Construction Completion Agreement. The term "Construction Completion
         Agreement" shall mean that certain Agreement of Purchase and Sale and
         Construction Completion dated February 26, 2001, between Purchaser, as
         Seller, and WCLLC, as Purchaser, covering the Acquired Assets and the
         completion of construction of portions thereof.

         Cooling Tower Parcel. The term "Cooling Tower Parcel" shall mean the
         real property upon which the cooling towers relating to the Central
         Plant are located, as described on Exhibit E.

                                       3
<PAGE>

         Credit Agreement. The term "Credit Agreement" shall mean the Amended
         and Restated Credit Agreement dated as of September 8, 1999, among
         Williams Communications Group, Inc., a Delaware corporation, WCLLC,
         Bank of America, N.A., The Chase Manhattan Bank, and other parties.

         Data. The term "Data" shall have the meaning ascribed to such term in
         the Construction Completion Agreement.

         Declaration. The term "Declaration" shall mean that certain Declaration
         of Reciprocal Easements with Covenants and Restrictions dated February
         26, 2001, executed by Purchase and Seller, recorded in Book 6521 at
         Page 2670 of the records of the County Clerk of Tulsa, Oklahoma.

         Deed. The term "Deed" shall mean the General Warranty Deed covering the
         Real Property, the Improvements Under Construction and all of Seller's
         right, title and interest in and to and the Skywalk, specifically
         excluding however, all interest in and to the Central Plant which is
         currently owned by Purchaser, to be executed by Seller in favor of
         Purchaser or Purchaser's Designee, in the form of SCHEDULE I.

         Documents. The term "Documents" shall mean the following types of
         information relating to the Acquired Assets, maintained in any format:
         (i) all documents that are referenced and/or incorporated in any of the
         contracts; (ii) all financial data, including but not limited to
         records, statements, and invoices; (iii) physical inspections, studies
         or reports; (iv) appraisals; (v) surveys; and (vi) policies and/or
         commitments of title insurance; (vii) relevant correspondence;
         provided, however, items (i) through (vii) hereinabove do not include
         any software owned by any management company or any information in the
         possession or control of any such management company which is
         integrated with other information not related to any of the Acquired
         Assets so long as such information related to the Acquired Assets is
         either separately provided to Purchaser in another form, or provided as
         part of other information under this Agreement.

         Easement for Backup Generation Facility. The term " Easement for Backup
         Generation Facility " shall mean the easement in form of SCHEDULE IV,
         in which Purchaser shall grant to Seller, certain easement rights to
         locate Seller's backup electrical generation equipment.

         Effective Date. The term "Effective Date" shall mean September 13,
         2001.

         Equipment Purchase Agreement. The term "Equipment Purchase Agreement"
         shall have the meaning ascribed to such term in the Construction
         Completion Agreement.

         Governmental Regulations. The term "Governmental Regulations" shall
         mean collectively all laws, ordinances, rules and regulations of the
         Authorities applicable to Seller or any of its businesses or operations
         (or any portion thereof), or to the use, ownership, possession,
         operation, management or construction of the Acquired Assets or any
         portion thereof.

                                       4
<PAGE>

         Guaranty. The term "Guaranty" shall mean the Guaranty to be executed by
         Guarantor, as described in the Master Lease.

         Improvements. The term "Improvements" shall mean collectively all
         buildings, structures, fixtures, facilities, parking structures and
         areas, and other improvements located or to be located on or connected
         with the Real Property or the Skywalk, and which shall include without
         limitation the Improvements Under Construction.

         Improvements Under Construction. The term "Improvements Under
         Construction" shall mean collectively the Center, the Skywalk and the
         Parking Garage.

         Initialed Title Commitment. The term "Initialed Title Commitment" shall
         have the meaning ascribed to such term in Section 9.02 (f).

         Insured Property. The term "Insured Property" shall have the meaning
         ascribed to such term in Section 6.01.

         La Petite Lease. The term "La Petite Lease" shall mean that certain
         Ground Lease with Construction by Tenant between Williams Realty Corp.
         (now Williams Headquarters Building Company), as Landlord and La Petite
         Academy, Inc., as Tenant, dated July 22, 1987, as amended by that
         certain First Amendment to Lease Agreement dated February 28, 1989.

         La Petite Parcel. The term "La Petite Parcel" shall mean the real
         property covered by the La Petite Lease.

         Management Agreement. The term "Management Agreement" shall have the
         meaning ascribed to such term on Exhibit H.

         Master Lease. The term "Master Lease" shall mean the Master Lease to be
         executed by Purchaser, as Landlord, and Seller, as Tenant, covering the
         Real Property and Improvements in form of SCHEDULE V.

         Non-Foreign Entity Certification. The term "Non-Foreign Entity
         Certification" shall have the meaning ascribed to such term in Section
         9.02(d).

         Parking Garage. The term "Parking Garage" shall mean the structure
         currently under construction on the Parking Garage Parcel.

         Parking Garage Parcel. The term "Parking Garage Parcel" shall mean that
         portion of the Real Property more particularly described in EXHIBIT D,
         which includes without limitation, the La Petite Parcel.

         Permitted Exceptions. The term "Permitted Exceptions" shall have the
         meaning ascribed to such term in Section 6.01.

         Personal Property. The term "Personal Property" shall mean collectively
         all of the tangible and intangible personal property constituting a
         portion of the Acquired Assets,

                                       5
<PAGE>

         including without limitation, the Category 1 FF&E and Category 2 FF&E,
         each as defined in the Master Lease.

         Purchase Price. The term "Purchase Price" shall have the meaning
         ascribed to such term in Section 3.01.

         Purchaser's Affiliate. The term "Purchaser's Affiliate" shall mean an
         entity (i) that is Purchaser's parent organization, or a wholly owned
         subsidiary of Purchaser; or (ii) that acquires all or substantially all
         of the assets or capital stock of Purchaser; or (iii) of which
         Purchaser owns in excess of fifty percent (50%) of the outstanding
         capital stock; or (iv) that as a result of the consolidation or merger
         with Purchaser and/or Purchaser's parent organization, shall own all of
         the capital stock of Purchaser or Purchaser's parent corporation.

         Real Property. The term "Real Property" shall mean the Center Parcel
         and the Parking Garage Parcel.

         Skywalk. The term "Skywalk" shall mean an elevated pedestrian bridge
         and support structure, connecting the Parking Garage to the Center over
         a portion of South Cincinnati Avenue and a portion of East First
         Street, Tulsa, Oklahoma, that is approximately twenty-seven (27) feet
         above the driving lanes of such streets, together with the air rights
         for the three (3) dimensional space within which it is to be suspended.

         Surveys. The term "Surveys" shall have the meaning ascribed to such
         term in Section 6.02.

         Title Commitment. The term "Title Commitment" shall mean the Commitment
         for Title Insurance dated July 2, 2001, No. E-134132-A, issued by the
         Title Company on behalf of Lawyers Title Insurance Corporation, more
         particularly described on EXHIBIT F.

         Title Company. The term "Title Company" shall mean Guaranty Abstract
         Company of Tulsa, Oklahoma, or such other title company satisfactory to
         Purchaser.

         Title Policy. The term "Title Policy" shall mean the ALTA Form B
         owner's title insurance policy or policies, with standard and printed
         exceptions deleted (excepting survey coverage) and providing lien
         coverage, to be issued based upon the Title Commitment.

         Utility Services Agreement. The term "Utility Services Agreement" shall
         have the meaning ascribed to such term on Exhibit H.

         SECTION 1.02. References. Except as otherwise specifically indicated,
all references in this Agreement to Articles or Sections refer to Articles or
Sections of this Agreement, and all references to Exhibits or Schedules refer to
Exhibits or Schedules attached hereto all of which are hereby incorporated
herein by this reference for all purposes. The words "herein," "hereof,"
"hereinafter," "hereunder" and words and phrases of similar import refer to this
Agreement as a whole and not to any particular Section or Article.

                                       6
<PAGE>

                                   ARTICLE II

                         AGREEMENT OF PURCHASE AND SALE

         SECTION 2.01. Agreement. For payment of the Purchase Price in
accordance with Section 3.01, and in consideration of all of the other terms,
covenants and conditions set forth in this Agreement, Seller hereby agrees to
sell, transfer, convey, assign, and deliver to Purchaser or Purchaser's
Affiliate and Purchaser hereby agrees to purchase, acquire and accept from
Seller, the Acquired Assets (but as to any Licenses and Permits comprising part
of the Acquired Assets, only to the extent assignable).

                                   ARTICLE III

                                  CONSIDERATION

         SECTION 3.01. Purchase Price. The Purchase Price (the "Purchase Price")
for the Acquired Assets shall be the sum of Two Hundred Forty-Five Million and
No/100 Dollars ($245,000,000.00), shall be paid by Purchaser to Seller at
Closing, in immediately available funds.

         SECTION 3.02. Agreed Allocation. The parties hereto agree that the fair
market value allocation of the Purchase Price among the Acquired Assets (the
"Agreed Allocation"), is as set forth on EXHIBIT G. The provisions of this
Section 3.02 shall survive the Closing without limitation.

                                   ARTICLE IV

                                INDEMNIFICATIONS

         SECTION 4.01 Seller's Indemnification. Subject to the obligations of
Purchaser under (i) the agreements to be executed between the parties hereto
pursuant to Article XVI, and (ii) the Construction Completion Agreement, Seller
hereby agrees to defend, indemnify and hold harmless Purchaser and its parent,
subsidiaries and affiliated companies, and Purchaser's stockholders, directors,
officers, employees and agents, of and from any loss, cost, claim and liability
relating to:

                  (a) any inaccuracy or breach by Seller of any representation
         or warranty set forth in Section 7.01; or

                  (b) any claims made by any third parties for any damages,
         physical injury or loss of life occurring on or about the Real Property
         and Improvements including without limitation, any environmental
         claims, arising during Seller's ownership thereof.

         SECTION 4.02. Purchaser's Indemnification. Subject to the obligations
of Seller under (i) the agreements to be executed between the parties hereto
pursuant to Article XVI, and (ii) the

                                       7
<PAGE>

Construction Completion Agreement, Purchaser hereby agrees to defend, indemnify
and hold harmless Seller and its parent, subsidiaries and affiliated companies,
and Seller's members, managers, directors, officers, employees and agents, of
and from any loss, cost, claim and liability relating to:

                  (a) any inaccuracy or breach by Purchaser of any
         representation or warranty set forth in Section 7.02.

         SECTION 4.03. Insurance Claims. In the event any Purchaser or Seller
shall suffer any claim or loss for which it is entitled to indemnification under
this Article IV, the indemnifying parties shall use their best efforts, which
shall include without limitation, the ascertaining and establishing of insurance
coverage for such claim or loss, to pursue such claim and to collect under all
applicable insurance policies maintained by or on behalf of the indemnifying
party.

         SECTION 4.04. Survival. The provisions of this Article IV shall survive
the Closing without limitation.

                                    ARTICLE V

                          EVALUATION OF ACQUIRED ASSETS

         SECTION 5.01. Purchaser's Evaluation. Purchaser has familiarized itself
with respect to the Acquired Assets and subject to the specific warranties,
representations and covenants of Seller contained in this Agreement, Purchaser
accepts the Acquired Assets on an "as-is" basis, with the understanding that
Seller has not and is not making any warranties or representations of any kind
whatsoever, except as set forth herein and in the Construction Completion
Agreement.

                                   ARTICLE VI

                            TITLE AND SURVEY MATTERS

         SECTION 6.01. Title Insurance. Purchaser has previously obtained the
Title Commitment which contains the commitment to issue the Title Policy to
insure marketable title in Purchaser with respect to the Real Property, the
Center, the Parking Garage and the Skywalk (collectively the "Insured
Property"), together with copies of all documents and other matters listed as
exceptions therein. Purchaser hereby waives objection to all exceptions listed
in the Title Commitment (the "Permitted Exceptions"), except for those specific
exceptions which should be deleted by Title Company upon presentment of a
possession affidavit as to the non-existence as of the Closing Date of any
tenants of any portion of the Real Property or the Improvements, executed by
Seller.

         SECTION 6.02. Surveys. Pursuant to the Construction Completion
Agreement, Purchaser shall obtain for Purchaser's own use, and provide to
Seller, certified "as built" ALTA surveys of the Real Property and the
Improvements Under Construction (duly certified as of a

                                       8
<PAGE>

recent date by an Oklahoma licensed surveyor and in form acceptable to Purchaser
and the Title Company) showing all easements, restrictions and rights-of-way
relating thereto (the "Surveys").

                                   ARTICLE VII

                         REPRESENTATIONS AND WARRANTIES

         SECTION 7.01. Seller's Representations and Warranties. Subject to the
limitations on survival set forth in Article XIII of this Agreement, Seller, to
its Best Knowledge represents and warrants to Purchaser the following as of the
Closing Date:

                  (a) Status. Seller is a limited liability company duly
         organized and validly existing under the laws of the State of Delaware,
         and is duly qualified to do business in the State of Oklahoma.

                  (b) Authority. The execution and delivery of this Agreement
         and the performance by Seller of its obligations hereunder have been
         duly authorized by all necessary action on the part of Seller, and this
         Agreement constitutes the legal, valid and binding obligation of
         Seller, enforceable in accordance with its terms.

                  (c) Consents. No consent, waiver, approval or authorization is
         required from any person or entity (which has not already been obtained
         and delivered to Purchaser or which will be given on or before Closing)
         in connection with the execution and delivery of this Agreement by
         Seller, or the performance by Seller of the obligations contemplated
         hereby.

                  (d) Non-Foreign Entity. Seller is not a "foreign person" or
         "foreign corporation" as those terms are defined in the Internal
         Revenue Code, as amended, and the regulations promulgated thereunder.

                  (e) No Governmental Consent Required. No order, license,
         consent, permit, authorization or approval of, or exemption by, or the
         giving of notice to, or the registration with or the taking of any
         other action with respect to any Authorities, and no filing, recording,
         publication or registration in any public office or any other place is
         required or necessary to authorize the execution, delivery and
         performance by Seller of this Agreement or any related documents to
         which it is a party.

                  (f) No Conflicts, etc. The execution, delivery and performance
         by Seller of this Agreement and any related document to which Seller is
         a party, shall not conflict with or result in any breach of, or
         constitute a default or result in the creation of a lien under, the
         certificate of incorporation (or other charter document), or bylaws of
         Seller, or any law or judgment or, assuming that the required consents
         are obtained, any permit held by Seller, or any loan document, lease or
         contract to which Seller is a party or by which Seller is bound or any
         of its assets is subject.

                  (g) Legal Matters. Seller is not in breach, default or
         violation of any provision of any of its certificate of formation or
         bylaws, or any applicable law or

                                       9
<PAGE>

         judgment, which has or will have any material, adverse effect on the
         transactions contemplated by this Agreement. Furthermore:

                                    (i) Except as set forth on EXHIBIT C, there
                  is no claim or litigation pending or threatened to which
                  Seller is a party, or which Seller is threatened to be made a
                  party or to which any portion of the Acquired Assets is
                  subject, or is threatened to be made subject, that would have
                  a material, adverse effect on the Acquired Assets, and there
                  is no litigation pending to which Seller is a party, or
                  threatened to be made a party which seeks to restrain, enjoin,
                  prevent the consummation of, or otherwise challenge this
                  Agreement or any of the related documents, or any of the
                  transactions contemplated hereby, or which seeks to recover
                  damages in connection therewith; and

                                    (ii) Seller is not bound or adversely
                  affected by any unexecuted and unsatisfied judgment rendered
                  against Seller which would materially, adversely affect any of
                  the Acquired Assets.

                  (h) Improvements Under Construction and Real Property. The
         Improvements Under Construction and the Real Property are free and
         clear of all liens, claims and encumbrances, except as may be
         specifically set forth in the Permitted Exceptions.

                  (i) Condemnation Actions and Assessments. There are not
         presently pending or threatened any condemnation, eminent domain or
         other actions, or assessed any special assessments of any nature with
         respect to the Acquired Assets or any material part thereof, and Seller
         has not received any notice of, nor does Seller have any knowledge with
         respect to, any such condemnation, eminent domain or other actions, or
         special assessments.

         SECTION 7.02. Purchaser's Representations and Warranties. The following
constitutes the representations and warranties of Purchaser subject to the
limitations of survival set forth in Article XIII of this Agreement. Purchaser,
to its Best Knowledge, represents and warrants to Seller the following as of the
Closing Date:

                  (a) Status. Purchaser is a corporation duly organized and
         validly existing under the laws of the State of Delaware, and is duly
         qualified to do business in the State of Oklahoma.

                  (b) Authority. The execution and delivery of this Agreement
         and the performance by Purchaser of its obligations hereunder have been
         duly authorized by all necessary action on the part of Purchaser. This
         Agreement has been duly authorized, executed and delivered by
         Purchaser.

                  (c) Consents. No consent, waiver, approval or authorization is
         required from any person or entity (that has not already been obtained)
         in connection with the execution and delivery of this Agreement by
         Purchaser or the performance by Purchaser of the transactions
         contemplated hereby.

                                       10
<PAGE>

                  (d) No Governmental Consent Required. No order, license,
         consent, permit, authorization or approval of, or exemption by, or the
         giving of notice to, or the registration with or the taking of any
         other action with respect to any Authorities, and no filing, recording,
         publication or registration in any public office or any other place is
         required or necessary to authorize the execution, delivery and
         performance by Purchaser of this Agreement or any related documents to
         which Purchaser is a party.

         SECTION 7.03. Survival. All the representations and warranties of
Seller and Purchaser set forth hereinabove in this Article VII, shall survive
the Closing subject to the limitations set forth in Article VIII hereinbelow.

                                  ARTICLE VIII

                               CLOSING CONDITIONS

         SECTION 8.01. Conditions to Obligations of Seller. The obligations of
Seller to consummate the sale contemplated hereby shall be subject to the
satisfaction of the following conditions on or before the Closing Date, except
to the extent that any of such conditions may be and have been waived by Seller:

                  (a) Representations, Warranties, Covenants and Closing
         Obligations of Purchasers. All representations and warranties of
         Purchaser in this Agreement shall be true and correct as of the Closing
         Date, and Purchaser shall have performed and complied with, at or prior
         to the Closing Date, all covenants and agreements required by this
         Agreement to be performed or complied with by Purchaser and shall have
         furnished each item required to be furnished by them at Closing;

                  (b) No Orders. No order, writ, injunction or decree shall have
         been entered and be in effect by any court of competent jurisdiction or
         any Authorities, and no statute, rule, regulation or other requirement
         shall have been promulgated or enacted and be in effect, that
         restrains, enjoins or invalidates the transactions contemplated hereby;
         and

                  (c) No Suits. No suit or other proceeding shall be pending or
         threatened by any third party not affiliated with or acting at the
         request of Seller before any court or any Authorities seeking to
         restrain, prohibit or declare illegal, or seeking damages against
         Seller or any of its affiliates in connection with, the transactions
         contemplated by this Agreement.

         SECTION 8.02. Conditions to Obligations of Purchaser. The obligations
of Purchaser to consummate the sale contemplated hereby shall be subject to and
conditioned upon the satisfaction of the following conditions on or before the
Closing Date, except to the extent that any of such conditions may be and have
been waived by Purchaser:

                  (a) Representations, Warranties, Covenants and Closing
         Obligations of Seller. All representations and warranties of Seller in
         this Agreement shall be true and correct as of the Closing Date, and
         Seller shall have performed and complied with, prior

                                       11
<PAGE>

         to the Closing Date, all covenants and agreements required by this
         Agreement to be performed or complied with by Seller, and shall have
         furnished each item required to be furnished by it at Closing;

                  (b) No Orders. No order, writ, injunction or decree shall have
         been entered and be in effect by any court of competent jurisdiction or
         any Authorities, and no statute, rule, regulation or other requirement
         shall have been promulgated or enacted and be in effect, that
         restrains, enjoins or invalidates the transactions contemplated hereby
         or materially, adversely affects the value of the Acquired Assets; and

                  (c) No Suits. No suit or other proceeding shall be pending or
         threatened by any third party not affiliated with or acting at the
         request of Purchaser, before any court or Authorities seeking to
         restrain, prohibit or declare illegal, or seeking damages against
         Purchaser in connection with, the transactions contemplated by this
         Agreement.

                  (d) Aircraft Transaction. All of the documents related to the
         Aircraft Transaction shall have been executed and entered into
         effective as of the Closing Date.

                  (e) Credit Agreement. Bank of America, N.A., and any other
         required Lenders as defined in the Credit Agreement, shall have
         executed the following, all in form and substance satisfactory to
         Purchaser in all respects: (i) a waiver and release of lien relating to
         any claim or interest of any of the Lenders (as defined therein), in
         any of the Acquired Assets pursuant to the Credit Agreement; (ii) an
         Intercreditor Agreement; and (iii) the consent of the Lenders to all of
         the transactions contemplated by this Agreement and the Aircraft
         Transaction (collectively the "BOA Documents").

                  (f) Master Lease. The Master Lease, together with all
         documents to be executed as contemplated therein, shall have been
         executed and entered into effective as of the Closing Date.

                                   ARTICLE IX

                                     CLOSING

         SECTION 9.01. Closing. The Closing of the transactions contemplated
herein shall occur on the Closing Date. At Closing, the events set forth in this
Article IX shall occur, it being understood that the performance or tender of
performance of all matters set forth in this Article IX are mutually concurrent
conditions.

         SECTION 9.02. Seller's Closing Obligations. At Closing, Seller and
Guarantor shall deliver or cause to be delivered to Purchaser the following:

                  (a) The duly executed (and acknowledged where provided) Deed
         and Bill of Sale;

                                       12
<PAGE>

                  (b) Duly executed members' resolutions or other documentation
         of Seller, in form and substance reasonably satisfactory to Purchaser,
         authorizing the execution and performance of this Agreement by Seller;

                  (c) Evidence reasonably satisfactory to Purchaser and the
         Title Company that the persons executing the Closing documents on
         behalf of Seller have full right, power and authority to do so;

                  (d) A duly executed certificate (the "Non-Foreign Entity
         Certification") certifying that Seller is not a "foreign person" as
         defined in Section 1445 of the Internal Revenue Code of 1986, as
         amended, in the form of SCHEDULE II;

                  (e) Possession of the Acquired Assets, subject to the
         Permitted Exceptions;

                  (f) The Title Commitment, marked and initialed by a
         representative of the Title Company, in form satisfactory to Purchaser
         (the "Initialed Title Commitment");

                  (g) The duly executed Master Lease and the Memorandum of Lease
         in recordable form as required therein;

                  (h) The duly executed Guaranty;

                  (i) A sufficient number of duly executed UCC-1 Financing
         Statements and a UCC-3 Termination Statement, both in form and
         substance satisfactory to Purchaser, as contemplated by the Master
         Lease;

                  (j) The following duly executed amendments to the Ancillary
         Contracts, all as defined on EXHIBIT H, as specified: (i) First
         Amendment to Management Agreement; (ii) First Amendment to Central
         Plant Lease; and (iii) First Amendment to Utility Services Agreement
         (collectively the "Ancillary Contracts Amendments");

                  (k) The duly executed Third Amendment to Construction
         Completion Agreement;

                  (l) An opinion of Seller's counsel in form and substance
         satisfactory to Purchaser covering, among other matters, the
         enforceability of the Master Lease; and

                  (m) A certificate of the chief executive officer or chief
         financial officer of Seller to the effect that Seller is in compliance
         with all of the terms and provisions set forth in this Agreement, that
         the representations and warranties of Seller set forth herein are true
         and correct on and as of the Closing Date and that no event of default
         under Section 11.01 has occurred and is continuing or would result from
         the consummation of this transaction.

                  (n) Such other documents and instruments as may be reasonably
         necessary or appropriate in Purchaser's or Title Company's reasonable
         judgment, to effect the consummation of the transactions which are the
         subject of this Agreement.

                                       13
<PAGE>

         SECTION 9.03. Purchaser's Closing Obligations. At Closing, Purchaser
shall deliver or cause to be delivered to Seller the following:

                  (a) The Purchase Price as set forth in Section 3.01;

                  (b) The duly executed Easement for Backup Generation Facility;

                  (c) Evidence reasonably satisfactory to Seller and the Title
         Company that the persons executing the Closing documents on behalf of
         Purchaser have full right, power, and authority to do so;

                  (d) Corporate resolutions or other documentation for Purchaser
         in form and substance reasonably satisfactory to Seller, authorizing
         the execution and performance of this Agreement by Purchaser;

                  (e) The duly executed Master Lease;

                  (f) The duly executed Ancillary Contracts Amendments;

                  (g) The duly executed Third Amendment to Construction
         Completion Agreement; and

                  (h) A certificate of the chief executive officer or chief
         financial officer of Purchaser to the effect that Purchaser is in
         compliance with all of the terms and provisions set forth in this
         Agreement, that the representations and warranties of Purchaser set
         forth herein are true and correct on and as of the Closing Date and
         that no event of default under Section 11.02 has occurred and is
         continuing or would result from the consummation of this transaction.

                  (i) Such other documents and instruments as may be reasonably
         necessary or appropriate in Seller's reasonable judgment, to effect the
         consummation of the transactions which are the subject of this
         Agreement.

         SECTION 9.04. Ad Valorem Taxes. Seller acknowledges and agrees that
Seller shall be solely responsible for all real property and personal property
ad valorem taxes and any annual special assessments relating to the Acquired
Assets for the year 2001.

         SECTION 9.05. Closing Costs. All Closing costs incurred in connection
with the Closing shall be paid by Seller, including without limitation, the fees
and expenses of Purchaser's attorneys and other representatives, and the
Oklahoma Real Estate Mortgage Tax on the Master Lease.

         SECTION 9.06. Documents and Data Access and Delivery. Title to all of
the Documents and Data shall be in Purchaser from and after the Closing Date,
subject to the provisions of Section 11.06 of the Construction Completion
Agreement.

                                       14
<PAGE>

                                    ARTICLE X

                                    BROKERAGE

         SECTION 10.01. Brokers. Both Purchaser and Seller represent to the
other that no real estate brokers', agents' or finders' fees or commissions are
due or shall be due or arise in conjunction with the execution of this Agreement
or consummation of this transaction by reason of the acts of such party, and
Purchaser and Seller shall indemnify and hereby agree to hold the other party
harmless from any of the foregoing fees or commissions claimed by any person
asserting its entitlement thereto at the alleged instigation of the indemnifying
party for or on account of this Agreement or the transactions contemplated
hereby. This Section 10.01 shall survive both any termination of, and the
Closing of this Agreement without limitation.

                                   ARTICLE XI

                              DEFAULTS AND REMEDIES

         SECTION 11.01. Default by Seller. In the event of any default by Seller
under this Agreement, subject to the provisions of Section 11.03, Purchaser may
elect, as its sole and exclusive remedies, to (i) terminate all executory
obligations of the parties under this Agreement, and in such event the parties
hereto shall have no further liability hereunder whatsoever, or (ii) prosecute
an action for specific performance of this Agreement. Notwithstanding the
foregoing, nothing contained herein shall limit Purchaser's remedies at law, in
equity or as herein provided, in the event of a breach by Seller of any of the
Closing Surviving Obligations.

         SECTION 11.02. Default by Purchaser. In the event of any default by
Purchaser under this Agreement, subject to the provisions of Section 11.03,
Seller may elect, as its sole and exclusive remedies, to (i) terminate all
executory obligations of the parties under this Agreement, and in such event the
parties shall have no further liability hereunder whatsoever, or (ii) prosecute
an action for specific performance of this Agreement. Notwithstanding the
foregoing, nothing contained herein shall limit Seller's remedies at law, in
equity or as herein provided, in the event of a breach by Purchaser of any of
the Closing Surviving Obligations.

         SECTION 11.03. Notice and Cure. In the event there is a default by
either Purchaser or Seller under the terms of this Agreement, the nondefaulting
party shall give written notice of such default (with sufficient specificity to
allow the defaulting party to determine the nature and extent of such default
and to the extent possible, the manner in which such default can be remedied),
and a period of thirty (30) days thereafter in which the defaulting party may
cure such default, provided however, with respect to any such cure which by its
nature, can not be accomplished during such period, such period shall be
extended so long as the defaulting party has commenced such cure during such
thirty (30) day period, and thereafter continuously and diligently prosecutes
such cure thereafter. In the event a cure by the defaulting party is
accomplished within such period, the parties shall be restored to their relative
positions prior to the occurrence of such default as if no such default had
taken place. The provisions of this Section 11.03 shall survive the Closing
without limitation.

                                       15
<PAGE>

         SECTION 11.04. Remedies. In the event either Seller or Purchaser
defaults in the performance of any of its respective obligations under the terms
of this Agreement, which default is not cured within the applicable cure period
set forth in Section 11.03, the nondefaulting party shall be entitled to
exercise any and all rights and remedies for such breach it may have under
applicable law, provided however, in no event shall Guarantor be entitled to
declare any default or pursue any rights or remedies against either Seller or
Purchaser based upon any alleged default by either of such parties under this
Agreement.

                                   ARTICLE XII

                                     NOTICES

         SECTION 12.01. Notices. All notices or other communications required or
permitted hereunder shall be in writing, and shall be given either by (a)
personal delivery, (b) professional expedited delivery service with proof of
delivery, (c) telecopy (providing that such telecopy is confirmed by the sender
by expedited delivery service), or (d) certified mail return receipt requested,
and if so given, shall be deemed to have been given either at the time of
personal delivery, or, in the case of expedited delivery service, as of the date
of first attempted delivery at the address or in the manner provided herein, or,
in the case of telecopy, upon receipt or, in the case of certified mail, three
(3) Business Days after posting with the U.S. Postal Service. Unless changed in
accordance with the preceding sentence, the addresses for notices given pursuant
to this Agreement shall be as follows:

         To Purchaser:             Williams Headquarters Building Company
                                   Attn: George D. Shahadi, Vice President-Corp.
                                         Real Estate
                                   One Williams Center, Suite 2200
                                   Tulsa, Oklahoma 74172
                                   Fax No. 918/573-4049

         With copy to:             The Williams Companies, Inc.
                                   Attn: Real Estate Counsel
                                   One Williams Center, Suite 4100
                                   Tulsa, Oklahoma 74172
                                   Fax No. 918/573-4503

         To Seller:                Williams Technology Center, LLC
                                   Attn: Vice President, Real Estate
                                   One Williams Center, MD-OneOK-6
                                   Tulsa, Oklahoma 74172
                                   Fax No. 918/573-5614

                                       16
<PAGE>

         To Guarantor:             Williams Communications, LLC
                                   Attn: General Counsel
                                   One Williams Center, Suite 4100
                                   Tulsa, Oklahoma 74172
                                   Fax No. 918/573-3005

         With copy to:             Williams Communications, LLC
                                   One Technology Center, MD: TC 14X
                                   Tulsa, Oklahoma 74103
                                   Fax No. 918/547-1108

                                  ARTICLE XIII

          LIMITED SURVIVAL OF REPRESENTATIONS, WARRANTIES AND COVENANTS

         SECTION 13.01. Survival of Representations, Warranties and Covenants.
Notwithstanding anything else to the contrary contained herein, any and all of
the representations and warranties of Seller and Purchaser set forth in this
Agreement, and the Closing Surviving Obligations (to the extent applicable)
shall survive the Closing without limitation except for those contained in
Article VII which shall survive the Closing for a period twelve (12) months
only.

