Document:

Exhibit 10.2

 

SUBLEASE AGREEMENT

 

This SUBLEASE AGREEMENT (“Sublease”) is made and entered into as of the
         day of October 2003 by and
between Symantec Corporation, a Delaware corporation (“Subtenant”) and Sento
Corporation, Inc., a Utah corporation (“Sublandlord”).

 

WHEREAS, Pracvest, a Utah limited liability company as landlord
(“Landlord”), and Sento Corporation, Inc. as tenant (“Tenant”), entered into a
lease dated July 31, 1998 (“Master Lease”) whereby Landlord leased to Tenant
the entire two (2) floors (“Master Premises”) of the building located at 808 E.
Utah Valley Dr., American Fork, UT (the “Building”), as more particularly
described in the Master Lease, upon the terms and conditions contained
therein.  All capitalized terms used
herein shall have the same meaning ascribed to them in the Master Lease unless
otherwise defined herein.  A copy of the
Master Lease is attached hereto as Exhibit A and made a part hereof.

 

WHEREAS, Sublandlord and Subtenant wish to enter into a sublease of
that portion of the Master Premises shown cross-hatched in black on the
demising plan annexed hereto as Exhibit B and made a part hereof
(“Sublease Premises”) on the terms and conditions hereafter set forth.

 

NOW, THEREFORE, in consideration of the mutual covenants herein
contained, and for other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, the parties hereto mutually
covenant and agree as follows:

 

1.               Demise.  Sublandlord hereby subleases and demises to
Subtenant, and Subtenant hereby hires and subleases from Sublandlord, the
Sublease Premises (which the parties stipulate contain 19,678 rentable square feet
which contains the entire 1st floor except approximately 200
rentable square feet in the data room and the main lobby area which Sublandlord
shall retain), upon and subject to the terms, covenants and conditions
hereinafter set forth.

 

2.               Staged
Occupancy.  Subtenant shall gain
possession of approximately 50% of the Premises or 9,839 rentable square feet
constituting the north half of the Premises on or before December 15,
2003.  Then on or about January 1, 2004,
Subtenant shall gain possession of the remaining 50% of the Premises

 

3.                                       Lease
Term.  The term of this Sublease
(“Term”) shall be for twenty-one and one-half (211⁄2)months, commencing on the
earlier of (i)  December 15, 2003, or (ii) the date upon which
Subtenant, or any person occupying any of the Sublease Premises with
Subtenant’s permission, commences business operations from the Sublease Premises
(“Sublease Commencement Date”) and ending, unless sooner terminated as provided
herein, on the last day of September, 2005 (“Sublease Expiration Date”).

 

4.                                       Use.  The Sublease Premises shall be used and
occupied by Subtenant for the uses permitted under and in compliance with
Article VII of the Master Lease and for no other purpose.

 

1

 

5.                                       Subrental.

 

(a)                                  Base
Rental.  Beginning with the Sublease
Commencement Date and thereafter during the Term of this Sublease and ending on
the Sublease Expiration Date, Subtenant shall pay to Sublandlord the following
monthly installments of base rent (“Base Rental”):

 

	
  Months 1-22:

  	
   

  	
  $16,565.00/month

  

 

The first monthly installment of Base Rental shall be paid by Subtenant
upon the execution of this Sublease. 
Base Rental and additional rent (including without limitation, late
fees) shall hereinafter be collectively referred to as “Rent.”

 

(b)                                 Prorations.  If the Sublease Commencement Date is not the
first (1st) day of a month, or if the Sublease Expiration Date is not the last
day of a month, a prorated installment of monthly Base Rental based on a thirty
(30) day month shall be paid for the fractional month during which the Term
commenced or terminated.

 

(c)                                  Additional
Rent.  Beginning with the Sublease
Commencement Date and continuing to the Sublease Expiration Date, Subtenant
shall pay to Sublandlord as additional rent for this subletting all special or
after-hours cleaning, heating, ventilating, air-conditioning, elevator and other
Building charges incurred at the request of, or on behalf of, Subtenant, or
with respect to the Sublease Premises and all other additional expenses, costs
and charges payable to Landlord in connection with Subtenant’s use of the
Sublease Premises.

 

(d)                                 Operating
Expenses.  Beginning with the
Sublease Commencement Date and thereafter during the Term of this Sublease,
Subtenant shall pay to Sublandlord as additional rent for this subletting fifty
percent (50%) (“Subtenant’s Share”) of the amount that Sublandlord, as Tenant,
has to pay Landlord and/or vendors directly (i.e. utilities, janitorial, real
estate taxes, insurance and repairs and maintenance), as Tenant’s Proportionate
Share pursuant to Section 3.03, 3.05, 8.01, 8.03, 8.04, 10.02, 11.01, 11.02,
and 12.01 of the Master Lease. 
Subtenant’s Share is a percentage that reflects the ratio of the
rentable square feet in the Sublease Premises to the rentable square feet in
the Master Premises.

 

(e)                                  Payment
of Rent.  Except as otherwise
specifically provided in this Sublease, Rent shall be payable in lawful money
without demand, and without offset, counterclaim, or setoff in monthly
installments, in advance, on the first day of each and every month during the
Term of this Sublease.  All of said Rent
is to be paid to: Sento Corporation at 808 E. 
Utah Valley Drive, American Fork, Utah 84004 or at such other place or
to such agent and at such place as Sublandlord may designate by notice to
Subtenant.  Any additional rent payable
on account of items that are not payable monthly by Sublandlord to Landlord
under the Master Lease is to be paid to Sublandlord as and when such items are
payable by Sublandlord to Landlord under the Master Lease, unless a different
time for payment is elsewhere stated herein. 
Upon written request therefor,

 

2

 

Sublandlord
agrees to provide Subtenant with copies of any statements or invoices received
by Sublandlord from Landlord pursuant to the terms of the Master Lease.

 

(f)                                    Late
Charge.  Subtenant shall pay to
Sublandlord an administrative charge One and One Half Percent (1.5%) per month
or the highest rate allowed by applicable law (“Interest Rate”) on all past-due
amounts of Rent payable hereunder, such charge to accrue from the date upon
which such amount was due until paid.