                                   ARTICLE XIV

                                  MISCELLANEOUS

         SECTION 14.01. Waivers. No waiver of any breach of any covenant or
condition contained herein shall be deemed a waiver of any preceding or
succeeding breach thereof, or of any other covenant or condition contained
herein. No extension of time for performance of any obligation or act shall be
deemed an extension of the time for performance of any other obligation or act.
No waiver shall be effective unless in writing and signed by the waiving party.

         SECTION 14.02. Recovery of Certain Fees. In the event a party hereto
files any action or suit against the other party hereto by reason of any breach
of any of the covenants, agreements or provisions contained in this Agreement,
or initiates any arbitration action pursuant to the provisions of Section 11.04,
the prevailing party shall be entitled to have and recover from the other party
all costs and expenses of the action, suit or arbitration, including actual
reasonable attorneys' fees. The obligations set forth in this Section 14.02
shall survive the Closing and the termination of the executory obligations of
the parties, as contained in this Agreement.

         SECTION 14.03. Time of Essence. Seller and Purchaser hereby acknowledge
and agree that time is strictly of the essence with respect to each and every
term, condition, obligation and provision hereof.

                                       17
<PAGE>

         SECTION 14.04. Construction. Headings at the beginning of each article
and section are solely for the convenience of the parties and are not a part of
this Agreement. Whenever required by the context of this Agreement, the singular
shall include the plural and the masculine shall include the feminine and vice
versa. This Agreement shall not be construed as if it had been prepared by one
of the parties, but rather as if both parties had prepared the same. All
exhibits and schedules referred to in this Agreement are attached and
incorporated by this reference, and any capitalized term used in any exhibit or
schedule which is not defined in such exhibit or schedule shall have the meaning
attributable to such term in the body of this Agreement. In the event the date
on which Purchaser or Seller is required to take or complete any action under
the terms of this Agreement is not a Business Day, the action shall be taken or
completed on the next succeeding Business Day.

         SECTION 14.05. Counterparts. To facilitate execution of this Agreement,
this Agreement may be executed in as many counterparts as may be required, and
it shall not be necessary that the signatures of, or on behalf of, either party,
or that the signatures of all persons required to bind any party, appear on each
counterpart; rather, it shall be sufficient that the signatures of, or on behalf
of, either party, or that the signatures of the persons required to bind any
party, appear on one or more of the counterparts. All counterparts shall
collectively constitute a single Agreement.

         SECTION 14.06. Severability. If any term or provision of this Agreement
is held to be invalid, illegal, or incapable of being enforced by any rule of
law or public policy, all of the other terms and provisions of this Agreement
shall nevertheless remain in full force and effect, so long as the economic or
legal substance of the transactions contemplated hereby is not effected in any
manner adverse to either party. Upon such determination that any term or
provision is invalid, illegal, or incapable of being enforced, the parties
hereto shall negotiate in good faith to modify this Agreement so as to reflect
the original intent of the parties as closely as possible in an acceptable
manner to the end that the transactions contemplated hereby are fulfilled to the
extent possible, provided however, the failure of the parties to reach a
mutually acceptable provision shall in no event be deemed to render void or
unenforceable any other terms and provisions of this Agreement which terms and
provisions shall remain in full force and effect.

         SECTION 14.07. Entire Agreement. This Agreement, together with the
Construction Completion Agreement, are the final expression of, and contain the
entire agreement between the parties with respect to the subject matter hereof
and thereof, and supersede all prior understandings with respect thereto. This
Agreement may not be modified, changed or supplemented, nor may any obligations
hereunder be waived, except by written instrument signed by the party to be
charged or by its agent duly authorized in writing, or as otherwise expressly
permitted herein.

         SECTION 14.08. Governing Law. THIS AGREEMENT SHALL BE CONSTRUED,
PERFORMED AND ENFORCED IN ACCORDANCE WITH THE LAWS OF THE STATE OF OKLAHOMA.

         SECTION 14.09. No Recording. The parties hereto agree that neither this
Agreement nor any memorandum or affidavit concerning it shall be recorded.

                                       18
<PAGE>

         SECTION 14.10. No Merger. The parties hereto agree that notwithstanding
the consummation of the transactions contemplated herein, the interests of
Purchaser and Seller under the Central Plant Lease shall not merge in any event
and shall remain in full force and effect for all purposes according to its
terms.

                                   ARTICLE XV

                        CONSTRUCTION COMPLETION AGREEMENT

         SECTION 15.01. Survival. Nothing contained in this Agreement, nor the
execution hereof and the closing of the transactions contemplated hereby, shall
in any way modify, restrict or diminish any of the terms, covenants or
conditions of the Construction Completion Agreement, which shall remain in full
force and effect according to its terms.

         IN WITNESS WHEREOF, the parties hereto have respectively executed this
Agreement effective as of the Closing Date.

PURCHASER                              WILLIAMS HEADQUARTERS BUILDING
                                       COMPANY, A Delaware Corporation

                                       By:
                                          --------------------------------------
                                       Name:
                                            ------------------------------------
                                       Title:
                                             -----------------------------------

SELLER                                 WILLIAMS TECHNOLOGY CENTER, LLC,
                                       A Delaware Limited Liability Company

                                       By:
                                          --------------------------------------
                                       Name:
                                            ------------------------------------
                                       Title:
                                             -----------------------------------

GUARANTOR                              WILLIAMS COMMUNICATIONS, LLC,
                                       A Delaware Limited Liability Company

                                       By:
                                          --------------------------------------
                                       Name:
                                            ------------------------------------
                                       Title:
                                             -----------------------------------

                                       19
<PAGE>

                                    EXHIBIT A

                                  CENTER PARCEL

The Easterly Half (E/2) of Block Eighty-eight (88), ORIGINAL TOWN OF TULSA,
located in the City of Tulsa, Tulsa County, State of Oklahoma, according to the
Official Plat thereof, more particularly described as follows:

BEGINNING at the Southeasterly corner of Block 88; thence Northerly 300 feet
along the Easterly line of Block 88 to the Northeasterly corner of said Block;
thence Westerly along the Northerly line of said Block a distance of 150 feet to
a point; thence Southerly a distance of 300 feet to a point on the Southerly
line of said Block; thence Easterly along the Southerly line 150 feet to the
Point of Beginning.

AND, the following described property:

A portion of East First Street adjacent to Blocks 73 and 88 of the Original
Townsite of Tulsa, Tulsa County, State of Oklahoma, a portion of South
Cincinnati Avenue adjacent to Blocks 88 and 87, Original Townsite, Tulsa County,
State of Oklahoma and said portion of East Second Street adjacent to Blocks 88
and 106, Original Townsite of Tulsa, Tulsa County, State of Oklahoma, that is
below an elevation of Three (3) feet lower than the driving lanes of said
roadway. Said potion of streets being more fully described as follows to wit:

Commencing at the point of beginning, said point being the northeast corner of
Block 88; thence westerly along the northerly line of said Block 88 a distance
of 160.00 feet; thence northerly and perpendicular to the northerly line of said
Block 88 a distance of 3.50 feet; thence easterly and parallel the northerly
line of said Block 88 a distance of 166.75 feet; thence southerly and parallel
the easterly line of said Block 88 a distance of 311. 50 feet; thence westerly
and parallel the southerly line of Block 88 a distance of 166.75 feet; thence
northerly a distance of 8.00 feet to a point on the southerly line of said Block
88, said point being 10.00 feet westerly from the southwest corner of Lot 6,
Block 88; thence easterly along the southerly line of Block 88 a distance of
160.00 feet to the southeast corner of Lot 6 Block 88; thence northerly along
the easterly line of Block 88 a distance of 300.00 feet to the point of
beginning.

Skywalk No. 1

The following described property:

         A portion of South Cincinnati Avenue adjacent to Blocks 73 and 74,
         Original Townsite of Tulsa, Tulsa County, State of Oklahoma, that is
         above an elevation of Twenty Seven (27) feet higher than the driving
         lanes of the said roadway. Said portion of South Cincinnati Avenue
         being more fully described as follows to wit:

         Commencing at the point of beginning, said point being the southwest
         corner of Lot 3 Block 74, Original Townsite; thence northerly along the
         westerly line a distance of 32.00 feet of said Lot 3, Block 74; thence
         westerly and perpendicular a distance of 80.00 feet

                                       20
<PAGE>

         to a point on the easterly line of Lot 1, Block 73, Original Townsite;
         thence southerly along the easterly line a distance of 32.0 feet of
         said Lot 1, Block 73; thence easterly and perpendicular a distance of
         80.00 feet to the point of beginning.

Skywalk No. 2

The following described property:

         A portion of East First Street adjacent to Blocks 73 and 88 of the
         Original Townsite of Tulsa, Tulsa County, State of Oklahoma, that is
         above an elevation of Twenty Seven (27) feet higher than the driving
         lanes of the said roadway. Said portion of East First Street being more
         fully described as follows to wit:

         Commencing at the point of beginning, said point being the southeast
         corner of Lot 1, Block 73, Original Townsite; thence westerly along the
         southerly line of Lot 1 Block 73 a distance of 26.00 feet; thence
         southerly and perpendicular a distance of 80.00 feet to a point on the
         northerly line of Lot 3, Block 88, Original Townsite; thence easterly
         along the northerly line of Lot 3 Block 88 a distance of 26.00 feet to
         the northeast corner of Lot 3, Block 88; thence northerly and
         perpendicular a distance of 80.00 feet to the point of beginning.

                                       21
<PAGE>

                                    EXHIBIT C

                              LITIGATION AND CLAIMS

         1. Potential claims arising out of the General Contractor's Agreement
         for Williams Center Expansion Project between Manhattan Construction
         Company and Purchaser dated August 27, 1999, and the General
         Contractor's Agreement for the Williams Technology Center Design
         Project between Manhattan Construction Company and Guarantor (formerly
         Williams Communications, Inc.), as assigned to Purchaser effective
         February 26, 2001.

                                       22
<PAGE>

                                    EXHIBIT D

                              PARKING GARAGE PARCEL

TRACT A:

Lots One (1), Two (2), Three (3) and Four (4), Block Seventy-four (74), ORIGINAL
TOWNSITE OF TULSA, now City of Tulsa, Tulsa County, State of Oklahoma, according
to the Official Plat thereof;

TRACT B:

All that part of the Original Tulsa Station and Depot Grounds of the Burlington
Northern Railroad Company's Right of Way located in Sections 1 and 2, Township
19 North, Range 12 East of the Indian Base and Meridian, more particularly
described as follows, to-wit:

         BEGINNING at a point that is the Northwest corner of Block 74, Original
         Town of Tulsa, now City of Tulsa, Tulsa County, Oklahoma, according to
         the Official Plat thereof; thence Westerly along the Westerly
         production of the North line of Block 74, a distance of 80.00 feet to a
         point, also being the Northeast corner of Block 73, said point also
         being the Southeast corner of that certain sale to the Tulsa Urban
         Renewal Authority, dated December 30, 1970, recorded December 30, 1970,
         in Book 3951 at Pages 1235, 1236, 1237 and 1238, and correction deed
         dated August 28, 1973; thence Northerly along the Northerly production
         of the East line of said Block 73 a distance of 200.00 feet; thence
         Easterly parallel 200.00 feet Northerly of the North line of said Block
         74 a distance of 80.00 feet to a point on the Northerly production of
         the West line of Block 74; thence Southerly along the Northerly
         production of the West line of Block 74 a distance of 20.00 feet;
         thence Easterly parallel 180.00 feet Northerly of the North line of
         said Block 74 a distance of 60.91 feet to a point of intersection with
         an existing concrete retaining wall; thence Northeasterly along a
         deflection angle to the left of 5(degree)42'01" a distance of 240.27
         feet to a point on the Northerly production of the East line of Block
         74; thence Southerly along said Northerly production of the East line
         of Block 74 a distance of 203.86 feet to the Northeast corner of Block
         74; thence Westerly along the Northerly line of Block 74 a distance of
         300.00 feet to the Point of Beginning of said tract of land.

AND, the following described property:

         A portion of East First Street adjacent to Block 74 and Block 87 of the
         Original Townsite of Tulsa, Tulsa County, State of Oklahoma, that is
         below an elevation of One (1) foot lower than the driving lanes of said
         roadway. Said portion of street being more fully described as follows
         to wit:

         Commencing at a point of beginning, said point being the southwest
         corner of Block 74; thence southerly and perpendicular to the south
         line of Block 74 a distance of 2.75 feet; thence easterly and parallel
         to the southerly line of said Block 74 a distance of 302.75 feet;
         thence northerly and parallel to the easterly line of Block 74 a
         distance of 191.00 feet; thence westerly and perpendicular a distance
         of 2.75 feet to the east line of Block 74; thence southerly along the
         east line of Block 74 a distance of 188.25 feet, thence westerly along
         the southerly line of Block 74 a distance of 300.00 feet, to the point
         of beginning.

                                       23
<PAGE>

                                    EXHIBIT E

                    LEGAL DESCRIPTION OF COOLING TOWER PARCEL

Lots Eight (8) and Nine (9), Block Eighty-Seven (87), Original Town, now City of
Tulsa, Tulsa County, State of Oklahoma, according to the plat thereof.

                                       24
<PAGE>

                                    EXHIBIT G

                                AGREED ALLOCATION

<Table>
<Caption>
                  ITEM                                                               ALLOCATION
<S>                                                                                <C>
                  Center                                                           $ 79,200,000
                  Center Parcel                                                       1,450,000
                  Parking Garage                                                      9,000,000
                  Parking Garage Parcel                                                 670,000
                  Fixtures                                                           78,572,595
                  Furniture and Equipment                                            76,107,405
                  TOTAL                                                            $245,000,000
</Table>

                                       25
<PAGE>

                                    EXHIBIT H

                               ANCILLARY CONTRACTS

         1.       Management Services Agreement dated April 23, 2001, executed
                  by Purchaser, as Manager, and Seller, as Owner, covering the
                  Acquired Assets (exclusive of the Parking Garage and the
                  Parking Garage Parcel) (the "Management Agreement").

         2.       Lease Agreement dated April 23, 2001, executed by Seller, as
                  Landlord, and Purchaser, as Tenant, pertaining to the Central
                  Plant (the "Central Plant Lease").

         3.       Utility Services Agreement dated April 23, 2001, executed by
                  Purchaser, as Owner, and Seller, as Customer (the "Utility
                  Services Agreement").

                                       26<PAGE>

                                                                    EXHIBIT 10.6

                                     FORM OF
                                  MASTER LEASE

         THIS MASTER LEASE ("Lease") is executed and delivered effective as of
this 13th day of September, 2001 (the "Effective Date"), and is entered into by
and among WILLIAMS HEADQUARTERS BUILDING COMPANY, a Delaware corporation
("Lessor"), WILLIAMS TECHNOLOGY CENTER, LLC, a Delaware limited liability
company ("Lessee"), and WILLIAMS COMMUNICATIONS, LLC, a Delaware limited
liability company ("Guarantor").

                                    RECITALS

         The circumstances underlying the execution and delivery of this Lease
are as follows:

         A. Capitalized terms used and not otherwise defined herein have the
respective meanings given them in Article II, below.

         B. On even date herewith, Lessor has purchased from Lessee One
Technology Center also known as Williams Technology Center, and other related
assets all located in Tulsa, Oklahoma (all of which comprise the Leased
Properties as defined hereinbelow).

         C. Lessor now wishes to lease the Leased Properties to Lessee, and
Lessee wishes to lease the Leased Properties from Lessor, on the terms and
conditions set forth in this Lease.

         D. As a material inducement to Lessor to enter into this Lease,
Guarantor desires to unconditionally guaranty the performance of all of Lessee's
duties and obligations hereunder.

         IN CONSIDERATION of the foregoing, the covenants and agreements
contained herein, and other good and valuable consideration the receipt and
adequacy of which are hereby acknowledged, Lessor, Lessee and Guarantor agree as
follows:

                                    ARTICLE I

                                LEASEHOLD ESTATE

         1.1 LEASE. Upon and subject to the terms and conditions hereinafter set
forth, Lessor leases to Lessee, and Lessee leases from Lessor, the Leased
Properties. Each Facility is leased subject to all covenants, conditions,
restrictions, easements and other matters affecting such Facility, whether or
not of record, including the Permitted Encumbrances and other matters which
would be disclosed by an inspection of the Facility or by an accurate survey
thereof.

         1.2 INDIVISIBILITY. This Lease constitutes one indivisible lease of the
Leased Properties, and not separate leases governed by similar terms. The Leased
Properties constitute one economic unit, and the Base Rent and all other
provisions have been negotiated and agreed to based on a demise of all of the
Leased Properties as a single, composite, inseparable

                                       1
<PAGE>

transaction and would have been substantially different had separate leases or a
divisible lease been intended. Except as expressly provided herein for specific,
isolated purposes (and then only to the extent expressly otherwise stated), all
provisions of this Lease apply equally and uniformly to all the Leased
Properties as one unit. An Event of Default with respect to any Leased Property
is an Event of Default as to all of the Leased Properties. The parties intend
that the provisions of this Lease shall at all times be construed, interpreted
and applied so as to carry out their mutual objective to create an indivisible
lease of all the Leased Properties and, in particular but without limitation,
that for purposes of any assumption, rejection or assignment of this Lease under
11 U.S.C. ss.365 of the Bankruptcy Code, this is one indivisible and
non-severable lease and executory contract dealing with one legal and economic
unit which must be assumed, rejected or assigned as a whole with respect to all
(and only all) the Leased Properties covered hereby.

         1.3 TERMS. This Lease shall have the Category 1 FF&E Term for the
Category 1 FF&E, the Category 2 FF&E Term for the Category 2 FF&E, and the
Realty Term for the Land and Leased Improvements (collectively the "Term" or
"Terms").

                                   ARTICLE II

                                   DEFINITIONS

         2.1 DEFINITIONS. For all purposes of this Lease, except as otherwise
expressly provided or unless the context otherwise requires, (i) the terms
defined in this Article have the meanings assigned to them in this Article and
include the plural as well as the singular, (ii) all accounting terms not
otherwise defined herein have the meanings assigned to them in accordance with
GAAP as at the time applicable, (iii) unless otherwise specifically designated,
all references in this Lease to designated "Articles," Sections" and other
subdivisions are to the designated Articles, Sections and other subdivisions of
this Lease, and (iv) the words "herein," "hereof" and "hereunder" and other
words of similar import refer to this Lease as a whole and not to any particular
Article, Section or other subdivision.

                  Additional Charges: All Impositions and other amounts,
liabilities and obligations which Lessee assumes or agrees to pay under this
Lease, including without limitation, any and all costs, expenses and charges
relating to the upkeep and operation of the Leased Properties.

                  Affiliate: Any Person which, directly or indirectly, Controls
or is Controlled by or is under common Control with another Person.

                  Approval Threshold: Five Hundred Thousand Dollars
($500,000.00).

                  Assessment: Any governmental assessment on the Leased
Properties or any part thereof for public or private improvements or benefits,
whether or not commenced or completed prior to the date hereof and whether or
not to be completed within the Term.

                                       2
<PAGE>

                  Assumed Indebtedness: Any indebtedness or other obligations
expressly assumed in writing by Lessor and secured by a mortgage, deed of trust
or other security agreement to which Lessor's title to the Leased Properties is
subject.

                  Award: All compensation, sums or anything of value awarded,
paid or received in connection with a total or partial Taking.

                  Base Rent: Collectively the Category 1 FF&E Base Rent, the
Category 2 FF&E Base Rent and the Realty Base Rent.

                  Business Day: Any day that is not a Saturday, Sunday or other
day on which commercial banks in New York, New York or Dallas, Texas are
authorized or required by law to remain closed; provided that, when used in
connection with a Eurodollar Loan (as defined in the Credit Agreement), the term
"Business Day" shall also exclude any day on which banks are not open for
dealings in dollar deposits in the London interbank market.

                  Capital Lease Obligations: With respect to any Person means
the obligations of such Person to pay rent or other amounts under any lease of
(or other arrangement conveying the right to use) real or personal property, or
a combination thereof, which obligations are required to be classified and
accounted for as capital leases on a balance sheet of such Person under GAAP,
and the amount of such obligations shall be the capitalized amount thereof
determined in accordance with GAAP.

                  Category 1 FF&E: All of the tangible personal property as set
forth on EXHIBIT K.

                  Category 1 FF&E Base Rent: During the Category 1 FF&E Term,
the Category 1 FF&E Base Rent shall be the sum computed as set forth on EXHIBIT
L.

                  Category 1 FF&E Expiration Date: September 12, 2006.

                  Category 1 FF&E Term: Five (5) Lease Years commencing on the
Commencement Date and ending on the Category 1 FF&E Expiration Date.

                  Category 2 FF&E: All of the tangible personal property as set
forth on EXHIBIT M.

                  Category 2 FF&E Base Rent: During the Category 2 FF&E Term,
the Category 2 FF&E Base Rent shall be the sum computed as set forth on EXHIBIT
N.

                  Category 2 FF&E Expiration Date: September 12, 2004.

                  Category 2 FF&E Term: Three (3) Lease Years commencing on the
Commencement Date and ending on the Category 2 FF&E Expiration Date.

                                       3
<PAGE>

                  Center: The multi-story office building located on the Center
Parcel, commonly known as the One Technology Center and Williams Technology
Center.

                  Center Parcel: The real property more particularly described
on EXHIBIT A attached hereto and made a part hereof on which the Center is
located.

                  Central Plant: As defined in the Construction Completion
Agreement.

                  Change in Control: means

         (a) the acquisition of ownership, directly or indirectly, beneficially
or of record, by any Person other than Guarantor or WCG, of any ownership
interest in the Lessee;

         (b) the acquisition of ownership, directly or indirectly, beneficially
or of record, by any Person or group (within the meaning of Section 13(d) or
14(d) of the Exchange Act and the rules of the SEC thereunder as in effect on
the date hereof) other than Guarantor, of interests representing more than
thirty-five percent (35%) of either (i) the aggregate ordinary voting power
represented by the issued and outstanding ownership interests of Lessee,
Guarantor or WCG, or (ii) the issued and outstanding ownership interests of
Lessee, Guarantor or WCG;

         (c) occupation of a majority of the seats (other than vacant seats) on
the board of directors of Lessee, Guarantor or WCG, by Persons who were neither
(i) nominated by the respective board of directors of Lessee, Guarantor, or WCG
nor (ii) appointed by directors so nominated; or

         (d) the acquisition of direct or indirect Control of Lessee, Guarantor
or WCG, by any Person or group.

                  Clean-Up: The investigation, removal, restoration, remediation
and/or elimination of, or other response to, Contamination, in each case to the
satisfaction of all governmental agencies having jurisdiction, in compliance
with or as may be required by Environmental Laws.

                  Code: The Internal Revenue Code of 1986, as amended.

                  Collateral: Whether now in existence or hereinafter created
and/or acquired, collectively all Leased Personal Property and Fixtures, and
insurance proceeds and products thereof, together with all books and records,
computer files, programs, printouts and other computer materials and records
related thereto.

                  Commencement Date: The Effective Date.

                  Condemnor: Any public or quasi-public authority, or private
corporation or individual, having the power of condemnation.

                                       4
<PAGE>

                  Construction Completion Agreement. The Agreement of Purchase
and Sale and Construction Completion dated effective as of February 26, 2001, as
amended, between Lessor as Seller, and Lessee as Purchaser, covering a portion
of the Leased Properties.

                  Construction Funds: The Net Proceeds and such additional funds
as may be deposited with Lessor by Lessee pursuant to Section 14.6 for
restoration or repair work pursuant to this Lease.

                  Contamination: The presence, Release or threatened Release of
any Hazardous Materials at the Leased Properties in violation of any
Environmental Law, or in a quantity that would give rise to any affirmative
Clean-Up obligations under an Environmental Law, including, but not limited to,
the existence of any injury or potential injury to public health, safety,
natural resources or the environment associated therewith, or any other
environmental condition at, in, about, under or migrating from or to the Leased
Properties.

                  Control: The possession, directly or indirectly, of the power
to direct or cause the direction of the management or policies of a Person,
whether through the ability to exercise voting power, by contract or otherwise.
"Controlling" and "Controlled" have correlative meanings.

                  Credit Agreement: The Amended and Restated Credit Agreement
dated as of September 8, 1999, among Guarantor, WCG, Bank of America, N.A., The
Chase Manhattan Bank, and other parties, as may be amended or waived from time
to time with respect to the financial covenants therein, a copy of which
constituted as of the Effective Date is attached hereto as EXHIBIT C.

                  Date of Taking: The date on which the Condemnor has the right
to possession of the Leased Property that is the subject of the Taking or
Partial Taking.

                  Debt: This includes, without duplication, (a) all obligations
of such Person for borrowed money or with respect to deposits or advances of any
kind, (b) all obligations of such Person evidenced by bonds, debentures, notes
or similar instruments, (c) all obligations of such Person under conditional
sale or other title retention agreements relating to property acquired by such
Person, (d) all obligations of such Person in respect of the deferred purchase
price of property or services (excluding (i) current accounts payable incurred
in the ordinary course of business and (ii) payment obligations of such Person
to the owner of assets used in a Telecommunications Business (as defined in the
Credit Agreement) for the use thereof pursuant to a lease or other similar
arrangement with respect to such assets or a portion thereof entered into in the
ordinary course of business), (e) all Debt of others secured by (or for which
the holder of such Debt has an existing right, contingent or otherwise, to be
secured by) any Lien on property owned or acquired by such Person, whether or
not the Debt secured thereby has been assumed, (f) all guarantees by such Person
of the Debt of others, (g) all Capital Lease Obligations of such Person
(provided that Capital Lease Obligations in respect of fiber optic cable
capacity arising in connection with exchanges of such capacity shall constitute
Debt only to the extent of the amount of such Person's liability in respect
thereof net (but not less than zero) of such

                                       5
<PAGE>

Person's right to receive payments obtained in exchange therefor), (h) all
obligations, contingent or otherwise, of such Person as an account party in
respect of letters of credit and letters of guaranty, and (i) all obligations,
contingent or otherwise, of such Person in respect of bankers' acceptances. The
Debt of any Person shall include the Debt of any other entity (including any
partnership in which such Person is a general partner) to the extent such Person
is liable therefor as a result of such Person's ownership interest in or other
relationship with such entity, except to the extent the terms of such Debt
provide that such Person is not liable therefor.

                  Encumbrance: With respect to any asset, (a) any mortgage, deed
of trust, lien, pledge, hypothecation, encumbrance, charge or security interest
in, on or of such asset, (b) the interest of a vendor or a lessor under any
conditional sale agreement, capital lease or title retention agreement (or any
financing lease having substantially the same economic effect as any of the
foregoing) relating to such asset and (c) in the case of securities, any
purchase option, call or similar right of a third party with respect to such
securities.

                  Environmental Audit: A written certificate, in form and
substance satisfactory to Lessor, from an environmental consulting or
engineering firm acceptable to Lessor, which states that there is no
Contamination on the Leased Properties and that the Leased Properties are
otherwise in strict compliance with Environmental Laws.

                  Environmental Documents: Each and every (i) document received
by Lessee or any Affiliate from, or submitted by Lessee or any Affiliate to, the
United States Environmental Protection Agency and/or any other federal, state,
county or municipal agency responsible for enforcing or implementing
Environmental Laws with respect to the condition of the Leased Properties, or
Lessee's operations at the Leased Properties; and (ii) review, audit, report, or
other analysis data pertaining to environmental conditions, including, but not
limited to, the presence or absence of Contamination, at, in, or under or with
respect to the Leased Properties that have been prepared by, for or on behalf of
Lessee.

                  Environmental Laws: All federal, state and local laws
(including, without limitation, common law), statutes, codes, ordinances,
regulations, rules, orders, permits or decrees relating to the introduction,
emission, discharge or release of Hazardous Materials into the indoor or outdoor
environment (including without limitation, air, surface water, groundwater,
(land or soil) or otherwise relating to the manufacture, processing,
distribution, use, treatment, storage, transportation or disposal of Hazardous
Materials; or the Clean-Up of Contamination, all as are now or may hereinafter
be in effect.

                  Equipment: Collectively, all the items of machinery and
equipment as defined in Article 9 of the UCC comprising part of the Leased
Personal Property.

                  ERISA: The Employee Retirement Income Security Act of 1974, as
amended from time to time.

                  ERISA Event: (a) any "reportable event", as defined in Section
4043 of ERISA or the regulations issued thereunder with respect to a Plan (other
than an event for which the 30-day

                                       6
<PAGE>

notice period is waived); (b) the existence with respect to any Plan of an
"accumulated funding deficiency" (as defined in Section 412 of the Code or
Section 302 of ERISA), whether or not waived; (c) the filing pursuant to Section
412(d) of the Code or Section 303(d) of ERISA of an application for a waiver of
the minimum funding standard with respect to any Plan; (d) the incurrence by
Lessee or Guarantor of any liability under Title IV of ERISA with respect to the
termination of any Plan; (e) the receipt by Lessee or Guarantor from the Pension
Benefit Guaranty Corporation as defined in ERISA (and any successor entity) or a
plan administrator of any notice relating to an intention to terminate any Plan
or Plans or to appoint a trustee to administer any Plan; (f) the incurrence by
Lessee or Guarantor of any liability with respect to the withdrawal or partial
withdrawal from any Plan or multiemployer plan (as defined in Section 4001(a)(3)
of ERISA); or (g) the receipt by Lessee or Guarantor of any notice, or the
receipt by any multiemployer plan from Lessee or Guarantor of any notice,
concerning the imposition of Withdrawal Liability or a determination that a
multiemployer plan is, or is expected to be, insolvent or in reorganization,
within the meaning of Title IV of ERISA.

                  Event of Default: The occurrence of any of the following:

                  (a) Lessee fails to pay or cause to be paid the Rent when due
and payable;

                  (b) Any of Lessee, Guarantor or WCG, has a petition in
bankruptcy filed against it, is adjudicated a bankrupt or has an order for
relief thereunder entered against it, or a court of competent jurisdiction
enters an order or decree appointing a receiver of Lessee, Guarantor or WCG or
of the whole or substantially all of its property, or approving a petition filed
against Lessee seeking reorganization or arrangement of Lessee under the federal
bankruptcy laws or any other applicable law or statute of the United States of
America or any state thereof, and such judgment, order or decree is not vacated
or set aside or stayed within sixty (60) days from the date of the entry
thereof, subject to the applicable provisions of the Bankruptcy Code (11 U.S.C.
Section 101, et seq.) and to the provisions of Section 16.7;

                  (c) Lessee, Guarantor or WCG: (i) admits in writing its
inability to pay its debts generally as they become due, (ii) files a petition
in bankruptcy or a petition to take advantage of any insolvency law, (iii) makes
a general assignment for the benefit of its creditors, (iv) consents to the
appointment of a receiver of itself or of the whole or any substantial part of
its property, or (v) files a petition or answer seeking reorganization or
arrangement under the Federal bankruptcy laws or any other applicable law or
statute of the United States of America or any state thereof, subject to the
applicable provisions of the Bankruptcy Code (11 U.S.C. Section 101, et seq.)
and to the provisions of Section 16.7;

                  (d) Lessee, Guarantor or WCG, is liquidated or dissolved, or
begins a Proceeding toward liquidation or dissolution, or has filed against it a
petition or other Proceeding to cause it to be liquidated or dissolved and the
Proceeding is not dismissed within thirty (30) days thereafter, or Lessee or
Guarantor in any manner permits the sale or divestiture of substantially all of
its assets;

                                       7
<PAGE>

                  (e) The estate or interest of Lessee in the Leased Properties
or any part thereof is levied upon or attached in any Proceeding and the same is
not vacated or discharged within thirty (30) days thereafter (unless Lessee is
in the process of contesting such lien or attachment in good faith in accordance
with Article XII);

                  (f) Any representation or warranty made by Lessee or Guarantor
in the Purchase Agreement or in the certificates delivered in connection
therewith shall prove to be incorrect in any material respect when made or
deemed made, Lessor is materially and adversely affected thereby and Lessee or
Guarantor as the case may be, fails within twenty (20) days after Notice from
Lessor thereof to cure such condition by terminating such adverse effect and
making Lessor whole for any damage suffered therefrom, or, if with due diligence
such cure cannot be effected within twenty (20) days, if Lessee has failed to
commence to cure the same within the twenty (20) days or failed thereafter to
proceed promptly and with due diligence to cure such condition and complete such
cure prior to the time that such condition causes a default in any Facility
Mortgage or any other lease to which Lessee is subject and prior to the time
that the same results in civil or criminal penalties to Lessor, Lessee,
Guarantor or any Affiliates of any of such parties or the Leased Properties;

                  (g) Lessee defaults, or permits a default, under any Facility
Mortgage, related documents or obligations thereunder which default is not cured
within any applicable grace period provided for therein;

                  (h) A default occurs under the Guaranty;

                  (i) A Transfer occurs without the prior written consent of
Lessor;

                  (j) Except as otherwise provided in subsection (o) below, a
default occurs under any Material Debt when and as the same become due and
payable (subject to any applicable grace period);

                  (k) Lessee fails to purchase the Leased Properties if and as
required under this Lease;

                  (l) Lessee, Guarantor or WCG breaches any of the financial
covenants set forth in Article VIII hereof and the breach is not cured within a
period of thirty (30) days after the earlier to occur of (i) the Notice thereof
from Lessor, or (ii) knowledge thereof by Lessee, Guarantor or WCG;

                  (m) Lessee or Guarantor fails to observe or perform any other
term, covenant or condition of this Lease and the failure is not cured by Lessee
within a period of thirty (30) days after Notice thereof from Lessor;

                  (n) Lessee or Guarantor breaches any representation or
warranty made by it in this Lease;

                                       8
<PAGE>

                  (o) An Event of Default (as defined in the Credit Agreement),
occurs and an acceleration of any of the Loans as defined in the Credit
Agreement results;

                  (p) One or more judgments for the payment of money in an
aggregate amount in excess of $25,000,000 shall be rendered against Lessee,
Guarantor or WCG, or any combination thereof and the same shall remain
undischarged for a period of thirty (30) consecutive days during which execution
shall not be effectively stayed, or any action shall be legally taken by a
judgment creditor to attach or levy upon any assets of Lessee, Guarantor or WCG
to enforce any such judgment;

                  (q) An ERISA Event shall have occurred that, in the opinion of
the Lessor, when taken together with all other ERISA Events that have occurred,
could reasonably be expected to result in liability of Lessee, Guarantor or WCG
in an aggregate amount exceeding $25,000,000 for all periods;

                  (r) The Guaranty shall cease for any reason (other than the
merger out of existence of the Guarantor pursuant to a transaction permitted
hereunder or pursuant to the express terms of the Guaranty) to be in full force
and effect, or Guarantor shall so assert in writing;

                  (s) A Change in Control shall occur;

                  (t) Lessee or Guarantor fails to observe or perform any
provisions of Article XIII regarding insurance; or

                  (u) This Lease together with the Purchase Agreement are
determined not to be a Qualifying Issuance as defined in the Credit Agreement.

                  Facility: Each of the Center and the Parking Structure.

                  Facility Mortgage: Any mortgage, deed of trust or other
security agreement which with the express, prior, written consent of Lessor is a
lien upon any or all of the Leased Properties, whether such lien secures an
Assumed Indebtedness or another obligation or obligations.

                  Facility Mortgagee: The secured party to a Facility Mortgage.

                  Financial Statement: As to WCG, for any period, a statement of
earnings and retained earnings and of changes in financial position and profit
and loss for such period, and for the period from the beginning of the fiscal
year to the end of such period, and the related balance sheet as at the end of
such period, together with the notes thereto, all in reasonable detail and
setting forth in comparative form the corresponding figures for the
corresponding period in the preceding fiscal year, and prepared in accordance
with GAAP, certified to be accurate and complete by the chief financial officer
of WCG. WCG's fiscal year-end Financial Statement shall be an audited financial
report prepared by Ernst & Young LLP or other independent certified public
accountants of recognized national standing and otherwise reasonably
satisfactory to Lessor, containing WCG's balance sheet as of the end of that
year, its related profits and losses, a statement of shareholder's equity for
that year, a statement of cash flows for that year, any management letter
prepared by those certified public accountants and such

                                       9
<PAGE>

comments and financial details as are customarily included in reports of like
character and the unqualified opinion of the certified public accountants as to
the fairness of the statements therein.

                  Fixtures: Collectively, all permanently affixed Equipment,
machinery, and fixtures, all as defined in Article 9 of the UCC, and other items
of real and/or personal property (excluding Leased Personal Property and any
portion of the Central Plant), including all components thereof, now and
hereafter located in, on or used in connection with, and permanently affixed to
or incorporated into the Leased Improvements, including, without limitation, all
furnaces, boilers, heaters, electrical equipment, heating, plumbing, lighting,
ventilating, refrigerating, incineration, air and water pollution control, waste
disposal, air-cooling and air-conditioning systems and apparatus (other than
individual units), sprinkler systems and fire and theft protection equipment,
towers and other devices for the transmission of radio, television and other
signals, all of which, to the greatest extent permitted by law, are hereby
deemed by the parties hereto to constitute real estate, together with all
replacements, modifications, alterations and additions thereto.

                  GAAP: Generally accepted accounting principles in the United
States of America, in effect at the time in question.

                  Governmental Authority: The government of the United States of
America, any other nation or any political subdivision thereof, whether state or
local, and any agency, authority, instrumentality, regulatory body, court,
central bank or other entity exercising executive, legislative, judicial,
taxing, regulatory or administrative powers or functions of or pertaining to
government.

                  Guaranty: The Guaranty of even date herewith in the form
attached hereto as EXHIBIT H executed by Guarantor.

                  Hazardous Materials: All explosive or radioactive substances
or wastes and all hazardous or toxic substances, wastes or other pollutants,
including petroleum or petroleum distillates, asbestos or asbestos containing
materials, polychlorinated biphenyls, radon gas, infectious or medical wastes
and all other substances or wastes of any nature regulated pursuant to any
Environmental Law as hazardous, toxic, a pollutant or a contaminant.

                  Impositions: Collectively, all taxes (including, without
limitation, all capital stock and franchise taxes of Lessor and all ad valorem,
sales and use, single business, gross receipts, transaction privilege, rent or
similar taxes to the extent the same are assessed against Lessor on the basis of
its gross or net income from this Lease or the value of the Leased Properties),
assessments (including Assessments), ground rents, water, sewer or other rents
and charges, excises, tax levies, fees (including, without limitation, license,
permit, inspection, authorization and similar fees), and all other governmental
charges, in each case whether general or special, ordinary or extraordinary, or
foreseen or unforeseen, of every character in respect of the Leased Properties
or the businesses conducted thereon by Lessee and/or the Rent (including all
interest and penalties thereon), which at any time prior to, during or in
respect of the Term may be assessed or imposed on or in respect of or be a lien
upon (i) Lessor or Lessor's interest in the

                                       10
<PAGE>

Leased Properties, (ii) the Leased Properties or any part thereof or any rent
therefrom or any estate, right, title or interest therein, or (iii) any
occupancy, operation, use or possession of, or sales from, or activity conducted
on, or in connection with the Leased Properties or the leasing or use of the
Leased Properties or any part thereof or (iv) the Rent; notwithstanding the
foregoing, Imposition shall not include: (i) except as provided above, any tax
imposed on Lessor's gross or net income generally and not specifically arising
in connection with the Leased Properties (unless such a tax is levied, assessed
or imposed in lieu of a portion or all of a tax which was included within the
definition of "Imposition,") or (ii) any transfer or other tax imposed with
respect to any subsequent sale, exchange or other disposition by Lessor of the
Leased Properties or any part thereof or the proceeds thereof.

                  Insurance Requirements: All terms of any insurance policy
required by this Lease and all requirements of the issuer of any such policy.

                  Interest Rate: The rate as set forth on EXHIBIT I.

                  Inventory: Collectively, all of the inventory as defined in
Article 9 of the UCC comprising part of the Leased Personal Property.

                  Investigation: Soil and chemical tests or any other
environmental investigations, examinations or analyses.

                  Judgment Date: The date on which a judgment is entered against
Lessee which establishes, without the possibility of appeal, the amount of
liquidated damages to which Lessor is entitled hereunder.

                  Land: The Center Parcel and the Parking Structure Parcel.

                  La Petite Lease. The term "La Petite Lease" shall mean that
certain Ground Lease with Construction by Lessee between Williams Realty Corp.
(now Williams Headquarters Building Company), as Landlord and La Petite Academy,
Inc., as Lessee, dated July 22, 1987, as amended by that certain First Amendment
to Lease Agreement dated February 28, 1989.

                  La Petite Parcel. The term "La Petite Parcel" shall mean the
real property covered by the La Petite Lease.

                  Lease: As defined in the Preamble.

                  Lease Year: Each period of twelve (12) calendar months
commencing with the Commencement Date, and any succeeding twelve (12) month
period during the Term.

                  Leased Improvements: Collectively, all buildings, structures,
Fixtures and other improvements of every kind on the Land including, but not
limited to the Center, the Parking Structure and the Skywalk, and all alleyways,
sidewalks, utility pipes, conduits and lines (on-site and off-site), parking
areas and roadways appurtenant to such buildings and structures.

                                       11
<PAGE>

                  Leased Personal Property: The Category 1 FF&E, the Category 2
FF&E, and all Personal Property leased to Lessee on the Commencement Date, and
all Personal Property that pursuant to the terms of the Lease becomes the
property of Lessor during the Term.

                  Leased Property: The Land on which a Facility is located, the
Leased Improvements on such portion of the Land, the Related Rights with respect
to such portion of the Land.

                  Leased Properties: All Leased Property and Leased Personal
Property, SPECIFICALLY EXCLUDING, however, the Central Plant.

                  Leased Properties Trade Name: The name under which the Leased
Properties do business during the Term. The current Leased Properties Trade Name
is both "One Technology Center" and "Williams Technology Center".

                  Legal Requirements: All federal, state, county, municipal and
other governmental statutes, laws, rules, orders, waivers, regulations,
ordinances, judgments, decrees and injunctions affecting the Leased Properties
or any portion thereof, Lessee's Personal Property or the construction, use or
alteration thereof, including but not limited to the Americans with Disabilities
Act, whether enacted and in force before, after or on the Commencement Date, and
including any which may (i) require repairs, modifications, alterations or
additions in or to any portion or all of the Facilities, or (ii) in any way
adversely affect the use and enjoyment thereof, and all permits, licenses and
authorizations and regulations relating thereto, and all covenants, agreements,
restrictions and Encumbrances contained in any instruments, either of record or
known to Lessee (other than Encumbrances created by Lessor without the consent
of Lessee), in force at any time during the Term.

                  Lessee's Certificate: A statement in writing in substantially
the form of EXHIBIT D (with such changes thereto as may reasonably be requested
by the person relying on such certificate).

                  Lessee's Personal Property: Personal Property owned or leased
by Lessee that is not included within the definition of Leased Personal Property
but is used by Lessee in the operation of the Facilities, including Personal
Property provided by Lessee in compliance with Section 6.3.

                  Manager: The Person to which management of the operation of a
Facility is delegated.

                  Material Adverse Change: Any event, development or
circumstance that has had or could reasonably expect to have a Material Adverse
Effect.

                                       12
<PAGE>

                  Material Adverse Effect: A material adverse effect on (a) the
business, assets, operations, prospects or condition, financial or otherwise, of
Lessee, Guarantor, or WCG, taken as a whole, (b) the ability of Lessee,
Guarantor, or WCG to perform any of its duties or obligations under this Lease
or the Credit Agreement, or (c) the rights of or benefits available to the
Lessor under this Lease.

                  Material Debt: Any Debt (other than the financial obligations
under this Lease), of the Lessee, Guarantor, or WCG, in an aggregate principal
amount exceeding $25,000,000.00.

                  Net Proceeds: All proceeds, net of any costs incurred by
Lessor in obtaining such proceeds, payable under any policy of insurance
required by Article XIII of this Lease (including any proceeds with respect to
Lessee's Personal Property that Lessee is required or elects to restore or
replace pursuant to Section 14.3) or paid by a Condemnor for the Taking of any
of all or any portion of a Leased Property.

                  Notice: A notice given in accordance with Article XXXI.

                  Notice of Termination: A Notice from Lessor that it is
terminating this Lease by reason of an Event of Default or otherwise as
specifically set forth in this Lease.

                  Officer: The chairman of the board of directors, the
president, any vice president and the secretary of any corporation, a general
partner of any partnership, and a manager or managing member of any limited
liability company.

                  Officer's Certificate: If for a corporation, a certificate
signed by one or more officers of the corporation authorized to do so by the
bylaws of such corporation or a resolution of the Board of Directors thereof; if
for a partnership, limited liability company or any other kind of entity, a
certificate signed by a Person having the authority to so act on behalf of such
entity.

                  Overdue Rate: On any date, the interest rate per annum, that
is equal to two percent (2%) (two hundred (200) basis points) above the Prime
Rate, but in no event greater than the maximum rate then permitted under
applicable law.

                  Parking Structure. The multi-story parking facility located on
the Parking Structure Parcel.

                  Parking Structure Parcel. The real property more particularly
described on EXHIBIT B on which the Parking Structure is located, which includes
without limitation, the La Petite Parcel.

                  Partial Taking: A taking of less than the entire fee of a
Leased Property that either (i) does not render the Leased Property Unsuitable
for its Primary Use, or (ii) renders a Leased Property Unsuitable for its
Primary Intended Use, but neither Lessor nor Lessee elects pursuant to Section
15.1 hereof to terminate this Lease.

                                       13
<PAGE>

                  Payment Date: Any due date for the payment of the installments
of Base Rent or for the payment of Additional Charges or any other amount
required to be paid by Lessee hereunder.

                  Permitted Encumbrances: Encumbrances listed on attached
EXHIBIT E.

                  Person: Any natural person, trust, partnership, corporation,
joint venture, limited liability company or other legal entity.

                  Personal Property: All tangible and intangible personal
property including but not limited to machinery, equipment, furniture,
furnishings, movable walls or partitions, computers (and all associated
software), trade fixtures and other personal property (but excluding consumable
inventory and supplies owned by Lessee) used in connection with the Leased
Properties, together with all replacements, substitutions, and alterations
thereof and additions thereto including all tangible personal property acquired
hereafter used in connection with the Leased Properties, except items, if any,
(i) included within the definition of Fixtures or Leased Improvements, and (ii)
any and all components of the Central Plant.

                  Plan: Any employee pension benefit plan (other than a
multiemployer plan as defined in Section 4001(a)(3) of ERISA) subject to the
provisions of Title IV of ERISA or Section 412 of the Code or Section 302 of
ERISA, and in respect of which Lessee or Guarantor is (or, if such plan were
terminated, would under Section 4069 of ERISA be deemed to be) an "employer" as
defined in Section 3(5) of ERISA.

                  Primary Intended Use: Multi-use office and technology
facility.

                  Prime Rate: On any date, an interest rate equal to the prime
rate published by the Wall Street Journal, but in no event greater than the
maximum rate then permitted under applicable law. If the Wall Street Journal
ceases to be in existence, or for any reason no longer publishes such prime
rate, the Prime Rate shall be the rate announced as its prime rate by Citibank,
N.A., and if such bank no longer exists or does not announce a prime rate at
such time, the Prime Rate shall be the rate of interest announced as its prime
rate by Bank of America, N.A.

                  Proceeding: Any litigation, action, proposal or investigation
by or against any agency or entity, including without limitation Lessee and
Guarantor.

                  Purchase Agreement: The Purchase and Sale Agreement of even
date herewith, among Lessor, as Purchaser, Lessee, as Seller, and Guarantor,
covering the Leased Properties.

                  Rate: As defined on EXHIBIT I.

                  Realty: Collectively, the Land and Leased Improvements.

                                       14
<PAGE>

                  Realty Base Rent: During the Realty Term, the Realty Base Rent
shall be the sum computed as set forth on EXHIBIT J.

                  Realty Base Rent Interest: As defined on EXHIBIT J.

                  Realty Base Rent Principal: As defined on EXHIBIT J.

                  Realty Expiration Date: September 1, 2011.

                  Realty Term: Ten (10) Lease Years commencing on the
Commencement Date and ending on the Realty Expiration Date.

                  Regulatory Actions: Any claim, demand, notice, action or
Proceeding brought, threatened or initiated by any governmental authority in
connection with any Environmental Law, including, without limitation, any civil,
criminal and administrative Proceeding whether or not the remedy sought is
costs, damages, equitable remedies, penalties or expenses.

                  Related Rights: All easements, rights-of-way and appurtenances
relating to the Land and the Leased Improvements.

                  Release: The intentional or unintentional spilling, leaking,
dumping, pouring, emptying, seeping, disposing, discharging, emitting,
depositing, injecting, leaching, escaping, abandoning, or any other release or
threatened release, however defined, of any Hazardous Materials.

                  Rent: Collectively, Base Rent and Additional Charges.

                  Replacement Cost: The actual replacement cost of a Leased
Property. Replacement Cost shall be an amount sufficient that neither Lessor nor
Lessee is deemed to be a co-insurer of the Leased Property in question. Lessor
shall have the right from time to time, but no more frequently than once in any
period of three (3) consecutive Lease Years, to have Replacement Cost reasonably
redetermined by the all-risk property insurance company or another reputable
appraisal service, which determination shall be final and binding on the parties
hereto, and upon such determination Lessee shall forthwith increase, but not
decrease, the amount of the insurance carried pursuant to Section 13.2.1 to the
amount so determined, subject to the approval of any Facility Mortgagee. Lessee
shall pay the fee, if any, of the insurer making such determination.

                  Repurchase Price: The total Base Rent remaining unpaid at the
time of repurchase of the Realty (and the Leased Personal Property, if
applicable), by the Lessee together with all accrued, unpaid Additional Charges.

                  SEC: Securities and Exchange Commission.

                                       15
<PAGE>

                  Skywalk: The elevated pedestrian bridge and support structure,
connecting the Parking Structure to the Center over a portion of South
Cincinnati Avenue and a portion of East First Street, Tulsa, Oklahoma, that is
approximately twenty-seven (27) feet above the driving lanes of such streets,
together with the air rights for the three (3) dimensional space within which it
is suspended.

                  State: The State of Oklahoma.

                  Taken: Conveyed pursuant to a Taking.

                  Taking: A taking or voluntary conveyance during the Term of
all or part of a Leased Property, or any interest therein or right accruing
thereto or use thereof, as the result of, or in settlement of any condemnation
or other eminent domain Proceeding affecting the Leased Property whether or not
the same shall have actually been commenced.

                  Terms: As defined in Section 1.3.

                  Termination Date: The date on which this Lease terminates
pursuant to a Notice of Termination.

                  Third Party Claims: Any claim, action, demand or Proceeding
(other than Regulatory Actions) howsoever based (including without limitation
those based on negligence, trespass, strict liability, nuisance, toxic tort or
detriment to health welfare or property) due to Contamination, whether or not
the remedy sought is costs, damages, penalties or expenses, brought by any
person or entity other than a governmental agency.

                  Transfer: The (a) assignment, mortgaging or other encumbering
of all or any part of Lessee's interest in this Lease or in the Leased
Properties, (b) Change in Control of Lessee, Guarantor or WCG, or (c) sale,
issuance or transfer, cumulatively or in one transaction, of any interest, or
the termination of any interest, in Lessee, Guarantor or WCG, if Lessee,
Guarantor or WCG is a joint venture, partnership, limited liability company or
other association, which results in a Change of Control of such joint venture,
partnership, limited liability company or other association.

                  Transferee: An assignee, subtenant or other occupant of a
Leased Property pursuant to a Transfer.

                  TWC: The Williams Companies, Inc., a Delaware corporation.

                  UCC: The Uniform Commercial Code as in effect in the State.

                  Unsuitable for Its Primary Intended Use: A state or condition
of a Facility such that by reason of a Partial Taking, the Facility cannot be
operated on a commercially practicable basis for its Primary Intended Use,
taking into account, among other relevant factors, the number of usable square
footage permitted by applicable law and regulation in the Facility after the

                                       16
<PAGE>

Partial Taking, the square footage Taken and the estimated revenue impact of
such Partial Taking.

                  WCG: Williams Communications Group, Inc., a Delaware
corporation.

                  Withdrawal Liability: The liability to a multiemployer plan as
a result of a complete or partial withdrawal from such multiemployer plan, as
such terms are defined in Part I of Subtitle E of Title IV of ERISA.

                                   ARTICLE III

                                      RENT

         3.1 BASE RENT; MONTHLY INSTALLMENTS. In addition to all other payments
to be made by Lessee under this Lease, Lessee shall pay Lessor the Base Rent in
lawful money of the United States of America which is legal tender for the
payment of public and private debts, in arrears, in monthly installments. The
first installment of Base Rent shall be payable on October 1, 2001, provided
however, with respect to levels two (2) and three (3) of the Center, no Realty
Base Rent shall be payable (provided however, such Realty Base Rent shall
accrue) until both such levels are completed and ready for occupancy, which
prorated amount of Realty Base Rent (2/15ths of each monthly installment of
Realty Base Rent) shall be deducted from the total Base Rent otherwise payable
under this Lease. The Realty Base Rent Interest accruing up to and including the
date upon which such levels are completed and ready for occupancy, shall be
converted to Realty Base Rent Principal on a monthly basis. Thereafter,
installments of Base Rent shall be payable on the first (1st) day of each
calendar month. Base Rent shall be paid to Lessor, or to such other Person as
Lessor from time to time may designate by Notice to Lessee, by check or wire
transfer of immediately available federal funds to the bank account designated
in writing by Lessor. If Lessor directs Lessee to pay any Base Rent or
Additional Charges to any Person other than Lessor, Lessee shall send to Lessor
simultaneously with such payment a copy of the transmittal letter or invoice and
check whereby such payment is made, or such other evidence of such payment as
Lessor may require.

         3.2 ADDITIONAL CHARGES. In addition to the Base Rent, Lessee will also
pay as and when due, all Additional Charges.

         3.3 LATE CHARGE; INTEREST. If any Rent payable to Lessor is not paid
when due, Lessee shall pay Lessor on demand, as an Additional Charge, (a) a late
charge equal to the greater of (i) two percent (2%) of the amount not paid
within five (5) days of the date when due and (ii) any and all charges,
expenses, fees or penalties imposed on Lessor by a Facility Mortgagee for late
payment, plus (b) if such Rent (including the late charge) is not paid within
ten (10) days of the date due, interest thereon at the Overdue Rate from such
tenth (10th) day until such Rent (including the late charge and interest) is
paid in full.

                                       17
<PAGE>

         3.4 NET LEASE.

                  3.4.1 Absolute Obligation. The Rent shall be paid absolutely
         net to Lessor, so that this Lease shall yield to Lessor the full amount
         of the Rent payable to Lessor hereunder throughout the Term, subject
         only to any provisions of the Lease which expressly provide for
         adjustment or abatement of Rent or other charges.

                  3.4.2 No Counterclaim or Cross Complaint. If Lessor commences
         any Proceeding for non-payment of Rent, Lessee will not interpose any
         counterclaim or cross complaint or similar pleading of any nature or
         description in such Proceeding unless Lessee would lose or waive such
         claim by the failure to assert it, but Lessee does not waive any rights
         to assert such claim in a separate action brought by Lessee. The
         covenants to pay Rent are independent covenants, and Lessee shall have
         no right to hold back, offset or fail to pay any Rent because of any
         alleged default by Lessor or for any other reason whatsoever.

                                   ARTICLE IV

                                   IMPOSITIONS

         4.1 PAYMENT OF IMPOSITIONS. Subject to Article XII relating to
permitted contests, Lessee will pay all Impositions at least twenty (20) days
before any fine, penalty, interest or cost is added for non-payment, and will
promptly, upon request, furnish to Lessor copies of official receipts or other
satisfactory proof evidencing such payments. If at the option of the taxpayer
any Imposition may lawfully be paid in installments, Lessee may pay the same in
the required installments provided it also pays any and all interest due thereon
as and when due.

         4.2 ADJUSTMENT OF IMPOSITIONS. Impositions imposed in respect of the
tax-fiscal period during which the Term ends shall be adjusted and prorated
between Lessor and Lessee, whether or not imposed before or after the expiration
of the Term or the earlier termination thereof, and Lessee's obligation to pay
its prorated share thereof shall survive such expiration or earlier termination.

         4.3 UTILITY CHARGES. Lessee will pay or cause to be paid when due all
charges for electricity, power, gas, oil, water and other utilities imposed upon
the Leased Properties or upon Lessor or Lessee with respect to the Leased
Properties.

         4.4 INSURANCE PREMIUMS. Lessee shall pay or cause to be paid when due
all premiums for the insurance coverage required to be maintained pursuant to
Article XIII during the Term.

         4.5 TAX RETURNS AND REFUNDS Lessee shall prepare and file as and when
required all tax returns and reports required by governmental authorities with
respect to all Impositions. Lessor and Lessee shall each, upon request, provide
the other with such data, including without limitation cost and depreciation
records, as is maintained by the party to whom

                                       18
<PAGE>

the request is made as is necessary to prepare any required returns and reports.
If any provision of any Facility Mortgage requires deposits for payment of
Impositions, Lessee shall either pay the required deposits to Lessor monthly and
Lessor shall make the required deposits, or, if directed in writing to do so by
Lessor, Lessee shall make such deposits directly. Lessee shall be entitled to
receive and retain any refund from a taxing authority in respect of an
Imposition paid by Lessee if at the time of the refund no Event of Default has
occurred and is continuing, but if an Event of Default has occurred and is
continuing at the time of the refund, Lessee shall not be entitled to receive or
retain such refund and if and when received by Lessor such refund shall be
applied as provided in Article XVI.

                                    ARTICLE V

                            NO TERMINATION AND WAIVER

         5.1 NO TERMINATION, ABATEMENT, ETC. Lessee shall not take any action
without the consent of Lessor to modify, surrender or terminate this Lease, and
shall not seek or be entitled to any abatement, deduction, deferment or
reduction of Rent, or setoff against Rent. The respective obligations of Lessor
and Lessee shall not be affected by reason of (i) any damage to, or destruction
of, the Leased Properties or any portion thereof from whatever cause or any
Taking of the Leased Properties or any portion thereof, except as expressly set
forth herein; (ii) the lawful or unlawful prohibition of, or restriction upon,
Lessee's use of the Leased Properties, or any portion thereof, or the
interference with such use by any Person or by reason of eviction by paramount
title; (iii) any claim which Lessee has or might have against Lessor or by
reason of any default or breach of any warranty by Lessor under this Lease or
any other agreement between Lessor and Lessee, or to which Lessor and Lessee are
parties, (iv) any bankruptcy, insolvency, reorganization, composition,
readjustment, liquidation, dissolution, winding up or other Proceeding affecting
Lessor or any assignee or transferee of Lessor, or (v) any other cause whether
similar or dissimilar to any of the foregoing other than a discharge of Lessee
from any such obligations as a matter of law. Lessee hereby specifically waives
all rights, arising from any occurrence whatsoever, which may now or hereafter
be conferred upon it by law to (a) modify, surrender or terminate this Lease or
quit or surrender the Leased Properties or any portion thereof, or (b) entitle
Lessee to any abatement, reduction, suspension or deferment of the Rent or other
sums payable by Lessee hereunder except as otherwise specifically provided in
this Lease.

                                   ARTICLE VI

                             LEASE CHARACTERIZATION

         6.1 STATUS OF OWNERSHIP OF THE LEASED PROPERTIES. Lessor and Lessee
agree that to the full extent permitted by applicable tax law and GAAP, for
Lessee, this Lease shall be treated (i) as an operating lease for tax purposes,
and (ii) as a capital lease for financial purposes. Notwithstanding anything
contained in this Section 6.1 or anywhere else in this Lease to the contrary,
Lessor, Lessee and Guarantor agree that it is their intention that this Lease be
treated as a true lease for purposes of the UCC and other applicable laws of the
State.

                                       19
<PAGE>

         6.2 LEASED PERSONAL PROPERTY. Lessee shall, during the Term, maintain
all of the Leased Personal Property in good order, condition and repair as shall
be necessary in order to operate the Facilities for the Primary Intended Use in
compliance with all applicable licensure and certification requirements, all
applicable Legal Requirements and Insurance Requirements, and customary industry
practice for the Primary Intended Use. If any of the Leased Personal Property
requires replacement in order to comply with the foregoing, Lessee shall replace
it with similar property of the same or better quality at Lessee's sole cost and
expense, and when such replacement property is placed in service with respect to
the Leased Properties it shall become Leased Personal Property. Lessee shall not
permit or suffer Leased Personal Property to be subject to any lien, charge,
Encumbrance, financing statement, contract of sale, equipment Lessor's interest
or the like, except for any purchase money security interest or equipment
Lessor's interest expressly approved in advance, in writing, by Lessor. Unless
Lessee purchases the Leased Properties as provided in this Lease, upon the
expiration or earlier termination of this Lease, all of Leased Personal Property
shall be surrendered to Lessor with the Leased Properties at or before the time
of the surrender of the Leased Properties in at least as good a condition as at
the Commencement Date (or, as to replacements, in at least as good a condition
as when placed in service at the Facilities) except for ordinary wear and tear.