 

Intentionally
Deleted.

 

7.                                       Signage.  Subtenant is granted the right, at or about
the inception of the Term of this Sublease, to install an appropriate sign
identifying Subtenant on the Building, subject to Landlord’s and
Sublandlord’s prior written approval. 
Except for the foregoing, Subtenant shall have no right to maintain
Subtenant identification signs in any other location in, on, or about the
Premises.  The size, design, color and
other physical aspects of all such permitted signs shall also be subject to
Landlord’s and Sublandlord’s prior written approval and also shall be subject
to any covenants, conditions or restrictions encumbering the Sublease Premises
and any applicable municipal or other governmental permits and approvals.  The cost of all such signs, including the
installation, maintenance and removal thereof, shall be at Subtenant’s sole
cost and expense.  If Subtenant fails to
maintain its signs, or if Subtenant fails to remove same upon the expiration or
earlier termination of this Sublease and repair any damage caused by such
removal, then Sublandlord may do so at Subtenant’s expense and Subtenant shall
reimburse Sublandlord for all actual costs incurred by Sublandlord to effect
such removal.

 

8.                                       Parking.  Subtenant shall have the right, during the
Term of this Sublease, to use up to One Hundred Twelve (112) parking spaces in
the parking facilities of the Building as set forth in
Section      of the Master Lease.  All such parking spaces shall be at the
rates and subject to the terms and conditions set forth in the Master Lease,
and Subtenant shall reimburse Sublandlord, upon demand, for those amounts
billed to Sublandlord by Landlord for said parking privileges.

 

9.                                       Back-Up
Generator and UPS.  Subtenant has
agreed to purchase the existing back-up generator and UPS system at the
building at an agreed upon price of $100,000.00 plus sales tax of $6,250.00 to
be paid by Symantec to Sento within 30 days from the commencement of this
Sublease.  Landlord acknowledges that
use of the back-up generator and the UPS system attached to the building is
solely for Symantec’s and Sento’s use and no other tenant or future tenant in
the building. If, during the term of this Sublease, the capacity of the back-up
generator and UPS equipment becomes inadequate to service both Symantec and
Sento, then Symantec will make reasonable upgrades to the equipment and reduce
from Symantec’s Base Rental the amount of the reasonable upgrades.   It is expressly understood that Sento shall
hold Symantec harmless from any and all losses, costs, expenses and the like in
the event the back-up generator or UPS equipment fail to perform, regardless of
the reason for said failure including but not limited to Symantec’s negligence.

 

3

 

 

10.                                 Incorporation
of Terms of Master Lease.

 

(g)                                 This
Sublease is subject to and subordinate to the Master Lease.  Subject to the modifications set forth in
this Sublease, the terms of the Master Lease are incorporated herein by
reference, and shall, as between Sublandlord and Subtenant (as if they were
Landlord and Tenant, respectively, under the Master Lease) constitute the terms
of this Sublease except to the extent that they are inapplicable to,
inconsistent with, or modified by, the terms of this Sublease.  In the event of any inconsistencies between
the terms and provisions of the Master Lease and the terms and provisions of
this Sublease, the terms and provisions of this Sublease shall govern.  Subtenant acknowledges that it has reviewed
the Master Lease and is familiar with the terms and conditions thereof.

 

(h)                                 For
the purposes of incorporation herein, the terms of the Master Lease are subject
to the following additional modifications:

 

(i)                                     In
all provisions of the Master Lease (under the terms thereof and without regard
to modifications thereof for purposes of incorporation into this Sublease)
requiring the approval or consent of Landlord, Subtenant shall be required to
obtain the approval or consent of both Sublandlord and Landlord.

 

(ii)                                  In
all provisions of the Master Lease requiring Tenant to submit, exhibit to,
supply or provide Landlord with evidence, certificates, or any other matter or
thing, Subtenant shall be required to submit, exhibit to, supply or provide, as
the case may be, the same to both Landlord and Sublandlord.  In any such instance, Sublandlord shall
determine if such evidence, certificate or other matter or thing shall be
satisfactory.

 

(iii)                               Sublandlord
shall have no obligation to restore any portion of the Sublease Premises after
any destruction or taking by eminent domain.

 

(i)                                     The
following provisions of the Master Lease are specifically excluded: Article 1,
Section 3.01, 3.02, 3.04, Article IV,V, VI, XXVI and Section 27.12.

 

11.                                 Subtenant’s
Obligations.  Subtenant covenants
and agrees that all obligations of Sublandlord under the Master Lease shall be
done or performed by Subtenant with respect to the Sublease Premises, except as
otherwise provided by this Sublease, and Subtenant’s obligations shall run to
Sublandlord and Landlord as Sublandlord may determine to be appropriate or be
required by the respective interests of Sublandlord and Landlord.  Subtenant agrees to indemnify Sublandlord,
and hold it harmless, from and against any and all claims, damages, losses,
expenses and liabilities (including reasonable attorneys’ fees) incurred as a
result of the non-performance, non-observance or non-payment of any of
Sublandlord’s obligations under the Master Lease that, as a result of this Sublease,
became an obligation of Subtenant.  If
Subtenant makes any payment to Sublandlord pursuant to this indemnity,
Subtenant shall be subrogated to the rights of Sublandlord concerning said
payment.  Subtenant shall not do, nor
permit to be done, any act or thing that is, or with notice or the passage of
time would be, a default under this Sublease or the Master Lease.