         6.3 LESSEE'S PERSONAL PROPERTY. Lessee shall provide and maintain
during the Term such Personal Property, in addition to the Leased Personal
Property, as shall be necessary and appropriate in order to operate the
Facilities for the Primary Intended Use in compliance with all licensure and
certification requirements, in compliance with all applicable Legal Requirements
and Insurance Requirements and otherwise in accordance with customary practice
in the industry for the Primary Intended Use. Without the prior written consent
of Lessor, Lessee shall not permit or suffer Lessee's Personal Property to be
subject to any lien, charge, Encumbrance, financing statement or contract of
sale or the like. Unless Lessee purchases the Leased Properties as provided in
this Lease, upon the expiration of the Term or the earlier termination of this
Lease, without the payment of any additional consideration by Lessor, Lessee
shall be deemed to have sold, assigned, transferred and conveyed to Lessor all
of Lessee's right, title and interest in and to any of Lessee's Personal
Property that, in Lessor's reasonable judgment, is integral to the Primary
Intended Use of the Facilities (or if some other use thereof has been approved
by Lessor as required herein, such other use as is then being made by Lessee)
and, as provided in Section 34.1, Lessor shall have the option to purchase any
of Lessee's Personal Property that is not then integral to such use. Without
Lessor's prior written consent, Lessee shall not remove Lessee's Personal
Property that is in use at the expiration or earlier termination of the Term
from the Leased Properties until such option to purchase has expired or been
waived in writing by Lessor. Any of Lessee's Personal Property that is not
integral to the use of the Facilities being made by Lessee and is not purchased
by Lessor pursuant to Section 34.1 may be removed by Lessee upon the expiration
or earlier termination of this Lease, and, if not removed within twenty (20)
days following the expiration or earlier termination of this Lease, shall be
considered abandoned by Lessee and may be appropriated, sold, destroyed or
otherwise disposed of by Lessor without giving notice thereof to Lessee and
without any payment to Lessee or any obligation to account therefor. Lessee
shall reimburse Lessor for any and all expense incurred by Lessor in disposing
of any of Lessee's Personal Property that Lessee may remove but within such
twenty (20) day period fails to remove, and shall either at its own expense
restore the

                                       20
<PAGE>

Leased Properties to the condition required by Section 9.1.5, including repair
of all damage to the Leased Properties caused by the removal of any of Lessee's
Personal Property, or reimburse Lessor for any and all expense incurred by
Lessor for such restoration and repair.

                                   ARTICLE VII

                    CONDITION, USE AND ENVIRONMENTAL MATTERS

         7.1 CONDITION OF THE LEASED PROPERTIES. Lessee acknowledges that it has
inspected and otherwise has knowledge of the condition of the Leased Properties
prior to the execution and delivery of this Lease and has found the same to be
in good order and repair and satisfactory for its purposes hereunder. Lessee is
leasing the Leased Properties "as is" in their condition on the Commencement
Date. Lessee waives any claim or action against Lessor in respect of the
condition of the Leased Properties. LESSOR MAKES NO WARRANTY OR REPRESENTATION
EXPRESS OR IMPLIED, IN RESPECT OF THE LEASED PROPERTIES OR ANY PART THEREOF,
EITHER AS TO ITS FITNESS FOR USE, DESIGN OR CONDITION FOR ANY PARTICULAR USE OR
PURPOSE OR OTHERWISE AS TO THE QUALITY OF THE MATERIAL OR WORKMANSHIP THEREIN,
LATENT OR PATENT, IT BEING AGREED THAT ALL SUCH RISKS ARE TO BE BORNE BY LESSEE.
Lessee further acknowledges that throughout the Term Lessee is solely
responsible for the condition of the Leased Properties. Subject in all cases to
the provisions of Section 3.4.2, nothing contained in this Agreement including
without limitation, this Section 7, shall be deemed to inhibit, restrict or
waive any independent rights Lessee may have under the Construction Completion
Agreement.

         7.2 USE OF THE LEASED PROPERTIES. Throughout the Term, Lessee shall
continuously use the Leased Properties for the Primary Intended Use and uses
incidental thereto. Lessee shall not use the Leased Properties or any portion
thereof for any other use without the prior written consent of Lessor. No use
shall be made or permitted to be made of, or allowed in, the Leased Properties,
and no acts shall be done, which will cause the cancellation of, or be
prohibited by, any insurance policy covering the Leased Properties or any part
thereof, nor shall the Leased Properties or Lessee's Personal Property be used
for any unlawful purpose. Lessee shall not commit or suffer to be committed any
waste on the Leased Properties, or cause or permit any nuisance thereon, or
suffer or permit the Leased Properties or any portion thereof, or Lessee's
Personal Property, to be used in such a manner as (i) might reasonably tend to
impair Lessor's (or Lessee's, as the case may be) title thereto or to any
portion thereof, or (ii) may reasonably make possible a claim or claims of
adverse usage or adverse possession by the public, as such, or of implied
dedication of the Leased Properties or any portion thereof.

         7.3 CERTAIN ENVIRONMENTAL MATTERS.

                  7.3.1 Prohibition Against Use of Hazardous Materials. Lessee
         shall not permit, conduct or allow on the Leased Properties, the
         generation, introduction, presence, maintenance, use, receipt,
         acceptance, treatment, manufacture, production, installation,
         management, storage, disposal or release of any Hazardous Materials
         except for those

                                       21
<PAGE>

         types and quantities of Hazardous Materials necessary for and
         ordinarily associated with the conduct of Lessee's business which are
         used in full compliance with all Environmental Laws.

                  7.3.2 Notice of Environmental Claims, Actions or
         Contaminations. Lessee shall notify Lessor, in writing, immediately
         upon learning of any existing, pending or threatened: (a)
         investigation, inquiry, claim or action by any governmental authority
         in connection with any Environmental Laws, (b) Third Party Claims, (c)
         Regulatory Actions, and/or (d) Contamination of any portion of the
         Leased Properties.

                  7.3.3 Costs of Remedial Actions with Respect to Environmental
         Matters. If any investigation and/or Clean-Up of any Hazardous
         Materials or other environmental condition on, under, about or with
         respect to a Leased Property is required by any Environmental Law,
         Lessee shall complete, at its own expense, such investigation and/or
         Clean-Up or cause any other Person that may be legally responsible
         therefore to complete such investigation and/or Clean-Up.

                  7.3.4 Delivery of Environmental Documents. Lessee shall
         deliver to Lessor complete copies of any and all Environmental
         Documents that may now be in or at any time hereafter come into the
         possession of Lessee.

                  7.3.5 Environmental Audit. At Lessee's expense, Lessee shall
         deliver to Lessor, an Environmental Audit from time to time, upon and
         within thirty (30) days of Lessor's request therefor, but no more than
         once every two (2) calendar years, except in the event of (i) any
         construction or excavation of, or material alteration to any portion of
         the Leased Properties, or (ii) Lessor reasonably suspects that
         Contamination of any portion of the Leased Properties has occurred or
         been discovered, in either case Lessor may thereafter request an
         Environmental Audit. All tests and samplings shall be conducted using
         generally accepted and scientifically valid technology and
         methodologies. Lessee shall give the engineer or environmental
         consultant conducting the Environmental Audit reasonable and complete
         access to the Leased Properties and to all records in the possession of
         Lessee that may indicate the presence (whether current or past) of a
         Release or threatened Release of any Hazardous Materials on, in, under,
         about and adjacent to any Leased Property. Lessee shall also provide
         the engineer or environmental consultant full access to and the
         opportunity to interview such persons as may be employed in connection
         with the Leased Properties as the engineer or consultant deems
         appropriate. However, Lessor shall not be entitled to request an
         Environmental Audit from Lessee unless (a) after the Commencement Date
         there have been changes, modifications or additions to Environmental
         Laws as applied to or affecting any of the Leased Properties; (b) a
         significant change in the condition of any of the Leased Properties has
         occurred; (c) there are fewer than six (6) months remaining in the
         Term; or (d) Lessor has another good reason for requesting such
         certificate or certificates. If the Environmental Audit discloses the
         presence of Contamination or any noncompliance with Environmental Laws,
         Lessee shall immediately perform all of Lessee's obligations hereunder
         with respect to such Hazardous Materials or noncompliance.

                                       22
<PAGE>

                  7.3.6 Entry onto Leased Properties for Environmental Matters.
         If Lessee fails to provide an Environmental Audit as and when required
         by Section 7.3.5, in addition to Lessor's other remedies Lessee shall
         permit Lessor from time to time, by its employees, agents, contractors
         or representatives, to enter upon the Leased Properties for the purpose
         of conducting such Investigations as Lessor may desire, the expense of
         which shall promptly be paid or reimbursed by Lessee as an Additional
         Charge. Lessor, and its employees, agents, contractors, consultants
         and/or representatives, shall conduct any such Investigation in a
         manner which does not unreasonably interfere with Lessee's use of and
         operations on the Leased Properties (however, reasonable temporary
         interference with such use and operations is permissible if the
         investigation cannot otherwise be reasonably and inexpensively
         conducted). Other than in an emergency, Lessor shall provide Lessee
         with prior notice before entering any of the Leased Properties to
         conduct such Investigation, and shall provide copies of any reports or
         results to Lessee, and Lessee shall cooperate fully in such
         Investigation.

                  7.3.7 Environmental Matters Upon Termination of the Lease or
         Expiration of Term. Upon the expiration or earlier termination of the
         Term of this Lease, Lessee shall cause the Leased Properties to be
         delivered free of any and all Regulatory Actions and Third Party Claims
         and otherwise in compliance with all Environmental Laws with respect
         thereto, and in a manner and condition that is reasonably required to
         ensure that the then present use, operation, leasing, development,
         construction, alteration, refinancing or sale of the Leased Property
         shall not be restricted by any environmental condition existing as of
         the date of such expiration or earlier termination of the Term.

                  7.3.8 Compliance with Environmental Laws. Lessee shall comply
         with, and cause its agents, servants and employees, to comply with, and
         shall use reasonable efforts to cause each occupant and user of any of
         the Leased Properties, and the agents, servants and employees of such
         occupants and users, to comply with each and every Environmental Law
         applicable to Lessee, the Leased Properties and each such occupant or
         user with respect to the Leased Properties. Specifically, but without
         limitation:

                           7.3.8.1 Maintenance of Licenses and Permits. Lessee
                  shall obtain and maintain (and Lessee shall use reasonable
                  efforts to cause each tenant, occupant and user to obtain and
                  maintain) all permits, certificates, licenses and other
                  consents and approvals required by any applicable
                  Environmental Law from time to time with respect to Lessee,
                  each and every part of the Leased Properties and/or the
                  conduct of any business at a Facility or related thereto;

                           7.3.8.2 Contamination. Lessee shall not cause, suffer
                  or permit any Contamination;

                           7.3.8.3 Clean-Up. If a Contamination occurs, the
                  Lessee promptly shall Clean-Up and remove any Hazardous
                  Materials or cause the Clean-Up and the removal of any
                  Hazardous Materials and in any such case such Clean-Up and

                                       23
<PAGE>

                  removal of the Hazardous Materials shall be effected to
                  Lessor's reasonable satisfaction and in any event in strict
                  compliance with and in accordance with the provisions of the
                  applicable Environmental Laws;

                           7.3.8.4 Discharge of Lien. Within twenty (20) days of
                  the date any lien is imposed against the Leased Properties or
                  any part thereof under any Environmental Law, Lessee shall
                  cause such lien to be discharged (by payment, by bond or
                  otherwise to Lessor's absolute satisfaction);

                           7.3.8.5 Notification of Lessor. Within five (5)
                  Business Days after receipt by Lessee of notice or discovery
                  by Lessee of any fact or circumstance which might result in a
                  breach or violation of any covenant or agreement, Lessee shall
                  notify Lessor in writing of such fact or circumstance; and

                           7.3.8.6 Requests, Orders and Notices. Within five (5)
                  Business Days after receipt of any request, order or other
                  notice relating to the Leased Properties under any
                  Environmental Law, Lessee shall forward a copy thereof to
                  Lessor.

                  7.3.9 Environmental Related Remedies. In the event of a breach
         by Lessee beyond any applicable notice and/or grace period of its
         covenants with respect to environmental matters, Lessor may, in its
         sole discretion, do any one or more of the following (the exercise of
         one right or remedy hereunder not precluding the simultaneous or
         subsequent exercise of any other right or remedy hereunder):

                           7.3.9.1 Cause a Clean-Up. Cause the Clean-Up of any
                  Hazardous Materials or other environmental condition on or
                  under the Leased Properties, or both, at Lessee's cost and
                  expense; or

                           7.3.9.2 Payment of Regulatory Damages. Pay on behalf
                  of Lessee any damages, costs, fines or penalties imposed on
                  Lessee or Lessor as a result of any Regulatory Actions; or

                           7.3.9.3 Payments to Discharge Liens. On behalf of
                  Lessee, make any payment or perform any other act or cause any
                  act to be performed which will prevent a lien in favor of any
                  federal, state or local governmental authority from attaching
                  to the Leased Properties or which will cause the discharge of
                  any lien then attached to the Leased Properties; or

                           7.3.9.4 Payment of Third Party Damages. Pay, on
                  behalf of Lessee, any damages, cost, fines or penalties
                  imposed on Lessee as a result of any Third Party Claims; or

                           7.3.9.5 Demand of Payment. Demand that Lessee make
                  immediate payment of all of the costs of such Clean-Up and/or
                  exercise of the remedies set

                                       24
<PAGE>

                  forth in this Section 7.3 incurred by Lessor and not
                  theretofore paid by Lessee as of the date of such demand.

                  7.3.10 Environmental Indemnification. Lessee and Guarantor
         shall and do hereby indemnify, and shall defend and hold harmless
         Lessor, its principals, Officers, directors, agents, employees,
         parents, and Affiliates from each and every incurred and potential
         claim, cause of action, damage, demand, obligation, fine, laboratory
         fee, liability, loss, penalty, imposition settlement, levy, lien
         removal, litigation, judgment, Proceeding, disbursement, expense and/or
         cost (including without limitation the cost of each and every
         Clean-Up), however defined and of whatever kind or nature, known or
         unknown, foreseeable or unforeseeable, contingent, incidental,
         consequential or otherwise (including, but not limited to, attorneys'
         fees, consultants' fees, experts' fees and related expenses, capital,
         operating and maintenance costs, incurred in connection with (i) any
         Investigation or monitoring of site conditions, (ii) any amounts paid
         or advanced by Lessor on behalf of Lessee as set forth in this Article
         7, and (iii) any Clean-Up required or performed by any federal, state
         or local governmental entity or performed by any other entity or person
         because of the presence of any Hazardous Materials, Release, threatened
         Release or any Contamination on, in, under or about any of the Leased
         Properties) which may be asserted against, imposed on, suffered or
         incurred by, each and every indemnitee arising out of or in any way
         related to, or allegedly arising out of or due to any environmental
         matter including, but not limited to, any one or more of the following:

                           7.3.10.1 Release Damage or Liability. The presence of
                  Contamination in, on, at, under, or near a Leased Property or
                  migrating to a Leased Property from another location;

                           7.3.10.2 Injuries. All injuries to health or safety
                  (including wrongful death), or to the environment, by reason
                  of environmental matters relating to the condition of or
                  activities past or present on, at, in, under a Leased
                  Property;

                           7.3.10.3 Violations of Law. All violations, and
                  alleged violations, of any Environmental Law relating to a
                  Leased Property or any activity on, in, at, under or near a
                  Leased Property;

                           7.3.10.4 Misrepresentation. All material
                  misrepresentations relating to environmental matters in any
                  documents or materials furnished by Lessee to Lessor and/or
                  its representatives in connection with the Lease;

                           7.3.10.5 Event of Default. Each and every Event of
                  Default relating to environmental matters;

                           7.3.10.6 Lawsuits. Any and all lawsuits brought or
                  threatened, settlements reached and governmental orders
                  relating to any Hazardous Materials at, on, in, under or near
                  a Leased Property, and all demands of governmental
                  authorities, and

                                       25
<PAGE>

                  all policies and requirements of Lessor's, based upon or in
                  any way related to any Hazardous Materials at, on, in, under a
                  Leased Property; and

                           7.3.10.7 Presence of Liens. All liens imposed upon
                  any of the Leased Properties in favor of any governmental
                  entity or any person as a result of the presence, disposal,
                  release or threat of release of Hazardous Materials at, on,
                  in, from, or under a Leased Property.

                  7.3.11 Rights Cumulative and Survival. The rights granted
         Lessor under this Section 7.3 are in addition to and not in limitation
         of any other rights or remedies available to Lessor hereunder or
         allowed at law or in equity or rights of indemnification provided to
         Lessor in any agreement pursuant to which Lessor purchased any of the
         Leased Properties. The payment and indemnification obligations set
         forth in this Section 7.3 shall survive the expiration or earlier
         termination of the Term of this Lease.

                                  ARTICLE VIII

             LEGAL AND INSURANCE REQUIREMENTS; ADDITIONAL COVENANTS

         8.1 COMPLIANCE WITH LEGAL AND INSURANCE REQUIREMENTS. In its use,
maintenance, operation and any alteration of the Leased Properties, Lessee, at
its expense, will promptly (i) comply with all Legal Requirements and Insurance
Requirements, whether or not compliance therewith requires structural changes in
any of the Leased Improvements (which structural changes shall be subject to
Lessor's prior written approval, which approval shall not be unreasonably
withheld or delayed) or interferes with or prevents the use and enjoyment of the
Leased Properties, and (ii) procure, maintain and comply with all licenses, and
other authorizations required for the use of the Leased Properties and Lessee's
Personal Property then being made, and for the proper erection, installation,
operation and maintenance of the Leased Properties or any part thereof. The
judgment of any court of competent jurisdiction, or the admission of Lessee in
any action or Proceeding against Lessee, whether or not Lessor is a party
thereto, that Lessee has violated any such Legal Requirements or Insurance
Requirements shall be conclusive of that fact as between Lessor and Lessee.

         8.2 CERTAIN COVENANTS.

                  8.2.1 Existence; Conduct of Business. Lessee, Guarantor, and
         WCG each will (i) continue to engage in business of the same general
         type as now conducted and (ii) do or cause to be done all things
         necessary to preserve, renew and keep in full force and effect its
         legal existence and the rights, licenses, permits, privileges,
         franchises, patents, copyrights, trademarks and trade names material to
         the conduct of its business.

                                       26
<PAGE>

                  8.2.2 Payment of Obligations. Lessee, Guarantor and WCG each
         (i) will pay its Debt and other material obligations, including tax
         liabilities, before the same shall become delinquent or in default,
         except where (a) the validity or amount thereof is being contested in
         good faith by appropriate legal process, (b) has set aside on its books
         adequate reserves with respect thereto in accordance with GAAP, (c)
         such contest effectively suspends collection of the contested
         obligation and the enforcement of any Encumbrance securing such
         obligation and (d) the failure to make payment pending such contest
         could not reasonably be expected to result in a Material Adverse Effect
         and (ii) shall not breach, in any material respect, or permit to exist
         any material default under, the terms of any material lease,
         commitment, contract, instrument or obligation to which it is a party,
         or by which its properties or assets are bound, except where the
         failure to do the foregoing would not in the aggregate have a Material
         Adverse Effect.

                  8.2.3 Maintenance of Properties. Lessee, Guarantor, and WCG
         each will keep and maintain all property material to the conduct of its
         business in good working order and condition, ordinary wear and tear
         excepted.

                  8.2.4 Insurance. Lessee, Guarantor, and WCG each will
         maintain, with financially sound and reputable insurance companies,
         insurance in such amounts and against such risks as are customarily
         maintained by companies engaged in the same or similar businesses
         operating in the same or similar locations.

                  8.2.5 Casualty and Condemnation. The Lessee will furnish to
         Lessor prompt written notice of any casualty or other insured damage to
         any portion of any of Guarantor's property or assets or the
         commencement of any action or Proceeding for the taking of any of
         Guarantor's property or assets or any part thereof or interest therein
         under power of eminent domain or by condemnation or similar Proceeding
         (in each case with a value in excess of $10,000,000).

                  8.2.6 Books and Records; Inspection and Audit Rights. Lessee,
         Guarantor, and WCG each will keep proper books of record and account in
         which materially full, true and correct entries are made of all
         dealings and transactions in relation to its business and activities.
         Lessee, Guarantor, and WCG each will permit any representatives
         designated by the Lessor at the expense of Lessor, or, if an Event of
         Default shall have occurred and be continuing, at the expense of the
         Lessee, upon reasonable prior notice, to visit and inspect its
         properties, to examine and make extracts from its books and records,
         and to discuss its affairs, finances and condition with its officers
         and independent accountants, all at such reasonable times and as often
         as reasonably requested.

                  8.2.7 Compliance with Laws. Lessee, Guarantor, and WCG each
         will comply with all laws, rules, regulations and orders of any
         Governmental Authority applicable to it or its property (including,
         without limitation, Environmental Laws and ERISA and the rules and
         regulations thereunder), except where the necessity of compliance
         therewith is contested in good faith by appropriate action and such
         failure to comply, individually or in the aggregate, could not
         reasonably be expected to result in a Material Adverse Effect.

                                       27
<PAGE>

                  8.2.8 Further Assurances. At any time and from time to time,
         Lessee and Guarantor each will execute any and all further documents,
         financing statements, agreements and instruments, and take all such
         further actions (including the filing and recording of financing
         statements, fixture filings, mortgages, deeds of trust and other
         documents), which may be required under any applicable law, or which
         the Lessor may reasonably request, to effectuate the transactions
         contemplated by this Lease or to grant, preserve, protect or perfect
         the Encumbrances created or intended to be created in connection with
         this Lease or any of the other documents contemplated herein, required
         to be in effect or the validity or priority of any such Encumbrance,
         all at the expense of Lessee and Guarantor. Lessee and Guarantor also
         agree to provide to Lessor, from time to time upon request, evidence
         reasonably satisfactory to Lessor as to the perfection and priority of
         the Encumbrance created or intended to be created in connection with
         this Lease or any of the other documents contemplated herein.

         8.3 CERTAIN NEGATIVE COVENANTS.

                  8.3.1 No Other Debt. Lessee shall not, directly or indirectly,
         incur or otherwise become liable for any Debt or obligation to pay
         money to any Person other than to (i) Lessor pursuant to this Lease and
         (ii) lessors of leased equipment used in the operation of the
         Facilities.

                  8.3.2 Limitation of Distributions. In or with respect to any
         Lease Year, Lessee shall not pay or distribute to its shareholders or
         any Affiliate in the form of dividends, fees for any services or
         reimbursements for shareholder expenditures or overhead on behalf of
         Lessee or to its Affiliates.

                  8.3.3 Pledge or Encumber Assets. Lessee shall not pledge or
         otherwise encumber any of its assets, other than leased equipment used
         in the operation of the Facilities and liens on assets permitted under
         Section 11.1.

                  8.3.4 Guarantees Prohibited. Lessee shall not guarantee any
         indebtedness of any Person (other than the guarantee of the
         indebtedness under the Credit Agreement).

                  8.3.5 Encumbrances. Neither Lessee nor Guarantor will create,
         incur, assume or permit to exist any Encumbrance on any property or
         asset now owned or hereafter acquired by it, or assign or sell any
         income or revenues or rights in respect of any thereof, except for any
         Permitted Encumbrances or Encumbrances created in connection with or
         specifically contemplated by this Lease or permitted by the Credit
         Agreement.

                  8.3.6 Fundamental Changes. Neither Lessee, Guarantor nor WCG
         will merge into or consolidate with any other Person, or permit any
         other Person to merge into or consolidate with it, or liquidate or
         dissolve, except that, if at the time thereof and immediately after
         giving effect thereto no Event of Default shall have occurred and be
         continuing (i) any Person may merge into the Lessee in a transaction in
         which the Lessee is the surviving entity, provided that any such merger
         involving a Person that is not

                                       28
<PAGE>

         wholly owned by either Guarantor or WCG immediately prior to such
         merger shall not be permitted, and (ii) any person may merge into the
         Guarantor or WCG in a transaction in which the Guarantor or WCG,
         respectively, is the surviving corporation.

                  8.3.7 Other Material Agreements. Lessee shall not (i) enter
         into any other material agreement relating to any portion of the Leased
         Properties, or (ii) if entered into with Lessor's consent, thereafter,
         amend, modify, renew, replace or otherwise change the terms of any such
         material agreement without the prior written consent of Lessor. For
         purposes of this Section 8.3.7, a "material agreement" shall mean any
         agreement or commitment which requires total payments by Lessee in
         excess of $1,500,000.00, or accumulated annual payments in excess of
         $500,000.00.

         8.4 ADDITIONAL FINANCIAL COVENANTS.

                  8.4.1 Certain Definitions. For purposes of this Section 8.4.1,
         capitalized terms not otherwise specifically defined in this Lease,
         shall have the meanings described for such capitalized terms as
         contained in the Credit Agreement (and capitalized terms contained
         within such definitions as set forth in the Credit Agreement shall
         similarly have the meanings described for such capitalized terms
         therein). Lessee shall provide copies of any amendments or restatements
         or waivers to the Credit Agreement to Lessor within five (5) days of
         execution thereof. Such amendments or restatements or waivers shall
         automatically become a part hereof.

                  8.4.2 Total Net Debt to Contributed Capital Ratio. The Total
         Net Debt to Contributed Capital ratio shall at no time prior to January
         1, 2002 exceed .65 to 1.00.

                  8.4.3 Minimum EBITDA. The amount equal to (i) EBITDA for the
         period of four (4) fiscal quarters ending during any period set forth
         below plus (ii) ADP Interest Expense for such period minus (iii) gains
         for such period attributable to Dark Fiber and Capacity Dispositions
         plus (iv) Dark Fiber and Capacity Proceeds for such period shall not be
         less than the amount set forth below opposite such period:

<Table>
<Caption>
PERIOD                                                AMOUNT
------                                                ------
<S>                                                   <C>
January 1, 2001-March 31, 2001                        $200,000,000
April 1, 2001-June 30, 2001                           $300,000,000
July 1, 2001-September 30, 2001                       $350,000,000
October 1, 2001-December 31, 2001                     $350,000,000
</Table>

                  8.4.4 Total Leverage Ratio. (a) The Total Leverage Ratio
         during any period set forth below shall not exceed the ratio set forth
         below opposite such period:

<Table>
<Caption>
                                                      TOTAL
PERIOD                                                LEVERAGE RATIO
------                                                --------------
<S>                                                   <C>
March 31, 2002-December 30, 2002                      12.50:1.00
December 31, 2002-December 30, 2003                    9.50:1.00
December 31, 2003 and thereafter                       4.00:1.00
</Table>

                                       29
<PAGE>

                  8.4.5 Senior Leverage Ratio. The Senior Leverage Ratio during
         any period set forth below shall not exceed the ratio set forth below
         opposite such period:

<Table>
<Caption>
                                                      SENIOR
PERIOD                                                LEVERAGE RATIO
------                                                --------------
<S>                                                   <C>
March 31, 2002-December 30, 2002                      5.25:1.00
December 31, 2002-December 30, 2003                   3.25:1.00
December 31, 2003 and thereafter                      2.50:1.00
</Table>

                  8.4.6 Interest Coverage Ratio . The Interest Coverage Ratio
         for any period of four (4) consecutive fiscal quarters ending during
         any period set forth below shall not be less than the ratio set forth
         below opposite such period:

<Table>
<Caption>
                                                     INTEREST
PERIOD                                               COVERAGE RATIO
------                                               --------------
<S>                                                  <C>
June 30, 2002-June 29, 2003                          1.00:1.00
June 30, 2003-December 30, 2003                      1.50:1.00
December 31, 2003 and thereafter                     2.00:1.00
</Table>

                                   ARTICLE IX

                                   MAINTENANCE

         9.1 MAINTENANCE AND REPAIR.

                  9.1.1 Status and Quality. Lessee, at its expense, will keep or
         cause to be kept, the Leased Properties, and all landscaping, private
         roadways, sidewalks and curbs appurtenant thereto which are under
         Lessee's control and Lessee's Personal Property in good order and
         repair, whether or not the need for such repairs arises out of Lessee's
         use, any prior use, the elements or the age of the Leased Properties or
         any portion thereof, or any cause whatsoever except the act or
         negligence of Lessor, and with reasonable promptness shall make all
         necessary and appropriate repairs thereto of every kind and nature,
         whether interior or exterior, structural or non-structural, ordinary or
         extraordinary, foreseen or unforeseen or arising by reason of a
         condition existing prior to the Commencement Date (concealed or
         otherwise). Lessee shall at all times maintain, operate and otherwise
         manage the Leased Properties on a basis and in a manner consistent with
         the higher of that (i) customarily applied to Class A commercial office
         buildings in the vicinity of the City of Tulsa, Oklahoma, or (ii)
         utilized by Lessor in the management of Lessor's facilities adjacent to
         the Center. All repairs shall, to the extent reasonably

                                       30
<PAGE>

         achievable, be at least equivalent in quality to the original work or
         the property to be repaired shall be replaced. Lessee will not take or
         omit to take any action the taking or omission of which might
         materially impair the value or the usefulness of the Leased Properties
         or any parts thereof for the Primary Intended Use.

                  9.1.2 No Liability of Lessor. Lessor shall not under any
         circumstances be required to maintain, build or rebuild any
         improvements on the Leased Properties (or any private roadways,
         sidewalks or curbs appurtenant thereto), or to make any repairs,
         replacements, alterations, restorations or renewals of any nature or
         description to the Leased Properties, whether ordinary or
         extraordinary, structural or non-structural, foreseen or unforeseen, or
         upon any adjoining property, whether to provide lateral or other
         support or abate a nuisance, or otherwise, or to make any expenditure
         whatsoever with respect thereto, in connection with this Lease. Lessee
         hereby waives, to the extent permitted by law, the right to make
         repairs at the expense of Lessor pursuant to any law in effect at the
         time of the execution of this Lease or hereafter enacted.

                 9.1.3 Contracting with Third Parties. Nothing contained in this
         Lease shall be construed as (i) constituting the consent or request of
         Lessor, expressed or implied, to any contractor, subcontractor,
         laborer, materialmen or vendor to or for the performance of any labor
         or services or the furnishing of any materials or other property for
         the construction, alteration, addition, repair or demolition of or to
         any Leased Property or any part thereof, or (ii) giving Lessee any
         right, power or permission to contract for or permit the performance of
         any labor or services or the furnishing of any materials or other
         property in such fashion as would permit the making of any claim
         against Lessor in respect thereof or to make any agreement that may
         create, or in any way be the basis for any right, title, interest,
         lien, claim or other Encumbrance upon the estate of Lessor in the
         Leased Properties, or any portion thereof. Lessor shall have the right
         to give, record and post, as appropriate, notices of non-responsibility
         under any mechanics' and construction lien laws now or hereafter
         existing.

                  9.1.4 Replacements. Lessee (i) shall promptly replace any of
         the Leased Improvements or Leased Personal Property which become worn
         out, obsolete or unusable or unavailable for the purpose for which
         intended, and (ii) in Lessee's reasonable judgment, may acquire a
         substitute for any item or items of Leased Personal Property which is
         of higher or better quality, performance or function than the item for
         which it is substituted. All replacements shall have a value and
         utility at least equal to that of the items replaced and shall become
         part of the Leased Properties immediately upon their acquisition by
         Lessee. Upon Lessor's request, Lessee shall promptly execute and
         deliver to Lessor a bill of sale or other instrument establishing
         Lessor's lien-free ownership of such replacements. Lessee shall
         promptly repair all damage to the Leased Properties incurred in the
         course of such replacement.

                  9.1.5 Vacation and Surrender. Lessee will, upon the expiration
         or prior termination of the Term, vacate and surrender the Leased
         Properties to Lessor in the condition in which they were originally
         received from Lessor, in good operating

                                       31
<PAGE>

         condition, ordinary wear and tear excepted, except as repaired,
         rebuilt, restored, altered or added to as permitted or required by the
         provisions of this Lease.

         9.2 ENCROACHMENTS; RESTRICTIONS. ETC. If, at any time, any of the
Leased Improvements are alleged to encroach upon any property, street or right
of way adjacent to a Leased Property, or to violate any restrictive covenant, or
to impair the rights of others under any easement or right of way, Lessee shall
promptly settle such allegations or take such other lawful action as may be
necessary in order to be able to continue the use of a Leased Property for the
Primary Intended Use substantially in the manner and to the extent such Leased
Property was being used at the time of the assertion of such violation,
impairment or encroachment, provided, however, that no such action shall violate
any other provision of this Lease and any alteration of a Leased Property must
be made in conformity with the applicable requirements of Article X. Lessee
shall not have any claim against Lessor or offset against any of Lessee's
obligations under this lease with respect to any such violation, impairment or
encroachment.

                                    ARTICLE X

                            ALTERATIONS AND ADDITIONS

         10.1 Construction of Alterations and Additions to the Leased
Properties. Lessee shall not (a) make or permit to be made any structural
alterations, improvements or additions of or to the Leased Properties or any
part thereof, or (b) materially alter the plumbing, HVAC or electrical systems
thereon or (c) make any other alterations, improvements or additions the cost of
which exceeds (i) Two Hundred Thousand Dollars ($200,000.00), per alteration,
improvement or addition, or (ii) One Million Dollars ($1,000,000.00), in any
Lease Year, unless and until Lessee has (d) caused complete plans and
specifications therefor to have been prepared by a licensed architect and
submitted to Lessor at least ninety (90) Business Days before the planned start
of construction thereof, (e) obtained Lessor's written approval thereof and if
required, the approval of any Facility Mortgagee, and (f) if required to do so
by Lessor, provided Lessor with reasonable assurance of the payment of the cost
of any such alterations, improvements or additions, in the form of a bond,
letter of credit or cash deposit. If Lessor requires a deposit, Lessor shall
retain and disburse the amount deposited in the same manner as is provided for
insurance proceeds in Section 14.6. If the deposit is reasonably determined by
Lessor at any time to be insufficient for the completion of the alteration,
improvement or addition, Lessee shall immediately increase the deposit to the
amount reasonably required by Lessor. Lessee shall be responsible for the
completion of such improvements in accordance with the plans and specifications
approved by Lessor, and shall promptly correct any failure with respect thereto.

                  10.1.1 Lessor's Approval Not Required. Alterations and
         improvements not falling within the categories described in Section
         10.1 may be made by Lessee without the prior approval of Lessor, (i)
         but only in the event any such alternatives or improvements do not
         result in a material reduction in Lessor's opinion, in the value of the
         Leased Properties, and (ii) Lessee shall give Lessor at least thirty
         (30) days prior written Notice of any such alterations and improvements
         in each and every case.

                                       32
<PAGE>

                  10.1.2 Quality of Work. All alterations, improvements and
         additions shall be constructed in a first class, workmanlike manner, in
         compliance with all Insurance Requirements and Legal Requirements, be
         in keeping with the character of the Leased Properties and the area in
         which the Leased Properties are located and be designed and constructed
         so that the value of the Leased Properties will not be diminished or
         and that the Primary Intended Use of the Leased Properties will not be
         changed. All improvements, alterations and additions shall immediately
         become a part of the Leased Properties.

                  10.1.3 No Claim Against Lessor. Lessee shall have no claim
         against Lessor at any time in respect of the cost or value of any such
         improvement, alteration or addition. There shall be no adjustment in
         the Rent by reason of any such improvement, alteration or addition.
         With Lessor's consent, expenditures made by Lessee pursuant to this
         Article X may be included as capital expenditures for purposes of
         inclusion in the capital expenditures budget for the Facilities and for
         measuring compliance with the obligations of Lessee set forth in
         Section 8.2.

                  10.1.4 Asbestos - Containing Material. In connection with any
         alteration which involves the removal, demolition or disturbance of any
         asbestos-containing material, Lessee shall cause to be prepared at its
         expense a full asbestos assessment applicable to such alteration, and
         shall carry out such asbestos monitoring and maintenance program as
         shall reasonably be required thereafter in light of the results of such
         a assessment.

                                   ARTICLE XI

                                      LIENS

         11.1 LIENS. Without the consent of Lessor or as expressly permitted
elsewhere herein, Lessee will not directly or indirectly create or allow to
remain and will promptly discharge at its expense any lien, Encumbrance,
attachment, title retention agreement or claim upon the Leased Properties, and
any attachment, levy, claim or Encumbrance in respect of the Rent, except for
(i) Permitted Encumbrances, (ii) liens of mechanics, laborers, materialmen,
suppliers or vendors for sums not yet due, and (iii) liens created by the
wrongful acts or negligence of Lessor.

                                   ARTICLE XII

                         PERMITTED CONTESTS AND DEPOSITS

         12.1 PERMITTED CONTESTS. Lessee, on its own or on Lessor's behalf (or
in Lessor's name), but at Lessee's sole cost and expense, shall have the right
to contest, by an appropriate legal Proceeding conducted in good faith and with
due diligence, the amount or validity of any Imposition, Legal Requirement or
Insurance Requirement or Claim, provided (a) prior Notice of such contest is
given to Lessor, (b) the Leased Properties would not be in any danger of being
sold, uninsured or underinsured, forfeited or attached as a result of such
contest, and there is no risk to Lessor of a loss of or interruption in the
payment of, Rent, (c) in the case of

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<PAGE>

an unpaid Imposition or Claim, collection thereof is suspended during the
pendency of such contest, (d) in the case of a contest of a Legal Requirement,
compliance may legally be delayed pending such contest. Upon request of Lessor,
Lessee shall deposit funds or assure Lessor in some other manner reasonably
satisfactory to Lessor that a contested Imposition or Claim, together with
interest and penalties, if any, thereon, and any and all costs for which Lessee
is responsible will be paid if and when required upon the conclusion of such
contest. Lessee shall defend, indemnify and save harmless Lessor from all costs
or expenses arising out of or in connection with any such contest, including but
not limited to attorneys' fees. If at any time Lessor reasonably determines that
payment of any Imposition or Claim, or compliance with any Legal or Insurance
Requirement being contested by Lessee is necessary in order to prevent loss of
any of the Leased Properties or Rent or civil or criminal penalties or other
damage, upon such prior Notice to Lessee as is reasonable in the circumstances
Lessor may pay such amount, require Lessee to comply with such Legal or
Insurance Requirement or take such other action as it may deem necessary to
prevent such loss or damage. If reasonably necessary, upon Lessee's written
request Lessor, at Lessee's expense, shall cooperate with Lessee in a permitted
contest, provided Lessee upon demand reimburses Lessor for Lessor's costs
incurred in cooperating with Lessee in such contest.

                                  ARTICLE XIII

                                    INSURANCE

         13.1 GENERAL INSURANCE REQUIREMENTS. Lessee will carry or cause to be
carried and maintained in force throughout the entire Term (except as
specifically noted to the contrary) insurance as described in Sections 13.1.1
through 13.1.5, with insurance companies and deductibles/retentions reasonably
acceptable to Lessor. The limits set forth below are minimum limits and will not
be construed to limit Lessee's liability. All costs and deductible amounts will
be for the sole account of the Lessee.

                  13.1.1 Worker's Compensation Insurance. Workers' compensation
         insurance complying with the laws of the State or States having
         jurisdiction over each employee, whether or not Lessee is required by
         such laws to maintain such insurance, and Employer's Liability with
         limits of $1,000,000 each accident, $1,000,000 disease each employee,
         and $1,000,000 disease policy limit, provided however, in lieu of such
         insurance, Lessee may become a qualified self insured for such
         coverage, in which event such coverage shall not be required unless
         Lessee loses its status as a qualified self insured.

                  13.1.2 Commercial General Liability Insurance. Commercial or
        Comprehensive general liability insurance on an occurrence form with a
        combined single limit of $1,000,000 each occurrence, and annual
        aggregates of $1,000,000, for bodily injury and property damage,
        including coverage for premises-operations, blanket contractual
        liability,

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<PAGE>

         broad form property damage, personal injury liability, independent
         contractors, products/completed operations, sudden and accidental
         pollution and explosion, collapse and underground.

                  13.1.3 Automobile Liability. Automobile Liability insurance
         with a combined single limit of $1,000,000 each occurrence for bodily
         injury and property damage to include coverage for all owned,
         non-owned, and hired vehicles.

                  13.1.4 Excess Liability Insurance. Excess or Umbrella
         Liability insurance with a combined single limit of $25,000,000 each
         occurrence, and annual aggregates of $25,000,000, for bodily injury and
         property damage covering excess of Employer's Liability and the
         insurance described in 13.1.2 and 13.1.3 above.

                  13.1.5 Property Insurance. From and after the date upon which
         Lessor is no longer responsible to carry such coverage under the
         Construction Completion Agreement, All-Risk Property insurance
         providing for the full replacement cost of all property located in or
         on the Leased Properties, including Leased Personal Property and
         Lessee's Personal Property. This policy shall include coverage for
         earthquake, flood, and windstorm. The policy shall also include
         business interruption insurance, if due to a covered loss, covering the
         Base Rent due Lessor for a period of no less than twelve (12) months.
         Lessor will be the sole loss payee as required by Article XIV. So long
         as no Event of Default is then in existence, Lessor shall make
         available to Lessee, any proceeds of business interruption insurance
         remaining after the payment of all accrued Rent, within thirty (30)
         days of Lessor's actual receipt of such proceeds, in good funds.

                  13.1.6 Status of Insurance Company. Irrespective of the
         insurance requirements above, the insolvency, bankruptcy, or failure of
         any such insurance company providing insurance for Lessee, or the
         failure of any such insurance company to pay claims that occur will not
         be held to waive any of the provisions hereof.

                  13.1.7 Waiver of Subrogation. In each of the above described
         policies, Lessee agrees to waive and will require its insurers to waive
         any rights of subrogation or recovery they may have against Lessor, its
         parent, subsidiary or affiliated companies. Lessor will have no
         liability to Lessee for any damage or destruction of any portion of the
         Leased Properties or any of Lessee's Personal Property.

                  13.1.8 Additional Insureds. Under the insurance policies
         described hereinabove (except in Section 13.1.1), Lessor, its parent,
         subsidiary and Affiliates and will be named as additional insureds with
         respect to the policies listed in Section 13.1.2 through 13.1.4, and as
         sole loss payees with respect to the policy listed in Section 13.1.5 as
         their interests appear. This insurance will be primary over any other
         insurance maintained by Lessor, its parent, subsidiary or Affiliates.
         All policies shall provide a severability of interests clause.

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<PAGE>

                  13.1.9 Non-Renewal. Non-renewal or cancellation of policies
         described above, will be effective only after written notice is
         received by Lessor from the insurance company sixty (60) days in
         advance of any such non-renewal or cancellation. Prior to commencing
         the Lease hereunder, Lessee will deliver to Lessor certificates of
         insurance evidencing the existence of the insurance and endorsements
         required above.

                  13.1.10 Original or Certified Copies. In the event of a loss
         or claim arising out of or in connection with this contract, Lessee
         agrees, upon request of Lessor, to submit the original or a certified
         copy of its insurance policies for inspection by Lessor.

         13.2 PREMIUM DEPOSITS. If any provision of a Facility Mortgage requires
deposits of premiums for insurance to be made with the Facility Mortgagee,
Lessee shall pay to Lessor monthly the amounts required and Lessor shall
transfer such amounts to the Facility Mortgagee, unless, pursuant to written
direction by Lessor, Lessee makes such deposits directly with the Facility
Mortgagee.

         13.3 INCREASE IN LIMITS. If from time to time Lessor determines, in the
exercise of its reasonable business judgment, that the limits of the personal
injury or property damage - public liability insurance then being carried are
insufficient, upon Notice from Lessor Lessee shall cause such limits to be
increased to the level specified in such Notice until further increase pursuant
to the provisions of this Section.

         13.4 BLANKET POLICY. Any insurance required by this Lease may be
provided by so called blanket policies of insurance carried by Lessee, provided,
however, that the coverage afforded Lessor thereby may not thereby be less than
or materially different from that which would be provided by a separate policies
meeting the requirements of this Lease, and provided further that such policies
meet the requirements of all Facility Mortgages.

         13.5 COPIES OF POLICIES; CERTIFICATES. Copies of the policies of
insurance required by this Lease and certificates thereof shall be delivered to
Lessor not less than thirty (30) days prior to their effective date (and, with
respect to any renewal policy, not less than twenty (20) days prior to the
expiration of the existing policy), and in the event of the failure of Lessee
either to carry the required insurance or pay the premiums therefor, or to
deliver copies of policies or certificates to Lessor as required, Lessor shall
be entitled, but shall have no obligation, to obtain such insurance and pay the
premiums therefor when due, which premiums shall be repayable to Lessor upon
written demand therefor as Additional Charges.

                                   ARTICLE XIV

                       DISBURSEMENT OF INSURANCE PROCEEDS

         14.1 INSURANCE PROCEEDS. Net Proceeds shall be paid to Lessor and held,
disbursed or retained by Lessor as provided herein.

                  14.1.1 Proceeds of All-Risk Property Insurance. If the Net
         Proceeds are less than the Approval Threshold, and no Event of Default
         has occurred and is continuing, Lessor

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<PAGE>

         shall pay the Net Proceeds to Lessee promptly upon Lessee's completion
         of the restoration of the damaged or destroyed Leased Property. If the
         Net Proceeds equal or exceed the Approval Threshold, and no Event of
         Default has occurred and is continuing, the Net Proceeds shall be made
         available for restoration or repair as provided in Section 14.6. Within
         fifteen (15) days of the receipt of the Net Proceeds of All-Risk
         Insurance, Lessor shall determine in its reasonable judgment, as to the
         portion thereof, if any, attributable to the Lessee's Personal Property
         that Lessee is not required and does not elect to restore or replace,
         and the portion so determined attributable to the Lessee's Personal
         Property that Lessee is not required and does not elect to restore or
         replace shall be paid to Lessee.

         14.2 RESTORATION IN THE EVENT OF DAMAGE OR DESTRUCTION. If all or any
portion of the Leased Properties is damaged by fire or other casualty, Lessee
shall (a) give Lessor Notice of such damage or destruction within five (5)
Business Days of the occurrence thereof, (b) within thirty (30) Business Days of
the occurrence commence the restoration of the Leased Properties and (c)
thereafter diligently proceed to complete such restoration to substantially the
same (or better) condition as the Leased Properties were in immediately prior to
the damage or destruction as quickly as is reasonably possible, but in any event
within one hundred eighty (180) days of the occurrence. Regardless of the
anticipated cost thereof, if the restoration of a Leased Property requires any
modification of structural elements, prior to commencing such modification
Lessee shall obtain Lessor's written approval of the plans and specifications
therefor.

         14.3 RESTORATION OF LESSEE'S PROPERTY. If Lessee is required to restore
the Leased Properties, Lessee shall also concurrently restore any of Lessee's
Personal Property that is integral to the Primary Intended Use of the Leased
Properties at the time of the damage or destruction.

         14.4 NO ABATEMENT OF RENT. Absent termination of this Lease as provided
herein, there shall be no abatement of Rent by reason of any damage to or the
partial or total destruction of any portion of the Leased Properties.

         14.5 WAIVER. Except as provided elsewhere in this Lease, Lessee hereby
waives any statutory or common law rights of termination which may arise by
reason of any damage to or destruction of the Leased Properties.

         14.6 DISBURSEMENT OF INSURANCE PROCEEDS EQUAL TO OR GREATER THAN THE
APPROVAL THRESHOLD. If Lessee restores or repairs the Leased Properties pursuant
to this Article XIV, and if the Net Proceeds equal or exceed the Approval
Threshold, the restoration or repair and disbursement of funds to Lessee shall
be in accordance with the following procedures:

                  14.6.1 Plans and Specifications. The restoration or repair
         work shall be done pursuant to plans and specifications approved by
         Lessor and a certified construction cost statement, to be obtained by
         Lessee from a contractor reasonably acceptable to Lessor, showing the
         total cost of the restoration or repair; to the extent the cost exceeds
         the Net

                                       37
<PAGE>

         Proceeds, Lessee shall deposit with Lessor the amount of the excess
         cost, and Lessor shall disburse the funds so deposited in payment of
         the costs of restoration or repair before any disbursement of Net
         Proceeds.

                  14.6.2 Construction Funds. Construction Funds shall be made
         available to Lessee upon request, no more frequently than monthly, as
         the restoration and repair work progresses, subject to a ten (10%)
         percent holdback, pursuant to certificates of an architect selected by
         Lessee that, in the judgment of Lessor, reasonably exercised, is highly
         qualified in the design and construction of the type of Facility being
         repaired and is otherwise reasonably acceptable to Lessor, which
         certificates must be in form and substance reasonably acceptable to
         Lessor.

                  14.6.3 Lien Waivers. After the first disbursement to Lessee,
         sworn statements and lien waivers in an amount at least equal to the
         amount of Construction Funds previously paid to Lessee shall be
         delivered to Lessor from all contractors, subcontractors and material
         suppliers covering all labor and materials furnished through the date
         of the previous disbursement.

                  14.6.4 Progress of Work. Lessee shall deliver to Lessor such
         other evidence as Lessor may reasonably request from time to time
         during the course of the restoration and repair, as to the progress of
         the work, compliance with the approved plans and specifications, the
         cost of restoration and repair and the total amount needed to complete
         the restoration and repair, and showing that there are no liens against
         the Leased Properties arising in connection with the restoration and
         repair and that the cost of the restoration and repair at least equals
         the total amount of Construction Funds then disbursed to Lessee
         hereunder.

                  14.6.5 Inadequacy of Construction Funds. If the Construction
         Funds are at any time determined by Lessor to be inadequate for payment
         in full of all labor and materials for the restoration and repair,
         Lessee shall immediately pay the amount of the deficiency to Lessor to
         be held and disbursed as Construction Funds prior to the disbursement
         of any other Construction Funds then held by Lessor.

                  14.6.6 Disbursement. The Construction Funds may be disbursed
         by Lessor to Lessee or to the persons entitled to receive payment
         thereof from Lessee, and such disbursement in either case may be made
         directly or through a third party escrow agent, such as, but not
         limited to, a title insurance company, or its agent, all as Lessor may
         determine in its sole discretion. Provided Lessee is not in default
         hereunder, any excess Construction Funds shall be paid to Lessee upon
         completion of the restoration or repair.

                  14.6.7 Lessee Default. If Lessee at any time fails to promptly
         and fully perform the conditions and covenants set out hereinabove in
         this Section 14.6, and the failure is not corrected within ten (10)
         days of written Notice thereof, or if during the restoration or repair
         an Event of Default occurs hereunder, Lessor may, at its option,
         immediately cease making any further payments to Lessee for the
         restoration and repair.

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<PAGE>

                  14.6.8 Lessor Reimbursement. Lessor may reimburse itself out
         of the Construction Funds for its reasonable expenses incurred in
         administering the Construction Funds and inspecting the restoration and
         repair work, including without limitation attorneys' and other
         professional fees and escrow fees and expenses.

         14.7 NET PROCEEDS PAID TO FACILITY MORTGAGEE. Notwithstanding anything
herein to the contrary, if any Facility Mortgagee is entitled to any Net
Proceeds, or any portion thereof, under the terms of any Facility Mortgage, the
Net Proceeds shall be applied, held and/or disbursed in accordance with the
terms of the Facility Mortgage. Lessor shall make commercially reasonable
efforts to cause the Net Proceeds to be applied to the restoration of the Leased
Properties.

         14.8 TERMINATION OF LEASE. Notwithstanding anything herein to the
contrary, in the event the amount of the Net Proceeds from any one (1)
occurrence, (i) exceeds $80,000,000.00, or (ii) exceeds $20,000,000.00 during
the final two (2) years of the Realty Term, Lessor may exercise its option to
require Lessee to purchase the Leased Properties as set forth in Section 42.2.

                                   ARTICLE XV

                                  CONDEMNATION

         15.1 TOTAL TAKING OR OTHER TAKING WITH EITHER LEASED PROPERTY RENDERED
UNSUITABLE FOR ITS PRIMARY INTENDED USE. If title to the fee of the whole of a
Leased Property is Taken, this Lease shall cease and terminate as to the Leased
Property Taken as of the Date of Taking by the Condemnor and Rent shall be
apportioned as of the termination date, provided, however, that if the Award to
Lessor is less than the Repurchase Price for such Leased Property at the time of
such Award, it shall be a condition precedent to the termination of this Lease
as to such Leased Property that Lessee pay the amount of the deficiency to
Lessor. If title to the fee of less than the whole of a Leased Property is
Taken, but such Leased Property is thereby rendered Unsuitable for Its Primary
Intended Use, Lessee and Lessor shall each have the option by written Notice to
the other, at any time prior to the taking of possession by, or the date of
vesting of title in, the Condemnor, whichever first occurs, to terminate this
Lease with respect to such Leased Property as of the date so determined, in
which event this Lease shall thereupon so cease and terminate as of the earlier
of the date specified in such Notice or the date on which possession is taken by
the Condemnor. If this Lease is so terminated as to a Leased Property, Rent
shall be apportioned as of the termination date, and Lessee shall be deemed to
have elected to purchase such Leased Property for the Repurchase Price therefor.
Lessee shall complete the purchase within forty-five (45) days of the Taking,
and Lessee shall receive credit against such Repurchase Price for any portion of
the Award received by Lessor.

         15.2 ALLOCATION OF AWARD. The total Award made with respect to all or
any portion of a Leased Property or for loss of Rent, or for loss of business,
shall be solely the property of and payable to Lessor. Nothing contained in this
Lease will be deemed to create any

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<PAGE>

additional interest in Lessee, or entitle Lessee to any payment based on the
value of the unexpired term or so-called "bonus value" to Lessee of this Lease.
Any Award made for the taking of Lessee's Personal Property that is not integral
to the Primary Intended Use of the Facilities, or for removal and relocation
expenses of Lessee in any such Proceeding shall be payable to Lessee. Any Award
made for the taking of Lessee's Personal Property that is integral to the
Primary Intended Use of the Facilities shall be payable to Lessor. In any
Proceeding with respect to an Award, Lessor and Lessee shall each seek its own
Award in conformity herewith, at its own expense. Notwithstanding the foregoing,
Lessee may pursue a claim for loss of its business, provided that under the laws
of the State, such claim will not diminish the Award to Lessor.

         15.3 PARTIAL TAKING. In the event of a Partial Taking, and Lessee, at
its own cost and expense, shall within sixty (60) days of the taking of
possession by, or the date of vesting of title in, the Condemnor, whichever
first occurs/date on which such Notice is given commence the restoration of the
Leased Premises to a complete architectural unit of the same general character
and condition (as nearly as may be possible under the circumstances) as existed
immediately prior to the Partial Taking, and complete such restoration with all
reasonable dispatch, but in any event within one hundred eighty (180) days of
the date on which such Notice is given. Lessor shall contribute to the cost of
restoration only such portion of the Award as is made therefor. As long as no
Event of Default has occurred and is continuing, if such portion of the Award is
in an amount less than the Approval Threshold, Lessor shall pay the same to
Lessee upon completion of such restoration. As long as no Event of Default has
occurred and is continuing, if such portion of the Award is in an amount equal
to or greater than the Approval Threshold, Lessor shall make such portion of the
Award available to Lessee in the manner provided in Section 14.6 with respect to
Net Proceeds in excess of the Approval Threshold.

         15.4 TEMPORARY TAKING. If there is a Taking of possession or the use of
all or part of a Leased Property, but the fee of such Leased Property is not
Taken in whole or in part, until such Taking of possession or use continues for
more than six (6) months, all the provisions of this Lease shall remain in full
force and effect and the entire amount of any Award made for such Taking shall
be paid to Lessee provided there is then no Event of Default. Upon the
termination of any such period of temporary use or occupancy, Lessee at its sole
cost and expense shall restore the affected Leased Property, as nearly as may be
reasonably possible, to the condition existing immediately prior to such Taking.
If any temporary Taking continues for longer than six (6) months, and fifty
percent (50%) or more of any Leased Property is thereby rendered Unsuitable for
Its Primary Use, this Lease shall cease and terminate as to the affected Leased
Property as of the last day of the sixth (6th) month, but if less than fifty
percent (50%) of such Facility is thereby rendered Unsuitable for Its Primary
Use, Lessee and Lessor shall each have the option by at least sixty (60) day's
prior written Notice to the other, at any time prior to the end of the temporary
taking, to terminate this Lease as to the affected Leased Property of the date
set forth in such Notice, and Lessor shall be entitled to any Award made for the
period of such temporary Taking prior to the date of termination of the Lease.
In no event shall Rent or any Additional Charges abate during the period of any
temporary Taking.

         15.5 AWARDS PAID TO FACILITY MORTGAGEE. Notwithstanding anything herein
to the contrary, if any Facility Mortgagee is entitled to any Award or any
portion thereof,

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<PAGE>

under the terms of any Facility Mortgage such Award shall be applied, held
and/or disbursed in accordance with the terms of the Facility Mortgage. If the
Facility Mortgagee elects to apply the Award to the indebtedness secured by the
Facility Mortgage: (i) if the Award represents an Award for Partial Taking as
described in Section 15.3 above, Lessee shall restore the affected Facility (as
nearly as possible under the circumstances) to a complete architectural unit of
the same general character and condition as that of the Facility existing
immediately prior to such Taking; or (ii) if the Award represents an Award for a
Total Taking as described in Section 15.1 above, Lessee shall pay to Lessor an
amount equal to the Repurchase Price and Lessor shall transfer its portion of
the award and its interest in the affected Leased Property to Lessee. In any
such restoration or purchase, Lessee shall receive full credit for any portion
of any award retained by Lessor and the Facility Mortgagee.

                                   ARTICLE XVI

                       LESSOR'S RIGHTS ON EVENT OF DEFAULT

         16.1 LESSOR'S RIGHTS UPON AN EVENT OF DEFAULT. If an Event of Default
shall occur Lessor may terminate this Lease by giving Lessee a Notice of
Termination, and in such event, the Term shall end and all rights of Lessee
under this Lease shall cease on the Termination Date. The Notice of Termination
shall be in lieu of and not in addition to any notice required by the laws of
any State as a condition to bringing an action for possession of the Leased
Premises or to recover damages under this Lease. In addition to Lessor's right
to terminate this Lease, Lessor shall have all other rights set forth in this
Lease and all remedies available at law and in equity. Lessee shall, to the
extent permitted by law, pay as Additional Charges all costs and expenses
incurred by or on behalf of Lessor, including, without limitation, reasonable
attorneys' fees and expenses (whether or not litigation is commenced, and if
litigation is commenced, including fees and expenses incurred in any appeals and
post judgment Proceeding) as a result of any default of Lessee hereunder.

         16.2 CERTAIN REMEDIES. If an Event of Default shall occur, whether or
not this Lease has been terminated pursuant to Section 16.1, if required to do
so by Lessor, Lessee shall immediately surrender to Lessor the Leased Properties
to Lessor in the condition required by Section 9.1.5 and quit the same, and
Lessor may enter upon and repossess the Leased Properties by reasonable force,
any summary Proceeding, ejectment or otherwise, and may remove Lessee and all
other persons and any and all personal properties from the Leased Properties,
subject to any Legal Requirements. In addition to all other remedies set forth
or referred to in this Article XVI.

         16.3 DAMAGES. Neither (i) the termination of this Lease pursuant to
Section 16.1, (ii) the repossession of the Leased Properties, (iii) the failure
of Lessor to relet the Leased Properties, (iv) the reletting of all or any
portion thereof, nor (v) the failure of Lessor to collect or receive any rentals
due upon such any reletting, shall relieve Lessee of its liability and
obligations hereunder, all of which shall survive any such termination,
repossession or reletting. In the event this Lease is terminated by Lessor,
Lessee shall forthwith pay to Lessor all accrued and future Rent due and payable
with respect to the Leased Properties to and including the Realty

                                       41
<PAGE>

Expiration Date all of which shall become immediately due and payable, including
without limitation all interest and late charges payable under Section 3.3 with
respect to any late payment of such Rent, and all Additional Charges.

         16.4 LESSEE'S OBLIGATION TO PURCHASE. If an Event of Default occurs,
Lessor may require Lessee to purchase the Leased Properties on the first Rent
payment date occurring after the date of receipt of, or such later date as may
be specified in, a Notice from Lessor requiring such purchase. The purchase
price of the Leased Properties shall be an amount equal to the then Repurchase
Price of the Leased Properties, plus all Rent then due and payable (excluding
the installment of Base Rent due on the purchase date) as of the date of
purchase. If Lessor exercises such right, Lessor shall convey the Leased
Properties to Lessee on the date fixed therefor upon receipt of such purchase
price and this Lease shall thereupon terminate. Any purchase by Lessee of the
Leased Properties pursuant to this Section shall be credited against the damages
specified in Section 16.3.

         16.5 WAIVER. If this Lease is terminated pursuant to Section 16.1,
Lessee waives, to the extent permitted by applicable law, (i) any right of
reentry, repossession or redesignation, (ii) any right to a trial by jury in the
event of any summary Proceeding to enforce the remedies set forth in this
Article XVI, and (iii) the benefit of any laws now or hereafter in force
exempting property from liability for rent or for debt. Acceptance of Rent at
any time does not prejudice or remove any right of Lessor as to any right or
remedy. No course of conduct shall be held to bar Lessor from literal
enforcement of the terms of this Lease.

         16.6 APPLICATION OF FUNDS. Any payments received by Lessor under any of
the provisions of this Lease during the existence or continuance of any Event of
Default shall be applied to Lessee's obligations in the order which Lessor may
determine or as may be prescribed by law.

         16.7 BANKRUPTCY.

                  16.7.1 No Transfer. Neither Lessee's interest in this Lease,
         nor any estate hereby created in Lessee's interest nor any interest
         herein or therein, shall pass to any trustee or receiver or assignee
         for the benefit of creditors or otherwise by operation of law, except
         as may specifically be provided pursuant to the Bankruptcy Code (11
         U.S.C.ss.101 et. seq.), as the same may be amended from time to time.

                  16.7.2 Rights and Obligations Under the Bankruptcy Code.

                           Payment of Rent. Upon filing of a petition by or
                           against Lessee under the Bankruptcy Code, Lessee, as
                           debtor and as debtor-in-possession, and any trustee
                           who may be appointed with respect to the assets of or
                           estate in bankruptcy of Lessee, agree to pay monthly
                           in advance on the first day of each month, as
                           reasonable compensation for the use and occupancy of
                           the Leased Properties, an amount equal to all Rent
                           due pursuant to this Lease.