 

4

 

12.                                 Sublandlord’s
Obligations.  Sublandlord agrees
that Subtenant shall be entitled to receive all services and repairs to be
provided by Landlord to Sublandlord under the Master Lease.  Subtenant shall look solely to Landlord for
all such services and shall not, under any circumstances, seek nor require
Sublandlord to perform any of such services, nor shall Subtenant make any claim
upon Sublandlord for any damages that may arise by reason of Landlord’s default
under the Master Lease.  Any condition
resulting from a default by Landlord shall not constitute as between
Sublandlord and Subtenant an eviction, actual or constructive, of Subtenant,
and no such default shall excuse Subtenant from the performance or observance
of any of its obligations to be performed or observed under this Sublease, or
entitle Subtenant to receive any reduction in or abatement of the Rent provided
for in this Sublease.  In furtherance of
the foregoing, Subtenant does hereby waive any cause of action and any right to
bring any action against Sublandlord by reason of any act or omission of
Landlord under the Master Lease. 
Sublandlord covenants and agrees with Subtenant that Sublandlord will
pay all fixed rent and additional rent payable by Sublandlord pursuant to the
Master Lease to the extent that failure to perform the same would adversely
affect Subtenant’s use or occupancy of the Sublease Premises. Default by
Subtenant.  In the event Subtenant shall
be in default of any covenant of, or shall fail to honor any obligation under
this Sublease, Sublandlord shall have available to it against Subtenant all of
the remedies available (a) to Landlord under the Master Lease in the event
of a similar default on the part of Sublandlord thereunder or (b) at law
or in equity.

 

13.                                 Quiet
Enjoyment.  So long as Subtenant
pays all of the Rent due hereunder and performs all of Subtenant’s other
obligations hereunder, Sublandlord shall do nothing to affect Subtenant’s right
to peaceably and quietly have, hold and enjoy the Sublease Premises.

 

14.                                 Notices.  Anything contained in any provision of this
Sublease to the contrary notwithstanding, Subtenant agrees, with respect to the
Sublease Premises, to comply with and remedy any default in this Sublease or
the Master Lease which is Subtenant’s obligation to cure, within the period
allowed to Sublandlord under the Master Lease, even if such time period is
shorter than the period otherwise allowed therein due to the fact that notice
of default from Sublandlord to Subtenant is given after the corresponding
notice of default from Landlord to Sublandlord.  Sublandlord agrees to forward to Subtenant, promptly upon receipt
thereof by Sublandlord, a copy of each notice of default received by
Sublandlord in its capacity as Tenant under the Master Lease.  Subtenant agrees to forward to Sublandlord,
promptly upon receipt thereof, copies of any notices received by Subtenant from
Landlord or from any governmental authorities. 
All notices, demands and requests shall be in writing and shall be sent
either by hand delivery or by a nationally recognized overnight courier service
(e.g., Federal Express), in either case return receipt requested, to the
address of the appropriate party. 
Notices, demands and requests so sent shall be deemed given when the
same are received or upon refusal to accept delivery.  Notices to Subtenant shall be sent to the attention of:

 

 

Symantec Corporation

20330 Stevens Creek Blvd.

Cupertino, CA 95014

Attn:  Legal Department / General Counsel

 

5

 

and,

 

Symantec Corporation

2500 Broadway Avenue

Santa Monica, CA 90404

Attn:  Facilities Director, The
Americas

 

 

Notices to
Sublandlord shall be sent to the attention of:

 

Sento Corporation

808 E. Utah Valley Dr.

American Fork, UT 84003

 

Attn:  Stan Cutler

 

15.                                 Broker.  Sublandlord and Subtenant represent and
warrant to each other that, with the exception of NAI Utah Real Estate, Inc.
(“Broker”), no brokers were involved in connection with the negotiation or
consummation of this Sublease. 
Subtenant agrees to pay the commission of the Broker pursuant to a
separate agreement.  Each party agrees
to indemnify the other, and hold it harmless, from and against any and all
claims, damages, losses, expenses and liabilities (including reasonable
attorneys’ fees) incurred by said party as a result of a breach of this
representation and warranty by the other party.

 

16.                                 Condition
of Premises.  Subtenant acknowledges
that it is subleasing the Sublease Premises “as-is” and that Sublandlord is not
making any representation or warranty concerning the condition of the Sublease
Premises and that Sublandlord is not obligated to perform any work to prepare
the Sublease Premises for Subtenant’s occupancy.  Subtenant acknowledges that it is not authorized to make or do
any alterations or improvements in or to the Sublease Premises, except as
permitted by the provisions of this Sublease and the Master Lease, and that it
must deliver the Sublease Premises to Sublandlord on the Sublease Expiration
Date in the condition required by the Master Lease.

 

17.                                 Consent
of Landlord.  Section 14.01 of
the Master Lease requires Sublandlord to obtain the written consent of Landlord
to this Sublease.  Sublandlord shall
solicit Landlord’s consent to this Sublease promptly following the execution
and delivery of this Sublease by Sublandlord and Subtenant.  In the event Landlord’s written consent to
this Sublease has not been obtained within ninety (90) days after the execution
hereof, then this Sublease may be terminated by either party hereto upon notice
to the other, and upon such termination neither party hereto shall have any
further rights against or obligations to the other party hereto.

 

18.                                 Termination
of the Lease.  If for any reason the
term of the Master Lease shall terminate prior to the Sublease Expiration Date,
this Sublease shall automatically be terminated, and Sublandlord shall not be
liable to Subtenant by reason thereof, unless said termination shall have been
caused by the default of Sublandlord under the Master Lease and said
Sublandlord’s default was not as a result of a Subtenant’s default hereunder.

 

6

 

19.                                 Assignment
and Subletting.

 

(j)                                     Independent
of and in addition to any provisions of the Master Lease, including without
limitation the obligation to obtain Landlord’s consent to any assignment, it is
understood and agreed that Subtenant shall have no right to sublet the Sublease
Premises or any portion thereof or any right or privilege appurtenant thereto;
provided, however, that, subject to the provisions of this Section 18,
Subtenant shall have the right to assign this Sublease or any interest therein,
and to suffer or permit any other person (other than agents, servants or
associates of the Subtenant) to occupy or use the Sublease Premises, only upon
the prior written consent of Sublandlord and Landlord, which consent shall not
be unreasonably withheld.  Any
assignment by Subtenant without Sublandlord’s prior written consent shall be
void and shall, at the option of Sublandlord, terminate this Sublease.

 

(k)                                  Subtenant
shall advise Sublandlord by notice of (i) Subtenant’s intent to assign
this Sublease, (ii) the name of the proposed assignee and evidence
reasonably satisfactory to Sublandlord that such proposed assignee is
comparable in reputation, stature and financial condition to tenants then
leasing comparable space in comparable buildings, and (iii) the terms of
the proposed assignment.  Sublandlord
shall, within thirty (30) days of receipt of such notice, and any additional
information requested by Landlord concerning the proposed assignee’s financial
responsibility, elect one of the following:

 

(i)                                     Consent
to such proposed assignment;

 

(ii)                                  Refuse
such consent, which refusal shall be on reasonable grounds; or

 

(iii)                               Elect
to terminate the Sublease, effective thirty (30) days after Sublandlord
delivers notice of its election to Subtenant.

 

(l)                                     In
the event that Sublandlord shall consent to an assignment under the provisions
of this Section 18, Subtenant shall pay Sublandlord’s reasonable processing
costs and reasonable attorneys’ fees incurred in giving such consent.  Notwithstanding any permitted assignment,
Subtenant shall at all times remain directly, primarily and fully responsible
and liable for all payments owed by Subtenant under the Sublease and for
compliance with all obligations under the terms, provisions and covenants of
the Sublease.  If, for any proposed
assignment, Subtenant receives Rent or other consideration, either initially or
over the term of the assignment, in excess of the Rent required by this
Sublease, after a deduction for the following: 
(a) any brokerage commission paid by Subtenant in connection
therewith and (b) any reasonable attorneys’ fees in connection with
preparing and negotiating an assignment document (“Profit”), then Subtenant
shall pay to Sublandlord as additional Rent, Fifty percent (50%) of such Profit
or other consideration received by Subtenant within five (5) days of its
receipt by Subtenant or, in the event the assignee makes payment directly to
Sublandlord, Sublandlord shall refund Fifty percent (50%) of the Profit to Subtenant
after deducting (a) and (b) above.

 

7

 

(m)                               Occupancy of all or part of the Sublease
Premises by parent, subsidiary, or affiliated companies or a joint venture
partnership of Subtenant shall not be deemed an assignment or subletting
provided that such parent, subsidiary or affiliated companies or a joint
venture partnership were not formed as a subterfuge to avoid the obligation of
this Section 18.  If Subtenant is
a corporation, unincorporated association, trust or general or limited
partnership, then the sale, assignment, transfer or hypothecation of any
shares, partnership interest, or other ownership interest of such entity, the
dissolution, merger, consolidation, or other reorganization of such entity or
the sale, assignment, transfer or hypothecation of the assets of such entity,
shall not be deemed an assignment or sublease subject to the provisions of this
Section 18.

 

20.                                 Limitation
of Estate.  Subtenant’s estate shall
in all respects be limited to, and be construed in a fashion consistent with,
the estate granted to Sublandlord by Landlord. 
Subtenant shall stand in the place of Sublandlord and shall defend,
indemnify and hold Sublandlord harmless with respect to all covenants,
warranties, obligations, and payments made by Sublandlord under or required of
Sublandlord by the Master Lease with respect to the Subleased Premises.  In the event Sublandlord is prevented from
performing any of its obligations under this Sublease by a breach by Landlord of
a term of the Master Lease, then Sublandlord’s sole obligation in regard to its
obligation under this Sublease shall be to use reasonable efforts in diligently
pursuing the correction or cure by Landlord of Landlord’s breach.

 

21.                                 Entire
Agreement.  It is understood and
acknowledged that there are no oral agreements between the parties hereto
affecting this Sublease and this Sublease supersedes and cancels any and all
previous negotiations, arrangements, brochures, agreements and understandings,
if any, between the parties hereto or displayed by Sublandlord to Subtenant
with respect to the subject matter thereof, and none thereof shall be used to
interpret or construe this Sublease. 
This Sublease, and the exhibits and schedules attached hereto, contain
all of the terms, covenants, conditions, warranties and agreements of the
parties relating in any manner to the rental, use and occupancy of the Sublease
Premises and shall be considered to be the only agreements between the parties
hereto and their representatives and agents. 
None of the terms, covenants, conditions or provisions of this Sublease
can be modified, deleted or added to except in writing signed by the parties
hereto.  All negotiations and oral
agreements acceptable to both parties have been merged into and are included
herein.  There are no other
representations or warranties between the parties, and all reliance with
respect to representations is based totally upon the representations and
agreements contained in this Sublease.

 

8

 

IN WITNESS
WHEREOF, the parties have entered into this Sublease as of the date first
written above.

 

	
   

  	
  SUBTENANT:

  
	
   

  	
   

  
	
   

  	
  Symantec Corporation,

  
	
   

  	
  a Delaware Corporation

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By: 

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  Its: 

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  SUBLANDLORD:

  
	
   

  	
   

  
	
   

  	
  Sento Corporation, Inc.,

  
	
   

  	
  a Utah Corporation

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By: 

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  Its: 

  	
   

  	
   

  

 

9

EXHIBIT A

 

COPY OF MASTER LEASE

 

 

EXHIBIT B

 

DEMISING PLAN

 

 

EXHIBIT C

 

CONSENT

 

The undersigned Landlord under the Lease hereby consents to the
foregoing Sublease conditioned upon the following to which all parties agrees:

 

1.                                       Subtenant’s
agreement to perform Sublandlord’s obligations under the Lease during the
Sublease term is for the benefit of both Sublandlord and Landlord.

 

2.                                       Subtenant’s
agreement to perform such obligations shall not relieve Subtenant of its
primary and unconditional liability for payment of rental and other charges and
performances of Sublandlord’s obligations as Tenant under the Lease during the
full term of the Lease.

 

 

	
  LANDLORD:

  	
   

  	
  SUBLANDLORD:

  
	
   

  	
   

  	
   

  
	
  PRACVEST

  	
   

  	
  Sento Corporation, Inc.,

  
	
  a Utah Limited Liability Company

  	
   

  	
  a Utah Corporation

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  By: 

  	
   

  	
   

  	
  By:

  	
   

  
	
   

  	
   

  	
   

  
	
  Its: 

  	
   

  	
   

  	
  Its:

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  SUBTENANT:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Symantec Corporation,

  	
   

  	
   

  
	
  a Delaware Corporation

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  By: 

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Its: 

  	
   

  	
   

  	
   

  

 

 

LANDLORD’S CONSENT TO SUBLEASE

 

The undersigned Landlord under the Lease hereby consents to the
foregoing Sublease conditioned upon the following to which all parties agrees:

 

3.                                       Subtenant’s
agreement to perform Sublandlord’s obligations under the Lease during the
Sublease term is for the benefit of both Sublandlord and Landlord.