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<PAGE>

                           Other Conditions and Obligations. Included within and
                           in addition to any other conditions or obligations
                           imposed upon Lessee or its successor in the event of
                           the assumption and/or assignment of the Lease are the
                           following: (i) the cure of any monetary defaults and
                           reimbursement of pecuniary loss within not more than
                           thirty (30) days of assumption and/or assignment;
                           (ii) the deposit of an additional amount equal to not
                           less than three (3) months' Base Rent, which amount
                           is agreed to be a necessary and appropriate deposit
                           to secure the future performance under the Lease of
                           Lessee or its assignee; (iii) the continued use of
                           the Leased Properties for the Primary Intended Use;
                           and (iv) the prior written consent of any Facility
                           Mortgagee.

         16.8 LESSOR'S RIGHT TO CURE LESSEE'S DEFAULT. If Lessee fails to make
any payment or perform any act required to be made or performed under this
Lease, and fails to cure the same within any grace or cure period applicable
thereto, upon such Notice as may be expressly required herein (or, if Lessor
reasonably determines that the giving of such Notice would risk loss to the
Leased Properties or cause damage to Lessor, upon such Notice as is practical
under the circumstances), and without waiving or releasing any obligation of
Lessee, Lessor may make such payment or perform such act for the account and at
the expense of Lessee, and may, to the extent permitted by law, enter upon the
Leased Properties for such purpose and take all such action thereon as, in
Lessor's sole opinion, may be necessary or appropriate. No such entry shall be
deemed an eviction of Lessee. All amounts so paid by Lessor and all costs and
expenses (including, without limitation, reasonable attorneys' fees and
expenses) so incurred, together with the late charge and interest provided for
in Section 3.3 thereon, shall be paid by Lessee to Lessor on demand. The
obligations of Lessee and rights of Lessor contained in this Article shall
survive the expiration or earlier termination of this Lease.

                                  ARTICLE XVII

              ADDITIONAL REPRESENTATIONS, WARRANTIES AND COVENANTS

         17.1 ADDITIONAL REPRESENTATIONS, WARRANTIES AND COVENANTS. Lessee,
Guarantor, and WCG each jointly and severally represent, warrant and covenant
that:

                  17.1.1 Organization; Powers. Both Lessee and Guarantor are
         duly organized, validly existing and in good standing under the laws of
         the jurisdiction of its organization, has all requisite power and
         authority to carry on its business as now conducted and, except where
         the failure to do so, individually or in the aggregate, could not
         reasonably be expected to result in a Material Adverse Effect, is
         qualified to do business in, and is in good standing in, every
         jurisdiction where such qualification is required.

                  17.1.2 Authorization; Enforceability. The execution of and
         performance under this Lease is within each of the Lessee's and
         Guarantor' entity powers and has been duly authorized by all necessary
         member, corporate and, if required, stockholder action as the case may
         be. This Lease has been duly executed and delivered by each of the
         Lessee and Guarantor and constitutes a legal, valid and binding
         obligation of the Lessee and

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<PAGE>

         Guarantor (as the case may be), enforceable in accordance with its
         terms, subject to applicable bankruptcy, insolvency, reorganization,
         moratorium or other laws affecting creditors' rights generally and
         subject to general principles of equity, regardless of whether
         considered in a Proceeding in equity or at law.

                  17.1.3 Governmental Approvals; No Conflicts . The Lease or any
         of the other documents contemplated herein, (a) does not require any
         consent or approval of, registration or filing with, or any other
         action by, any Governmental Authority, except such as have been
         obtained or made and are in full force and effect and except filings
         necessary to perfect Lessor's rights under this Lease, (b) will not
         violate any applicable law or regulation or the charter, by-laws or
         other organizational documents of Lessee or Guarantor or any order of
         any Governmental Authority, (c) will not violate or result in a default
         under any indenture, agreement or other instrument binding upon Lessee
         or Guarantor or any of their respective assets, or give rise to a right
         thereunder to require any payment to be made by Lessee or Guarantor,
         and (d) will not result in the creation or imposition of any
         Encumbrance on any asset of Lessee or Guarantor, except any Encumbrance
         created by or in accordance with the Lease.

                  17.1.4 Financial Condition; No Material Adverse Change.
         Guarantor has heretofore furnished to Lessor consolidated balance sheet
         and statements of operations, stockholders equity and cash flows as of
         and for the fiscal years ended December 31, 1998, December 31, 1999 and
         December 31, 2000, audited by Ernst & Young LLP, independent public
         accountants. Such financial statements present fairly, in all material
         respects, the financial position and results of operations and cash
         flow of Guarantor as of such dates and for such periods in accordance
         with GAAP.

                                    17.1.4.1 Pro Formas. Guarantor has
                  heretofore furnished to the Lessor its pro forma consolidated
                  balance sheet as of December 31, 2000 and projected pro forma
                  statements of operations and cash flows for the fiscal year
                  ended December 31, 2001. Such projected pro forma consolidated
                  balance sheets and statements of operations and cash flows (i)
                  have been prepared in good faith based on the same assumptions
                  used to prepare the pro forma financial statements (which
                  assumptions are believed by Lessee and Guarantor to be
                  reasonable), (ii) are based on the best information available
                  to Lessee and Guarantor after due inquiry, (iii) present
                  fairly, in all material respects, the pro forma financial
                  position of Lessee and Guarantor as of such date and for such
                  periods.

                                    17.1.4.2 Material Contingent Liabilities.
                  Except as disclosed in the financial statements referred to
                  above, neither the Lessee or Guarantor has, as of the
                  Effective Date, any material contingent liabilities, unusual
                  material long-term commitments or unrealized material losses.

                                    17.1.4.3 Material Adverse Change. Since
                  December 31, 2000, there has been no Material Adverse Change.

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<PAGE>

                  17.1.5 Properties. Lessee and Guarantor each has good title
         to, or valid leasehold interests in, all its real and personal property
         material to its business (including the Leased Properties), except for
         minor defects in title that do not interfere with its ability to
         conduct its business as currently conducted or to utilize such
         properties for their intended purposes. None of the properties and
         assets of Lessee or Guarantor is subject to any Encumbrance other than
         Permitted Encumbrances, and Encumbrances created by or in connection
         with this Lease.

                                    17.1.5.1 Intellectual Property. Lessee and
                  Guarantor each owns, or is licensed to use, all trademarks,
                  trade names, copyrights, patents and other intellectual
                  property material to its business, and the use thereof by
                  Lessee and Guarantor does not infringe upon the rights of any
                  other Person, except for any such infringements that,
                  individually or in the aggregate, could not reasonably be
                  expected to result in a Material Adverse Effect.

                  17.1.6 Litigation and Environmental Matters. There is no
         action, suit or Proceeding by or before any arbitrator or Governmental
         Authority pending against or, to the knowledge of Lessee or Guarantor,
         threatened against or affecting Lessee or Guarantor (i) as to which
         there is a reasonable possibility of an adverse determination and that,
         if adversely determined, could reasonably be expected, individually or
         in the aggregate, to result in a Material Adverse Effect or (ii) that
         involve this Lease or any of the other documents contemplated herein.

                                    17.1.6.1 Environmental Compliance. Except
                  with respect to other matters that, individually or in the
                  aggregate, could not reasonably be expected to result in a
                  Material Adverse Effect, neither Lessee nor Guarantor (i) has
                  failed to comply with any Environmental Law or to obtain,
                  maintain or comply with any permit, license or other approval
                  required under any Environmental Law, (ii) has become subject
                  to any liability with respect to any Environmental Law, (iii)
                  has received written notice of any claim with respect to any
                  Environmental Law or (iv) knows of any basis for any
                  violations of any Environmental Law or any release, threatened
                  release or exposure to any Hazardous Materials that is likely
                  to form the basis of any liability under any Environmental
                  Law.

                  17.1.7 Compliance with Laws and Agreements. Lessee and
         Guarantor each is in compliance with all laws, regulations and orders
         of any Governmental Authority applicable to it or its property and all
         indentures, agreements and other instruments binding upon it or its
         property, except where the failure to do so, individually or in the
         aggregate, could not reasonably be expected to result in a Material
         Adverse Effect. No Default has occurred and is continuing.

                  17.1.8 Investment and Holding Company Status. Neither Lessee
         or Guarantor is (a) an "investment company" as defined in, or subject
         to regulation under, the Investment Company Act of 1940 or (b) a
         "holding company" as defined in, or subject to regulation under, the
         Public Utility Holding Company Act of 1935.

                                       45
<PAGE>

                  17.1.9 Taxes. Lessee, Guarantor, and WCG each has timely filed
         or caused to be filed all tax returns and reports required to have been
         filed and has paid or caused to be paid all taxes required to have been
         paid by or with respect to it, except (a) taxes that are being
         contested in good faith by an appropriate Proceeding and for which
         Lessee or Guarantor, as applicable, has set aside on its books adequate
         reserves or (b) to the extent that the failure to do so could not
         reasonably be expected to result in a Material Adverse Effect.

                  17.1.10 ERISA. No ERISA Event has occurred or is reasonably
         expected to occur that, when taken together with all other such ERISA
         Events for which liability is reasonably expected to occur, could
         reasonably be expected to result in a Material Adverse Effect. The
         present value of all accumulated benefit obligations under each Plan
         (based on the assumptions used for purposes of Statement of Financial
         Accounting Standards No. 87) did not, as of the date of the most recent
         financial statements reflecting such amounts, exceed by more than
         $25,000,000 the fair market value of the assets of such Plan, and the
         present value of all accumulated benefit obligations of all underfunded
         Plans (based on the assumptions used for purposes of Statement of
         Financial Accounting Standards No. 87) did not, as of the date of the
         most recent financial statements reflecting such amounts, exceed by
         more than $25,000,000 the fair market value of the assets of all such
         underfunded Plans.

                  17.1.11 Disclosure. Lessee and Guarantor have disclosed to the
         Lessor all agreements, instruments and corporate or other restrictions
         to which Lessee or Guarantor is subject, and all other matters known to
         any of them, that, individually or in the aggregate, could reasonably
         be expected to result in a Material Adverse Effect. None of the
         reports, financial statements, certificates or other information
         furnished by or on behalf of Lessee or Guarantor in connection with the
         negotiation of this Lease or delivered hereunder (as modified or
         supplemented by other information so furnished) contains any material
         misstatement of fact or omits to state any material fact necessary to
         make the statements therein, in the light of the circumstances under
         which they were made, not misleading; provided that, with respect to
         projected financial information, Lessee and Guarantor represent only
         that such information was prepared in good faith based upon assumptions
         believed to be reasonable at the time.

                  17.1.12 Insurance. As of the Effective Date, all premiums in
         respect of all insurance described in Article XIII have been paid.

                  17.1.13 Labor Matters. As of the Effective Date, there are no
         strikes, lockouts or slowdowns against Lessee or Guarantor pending or,
         to the knowledge of Lessee or Guarantor, threatened. The hours worked
         by and payments made to employees of Lessee and Guarantor have not been
         in violation of the Fair Labor Standards Act or any other applicable
         Federal, state, local or foreign law dealing with such matters. All
         payments due from Lessee or Guarantor, or for which any claim may be
         made against Lessee or Guarantor, on account of wages and employee
         health and welfare insurance and other benefits, have been paid or
         accrued as a liability on the books of Lessee or Guarantor. The
         execution of this Lease has not and will not give rise to any right of
         termination or

                                       46
<PAGE>

         right of renegotiation on the part of any union under any collective
         bargaining agreement by which Lessee or Guarantor is bound.

                  17.1.14 Solvency. Immediately after the Effective Date and
         immediately following the purchase of the Leased Properties by Lessor
         pursuant to the Purchase Agreement made on the Effective Date and after
         giving effect to the application of the Purchase Price, (a) the fair
         value of the assets of Lessee, Guarantor, and WCG will exceed its debts
         and liabilities, subordinated, contingent or otherwise; (b) the present
         fair saleable value of the property of Lessee, Guarantor and WCG will
         be greater than the amount that will be required to pay the probable
         liability of its debts and other liabilities, subordinated, contingent
         or otherwise, as such debts and other liabilities become absolute and
         matured; (c) Lessee, Guarantor, and WCG each will be able to pay its
         debts and liabilities, subordinated, contingent or otherwise, as such
         debts and liabilities become absolute and matured; and (d) Lessee,
         Guarantor, and WCG each will not have unreasonably small capital with
         which to conduct the business in which it is engaged as such business
         is now conducted and is proposed to be conducted following the
         Effective Date.

                  17.1.15 No Burdensome Restrictions. No contract, lease,
         agreement or other instrument to which Lessee or Guarantor is a party
         or by which any of its property is bound or affected, no charge,
         corporate restriction, judgment, decree or order and no provision of
         applicable law or governmental regulation could reasonably be expected
         to have Material Adverse Effect.

                  17.1.16 Representations True and Correct. As of the dates when
         made and as of the Effective Date, each representation and warranty of
         Lessee or Guarantor thereto contained in the Purchase Agreement, this
         Lease or any other documents executed in connection herewith, is true
         and correct.

                                  ARTICLE XVIII

                       OCCUPANCY AFTER EXPIRATION OF TERM

         18.1 HOLDING OVER. If Lessee remains in possession of all or any of the
Leased Properties after the expiration of the Term or earlier termination of
this Lease, such possession shall be as a month-to-month tenant, and throughout
the period of such possession Lessee shall pay as Rent for each month one
hundred fifty percent (150%) times the sum of: (i) one-twelfth (1/12th) of the
Base Rent payable during the Lease Year in which such expiration or termination
occurs, plus (ii) all Additional Charges accruing during the month, plus (iii)
any and all other sums payable by Lessee pursuant to this Lease. During such
period of month-to-month tenancy, Lessee shall be obligated to perform and
observe all of the terms, covenants and conditions of this Lease, but shall have
no rights hereunder other than the right, to the extent given by applicable law
to month-to-month tenancies, to continue its occupancy and use of the Leased
Properties until the month-to-month tenancy is terminated. Nothing contained
herein shall constitute the consent, express or implied, of Lessor to the
holding over of Lessee after the expiration or earlier termination of this
Lease.

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<PAGE>

         18.2 INDEMNITY. If Lessee fails to surrender the Leased Properties in a
timely manner and in accordance with the provisions of Section 9.1.5 upon the
expiration or termination of this Lease, in addition to any other liabilities to
Lessor accruing therefrom, Lessee shall defend, indemnify and hold Lessor, its
principals, officers, directors, agents and employees harmless from loss or
liability resulting from such failure, including, without limiting the
generality of the foregoing, loss of rental with respect to any new lease in
which the rental payable thereunder exceeds the Rent paid by Lessee pursuant to
this Lease during Lessee's hold-over and any claims by any proposed new tenant
founded on such failure. The provisions of this Section 18.2 shall survive the
expiration or termination of this Lease.

                                   ARTICLE XIX

                          SUBORDINATION AND ATTORNMENT

         19.1 SUBORDINATION. Upon written request of Lessor, any Facility
Mortgagee, or the beneficiary of any deed of trust of Lessor, Lessee will enter
into a written agreement subordinating its rights pursuant to this Lease (i) to
the lien of any mortgage, deed of trust or the interest of any lease in which
Lessor is the lessee and to all modifications, extensions, substitutions thereof
(or, at Lessor's option, agree to the subordination to this Lease of the lien of
said mortgage, deed of trust or the interest of any lease in which Lessor is the
lessee), and (ii) to all advances made or hereafter to be made thereunder. In
connection with any such request, Lessor shall provide Lessee with a
"Non-Disturbance Agreement" reasonably acceptable to such mortgagee, beneficiary
or lessor providing that if such mortgagee, beneficiary or lessor acquires the
Leased Properties by way of foreclosure or deed in lieu of foreclosure, such
mortgagee, beneficiary or lessor will not disturb Lessee's possession under this
Lease and will recognize Lessee's rights hereunder if and for so long as no
Event of Default has occurred and is continuing. Lessee agrees to consent to
amend this Lease as reasonably required by the Facility Mortgagee, and shall be
deemed to have unreasonably withheld or delayed its consent if the required
changes do not materially (i) alter the economic terms of this Lease, (ii)
diminish the rights of Lessee, or (iii) increase the obligations of Lessee,
provided that Lessee shall also have received the non-disturbance agreement
provided for in this Article.

         19.2 ATTORNMENT. If any Proceeding is brought for foreclosure, or if
the power of sale is exercised under any mortgage or deed of trust made by
Lessor encumbering the Leased Properties, or if a lease in which Lessor is the
lessee is terminated, Lessee shall attorn to the purchaser or lessor under such
lease upon any foreclosure or deed in lieu thereof, sale or lease termination
and recognize the purchaser or lessor as Lessor under this Lease, provided the
purchaser or lessor acquires and accepts the Leased Properties subject to this
Lease.

         19.3 LESSEE'S CERTIFICATE. Lessee shall, upon not less than ten (10)
days prior Notice from Lessor, execute, acknowledge and deliver to Lessor,
Lessee's Certificate containing then-current facts. It is intended that any
Lessee's Certificate delivered pursuant hereto may be relied upon by Lessor, any
prospective tenant or purchaser of the Leased Properties, any mortgagee or
prospective mortgagee, and by any other party who may reasonably rely on such

                                       48
<PAGE>

statement. Lessee's failure to deliver the Lessee's Certificate within such time
shall constitute an Event of Default. In addition, Lessee hereby authorizes
Lessor to execute and deliver a certificate to the effect (if true) that Lessee
represents and warrants that (i) this Lease is in full force and effect without
modification, and (ii) Lessor is not in breach or default of any of its
obligations under this Lease.

                                   ARTICLE XX

                                  RISK OF LOSS

         20.1 RISK OF LOSS. During the Term, the risk of loss or of decrease in
the enjoyment and beneficial use of the Leased Properties in consequence of the
damage or destruction thereof by fire, the elements, casualties, thefts, riots,
wars or otherwise, or in consequence of foreclosures, attachments, levies or
executions is assumed by Lessee, and, in the absence of gross negligence,
willful misconduct or material breach of this Lease by Lessor, Lessor shall in
no event be answerable or accountable therefor nor shall any of the events
mentioned in this Article XX entitle Lessee to any abatement of Rent.

                                   ARTICLE XXI

                                 INDEMNIFICATION

         21.1 INDEMNIFICATION. Notwithstanding the existence of any insurance or
self-insurance provided for in Article XIII, and without regard to the policy
limits of any such insurance or self-insurance, Lessee shall protect, indemnify,
save harmless and defend Lessor, its principals, officers, directors, agents,
employees, parents, and affiliates from and against all liabilities,
obligations, claims, damages, penalties, causes of action, costs and expenses
(including, without limitation, reasonable attorneys' fees and expenses), to the
extent permitted by law, imposed upon or incurred by or asserted against Lessor
by reason of: (i) any accident, injury to or death of persons or loss of or
damage to property occurring on or about the Leased Properties or adjoining
sidewalks, including without limitation any claims of malpractice, (ii) any use,
misuse, non-use, condition, maintenance or repair by Lessee of the Leased
Properties, (iii) the failure to pay any Impositions, (iv) any failure on the
part of Lessee to perform or comply with any of the terms of this Lease, and (v)
the nonperformance of any contractual obligation, express or implied, assumed or
undertaken by Lessee or any party in privity with Lessee with respect to the
Leased Properties or any business or other activity carried on with respect to
the Leased Properties during the Term or thereafter during any time in which
Lessee or any such other party is in possession of the Leased Properties or
thereafter to the extent that any conduct by Lessee or any such person (or
failure of such conduct thereby if the same should have been undertaken during
such time of possession and leads to such damage or loss) causes such loss or
claim. Any amounts which become payable by Lessee under this Section shall be
paid within ten (10) days after liability therefor on the part of Lessee is
determined by litigation or otherwise, and if not timely paid, shall bear
interest (to the extent permitted by law) at the Overdue Rate from the date of
such determination to the date of payment. Nothing herein shall be construed as
indemnifying Lessor against its own grossly negligent acts or omissions or
willful misconduct.

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<PAGE>

Lessee's liability under this Article shall survive the expiration or any
earlier termination of this Lease.

                                  ARTICLE XXII

                            RESTRICTIONS ON TRANSFERS

         22.1 GENERAL PROHIBITION AGAINST TRANSFERS. Lessee acknowledges that a
significant inducement to Lessor to enter into this Lease with Lessee on the
terms set forth herein is the combination of financial strength, experience,
skill and reputation possessed by the Lessee named herein, the Person or Persons
in Control of Lessee and Guarantor, together with Lessee's assurance that Lessor
shall have the unrestricted right to approve or disapprove any proposed
Transfer. Therefore, there shall be no Transfer except as specifically permitted
by this Lease or consented to in advance by Lessor in writing. Lessee agrees
that Lessor shall have the right to withhold its consent to any proposed
Transfer on the basis of Lessor's judgment as to the effect the proposed
Transfer may have on the Leased Properties and the future performance of the
obligations of the Lessee under this Lease, whether or not Lessee agrees with
such judgment. Any attempted Transfer which is not specifically permitted by
this Lease or consented to by Lessor in advance in writing shall be null and
void and of no force and effect whatsoever. In the event of a Transfer, Lessor
may collect Rent and other charges from the assignee, subtenant or other
occupant or transferee (any and all of which are herein referred to as a
"Transferee") and apply the amounts collected to the Rent and other charges
herein reserved, but no Transfer or collection of Rent and other charges shall
be deemed to be a waiver of Lessor's rights to enforce Lessee's covenants or an
acceptance of the Transferee as Lessee, or a release of the Lessee named herein
from the performance of its covenants. Notwithstanding any Transfer, Lessee and
Guarantor shall remain fully liable for the performance of all terms, covenants
and provisions of this Lease. Any violation of this Lease by any Transferee
shall be deemed to be a violation of this Lease by Lessee.

         22.2 CONSENT TO CERTAIN TRANSFERS. Lessor acknowledges that Lessee, as
sublessor, intends to enter into subleases with the parties identified on
SCHEDULE 22.2, as sublessees, with respect to the Facilities identified on such
Schedule. Lessor consents to such subleases provided that all such sublease
agreements satisfy all of the requirements set forth in this Lease and otherwise
are satisfactory in form and substance to Lessor. The conditions set forth in
the immediately preceding sentence shall be deemed satisfied as to any sublease
with respect to which Lessor has executed and delivered a Consent and
Non-Disturbance Agreement in substantially the form of EXHIBIT F.
Notwithstanding any such sublease, Lessee and Guarantor shall remain fully
liable for the performance of all terms, covenants and provisions of this Lease.

         22.3 SUBORDINATION AND ATTORNMENT. Lessee shall insert in any sublease
permitted by Lessor provisions to the effect that (i) such sublease is subject
and subordinate to all of the terms and provisions of this Lease and to the
rights of Lessor hereunder, (ii) if this Lease terminates before the expiration
of such sublease, the sublessee thereunder will, at Lessor's option, attorn to
Lessor and waive any right the sublessee may have to terminate the sublease or
to surrender possession thereunder, as a result of the termination of this
Lease, and (iii) if the

                                       50
<PAGE>

sublessee receives a written Notice from Lessor or Lessor's assignee, if any,
stating that Lessee is in default under this Lease, the sublessee shall
thereafter be obligated to pay all rentals accruing under the sublease directly
to the party giving such Notice, or as such party may direct, which payments
shall be credited against the amounts owing by Lessee under this Lease.

                                  ARTICLE XXIII

                        LESSEE AND GUARANTOR INFORMATION

         23.1 OFFICER'S CERTIFICATES AND FINANCIAL STATEMENTS. Lessee and
Guarantor shall furnish or cause to be furnished to Lessor:

                  23.1.1 Fiscal Year Information. (i) within ninety (90) days
         after the end of each fiscal year of WCG, its audited consolidated
         balance sheets and related audited consolidated statements of
         operations, stockholders' or members' equity and cash flows as of the
         end of and for such fiscal year (including segment reporting with
         respect to each of WCG's business segments consistent), setting forth
         in each case in comparative form the figures for the previous fiscal
         year, all reported on by Ernst & Young LLP or other independent public
         accountants of recognized national standing, and otherwise reasonably
         satisfactory to Lessor (without a "going concern" or like qualification
         or exception and without any qualification or exception as to the scope
         of such audit) to the effect that such consolidated financial
         statements present fairly in all material respects the financial
         condition and results of operations of WCG on a consolidated basis in
         accordance with GAAP consistently applied, and (ii) within ninety (90)
         days after the end of each fiscal year of WCG, supplemental unaudited
         balance sheets and related unaudited statements of operations,
         stockholders' or members' equity and cash flows as of the end of and
         for such fiscal year, setting forth in tabular form in each case the
         figures for the previous year, for WCG and the consolidating
         adjustments with respect thereto.

                  23.1.2 Quarterly Information. (i) within forty-five (45) days
         after the end of each of the first three (3) fiscal quarters of each
         fiscal year of WCG, unaudited consolidated and consolidating balance
         sheets and related consolidated and consolidating statements of
         operations, stockholders' or members' equity and cash flows of
         Guarantor and WCG as of the end of and for such fiscal quarter and the
         then elapsed portion of the fiscal year, setting forth in each case in
         comparative form the figures for the corresponding period or periods of
         the previous fiscal year (or in the case of the balance sheet, as of
         the end of the previous fiscal year), all certified by an Officer's
         Certificate as presenting fairly in all material respects the financial
         condition and results of operations of Guarantor and WCG on a
         consolidated basis in accordance with GAAP consistently applied,
         subject to normal year-end audit adjustments and the absence of
         footnotes and (ii) within forty-five (45) days after the end of each of
         the first three (3) fiscal quarters of each fiscal year of Guarantor,
         unaudited balance sheets and related statements of operations,
         stockholders' or members' equity and cash flow of Guarantor as of the
         end of and for such fiscal quarter and the then elapsed portion of the
         fiscal year, setting forth in each case in comparative form the figures
         for the corresponding period or periods of the previous

                                       51
<PAGE>

         fiscal year (or, in the case of the balance sheet, as of the end of the
         previous fiscal year) all certified by an Officer's Certificate as
         presenting fairly in all material respects the financial condition and
         results of operations of Guarantor in accordance with GAAP consistently
         applied, subject to normal year-end audit adjustments and the absence
         of footnotes.

                  23.1.3 Officers Certificate. Concurrently with any delivery of
         financial statements under Sections 23.1.1 and 23.1.2, and at any time
         and from time to time, within ten (10) days of Lessor's request, an
         Officer's Certificate of the Lessee (i) certifying as to whether an
         Event of Default has occurred and, if an Event of Default has occurred,
         specifying the details thereof and any action taken or proposed to be
         taken with respect thereto, (ii) setting forth in reasonable detail
         calculations demonstrating compliance with Sections 8.4.2 through 8.4.6
         (iii) stating whether any change in GAAP or in the application thereof
         has occurred since the date of audited financial statements referred to
         in Section 17.1.4 and, if any such change has occurred, specifying the
         effect of such change on the financial statements accompanying such
         Officer's Certificate, and (iv) certifying as to the compliance by
         Lessee and Guarantor, with the provisions of this Lease, and such other
         matters set forth in this Lease or the Credit Agreement, as Lessor may
         specify.

                  23.1.4 Accounting Firm Certificate. Concurrently with any
         delivery of financial statements under Section 23.1.1, a certificate of
         the accounting firm that reported on such financial statements stating
         whether they obtained knowledge during the course of their examination
         of such financial statements of any Event of Default (which certificate
         may be limited to the extent required by accounting rules or
         guidelines).

                  23.1.5 Budget. As soon as practicable after approval by the
         Board of Directors of WCG, and in any event not later than one hundred
         and twenty (120) days after the commencement of each fiscal year of
         WCG, a consolidated and consolidating budget of WCG for such fiscal
         year and a consolidated budget of the Lessee for such fiscal year and,
         promptly when available, any significant revisions of any such budget.

                  23.1.6 SEC Filings. Promptly after the same become publicly
         available, copies of all periodic and other reports, proxy statements
         and other materials filed by WCG or any of its Affiliates with the SEC,
         or any Governmental Authority succeeding to any or all of the functions
         of the SEC, or with any national securities exchange, or distributed by
         WCG to its shareholders generally, as the case may be, except to the
         extent any such report, proxy statement or other material is available
         electronically on a publicly-accessible website.

                  23.1.7 Other Information. Promptly following any request
         therefor, such other information regarding the operations, business
         affairs and financial condition of Lessee, Guarantor or WCG, or
         compliance with the terms of this Lease or any of the documents
         contemplated herein, as Lessor may reasonably request.

                                       52
<PAGE>

                  23.1.8 Credit Agreement Information. To the extent not
         previously covered by the provisions of this Section 23.1, copies of
         all information provided by Guarantor, WCG or any Affiliates of either
         pursuant to the Credit Agreement, contemporaneously with its delivery
         pursuant thereto.

         23.2 PUBLIC OFFERING INFORMATION. Lessee, Guarantor and WCG,
specifically agree that subject to the approval of Lessee, which approval shall
not be unreasonably withheld or delayed, Lessor may include financial
information and information concerning the operation of the Facilities in
offering memoranda or prospectus, or similar publications in connection with
syndications or public offerings of Lessor's securities or interests, and any
other reporting requirements under applicable Federal and State Laws, including
those of any successor to Lessor. Lessee, Guarantor, and WCG, agree to provide
such other reasonable information necessary with respect to Lessee, Guarantor,
and WCG, and the Leased Properties to facilitate a public offering or to satisfy
SEC or regulatory disclosure requirements. Upon request of Lessor, Lessee shall
notify Lessor of any necessary corrections to information Lessor proposes to
publish within a reasonable period of time (not to exceed ten (10) days) after
being informed thereof by Lessor.

         23.3 NOTICES OF MATERIAL EVENTS. Upon its respective knowledge thereof,
Lessee and Guarantor each will furnish to Lessor prompt written notice of the
following. Each notice delivered under this Section shall be accompanied by a
statement of an Officer's Certificate, duly executed, setting forth the details
of the event or development requiring such notice and any action taken or
proposed to be taken with respect thereto.

                  23.3.1 Event of Default. The occurrence of any Event of
         Default.

                  23.3.2 Action, Suit or Proceeding. The filing or commencement
         of any action, suit or Proceeding by or before any arbitrator or
         Governmental Authority against or affecting Lessee, Guarantor or WCG or
         any Affiliate thereof that could reasonably be expected to result in a
         Material Adverse Effect.

                  23.3.3 ERISA Event. The occurrence of any ERISA Event that,
         alone or together with any other ERISA Events that have occurred, could
         reasonably be expected to result in a Material Adverse Effect.

                  23.3.4 Other Matters. Any other development that results in,
         or could reasonably be expected to result in, a Material Adverse
         Effect.