 

4.                                       Subtenant’s
agreement to perform such obligations shall not relieve Subtenant of its
primary and unconditional liability for payment of rental and other charges and
performances of Sublandlord’s obligations as Tenant under the Lease during the
full term of the Lease.

 

 

	
  LANDLORD:

  
	
   

  
	
  PRACVEST

  
	
  a Utah Limited Liability Company

  
	
   

  
	
   

  
	
  By:

  	
   

  	
   

  
	
   

  
	
  Its:

  	
   

  	
   

  
	
   

  
	
  Date:

  	
   

  	
  .Exhibit 10.1

 

 

GUARANTEE AGREEMENT

 

HF FINANCIAL CORP.

 

Dated as of September 25, 2003

 

 

 

TABLE OF
CONTENTS

 

 

	
  ARTICLE I

  	
   

  
	
   

  	
   

  	
   

  
	
  DEFINITIONS AND
  INTERPRETATION

  	
   

  
	
   

  	
   

  	
   

  
	
  SECTION 1.1

  	
  Definitions
  and Interpretation.

  	
   

  
	
   

  	
   

  	
   

  
	
  ARTICLE II

  	
   

  
	
   

  	
   

  	
   

  
	
  POWERS, DUTIES AND RIGHTS OF THE GUARANTEE
  TRUSTEE

  	
   

  
	
   

  	
   

  
	
  SECTION 2.1

  	
  Powers and
  Duties of the Guarantee Trustee.

  	
   

  
	
  SECTION 2.2

  	
  Certain
  Rights of the Guarantee Trustee.

  	
   

  
	
  SECTION 2.3

  	
  Not
  Responsible for Recitals or Issuance of Guarantee.

  	
   

  
	
  SECTION 2.4

  	
  Events of
  Default; Waiver.

  	
   

  
	
  SECTION 2.5

  	
  Events of
  Default; Notice.

  	
   

  
	
   

  	
   

  	
   

  
	
  ARTICLE III

  	
   

  
	
   

  	
   

  	
   

  
	
  THE
  GUARANTEE TRUSTEE

  	
   

  
	
   

  	
   

  
	
  SECTION 3.1

  	
  The Guarantee
  Trustee; Eligibility.

  	
   

  
	
  SECTION 3.2

  	
  Appointment,
  Removal and Resignation of the Guarantee Trustee.

  	
   

  
	
   

  	
   

  	
   

  
	
  ARTICLE IV

  	
   

  
	
   

  	
   

  	
   

  
	
  GUARANTEE

  	
   

  
	
   

  	
   

  
	
  SECTION 4.1

  	
  Guarantee.

  	
   

  
	
  SECTION 4.2

  	
  Waiver of
  Notice and Demand.

  	
   

  
	
  SECTION 4.3

  	
  Obligations
  Not Affected.

  	
   

  
	
  SECTION 4.4

  	
  Rights of
  Holders.

  	
   

  
	
  SECTION 4.5

  	
  Guarantee of
  Payment.

  	
   

  
	
  SECTION 4.6

  	
  Subrogation.

  	
   

  
	
  SECTION 4.7

  	
  Independent
  Obligations.

  	
   

  
	
  SECTION 4.8

  	
  Enforcement.

  	
   

  
	
   

  	
   

  	
   

  
	
  ARTICLE V

  	
   

  
	
   

  	
   

  	
   

  
	
  LIMITATION OF TRANSACTIONS;
  SUBORDINATION

  	
   

  
	
   

  	
   

  
	
  SECTION 5.1

  	
  Limitation of
  Transactions.

  	
   

  
	
  SECTION 5.2

  	
  Ranking.

  	
   

  

 

i

 

	
  ARTICLE VI

  	
   

  
	
   

  	
   

  	
   

  
	
  TERMINATION

  	
   

  
	
   

  	
   

  
	
  SECTION 6.1

  	
  Termination.

  	
   

  
	
   

  	
   

  	
   

  
	
  ARTICLE VII

  	
   

  
	
   

  	
   

  
	
  INDEMNIFICATION

  	
   

  
	
   

  	
   

  
	
  SECTION 7.1

  	
  Exculpation.

  	
   

  
	
  SECTION 7.2

  	
  Indemnification.

  	
   

  
	
  SECTION 7.3

  	
  Compensation;
  Reimbursement of Expenses.

  	
   

  
	
   

  	
   

  	
   

  
	
  ARTICLE VIII

  	
   

  
	
   

  	
   

  	
   

  
	
  MISCELLANEOUS

  	
   

  
	
   

  	
   

  
	
  SECTION 8.1

  	
  Successors
  and Assigns.

  	
   

  
	
  SECTION 8.2

  	
  Amendments.

  	
   

  
	
  SECTION 8.3

  	
  Notices.

  	
   

  
	
  SECTION 8.4

  	
  Benefit.

  	
   

  
	
  SECTION 8.5

  	
  Governing
  Law.

  	
   

  
	
  SECTION 8.6

  	
  Counterparts.

  	
   

  

 

ii

 

GUARANTEE AGREEMENT

 

This GUARANTEE AGREEMENT (the “Guarantee”), dated as
of September 25, 2003, is executed and delivered by HF Financial Corp., a
savings and loan holding company incorporated in Delaware (the “Guarantor”),
and Wilmington Trust Company, a Delaware banking corporation, as trustee (the
“Guarantee Trustee”), for the benefit of the Holders (as defined herein) from
time to time of the Capital Securities (as defined herein) of HF Financial
Capital Trust IV, a Delaware statutory trust (the “Issuer”).