                                  ARTICLE XXIV

                                   INSPECTION

         24.1 LESSOR'S RIGHT TO INSPECT. Lessee shall permit Lessor and its
authorized representatives to inspect the Leased Properties and Lessee's books
and records pertaining thereto during normal business hours at any time upon
reasonable Notice. Notwithstanding the

                                       53
<PAGE>

foregoing, Lessee is and shall be in exclusive control and possession of the
Leased Properties as provided herein, and Lessor shall not in any event
whatsoever be liable for any injury or damage to any property or to any person
happening on or about the Leased Properties nor for any injury or damage to any
property of Lessee, or of any other person, except in the event any such injury
or damage is the direct result of the gross negligence or malfeasance of Lessor.
The right of Lessor to enter and inspect the Leased Properties are for the
purpose of enabling Lessor to be informed as to whether or not Lessee is
complying with the terms, covenants and conditions of this Lease and to do such
acts as Lessee may have failed to do, provided however, in no event shall Lessor
have any obligation whatsoever to so perform such acts.

                                   ARTICLE XXV

                                    NO WAIVER

         25.1 NO WAIVER. No failure by Lessor to insist upon the strict
performance of any term hereof or to exercise any right, power or remedy
consequent upon a breach hereof, and no acceptance of full or partial payment of
Rent during the continuance of any such breach, shall constitute a waiver of any
such breach or of any such term. No waiver of any breach shall affect or alter
this Lease, which shall continue in full force and effect with respect to any
other then existing or subsequent breach.

                                  ARTICLE XXVI

                               REMEDIES CUMULATIVE

         26.1 REMEDIES CUMULATIVE. To the extent permitted by law, each legal,
equitable or contractual right, power and remedy of Lessor now or hereafter
provided either in this Lease or by statute or otherwise shall be cumulative and
concurrent and shall be in addition to every other right, power and remedy and
the exercise or beginning of the exercise by Lessor of any one or more of such
rights, powers and remedies shall not preclude the simultaneous or subsequent
exercise by Lessor of any or all of such other rights, powers and remedies.

                                  ARTICLE XXVII

                                    SURRENDER

         27.1 ACCEPTANCE OF SURRENDER. No surrender to Lessor of this Lease or
of the Leased Properties or any part thereof, or of any interest therein, shall
be valid or effective unless agreed to and accepted in writing by Lessor, and no
act by Lessor or any representative or agent of Lessor, other than such a
written acceptance by Lessor, shall constitute an acceptance of any such
surrender.

                                       54
<PAGE>

                                 ARTICLE XXVIII

                                  RELATIONSHIP

         28.1 NO MERGER OF TITLE. There shall be no merger of this Lease or of
the leasehold estate created hereby by reason of the fact that the same person,
firm, corporation or other entity may acquire, own or hold, directly or
indirectly, (i) this Lease or the leasehold estate created hereby or any
interest in this Lease or such leasehold estate, and (ii) the fee estate in the
Leased Properties.

         28.2 NO PARTNERSHIP. Nothing contained in this Lease will be deemed or
construed to create a partnership or joint venture between Lessor and Lessee or
to cause either party to be responsible in any way for the debts or obligations
of the other or any other party, it being the intention of the parties that the
only relationship hereunder is that of Lessor and Lessee.

                                  ARTICLE XXIX

                              CONVEYANCE BY LESSOR

         29.1 CONVEYANCE BY LESSOR. Lessor may at its sole option, transfer the
Leased Properties and in connection with any such transfer, may assign this
Lease. If Lessor or any successor owner of the Leased Properties conveys the
Leased Properties other than as security for a debt, Lessor or such successor
owner, as the case may be, shall thereupon be released from all future
liabilities and obligations of Lessor under this Lease arising or accruing from
and after the date of such conveyance or other transfer and all such future
liabilities and obligations shall thereupon be binding upon the new owner.

                                   ARTICLE XXX

                                 QUIET ENJOYMENT

         30.1 QUIET ENJOYMENT. So long as Lessee pays all Rent as it becomes due
and complies with all of the terms of this Lease and performs its obligations
hereunder, Lessee shall peaceably and quietly have, hold and enjoy the Leased
Properties for the Term, free of any claim or other action by Lessor or anyone
claiming by, through or under Lessor, but subject to all liens and Encumbrances
of record as of the date hereof or hereafter provided for in this Lease or
consented to by Lessee. Except as otherwise provided in this Lease, no failure
by Lessor to comply with the foregoing covenant will give Lessee any right to
cancel or terminate this Lease or abate, reduce or make a deduction from or
offset against the Rent or any other sum payable under this Lease, or to fail to
perform any other obligation of Lessee. Lessee shall, however, have the right,
by separate and independent action, to pursue any claim it may have against
Lessor as a result of a breach by Lessor of the covenant of quiet enjoyment
contained in this Section.

                                       55
<PAGE>

                                  ARTICLE XXXI

                                     NOTICES

         31.1 NOTICES. Any notice, request or other communication to be given by
any party hereunder shall be in writing and shall be sent by registered or
certified mail, postage prepaid, by overnight deliver, hand delivery or
facsimile transmission to the following address:

         To Lessor:           Williams Headquarters Building Company
                              Attn: George D. Shahadi, Vice President-Corp.
                                    Real Estate
                              One Williams Center, Suite 2200
                              Tulsa, Oklahoma 74172
                              Fax No. 918/573-4049

         With copies to:      The Williams Companies, Inc.
                              Attn: Real Estate Counsel
                              One Williams Center, Suite 4100
                              Tulsa, Oklahoma 74172
                              Fax No. 918/ 573-4503

                              The Williams Companies, Inc.
                              Attn: Treasurer
                              One Williams Center, Suite 5000
                              Tulsa, Oklahoma 74172
                              Fax No. 918/ 573-2065

         To Lessee:           Williams Technology Center, LLC
                              Attn: Vice President, Real Estate
                              One Williams Center, MD-OneOK-6
                              Tulsa, Oklahoma 74172
                              Fax No. 918/ 573-5614

         With copy to:        Williams Communications, LLC.
                              Attn: P. David Newsome, Jr., Esq., General Counsel
                              One Williams Center, MD-41-3
                              Tulsa, Oklahoma 74172
                              Fax No. 918/ 573-3005

         To Guarantor:        Williams Communications, LLC
                              Attn: P. David Newsome, Jr., Esq., General Counsel
                              One Williams Center, MD-41-3
                              Tulsa, Oklahoma 74172
                              Fax No. 918/ 573-3005

                                       56
<PAGE>

         With copy to:        Williams Communications, LLC
                              Attn: Assistant Treasurer
                              One Technology Center, MD: TC 14X
                              Tulsa, Oklahoma 74103
                              Fax No.: 918/547-1108

or to such other address as either party may hereafter designate. Notice shall
be deemed to have been given on the date of delivery if such delivery is made on
a Business Day, or if not, on the first Business Day after delivery. If delivery
is refused, Notice shall be deemed to have been given on the date delivery was
first attempted. Notice sent by facsimile transmission shall be deemed given
upon confirmation that such Notice was received at the number specified above or
in a Notice to the sender. If Lessee has vacated the Leased Properties, Lessor's
Notice may be posted on the door of a Leased Property. No failure of any
addressee designated as "With copy to", to be sent or to receive any Notice
shall invalidate the effectiveness of Notice sent to and received by any party
to this Lease.

                                  ARTICLE XXXII

                             [INTENTIONALLY OMITTED]

                                 ARTICLE XXXIII

                             [INTENTIONALLY OMITTED]

                                  ARTICLE XXXIV

                           LESSOR'S OPTION TO PURCHASE

         34.1 LESSOR'S OPTION TO PURCHASE LESSEE'S PERSONAL PROPERTY. Unless
Lessee purchases the Leased Properties as provided in this Lease, upon the
expiration or termination of this Lease, Lessor shall have the option on the
terms hereinafter set forth to purchase any of Lessee's Personal Property that
is not deemed to have been sold, assigned, transferred and conveyed to Lessor
pursuant to Section 6.3 hereof, for an amount equal to the then book value
thereof (acquisition cost less accumulated depreciation on the books of Lessee
pertaining thereto), subject to, and with appropriate credits for, any
obligations owing from Lessee to Lessor and for the then outstanding balances
owing on all equipment leases, conditional sale contracts and any other
Encumbrances to which such Lessee's Personal Property is subject. Lessor's
option shall be exercised by Notice to Lessee no more than one hundred eighty
(180) days, nor less than ninety (90) days, before the expiration of the Realty
Term, unless this Lease is terminated prior to its expiration date by reason of
an Event of Default, in which event Lessor's option shall be exercised not more
than ninety (90) days after the date of

                                       57
<PAGE>

termination. Lessor's option shall terminate upon Lessee's purchase of the
Leased Properties. If Lessee does not receive Lessor's Notice exercising its
option before the expiration of the relevant time period, Lessee shall give
Lessor Notice thereof and Lessor's option shall continue in full force and
effect for a period of thirty (30) days after such Notice from Lessee. If Lessor
exercises its option, Lessee shall, in exchange for Lessor's payment of the
purchase price, deliver the purchased Lessee's Personal Property to Lessor,
together with a bill of sale and such other documents as Lessor may reasonably
request in order to carry out the purchase, and the purchase shall be closed by
such delivery and such payment on the date set by Lessor in its Notice of
exercise. Lessor shall be responsible for applicable sales, use and other
similar taxes which are assessed on the sale of Lessee's Personal Property to
Lessor.

         34.2 LEASED PROPERTIES TRADE NAME. If this Lease is terminated pursuant
to Section 16.1 or Lessor exercises its option to purchase Lessee's Personal
Property pursuant to Section 34.1, Lessee shall be deemed to have assigned to
Lessor the exclusive right to use Leased Properties Trade Name in perpetuity.

         34.3 TRANSFER OF OPERATIONAL CONTROL OF THE FACILITIES. Lessee shall
cooperate fully in transferring operational control of all of the Facilities
which are then subject to this Lease to Lessor or Lessor's nominee if the Term
expires without renewal or this Lease is terminated upon the occurrence of an
Event of Default or for any other reason, and Lessee shall use its best efforts
to cause the business conducted at all such Facilities to continue without
interruption. To that end, pending completion of the transfer of the operational
control of such Facilities to Lessor or its nominee:

                  34.3.1 Employees. Lessee will not terminate the employment of
         any Leased Properties maintenance and operations employees without just
         cause, or change any salaries, provided, however, that without the
         advance written consent of Lessor, Lessee may grant pre-announced wage
         increases of which Lessor has knowledge, increases required by written
         employment agreements and normal raises to non-officers at regular
         review dates; and Lessee will not hire any additional employees except
         in good faith in the ordinary course of business;

                  34.3.2 Change in Control. Lessee will provide all necessary
         information requested by Lessor or its nominee for the preparation and
         filing of any and all necessary applications or notifications of any
         federal or state governmental authority having jurisdiction over a
         change in the operational control of the Facilities, and any other
         information reasonably required to effect an orderly transfer of the
         Facilities;

                  34.3.3 Business and Organization. Lessee shall use all
         reasonable efforts to keep the business and organization of the
         Facilities intact and to preserve for Lessor or its nominee the
         goodwill of the suppliers, distributors, residents and others having
         business relations with Lessee with respect to the Facilities;

                  34.3.4 Operations in Ordinary Course. Lessee shall engage only
         in transactions or other activities with respect to the Facilities
         which are in the ordinary course of its

                                       58
<PAGE>

         business and shall perform all maintenance and repairs reasonably
         necessary to keep the Facilities in satisfactory operating condition
         and repair;

                  34.3.5 Employee Benefits. Lessee shall provide Lessor or its
         nominee with full and complete information regarding the employees of
         the Facilities and shall reimburse Lessor or its nominee for all
         outstanding accrued employee benefits, including accrued vacation, sick
         and holiday pay calculated on a true accrual basis, including all
         earned and a prorated portion of all unearned benefits;

                  34.3.6 Third Party Consents. Lessee shall use all reasonable
         efforts to obtain the acknowledgment and the consent of any creditor,
         lessor or sublessor, mortgagee, beneficiary of a deed of trust or
         security agreement affecting the real and personal properties of Lessee
         or any other party whose acknowledgment and/or consent would be
         required because of a change in the operational control of the
         Facilities and transfer of personal property. The consent must be in
         form, scope and substance satisfactory to Lessor or its nominee,
         including, without limitation, an acknowledgment in respect to all such
         contracts, leases, deeds of trust, mortgage, security agreements, or
         other agreements that Lessee and all predecessors or
         successors-in-interest thereto are not in default in respect thereto,
         that no condition known to the consenting party exists which with the
         giving of notice or lapse of time would result in such a default, and,
         if requested, affirmatively consenting to the change in the operational
         control of the Facilities;

                  34.3.7 Lessor as Attorney-in-Fact. To more fully preserve and
         protect Lessor's rights under this Section, Lessee does hereby make,
         constitute and appoint Lessor its true and lawful attorney-in-fact, for
         it and in its name, place and stead to execute and deliver all such
         instruments and documents, and to do all such other acts and things, as
         Lessor may deem to be necessary or desirable to protect and preserve
         the rights granted under this Section. Lessee hereby grants to Lessor
         the full power and authority to appoint one or more substitutes to
         perform any of the acts that Lessor is authorized to perform under this
         Section, with a right to revoke such appointment of substitution at
         Lessor's pleasure. The power of attorney granted pursuant to this
         Section is coupled with an interest and therefore is irrevocable. Any
         person dealing with Lessor may rely upon the representation of Lessor
         relating to any authority granted by this power of attorney, including
         the intended scope of the authority, and may accept the written
         certificate of Lessor that this power of attorney is in full force and
         effect. Photographic or other facsimile reproductions of this executed
         Lease may be made and delivered by Lessor, and may be relied upon by
         any person to the same extent as though the copy were an original.
         Anyone who acts in reliance upon any representation or certificate of
         Lessor, or upon a reproduction of this Lease, shall not be liable for
         permitting Lessor to perform any act pursuant to this power of
         attorney. Notwithstanding the foregoing, Lessor covenants with Lessee
         that Lessor shall refrain from exercising the power of attorney granted
         hereby except in the case of an Event of Default hereunder or in the
         event of a default, which, in Lessor's reasonable judgment, may lead to
         the suspension or revocation of any license of Lessee or of any
         sublessee.

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<PAGE>

         34.4 INTANGIBLES AND PERSONAL PROPERTY. Notwithstanding any other
provision of this Lease but subject to Articles 40 or 41 relating to the
security interest in favor of Lessor, Leased Personal Property shall not include
goodwill nor shall it include any other intangible personal property that is
severable from Lessor's " interests in real property" within the meaning of
Section 856(d) of the Code, or any similar or successor provision thereto.

                                  ARTICLE XXXV

                             [INTENTIONALLY OMITTED]

                                  ARTICLE XXXVI

                                  MISCELLANEOUS

         36.1 COMPLIANCE WITH FACILITY MORTGAGE. Lessee covenants and agrees
that it will duly and punctually observe, perform and comply with all of the
terms, covenants and conditions (including, without limitation, covenants
requiring the keeping of books and records and delivery of Financial Statements
and other information) of any Facility Mortgage and that it will not directly or
indirectly, do any act or suffer or permit any condition or thing to occur,
which would or might constitute a default under a Facility Mortgage. Anything in
this Lease to the contrary notwithstanding, if the time for performance of any
act required of Lessee by the terms of a Facility Mortgage is shorter than the
time allowed by this Lease for performance of such act by Lessee, then Lessee
shall perform such act within the time limits specified in such Facility
Mortgage.

         36.2 SURVIVAL, CHOICE OF LAW. Anything contained in this Lease to the
contrary notwithstanding, all claims against, and liabilities of, Lessee or
Lessor arising prior to the date of expiration or termination of this Lease
shall survive such expiration or termination. If any term or provision of this
Lease or any application thereof is held invalid or unenforceable, the remainder
of this Lease and any other application of such term or provisions shall not be
affected thereby. Neither this Lease nor any provision hereof may be changed,
waived, discharged or terminated except by an instrument in writing and in
recordable form signed by Lessor and Lessee. All the terms and provisions of
this Lease shall be binding upon and inure to the benefit of the parties hereto
and their respective successors and assigns. The headings in this Lease are for
convenience of reference only and shall not limit or otherwise affect the
meaning hereof. This Lease shall be governed by and construed in accordance with
the laws of the State, except as to matters which, under applicable procedural
conflicts of laws rules require the application of laws of another State.

         LESSEE CONSENTS TO IN PERSONAM JURISDICTION BEFORE THE STATE AND
FEDERAL COURTS OF THE STATES OF OKLAHOMA AND AGREES THAT ALL DISPUTES CONCERNING
THIS LEASE BE HEARD IN THE STATE AND FEDERAL COURTS LOCATED IN THE STATE OF
OKLAHOMA. LESSEE AGREES THAT SERVICE OF PROCESS MAY BE EFFECTED UPON IT UNDER
ANY METHOD PERMISSIBLE

                                       60
<PAGE>

UNDER THE LAWS OF THE STATE OF OKLAHOMA AND IRREVOCABLY WAIVES ANY OBJECTION TO
VENUE IN THE STATE AND FEDERAL COURTS OF THE STATE OF OKLAHOMA.

         36.3 LIMITATION ON RECOVERY. Lessee specifically agrees to look solely
to Lessor's interest in the Leased Properties for recovery of any judgment from
Lessor, it being specifically agreed that no constituent shareholder, officer or
director of Lessor shall ever be personally liable for any such judgment or for
the payment of any monetary obligation to Lessee. Furthermore, Lessor (original
or successor) shall never be liable to Lessee for any indirect, consequential,
special or punitive damages suffered by Lessee from whatever cause.

         36.4 WAIVERS. Lessee waives any defense by reason of any disability of
Lessee, and waives any other defense based on the termination of Lessee's
(including Lessee's successor's) liability from any cause. Lessee waives all
presentments, demands for performance, notices of nonperformance, protests,
notices of protest, notices of dishonor, and notices of acceptance, and waives
all notices of the existence, creation, or incurring of new or additional
obligations.

         36.5 CONSENTS. Whenever the consent or approval of Lessor is required
hereunder, Lessor may in its sole discretion and without reason withhold that
consent or approval unless otherwise specifically provided.

         36.6 COUNTERPARTS. This Lease may be executed in separate counterparts,
each of which shall be considered an original when each party has executed and
delivered to the other one or more copies of this Lease.

         36.7 RIGHTS CUMULATIVE. Except as provided herein to the contrary, the
respective rights and remedies of the parties specified in this Lease shall be
cumulative and in addition to any rights and remedies not specified in this
Lease.

         36.8 ENTIRE AGREEMENT. There are no oral or written agreements or
representations between the parties hereto affecting this Lease. This Lease
supersedes and cancels any and all previous negotiations, arrangements,
representations, brochures, agreements and understandings, if any, between
Lessor and Lessee.

         36.9 AMENDMENTS IN WRITING. No provision of this Lease may be amended
except by an agreement in writing signed by Lessor and Lessee.

         36.10 SEVERABILITY. If any provision of this Lease or the application
of such provision to any person, entity or circumstance is found invalid or
unenforceable by a court of competent jurisdiction, such determination shall not
affect the other provisions of this Lease and all other provisions of this Lease
shall be deemed valid and enforceable.

         36.11 ESTOPPEL CERTIFICATE. At any time and from time to time, Lessee
shall, without charge, within ten (10) days after request by Lessor, certify by
a written instrument executed and acknowledged by a duly authorized
representative of Lessee, addressed to Lessor

                                       61
<PAGE>

and any mortgagee or purchaser, or proposed mortgagee or proposed purchaser, or
any other party, firm or corporation specified by Lessor, as to the validity and
status of this Lease, as to the existence of any default on the part of any
party hereunder, as to the existence of any offsets, counterclaims, or defenses
thereto which may be alleged on the part of Lessee, and as to any other matters
which may be reasonably requested by Lessor.

         36.12 TIME OF THE ESSENCE. Except for the delivery of possession of the
Facilities to Lessee, time is of the essence of all provisions of this Lease of
which time is an element.

         36.13 LESSOR'S COSTS AND EXPENSES. Lessee shall be responsible for and
shall pay on demand by Lessor, all of Lessor's reasonable costs and expenses
incurred in connection with the negotiation and preparation of this Lease,
including without limitation, the reasonable fees and expenses of Lessor's
attorneys.

                                 ARTICLE XXXVII

                                     BROKERS

         37.1 COMMISSIONS. Lessee represents and warrants to Lessor that no real
estate commission, finder's fee or the like is due and owing to any person in
connection with this Lease. Lessee agrees to save, indemnify and hold Lessor
harmless from and against any and all claims, liabilities or obligations for
brokerage, finder's fees or the like in connection with this Lease or the
transactions contemplated hereby, asserted by any person on the basis of any
statement or act alleged to have been made or taken by Lessee.

                                 ARTICLE XXXVIII

                               MEMORANDUM OF LEASE

         38.1 MEMORANDUM OR SHORT FORM OF LEASE. Lessor and Lessee shall,
promptly upon the request of either, enter into a Memorandum or Short Form of
Lease, substantially in the form of EXHIBIT G with such modifications as may be
appropriate under the laws and customs of the States and in the customary form
suitable for recording under the laws of each of the States. Lessee shall pay
all costs and expenses of recording such memorandum or short form of this Lease.

                                  ARTICLE XXXIX

                               RECHARACTERIZATION

         39.1 RECHARACTERIZATION AS A SECURITY DOCUMENT. In the event that
notwithstanding the intent of Lessor, Lessee and Guarantor as set forth herein,
that this Lease be treated as a true lease for purposes of the UCC and other
applicable laws of the State, a court of competent jurisdiction recharacterizes
this Lease as a security document serving as collateral for a financing, the
additional provisions set forth in Article XL and Article XLI shall apply,

                                       62
<PAGE>

provided however, such application shall in no event otherwise diminish,
restrict or eliminate any of the Lessor's rights or remedies set forth in this
Lease or in any of the other documents executed in connection herewith, all of
the foregoing to remain in full force and effect for all purposes.

                                   ARTICLE XL

                             GRANT OF MORTGAGE LIEN

         40.1 GRANT OF LIEN AND SECURITY INTEREST; ASSIGNMENT OF RENTS. To
secure to the Lessor the performance by the Lessee of its covenants, agreements
and obligations under the Lease, Lessee hereby agrees as follows:

                  40.1.1 Mortgage. Subject to the terms and conditions of the
         Lease, and in addition to all other rights and remedies of Lessor as
         contained herein or under applicable law, the Lessee does hereby
         mortgage, pledge, grant, bargain, sell, convey, assign, warrant,
         transfer and set over to the Lessor, WITH POWER OF SALE, to the extent
         permitted by applicable law: (i) all of the Lessee's right, title and
         interest, if any, in the Leased Properties, and (ii) all of the
         Lessee's right, title and interest in and to all proceeds of the
         conversion, whether voluntary or involuntary, of any of the
         above-described property into cash or other liquid claims, including,
         without limitation, all awards, payments or proceeds, including
         interest thereon, and the right to receive the same, which may be made
         as a result of casualty, any exercise of the right of eminent domain or
         deed in lieu thereof, the alteration of the grade of any street and any
         injury to or decrease in the value thereof, the foregoing collectively
         being referred to hereinafter as the "Security Property".

         TO HAVE AND TO HOLD the foregoing rights, interests and properties, and
         all rights, estates, powers and privileges appurtenant thereto, unto
         the Lessor, its successors and assigns, forever, for the uses and
         purposes herein expressed, but not otherwise.

                  40.1.2 Security Interest. Subject to the terms and conditions
         of the Lease, the Lessee hereby grants to the Lessor a security
         interest in the Lessee's interest, if any, in that portion of the
         Security Property (the "UCC Property") subject to the Uniform
         Commercial Code of the state in which the Leased Properties are located
         (the "UCC"). This Lease shall also be deemed to be a security agreement
         and a financing statement filed as a fixture filing pursuant to 12A
         O.S. Section 1-9-502 and shall support any financing statement showing
         the Lessor's interest as a secured party with respect to any portion of
         the UCC Property described in such financing statement. The Lessee
         agrees, at its sole cost and expense, to execute, deliver and file from
         time to time such further instruments as may be requested by the Lessor
         to confirm and perfect the lien of the security interest in the
         collateral described in this Lease.

                  40.1.3 Assignment of Leases and Rents. The Lessee hereby
         irrevocably assigns, conveys, transfers and sets over unto the Lessor
         (subject, however, to the Lease and the

                                       63
<PAGE>

         rights of the Lessee thereunder and hereunder) all and every part of
         the rents, issues and profits that may from time to time become due and
         payable on account of any and all subleases or other occupancy
         agreements now existing, or that may hereafter come into existence with
         respect to the Leased Properties or any part thereof, including any
         guaranties of such subleases or other occupancy agreements. Upon
         request of the Lessor, the Lessee shall execute and cause to be
         recorded, at its expense, supplemental or additional assignments of any
         subleases or other occupancy agreements, of the Leased Properties. Upon
         the occurrence and continuance of a Event of Default, the Lessor is
         hereby fully authorized and empowered in its discretion (in addition to
         all other powers and rights herein granted), and subject to the Lease
         and the rights of the Lessee thereunder and hereunder, to apply for and
         collect and receive all such rents, issues and profits and to enforce
         any guaranty or guaranties, and all money so received under and by
         virtue of this assignment shall be held and applied as further security
         for the payment of the indebtedness secured hereby and to assure the
         performance by the Lessee of its covenants, agreements and obligations
         under the Lease.

         40.2 REMEDIES. Upon the occurrence and continuance of an Event of
Default:

                  40.2.1 Power of Sale Foreclosure. The Lessor shall have the
         power and authority, to the extent provided by law, after proper notice
         and lapse of such time as may be required by the Oklahoma Power of Sale
         Mortgage Foreclosure Act, 46 O.S. Sections 40-49, as amended from time
         to time (the "Act"), to sell the Security Property at the time and
         place of sale fixed by the Lessor in said notice of sale, either as a
         whole, or in separate lots or parcels and in such order as the Lessor
         may elect, at auction to the highest bidder for cash in lawful money of
         the United States payable at the time of sale, all in accordance with
         the Act and any other applicable laws of the jurisdiction in which the
         Leased Properties are located, it being acknowledged that A POWER OF
         SALE HAS BEEN GRANTED IN THIS INSTRUMENT. A POWER OF SALE MAY ALLOW THE
         LESSOR TO TAKE THE SECURITY PROPERTY AND SELL IT WITHOUT GOING TO COURT
         IN A FORECLOSURE ACTION UPON THE OCCURRENCE AND CONTINUANCE OF AN EVENT
         OF DEFAULT BY THE LESSEE.

                  40.2.2 Judicial Foreclosure. The Lessor may proceed by a suit
         or suits in equity or at law, whether for a foreclosure hereunder, or
         for the sale of the Security Property, or, subject to the terms and
         conditions of the Lease, against the Lessee for the Rent, or for the
         specific performance of any covenant or agreement herein contained or
         in aid of the execution of any power herein granted, or for the
         appointment of a receiver pending any foreclosure hereunder or the sale
         of the Security Property, or for the enforcement of any other
         appropriate legal or equitable remedy.

                  40.2.3 Appointment of Receiver. Without regard to the Lessor's
         election of nonjudicial power of sale foreclosure or judicial
         foreclosure, the Lessor shall be entitled to the appointment of a
         receiver by any court of competent jurisdiction, without notice and
         without regard to the sufficiency or value of any security for the
         indebtedness secured hereby or the solvency of any party bound for its
         payment. The receiver shall have all of

                                       64
<PAGE>

         the rights and powers permitted under the laws of the state within
         which the Leased Properties are located.

                  40.2.4 Waiver of Appraisement Appraisement of the Leased
         Properties is hereby waived or not waived at the option of the Lessor,
         such option to be exercised at or prior to the time judgment is
         rendered in any judicial foreclosure.

                  40.2.5 Additional Remedies. It is the intent of the parties
         hereto that, upon the occurrence and continuance of an Event of
         Default, the Lessor shall have the remedies provided for in this
         Section 40.2; provided, however, that (i) in lieu of the remedies
         provided for in this Lease, the Lessor, at its election, may require
         the Lessee to purchase the Leased Properties and, in the event that the
         Lessee purchases the Leased Properties as provided in Section 16.4 of
         this Lease, the remedies set forth herein shall not be available to the
         Lessor with respect to such Event of Default, and (ii) in the event
         that, notwithstanding the intention of the parties, a court of
         competent jurisdiction determines that the remedies in this Section
         40.2 are unenforceable, the Lessor shall have, as a result of such
         determination, in lieu of the remedies in this Section 40.2, any and
         all of the other remedies provided for in Article 16 of this Lease. To
         the extent not in conflict with applicable law or the Lessee's
         obligations thereunder, the parties acknowledge and agree that the
         provisions of 11 U.S.C. Section 502(b)(6) are not applicable to the
         transactions contemplated by this Lease.

                  40.2.6 Cure by Purchase of Leased Properties. Notwithstanding
         anything to the contrary contained herein, the Lessee may cure any
         Event of Default affecting or relating to the Leased Properties by
         purchasing the Leased Properties as provided in Section 16.4 of this
         Lease.

                                   ARTICLE XLI

                           GRANT OF SECURITY INTEREST

         41.1 GRANT OF SECURITY INTEREST. The Lessee hereby pledges, assigns and
grants to the Lessor a security interest in and to the Collateral to secure the
prompt and complete payment and performance of all of Lessee's covenants,
agreements and obligations under this Lease.

         41.2 UCC REPRESENTATIONS AND WARRANTIES. Lessee and Guarantor represent
and warrant to the Lessor that:

                  41.2.1 Authorization, Validity and Enforceability. Lessee has
         good and valid power to grant a security interest hereunder, free and
         clear of all Encumbrances except for Encumbrances permitted under
         Section 41.3.6, and has full power and authority to grant to the Lessor
         the security interest in such Collateral pursuant hereto. When
         financing statements have been filed in the appropriate offices against
         the Lessee in the locations listed on EXHIBIT P, the Lessor will have a
         fully perfected, first priority, security interest

                                       65
<PAGE>

         in that Collateral in which a security interest may be perfected by
         filing, subject only to Encumbrances permitted under Section 41.3.6.

                  41.2.2 Conflicting Laws and Contracts. Neither the execution
         and delivery by the Lessee of this Lease, the creation and perfection
         of the security interest in the Collateral granted hereunder, nor
         compliance with the terms and provisions hereof will violate any law,
         rule, regulation, order, writ, judgment, injunction, decree or award
         binding on any Lessee or Lessee's articles or certificate of
         incorporation or by-laws, partnership agreements, or operating
         agreements, as the case may be, the provisions of any indenture,
         instrument or agreement to which Lessee is a party or is subject, or by
         which it, or its property, is bound, or conflict with or constitute a
         default thereunder, or result in the creation or imposition of any
         Encumbrance pursuant to the terms of any such indenture, instrument or
         agreement.

                  41.2.3 Type and Jurisdiction of Organization. The
         organizational type and jurisdiction for Lessee and Guarantor are set
         forth in the Preamble.

                  41.2.4 Principal Location. Each of the Lessee's and
         Guarantor's mailing address and the location of its place of business
         (if it has only one) or its chief executive office, is disclosed in
         EXHIBIT P; Lessee has no other places of business except those set
         forth in EXHIBIT P.