 

WHEREAS, pursuant to an Amended and Restated
Declaration of Trust (the “Declaration”), dated as of September 25, 2003, among
the trustees named therein of the Issuer, HF Financial Corp., as sponsor, and
the Holders from time to time of undivided beneficial interests in the assets
of the Issuer, the Issuer is issuing on the date hereof securities, having an
aggregate liquidation amount of $7,000,000, designated in the Declaration as
MMCapSSM (the “Capital Securities”); and

 

WHEREAS, as incentive for the Holders to purchase the
Capital Securities, the Guarantor desires irrevocably and unconditionally to
agree, to the extent set forth in this Guarantee, to pay to the Holders of
Capital Securities the Guarantee Payments (as defined herein) and to make
certain other payments on the terms and conditions set forth herein.

 

NOW, THEREFORE, in consideration of the purchase by
each Holder of the Capital Securities, which purchase the Guarantor hereby
agrees shall benefit the Guarantor, the Guarantor executes and delivers this
Guarantee for the benefit of the Holders.

 

ARTICLE
I

 

DEFINITIONS AND INTERPRETATION

 

SECTION 1.1  Definitions and Interpretation.

 

In this Guarantee, unless the context otherwise
requires:

 

(a)                                  capitalized
terms used in this Guarantee but not defined in the preamble above have the
respective meanings assigned to them in this Section 1.1;

 

(b)                                 a
term defined anywhere in this Guarantee has the same meaning throughout;

 

(c)                                  all
references to “the Guarantee” or “this Guarantee” are to this Guarantee as
modified, supplemented or amended from time to time;

 

(d)                                 all
references in this Guarantee to Articles and Sections are to Articles and
Sections of this Guarantee, unless otherwise specified;

 

(e)                                  terms
defined in the Declaration as of the date of execution of this Guarantee have
the same meanings when used in this Guarantee, unless otherwise defined in this
Guarantee or unless the context otherwise requires; and

 

 

(f)                                    a
reference to the singular includes the plural and vice versa.

 

“Beneficiaries” means any Person to whom the Issuer is
or hereafter becomes indebted or liable.

 

“Common Securities” has the meaning specified in the
Declaration.

 

“Corporate Trust Office”  means the office of the Guarantee Trustee at which at any
particular time its corporate trust business shall be principally administered,
which at all times shall be located within the United States and at the time of
the execution of this Guarantee shall be Rodney Square North, 1100 North Market
Street, Wilmington, DE 19890-0001.

 

“Covered Person” means any Holder of Capital
Securities.

 

“Debenture Issuer” means HF Financial Corp. or any
successor entity resulting from any consolidation, amalgamation, merger or
other business combination, in its capacity as issuer of the Debentures.

 

“Debentures” means the junior subordinated debentures
of the Debenture Issuer that are designated in the Indenture as the “Floating
Rate Junior Subordinated Debt Securities due 2033” and held by the
Institutional Trustee (as defined in the Declaration) of the Issuer.

 

“Event of Default” has the meaning set forth in
Section 2.4.

 

“Guarantee Payments” means the following payments or
distributions, without duplication, with respect to the Capital Securities, to
the extent not paid or made by the Issuer: (i) any accrued and unpaid
Distributions (as defined in the Declaration) which are required to be paid on
such Capital Securities to the extent the Issuer has funds available in the
Property Account (as defined in the Declaration) therefor at such time, (ii)
the price payable upon the redemption of any Capital Securities to the extent
the Issuer has funds available in the Property Account therefor at such time,
with respect to any Capital Securities that are (1) called for redemption by
the Issuer or (2) mandatorily redeemed by the Issuer, in each case, in
accordance with the terms of such Capital Securities, and (iii) upon a
voluntary or involuntary liquidation, dissolution, winding-up or termination of
the Issuer (other than in connection with the distribution of Debentures to the
Holders of the Capital Securities in exchange therefor as provided in the
Declaration), the lesser of (a) the aggregate of the liquidation amount of the
Capital Securities and all accrued and unpaid Distributions on the Capital
Securities to the date of payment, to the extent the Issuer has funds available
in the Property Account therefor at such time, and (b) the amount of assets of
the Issuer remaining available for distribution to Holders in liquidation of
the Issuer after satisfaction of liabilities to creditors of the Issuer as
required by applicable law (in either case, the “Liquidation Distribution”).

 

“Guarantee Trustee” means Wilmington Trust Company,
until a Successor Guarantee Trustee has been appointed and has accepted such
appointment pursuant to the terms of this Guarantee and thereafter means each
such Successor Guarantee Trustee.

 

“Holder” means any Person in whose name any Capital
Securities are registered on the books and records of the Issuer; provided,
however, that, in determining whether the

 

2

 

holders of the requisite percentage of Capital
Securities have given any request, notice, consent or waiver hereunder,
“Holder” shall not include the Guarantor or any Affiliate of the Guarantor.

 

“Indemnified Person” means the Guarantee Trustee
(including in its individual capacity), any Affiliate of the Guarantee Trustee,
or any officers, directors, shareholders, members, partners, employees,
representatives, nominees, custodians or agents of the Guarantee Trustee.

 

“Indenture” means the Indenture, dated as of September
25, 2003, between the Debenture Issuer and Wilmington Trust Company, not in its
individual capacity but solely as trustee, and any indenture supplemental
thereto pursuant to which the Debentures are to be issued to the Institutional
Trustee of the Issuer.

 

“Liquidation Distribution” has the meaning set forth
in the definition of “Guarantee Payments” herein.

 

“Majority in liquidation amount of the Capital
Securities” means Holder(s) of outstanding Capital Securities, voting together
as a class, but separately from the holders of Common Securities, of more than
50% of the aggregate liquidation amount (including the amount that would be
paid upon the redemption, liquidation or otherwise on the date upon which the
voting percentages are determined, plus unpaid Distributions accrued thereon to
such date) of all Capital Securities then outstanding.

 

“Obligations” means any costs, expenses or liabilities
(but not including liabilities related to taxes) of the Issuer, other than
obligations of the Issuer to pay to holders of any Trust Securities the amounts
due such holders pursuant to the terms of the Trust Securities.

 

“Officer’s Certificate” means, with respect to any
Person, a certificate signed by one Authorized Officer of such Person.  Any Officer’s Certificate delivered with
respect to compliance with a condition or covenant provided for in this
Guarantee shall include:

 

(a)                                  a
statement that such officer signing the Officer’s Certificate has read the
covenant or condition and the definitions relating thereto;

 

(b)                                 a
brief statement of the nature and scope of the examination or investigation
undertaken by such officer in rendering the Officer’s Certificate;

 

(c)                                  a
statement that such officer has made such examination or investigation as, in
such officer’s opinion, is necessary to enable such officer to express an
informed opinion as to whether or not such covenant or condition has been
complied with; and

 

(d)                                 a
statement as to whether, in the opinion of such officer, such condition or
covenant has been complied with.

 

“Person” means a legal person, including any
individual, corporation, estate, partnership, joint venture, association, joint
stock company, limited liability company, trust,

 

3

 

unincorporated association, or government or any
agency or political subdivision thereof, or any other entity of whatever
nature.

 

“Responsible Officer” means, with respect to the
Guarantee Trustee, any officer within the Corporate Trust Office of the
Guarantee Trustee with direct responsibility for the administration of any
matters relating to this Guarantee, including any vice president, any assistant
vice president, any secretary, any assistant secretary, the treasurer, any
assistant treasurer, any trust officer or other officer of the Corporate Trust
Office of the Guarantee Trustee customarily performing functions similar to
those performed by any of the above designated officers and also means, with
respect to a particular corporate trust matter, any other officer to whom such
matter is referred because of that officer’s knowledge of and familiarity with
the particular subject.

 

“Successor Guarantee Trustee” means a successor
Guarantee Trustee possessing the qualifications to act as Guarantee Trustee
under Section 3.1.

 

“Trust Securities” means the Common Securities and the
Capital Securities.

 

ARTICLE
II

 

POWERS,
DUTIES AND RIGHTS OF THE GUARANTEE TRUSTEE

 

SECTION 2.1  Powers and Duties of the Guarantee
Trustee.

 

(a)                                  This
Guarantee shall be held by the Guarantee Trustee for the benefit of the Holders
of the Capital Securities, and the Guarantee Trustee shall not transfer this
Guarantee to any Person except a Holder of Capital Securities exercising his or
her rights pursuant to Section 4.4 (b) or to a Successor Guarantee Trustee on
acceptance by such Successor Guarantee Trustee of its appointment to act as
Successor Guarantee Trustee.  The right,
title and interest of the Guarantee Trustee shall automatically vest in any
Successor Guarantee Trustee, and such vesting and cessation of title shall be
effective whether or not conveyancing documents have been executed and
delivered pursuant to the appointment of such Successor Guarantee Trustee.

 

(b)                                 If
an Event of Default actually known to a Responsible Officer of the Guarantee Trustee
has occurred and is continuing, the Guarantee Trustee shall enforce this
Guarantee for the benefit of the Holders of the Capital Securities.

 

(c)                                  The
Guarantee Trustee, before the occurrence of any Event of Default and after the
curing or waiving of all Events of Default that may have occurred, shall
undertake to perform only such duties as are specifically set forth in this
Guarantee, and no implied covenants shall be read into this Guarantee against
the Guarantee Trustee.  In case an Event
of Default has occurred (that has not been cured or waived pursuant to Section
2.4(b)) and is actually known to a Responsible Officer of the Guarantee
Trustee, the Guarantee Trustee shall exercise such of the rights and powers
vested in it by this Guarantee, and use the same degree of care and skill in
its exercise thereof, as a prudent person would exercise or use under the
circumstances in the conduct of his or her own affairs.

 

4

 

(d)                                 No
provision of this Guarantee shall be construed to relieve the Guarantee Trustee
from liability for its own negligent action, its own negligent failure to act,
or its own willful misconduct or bad faith, except that:

 

(i)                                     prior
to the occurrence of any Event of Default and after the curing or waiving of
all Events of Default that may have occurred:

 

(A)                              the
duties and obligations of the Guarantee Trustee shall be determined solely by
the express provisions of this Guarantee, and the Guarantee Trustee shall not
be liable except for the performance of such duties and obligations as are
specifically set forth in this Guarantee, and no implied covenants or
obligations shall be read into this Guarantee against the Guarantee Trustee;
and

 

(B)                                in
the absence of bad faith on the part of the Guarantee Trustee, the Guarantee
Trustee may conclusively rely, as to the truth of the statements and the
correctness of the opinions expressed therein, upon any certificates or
opinions furnished to the Guarantee Trustee and conforming to the requirements of
this Guarantee; but in the case of any such certificates or opinions furnished
to the Guarantee Trustee, the Guarantee Trustee shall be under a duty to
examine the same to determine whether or not on their face they conform to the
requirements of this Guarantee;

 

(ii)                                  the
Guarantee Trustee shall not be liable for any error of judgment made in good
faith by a Responsible Officer of the Guarantee Trustee, unless it shall be
proved that such Responsible Officer of the Guarantee Trustee or the Guarantee
Trustee was negligent in ascertaining the pertinent facts upon which such
judgment was made;

 

(iii)                               the
Guarantee Trustee shall not be liable with respect to any action taken or
omitted to be taken by it in good faith in accordance with the written
direction of the Holders of a Majority in liquidation amount of the Capital
Securities relating to the time, method and place of conducting any proceeding
for any remedy available to the Guarantee Trustee, or exercising any trust or
power conferred upon the Guarantee Trustee under this Guarantee; and

 

(iv)                              no
provision of this Guarantee shall require the Guarantee Trustee to expend or
risk its own funds or otherwise incur personal financial liability in the
performance of any of its duties or in the exercise of any of its rights or
powers, if the Guarantee Trustee shall have reasonable grounds for believing
that the repayment of such funds is not reasonably assured to it under the
terms of this Guarantee, or security and indemnity, reasonably satisfactory to
the Guarantee Trustee, against such risk or liability is not reasonably assured
to it.

 

SECTION 2.2  Certain Rights of the Guarantee Trustee.

 

(a)                                  Subject
to the provisions of Section 2.1:

 

5

 

(i)                                     The
Guarantee Trustee may conclusively rely, and shall be fully protected in acting
or refraining from acting upon, any resolution, certificate, statement,
instrument, opinion, report, notice, request, direction, consent, order, bond,
debenture, note, other evidence of indebtedness or other paper or document
believed by it to be genuine and to have been signed, sent or presented by the
proper party or parties.