                  41.2.5 Property Locations. All of the Collateral is located
         solely in Tulsa, Oklahoma, on or connected with the Land or the Leased
         Improvements.

                  41.2.6 No Other Names. Lessee has not conducted business under
         any name except the name in which it has executed this Lease, which is
         the exact name as it appears in the Lessee's organizational documents,
         as amended, as filed with the Lessee's jurisdiction of organization.

                  41.2.7 No Financing Statements. No financing statement
         describing all or any portion of the Collateral which has not lapsed or
         been terminated naming the Lessee as debtor has been filed in any
         jurisdiction except (i) financing statements naming the Lessor as the
         secured party, and (ii) as permitted by Section 41.3.6. None of the
         Equipment is covered by any certificate of title.

                  41.2.8 Federal Employer Identification Number. The Federal
         employer identification numbers for both Lessee and Guarantor are set
         forth on EXHIBIT P.

         41.3 UCC COVENANTS. The following covenants shall apply to the
Collateral.

                  41.3.1 Inspection. Lessee and Guarantor will permit the
         Lessor, by its representatives and agents (i) to inspect the
         Collateral, (ii) to examine and make copies of the records of the
         Lessee relating to the Collateral and (iii) to discuss the Collateral
         and the related records of Lessee and Guarantor with, and to be advised
         as to the same by, the

                                       66
<PAGE>

         Lessee's and Guarantor's respective officers and employees, all at such
         reasonable times and intervals as the Lessor may determine, and all at
         the Lessee's and Guarantor's expense.

                  41.3.2 Taxes. Lessee and Guarantor will pay or cause to be
         paid when due all taxes, assessments and governmental charges and
         levies upon the Collateral, except those which are being contested in
         good faith by appropriate Proceedings and with respect to which no
         Encumbrance exists.

                  41.3.3 Records and Reports; Notification of Default. Lessee
         will maintain complete and accurate books and records with respect to
         the Collateral, and furnish to the Lessor such reports relating to the
         Collateral as the Lessor shall from time to time request. Each of the
         Lessee and Guarantor will give prompt notice in writing to the Lessor
         of the occurrence of any Event of Default and of any other development,
         financial or otherwise, which might materially and adversely affect the
         Collateral.

                  41.3.4 Financing Statements and Other Actions; Defense of
         Title. Both Lessee and Guarantor hereby authorize the Lessor to file
         and if requested will execute and deliver to the Lessor all financing
         statements and other documents and take such other actions as may from
         time to time be requested by the Lessor in order to maintain a first
         perfected security interest in and, if applicable, control of, the
         Collateral. Lessee and Guarantor will take any and all actions
         necessary to defend title to the Collateral against all persons and to
         defend the security interest of the Lessor in the Collateral and the
         priority thereof against any Encumbrance not expressly permitted
         hereunder.

                  41.3.5 Disposition of Collateral. Lessee will not sell, lease
         or otherwise dispose of the Collateral except (i) prior to the
         occurrence of an Event of Default, dispositions specifically permitted
         pursuant to this Lease, (ii) until such time following the occurrence
         of an Event of Default as Lessee receives a notice from the Lessor
         instructing the Lessee to cease such transactions, sales or leases of
         Inventory in the ordinary course of business, and (iii) until such time
         as Lessee receives a notice from the Lessor, proceeds of Inventory
         collected in the ordinary course of business.

                  41.3.6 Encumbrances. Neither Lessee nor Guarantor will create,
         incur, or suffer to exist any Encumbrance on the Collateral except (i)
         the security interest created by this Lease, and (ii) Permitted
         Encumbrances.

                  41.3.7 Change of Name or Mailing Address. Lessee will not (i)
         change its name or taxpayer identification number or (ii) change its
         mailing address, unless Lessee shall have given the Lessor not less
         than thirty (30) days' prior written notice of such event or occurrence
         and the Lessor shall have either (x) determined that such event or
         occurrence will not adversely affect the validity, perfection or
         priority of the Lessor's security interest in the Collateral, or (y)
         taken such steps (with the cooperation of Lessee and Guarantor to the
         extent necessary or advisable) as are necessary or advisable to
         properly maintain the validity, perfection and priority of the Lessor's
         security interest in the Collateral.

                                       67
<PAGE>

                  41.3.8 Other Financing Statements. Lessee will not sign or
         authorize the signing on its behalf of the filing of any financing
         statement naming it as debtor covering all or any portion of the
         Collateral, except as permitted by Section 41.3.6.

                  41.3.9 Maintenance of Goods. Lessee will do all things
         necessary to maintain, preserve, protect and keep the Inventory and the
         Equipment in good repair and working condition.

         41.4 ACCELERATION AND REMEDIES. Upon the acceleration of the Rent
pursuant to the terms hereof, the Lessor may exercise any or all of the
following rights and remedies:

                  41.4.1 UCC Remedies. Those rights and remedies available to a
         secured party under the UCC (whether or not the UCC applies to the
         affected Collateral) or under any other applicable law when a debtor is
         in default under a security agreement.

                  41.4.2 Disposal. Without notice except as specifically
         provided elsewhere in this Lease, sell, lease, assign, grant an option
         or options to purchase or otherwise dispose of the Collateral or any
         part thereof in one or more parcels at public or private sale, for
         cash, on credit or for future delivery, and upon such other terms as
         the Lessor may deem commercially reasonable.

                  41.4.3 Compliance with Law. The Lessor may comply with any
         applicable state or federal law requirements in connection with a
         disposition of the Collateral, and compliance will not be considered to
         adversely affect the commercial reasonableness of any sale of the
         Collateral.

         41.5 OBLIGATIONS UPON DEFAULT. Upon the request of the Lessor after the
occurrence of an Event of Default, both Lessee and Guarantor will:

                  41.5.1 Assembly of Collateral. Assemble and make available to
         the Lessor the Collateral and all records relating thereto at any place
         or places specified by the Lessor.

                  41.5.2 Lessor Access. Permit the Lessor, by the Lessor's
         representatives and agents, to enter any premises where all or any part
         of the Collateral, or the books and records relating thereto, or both,
         are located, to take possession of all or any part of the Collateral
         and to remove all or any part of the Collateral.

         41.6 ADDITIONAL UCC PROVISIONS. The following additional provisions
shall apply to the Collateral:

                  41.6.1 Notice of Disposition of Collateral; Condition of
         Collateral. Notice of the time and place of any public sale or the time
         after which any private sale or other disposition of all or any part of
         the Collateral shall be deemed reasonable if sent to the Lessee at
         least ten (10) days prior to (i) the date of any such public sale or
         (ii) the time

                                       68
<PAGE>

         after which any such private sale or other disposition may be made.
         Lessor shall have no obligation to clean-up or otherwise prepare the
         Collateral for sale.

                  41.6.2 Lessor Performance of Lessee Obligations. Without
         having any obligation to do so, the Lessor may perform or pay any
         obligation which Lessee has agreed to perform or pay in this Lease and
         Lessee and Guarantor shall reimburse the Lessor for any amounts paid by
         the Lessor pursuant to this Section 41.6.2.

                  41.6.3 Authorization for Lessor to Take Certain Action. Lessee
         irrevocably authorizes the Lessor at any time and from time to time in
         the sole discretion of the Lessor and appoints the Lessor as its
         attorney-in-fact (i) to execute on behalf of Lessee and to file
         financing statements necessary or desirable in the Lessor's sole
         discretion to perfect and to maintain the perfection and priority of
         the Lessor's security interest in the Collateral, (ii) to indorse and
         collect any cash proceeds of the Collateral, (iii) to file a carbon,
         photographic or other reproduction of this Lease or any financing
         statement with respect to the Collateral as a financing statement and
         to file any other financing statement or amendment of a financing
         statement (which does not add new collateral or add a debtor) in such
         offices as the Lessor in its sole discretion deems necessary or
         desirable to perfect and to maintain the perfection and priority of the
         Lessor's security interest in the Collateral, (iv) to apply the
         proceeds of any Collateral received by the Lessor to the Rent, and (v)
         to discharge past due taxes, assessments, charges, fees or Encumbrances
         on the Collateral (except for such Encumbrances as are specifically
         permitted hereunder), and Lessee and Guarantor agree to reimburse the
         Lessor on demand for any payment made or any expense incurred by the
         Lessor in connection therewith, provided that this authorization shall
         not relieve Lessee or Guarantor of any obligations under this Lease.

                  41.6.4 Dispositions Not Authorized. Neither Lessee or
         Guarantor is authorized to sell or otherwise dispose of the Collateral
         except as set forth in Section 41.3.5 and notwithstanding any course of
         dealing between Lessee and Guarantor, and Lessor or other conduct of
         the Lessor, no authorization to sell or otherwise dispose of the
         Collateral (except as set forth in Section 41.3.5) shall be binding
         upon the Lessor unless such authorization is in writing signed by the
         Lessor.

                                  ARTICLE XLII

                                PURCHASE OPTIONS

         42.1 OPTION TO PURCHASE. For good and valuable consideration the
receipt and sufficiency of which are hereby acknowledged, and in addition to
Lessor's right to require Lessee to purchase the Leased Properties as set forth
in Section 16.4, Lessor hereby grants to Lessee the option to purchase the
Leased Properties or portions thereof, which option may be exercised by Lessee
at any time during the Terms, all pursuant to the terms and conditions set forth
on EXHIBIT O.

                                       69
<PAGE>

         42.2. PUT OPTION OF LESSOR. For good and valuable consideration the
receipt and sufficiency of which are hereby acknowledged, Lessee grants to
Lessor the right for Lessor to require Lessee to purchase the Leased Properties
or portions thereof, either (i) any time after the date which is ninety (90)
days prior to the Realty Expiration Date, or (ii) otherwise pursuant to the
provisions of Section 14.8, subject to the same terms, covenants and conditions
applicable to Lessee's Option to Purchase as set forth in Section 42.1 and as
described on EXHIBIT O.

         42.3. TERMINATION OF LEASE. In the event of Exercise of Option as set
forth herein and the acquisition of Leased Properties by Lessee, this Lease
shall terminate effective as of the closing of such purchase.

                             SIGNATURE PAGES FOLLOW

                                       70
<PAGE>

         IN WITNESS WHEREOF, the parties hereto have respectively executed this
Lease effective as of the Effective Date.

LESSOR                                      WILLIAMS HEADQUARTERS BUILDING
                                            COMPANY, A Delaware Corporation

                                            By:
                                               ---------------------------------
                                            Name:
                                                 -------------------------------
                                            Title:
                                                  ------------------------------

LESSEE                                      WILLIAMS TECHNOLOGY CENTER, LLC,
                                            A Delaware Limited Liability Company

                                            By:
                                               ---------------------------------
                                            Name:
                                                 -------------------------------
                                            Title:
                                                  ------------------------------

GUARANTOR                                   WILLIAMS COMMUNICATIONS, LLC,
                                            A Delaware Limited Liability Company

                                            By:
                                               ---------------------------------
                                            Name:
                                                 -------------------------------
                                            Title:
                                                  ------------------------------

WCG - FOR THE LIMITED PURPOSE OF SECTION 8.2, 8.3, ARTICLE XVII, AND
SECTION 23.2

                                            WILLIAMS COMMUNICATIONS GROUP, INC.
                                            A DELAWARE CORPORATION

                                            BY:
                                               ---------------------------------
                                            NAME:
                                                 -------------------------------
                                            TITLE:
                                                  ------------------------------

                                       71
<PAGE>

<Table>
<S>                        <C>
EXHIBIT A         -        Center Parcel Real Property Description
EXHIBIT B         -        Parking Structure Parcel Property Description
EXHIBIT C         -        Credit Agreement
EXHIBIT D         -        Lessee's Certificate
EXHIBIT E         -        Permitted Encumbrances
EXHIBIT F         -        Consent and Non-Disturbance Agreement
EXHIBIT G         -        Memorandum or Short Form of Lease
EXHIBIT H         -        Guaranty
EXHIBIT I         -        Interest Rate Calculation
EXHIBIT J         -        Realty Base Rent Computation
EXHIBIT K         -        Category 1 FF&E Tangible Personal Property Description
EXHIBIT L         -        Category 1 FF&E Base Rent Computation
EXHIBIT M         -        Category 2 FF&E Tangible Personal Property Description
EXHIBIT N         -        Category 2 FF&E Base Rent Computation
EXHIBIT O         -        Option to Purchase/Put Option Terms
EXHIBIT P         -        UCC Information

SCHEDULE 22.2     -        Sublease Parties
</Table>

                                       72
<PAGE>

                                    EXHIBIT A

                     Center Parcel Real Property Description

The Easterly Half (E/2) of Block Eighty-eight (88), ORIGINAL TOWN OF TULSA,
located in the City of Tulsa, Tulsa County, State of Oklahoma, according to the
Official Plat thereof, more particularly described as follows:

BEGINNING at the Southeasterly corner of Block 88; thence Northerly 300 feet
along the Easterly line of Block 88 to the Northeasterly corner of said Block;
thence Westerly along the Northerly line of said Block a distance of 150 feet to
a point; thence Southerly a distance of 300 feet to a point on the Southerly
line of said Block; thence Easterly along the Southerly line 150 feet to the
Point of Beginning.

AND, the following described property:

A portion of East First Street adjacent to Blocks 73 and 88 of the Original
Townsite of Tulsa, Tulsa County, State of Oklahoma, a portion of South
Cincinnati Avenue adjacent to Blocks 88 and 87, Original Townsite, Tulsa County,
State of Oklahoma and said portion of East Second Street adjacent to Blocks 88
and 106, Original Townsite of Tulsa, Tulsa County, State of Oklahoma, that is
below an elevation of Three (3) feet lower than the driving lanes of said
roadway. Said potion of streets being more fully described as follows to wit:

Commencing at the point of beginning, said point being the northeast corner of
Block 88; thence westerly along the northerly line of said Block 88 a distance
of 160.00 feet; thence northerly and perpendicular to the northerly line of said
Block 88 a distance of 3.50 feet; thence easterly and parallel the northerly
line of said Block 88 a distance of 166.75 feet; thence southerly and parallel
the easterly line of said Block 88 a distance of 311. 50 feet; thence westerly
and parallel the southerly line of Block 88 a distance of 166.75 feet; thence
northerly a distance of 8.00 feet to a point on the southerly line of said Block
88, said point being 10.00 feet westerly from the southwest corner of Lot 6,
Block 88; thence easterly along the southerly line of Block 88 a distance of
160.00 feet to the southeast corner of Lot 6 Block 88; thence northerly along
the easterly line of Block 88 a distance of 300.00 feet to the point of
beginning.

Skywalk No. 1

The following described property:

         A portion of South Cincinnati Avenue adjacent to Blocks 73 and 74,
         Original Townsite of Tulsa, Tulsa County, State of Oklahoma, that is
         above an elevation of Twenty Seven (27) feet higher than the driving
         lanes of the said roadway. Said portion of South Cincinnati Avenue
         being more fully described as follows to wit:

                                       73
<PAGE>

         Commencing at the point of beginning, said point being the southwest
         corner of Lot 3 Block 74, Original Townsite; thence northerly along the
         westerly line a distance of 32.00 feet of said Lot 3, Block 74; thence
         westerly and perpendicular a distance of 80.00 feet to a point on the
         easterly line of Lot 1, Block 73, Original Townsite; thence southerly
         along the easterly line a distance of 32.0 feet of said Lot 1, Block
         73; thence easterly and perpendicular a distance of 80.00 feet to the
         point of beginning.

Skywalk No. 2

The following described:

         A portion of East First Street adjacent to Blocks 73 and 88 of the
         Original Townsite of Tulsa, Tulsa County, State of Oklahoma, that is
         above an elevation of Twenty Seven (27) feet higher than the driving
         lanes of the said roadway. Said portion of East First Street being more
         fully described as follows to wit:

         Commencing at the point of beginning, said point being the southeast
         corner of Lot 1, Block 73, Original Townsite; thence westerly along the
         southerly line of Lot 1 Block 73 a distance of 26.00 feet; thence
         southerly and perpendicular a distance of 80.00 feet to a point on the
         northerly line of Lot 3, Block 88, Original Townsite; thence easterly
         along the northerly line of Lot 3 Block 88 a distance of 26.00 feet to
         the northeast corner of Lot 3, Block 88; thence northerly and
         perpendicular a distance of 80.00 feet to the point of beginning.

                                       74
<PAGE>

                                    EXHIBIT B

                  Parking Structure Parcel Property Description

TRACT A:

Lots One (1), Two (2), Three (3) and Four (4), Block Seventy-four (74), ORIGINAL
TOWNSITE OF TULSA, now City of Tulsa, Tulsa County, State of Oklahoma, according
to the Official Plat thereof;

TRACT B:

All that part of the Original Tulsa Station and Depot Grounds of the Burlington
Northern Railroad Company's Right of Way located in Sections 1 and 2, Township
19 North, Range 12 East of the Indian Base and Meridian, more particularly
described as follows, to-wit:

        BEGINNING at a point that is the Northwest corner of Block 74, Original
        Town of Tulsa, now City of Tulsa, Tulsa County, Oklahoma, according to
        the Official Plat thereof; thence Westerly along the Westerly production
        of the North line of Block 74, a distance of 80.00 feet to a point, also
        being the Northeast corner of Block 73, said point also being the
        Southeast corner of that certain sale to the Tulsa Urban Renewal
        Authority, dated December 30, 1970, recorded December 30, 1970, in Book
        3951 at Pages 1235, 1236, 1237 and 1238, and correction deed dated
        August 28, 1973; thence Northerly along the Northerly production of the
        East line of said Block 73 a distance of 200.00 feet; thence Easterly
        parallel 200.00 feet Northerly of the North line of said Block 74 a
        distance of 80.00 feet to a point on the Northerly production of the
        West line of Block 74; thence Southerly along the Northerly production
        of the West line of Block 74 a distance of 20.00 feet; thence Easterly
        parallel 180.00 feet Northerly of the North line of said Block 74 a
        distance of 60.91 feet to a point of intersection with an existing
        concrete retaining wall; thence Northeasterly along a deflection angle
        to the left of 5(degree)42'01" a distance of 240.27 feet to a point on
        the Northerly production of the East line of Block 74; thence Southerly
        along said Northerly production of the East line of Block 74 a distance
        of 203.86 feet to the Northeast corner of Block 74; thence Westerly
        along the Northerly line of Block 74 a distance of 300.00 feet to the
        Point of Beginning of said tract of land.

AND, the following described property:

         A portion of East First Street adjacent to Block 74 and Block 87 of the
         Original Townsite of Tulsa, Tulsa County, State of Oklahoma, that is
         below an elevation of One (1) foot lower than the driving lanes of said
         roadway. Said portion of street being more fully described as follows
         to wit:

         Commencing at a point of beginning, said point being the southwest
         corner of Block 74; thence southerly and perpendicular to the south
         line of Block 74 a distance of 2.75 feet; thence easterly and parallel
         to the southerly line of said Block 74 a distance of 302.75 feet;
         thence northerly and parallel to the easterly line of Block 74 a
         distance of 191.00 feet; thence westerly and perpendicular a distance
         of 2.75 feet to the east line of Block 74; thence southerly along the
         east line of Block 74 a distance of 188.25 feet, thence westerly along
         the southerly line of Block 74 a distance of 300.00 feet, to the point
         of beginning.

                                       75
<PAGE>

                                    EXHIBIT I

                            Interest Rate Calculation

The following definitions shall apply to this EXHIBIT I:

         "ABR", when used herein, refers to interest at a rate determined by
reference to the Alternate Base Rate.

         "Applicable Margin" means, for any day, (i) the applicable rate per
annum set forth below under the caption "Eurodollar Spread" or "ABR Spread", as
the case may be, based upon the Guarantor's Bank Facility Rating set by S&P and
Moody's, respectively, applicable on such date plus (ii) the applicable rate per
annum set forth below under the caption "Leverage Premium", unless the Total
Leverage Ratio, as determined by reference to the financial statements delivered
to the Lessor in respect of the most recently ended fiscal quarter of WCG, is
less than 6:00 to 1:00.

         "Eurodollar", when used herein, refers to interest at a rate determined
by reference to the Adjusted LIBO Rate.

         "Facilities" means the Term Facility, the Revolving Facility, the
Incremental Facility and each Additional Incremental Facility, all as defined in
the Credit Agreement.

         "LIBO Rate" means, with respect to any Eurodollar Rate, the rate
appearing on Page 3750 of the Telerate Service (or on any successor or
substitute page of such Service, or any successor to or substitute for such
Service, providing rate quotations comparable to those currently provided on
such page of such Service, as determined by the Lessor from time to time for
purposes of providing quotations of interest rates applicable to dollar deposits
in the London interbank market) at approximately 11:00 a.m., London time, two
(2) Business Days prior to the first day of each calendar month, as the rate for
dollar deposits with a maturity of thirty (30) days. In the event that such rate
is not available at such time for any reason, then the "LIBO Rate" shall be the
rate (rounded upwards, if necessary, to the next 1/16 of 1%) at which dollar
deposits of $5,000,000 and for a maturity of thirty (30) days are offered by the
principal London office of the CitiBank, N.A., in immediately available funds in
the London interbank market at approximately 11:00 a.m., London time, two (2)
Business Days prior to the first day of each calendar month. In either case, the
applicable LIBO Rate shall be effective for the calendar month next succeeding
the date of such determination.

         "Moody's" means Moody's Investors Service, Inc.

         "S&P" means Standard & Poor's Ratings Services, a division of the
McGraw Hill Companies.

                                       76
<PAGE>

At Lessee's option, ABR plus Applicable Margin or LIBO Rate plus Applicable
Margin (the "Rate") as determined from time to time by S&P or by Moody's based
on Guarantor's Facilities Rating in accordance with the grid below:

<Table>
<Caption>
                                   Facilities Rating of                                 EURODOLLAR       Leverage
                                        Guarantor                      ABR Spread         SPREAD          Premium
                                   --------------------                ----------       ----------       --------
<S>                          <C>                                       <C>              <C>              <C>
      Level I                    BBB- and Baa3 or higher                 0.50%            1. 50%           .25%

      Level II                         BB+ and Ba1                       0.875%           1.875%           .25%

      Level III                         BB and Ba2                       1.25%             2.25%           .25%

      Level IV                         BB- and Ba3                       1.50%             2.50%           .25%

      Level V                Lower than BB- or lower than Ba3            1.75%             2.75%           .25%
</Table>

         For purposes of the foregoing (i) if neither S&P nor Moody's or any
replacement or successor facility of similar size shall have in effect a rating
for the Facilities, then the Applicable Margin shall be the rate set forth in
Level V, (ii) if either S&P or Moody's, but not both S&P and Moody's, shall have
in effect a rating for the Facilities, then the Applicable Margin shall be based
on such rating, (iii) if the ratings established by S&P and Moody's for the
Facilities shall fall within different Levels, then the Applicable Margin shall
be based on the lower of the two ratings, (iv) if the ratings established by S&P
and Moody's for the Facilities shall fall within the same Level, then the
Applicable Margin shall be based on that Level and (v) if the ratings
established by S&P and Moody's for the Facilities shall be changed (other than
as a result of a change in the rating system of S&P or Moody's), such change
shall be effective as of the date on which it is first announced by the
applicable rating agency. Each change in the Applicable Margin shall apply
during the period commencing on the effective date of such change and ending on
the date immediately preceding the effective date of the next such change.

                                       77
<PAGE>

                                    EXHIBIT J

                          Realty Base Rent Computation

Monthly Realty Base Rent to be an amount as would be necessary to amortize
$168,892,596 (the "Realty Base Rent Principal") on a straight-line basis over a
period of four hundred and eighty (480) months plus interest (the "Realty Base
Rent Interest") calculated at the Rate for the first thirty-six (36) months
after the Commencement Date and on a straight-line basis over a period of two
hundred and four (204) months plus interest calculated at the Rate for the
remaining balance thereafter, subject however to the adjustments made with
respect to levels two (2) and three (3) of the Center as set forth in Section
3.1. On the Realty Expiration Date, a final payment of Realty Base Rent in the
amount computed by taking what would be the remaining Realty Base Rent Principal
as amortized pursuant to this EXHIBIT J, as of the Realty Expiration Date.

                                       78
<PAGE>

                                    EXHIBIT K

             Category 1 FF&E Tangible Personal Property Description

<Table>
<Caption>
                                                          AFE                      AMOUNT
                                                          ---                      ------
<S>                                               <C>                           <C>
        Furniture                                            #10001052          $17,878,000
        Design Fees & Expenses                               #10001285          $ 2,345,477
        Voice Systems                                       IT-VS-2001          $ 5,465,827
        Flooring (initial order)                  #10000723 & 10001038          $ 1,677,487
        Contingent Costs                                                        $ 1,189,689
                                                                                ===========
        SUBTOTAL                                                                $28,556,480
</Table>

The Lessor and Lessee agree to reconcile the exact Category 1 FF&E within
forty-five (45) days of the Substantial Completion Date as defined in the
Construction Completion Agreement.

                                       79
<PAGE>

                                    EXHIBIT L

                      Category 1 FF&E Base Rent Computation

CATEGORY 1 FF&E BASE RENT. Monthly Category 1 FF&E Base Rent to be an amount as
would be necessary to amortize $28,556,480 on a straight-line basis over a
period of sixty (60) months plus interest calculated at the Rate.

                                       80
<PAGE>

                                    EXHIBIT M

             Category 2 FF&E Tangible Personal Property Description

<Table>
<Caption>
                                                               AFE                      AMOUNT
                                                               ---                      ------
<S>                                                         <C>                      <C>
        Desktop                                             IT-DT-2001               $ 7,608,570
        Audio Visual                                         #10001221               $19,996,330
        Data Network                                        IT-DN-2001               $13,800,779
        Servers                                             IT-SA-2001               $ 5,867,282
        Contingent Costs                                                             $   277,963
                                                                                     ===========
        SUBTOTAL                                                                     $47,550,924
</Table>

    The Lessor and Lessee agree to reconcile the exact Category 2 FF&E within
    forty-five (45) days of the Substantial Completion Date as defined in the
                       Construction Completion Agreement.

                                       81
<PAGE>

                                    EXHIBIT N

                      Category 2 FF&E Base Rent Computation

CATEGORY 2 FF&E BASE RENT. Monthly Category 2 FF&E Base Rent to be an amount as
would be necessary to amortize $47,550,924 on a straight-line basis over a
period of thirty-six (36) months plus interest calculated at the Rate.

                                       82
<PAGE>

                                    EXHIBIT O

         1. OPTION TO PURCHASE/ PUT OPTION TERMS

                  1.1 SALE AGREEMENT. Upon the exercise by Lessee of its option
         to purchase or by Lessor of its option to require the Lessee to
         purchase (either being described herein as an "Exercise of Option"),
         both as set forth in Article XLII, the Lessor agrees to sell to the
         Lessee and the Lessee agrees to purchase from the Lessor the Realty for
         the Repurchase Price, on the terms hereinafter stated.

                  1.2 TITLE. Lessor shall transfer title to the Realty subject
         only to outstanding mineral interests of record, if any, the Permitted
         Exceptions and such other easements, restrictions of record.

                  1.3 LESSOR'S DELIVERIES BEFORE CLOSING. Within twenty (20)
         days after the Exercise Date, Lessor will deliver to Lessee the
         following:

                           1.3.1 Leases and Contracts. Access to all leases and
                  contracts affecting the ownership, operation or maintenance of
                  the Realty.

                           1.3.2 Survey. Any existing surveys of the Realty, in
                  Lessor's possession or control.

                  1.4 SELLER'S DELIVERIES AT CLOSING. At Closing, Lessor shall
         deliver to Lessee the following:

                           1.4.1 Deed. A duly-executed and acknowledged Special
                  Warranty Deed the form of which is attached hereto as Exhibit
                  I conveying to the Lessee marketable fee simple title to all
                  of the Realty free of all liens and Encumbrances and defects
                  in title except as set forth in to Paragraph 1.2 hereinabove.

                           1.4.2 Evidence of Authority. Reasonable evidence of
                  the Lessor's authority to consummate the transactions
                  contemplated hereby.

                           1.4.3 Leases and Contracts. The originals of the
                  items listed in Paragraph 1.3.1 hereinabove.

                           1.4.4 Lien Affidavit. Affidavit executed by Lessor in
                  form acceptable to the title company to the effect that the
                  Realty is free from claims for mechanics', materialmen's and
                  laborers' liens except as arising from the acts of Lessee.

                           1.4.6 Bill of Sale. If the Closing Date occurs on or
                  prior to either the Category 1 FF&E Expiration Date at the
                  Category 2 FF&E Expiration Date, a

                                       83
<PAGE>

                  Special Warranty Bill of Sale covering the Category 1 FF&E
                  and/or the Category 2 FF&E, as applicable.

                  1.5 LESSEE'S DELIVERIES AT CLOSING. At Closing, Lessee shall
         deliver to Lessor the following:

                           1.5.1 Consideration. The Repurchase Price.

                  1.6 CLOSING COSTS. All of the closing costs of or related to
         this transaction of whatever character or nature, and regardless of
         which party may have incurred the same shall be payable in full, by the
         Lessee.

                  1.7 CLOSING DATE. In the event of the Exercise Option, the
         closing (the "Closing Date") of the purchase and sale of the Realty
         shall be the earlier to occur of (i) the Realty Expiration Date, or
         (ii) ninety (90) days after the Exercise Date, with the exact date of
         Closing Date to be set by Lessor upon at least ten (10) days prior
         written notice to Lessee.

         2. PURCHASE AND SALE TERMS FOR LEASED PERSONAL PROPERTY.

         TRANSFER UPON PAYMENT. Upon the payment in full in each case of (i) the
         Category 1 FF&E Base Rent and (ii) the Category 2 FF&E Base Rent, the
         Lessor agrees to sell to Lessee and Lessee agrees to purchase from
         Lessor for no additional consideration, the Category 1 FF&E and
         Category 2 FF&E respectively. In the event of either of the foregoing,
         (i) within twenty (20) days after the Category 2 FF&E Expiration Date
         the Lessor shall provide to Lessee a Special Warranty Bill of Sale
         covering $47,550,924 of original cost of Category 2 FF&E, and (ii)
         within twenty (20) days after the Category 1 FF&E Expiration Date shall
         provide to Lessee a Special Warranty Bill of Sale covering $28,556,481
         of original cost of Category 1 FF&E.

         3. DEFAULT AND REMEDIES. In the event either party defaults in the
performance of any obligations under this EXHIBIT O, the non-defaulting party
shall give written notice of such default to the defaulting party. The
defaulting party (i) shall have thirty (30) days from receipt of such notice in
which to cure such default, or (ii) in the event such default involves
performance other than the payment of money, and cannot be reasonably cured
within such thirty (30) day period notwithstanding the diligent efforts of the
defaulting party, shall have such additional period as may be necessary to cure
such default so long as the defaulting party has commenced such cure within such
thirty (30) day period and thereafter diligently and continuously pursues a cure
of such default. In the event any such default is not cured within such period,
the non-defaulting party shall be entitled either (i) to waive such default in
writing, or (ii) to pursue any and all of its rights and remedies under
applicable law, including, without limitation, specific performance.

                                       84

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