 

(ii)                                  Any
direction or act of the Guarantor contemplated by this Guarantee shall be
sufficiently evidenced by an Officer’s Certificate.

 

(iii)                               Whenever,
in the administration of this Guarantee, the Guarantee Trustee shall deem it
desirable that a matter be proved or established before taking, suffering or
omitting any action hereunder, the Guarantee Trustee (unless other evidence is
herein specifically prescribed) may, in the absence of bad faith on its part,
request and conclusively rely upon an Officer’s Certificate of the Guarantor
which, upon receipt of such request, shall be promptly delivered by the
Guarantor.

 

(iv)                              The
Guarantee Trustee shall have no duty to see to any recording, filing or
registration of any instrument or other writing (or any rerecording, refiling
or reregistration thereof).

 

(v)                                 The
Guarantee Trustee may consult with counsel of its selection, and the advice or
opinion of such counsel with respect to legal matters shall be full and
complete authorization and protection in respect of any action taken, suffered
or omitted by it hereunder in good faith and in accordance with such advice or
opinion.  Such counsel may be counsel to
the Guarantor or any of its Affiliates and may include any of its
employees.  The Guarantee Trustee shall
have the right at any time to seek instructions concerning the administration
of this Guarantee from any court of competent jurisdiction.

 

(vi)                              The
Guarantee Trustee shall be under no obligation to exercise any of the rights or
powers vested in it by this Guarantee at the request or direction of any
Holder, unless such Holder shall have provided to the Guarantee Trustee such
security and indemnity, reasonably satisfactory to the Guarantee Trustee,
against the costs, expenses (including attorneys’ fees and expenses and the
expenses of the Guarantee Trustee’s agents, nominees or custodians) and
liabilities that might be incurred by it in complying with such request or
direction, including such reasonable advances as may be requested by the
Guarantee Trustee; provided, however, that nothing contained in this Section
2.2(a)(vi) shall be taken to relieve the Guarantee Trustee, upon the occurrence
of an Event of Default, of its obligation to exercise the rights and powers
vested in it by this Guarantee.

 

(vii)                           The
Guarantee Trustee shall not be bound to make any investigation into the facts
or matters stated in any resolution, certificate, statement, instrument,
opinion, report, notice, request, direction, consent, order, bond, debenture,
note, other evidence of indebtedness or other paper or document, but the
Guarantee Trustee, in its discretion, may make such further inquiry or investigation
into such facts or matters as it may see fit.

 

6

 

(viii)                        The
Guarantee Trustee may execute any of the trusts or powers hereunder or perform
any duties hereunder either directly or by or through agents, nominees,
custodians or attorneys, and the Guarantee Trustee shall not be responsible for
any misconduct or negligence on the part of any agent or attorney appointed
with due care by it hereunder.

 

(ix)                                Any
action taken by the Guarantee Trustee or its agents hereunder shall bind the
Holders of the Capital Securities, and the signature of the Guarantee Trustee
or its agents alone shall be sufficient and effective to perform any such
action.  No third party shall be
required to inquire as to the authority of the Guarantee Trustee to so act or
as to its compliance with any of the terms and provisions of this Guarantee,
both of which shall be conclusively evidenced by the Guarantee Trustee’s or its
agent’s taking such action.

 

(x)                                   Whenever
in the administration of this Guarantee the Guarantee Trustee shall deem it
desirable to receive instructions with respect to enforcing any remedy or right
or taking any other action hereunder, the Guarantee Trustee (A) may request
instructions from the Holders of a Majority in liquidation amount of the
Capital Securities, (B) may refrain from enforcing such remedy or right or
taking such other action until such instructions are received and (C) shall be
protected in conclusively relying on or acting in accordance with such
instructions.

 

(xi)                                The
Guarantee Trustee shall not be liable for any action taken, suffered, or
omitted to be taken by it in good faith and reasonably believed by it to be
authorized or within the discretion or rights or powers conferred upon it by
this Guarantee.

 

(b)                                 No
provision of this Guarantee shall be deemed to impose any duty or obligation on
the Guarantee Trustee to perform any act or acts or exercise any right, power,
duty or obligation conferred or imposed on it, in any jurisdiction in which it
shall be illegal or in which the Guarantee Trustee shall be unqualified or
incompetent in accordance with applicable law to perform any such act or acts
or to exercise any such right, power, duty or obligation.  No permissive power or authority available to
the Guarantee Trustee shall be construed to be a duty.

 

SECTION 2.3  Not Responsible for Recitals or Issuance
of Guarantee.

 

The recitals contained in this Guarantee shall be
taken as the statements of the Guarantor, and the Guarantee Trustee does not assume
any responsibility for their correctness. 
The Guarantee Trustee makes no representation as to the validity or
sufficiency of this Guarantee.

 

SECTION 2.4  Events of Default; Waiver.

 

(a)                                  An
“Event of Default” under this Guarantee will occur upon the failure of the
Guarantor to perform any of its payment or other obligations hereunder.

 

(b)                                 The
Holders of a Majority in liquidation amount of the Capital Securities may,
voting or consenting as a class, on behalf of the Holders of all of the Capital
Securities,

 

7

 

waive any past
Event of Default and its consequences. 
Upon such waiver, any such Event of Default shall cease to exist, and
shall be deemed to have been cured, for every purpose of this Guarantee, but no
such waiver shall extend to any subsequent or other default or Event of Default
or impair any right consequent thereon.

 

SECTION 2.5  Events of Default; Notice.

 

(a)                                  The
Guarantee Trustee shall, within 90 days after the occurrence of an Event of Default,
transmit by mail, first class postage prepaid, to the Holders of the Capital
Securities, notices of all Events of Default actually known to a Responsible
Officer of the Guarantee Trustee, unless such defaults have been cured before
the giving of such notice, provided, however, that the Guarantee Trustee shall
be protected in withholding such notice if and so long as a Responsible Officer
of the Guarantee Trustee in good faith determines that the withholding of such
notice is in the interests of the Holders of the Capital Securities.

 

(b)                                 The
Guarantee Trustee shall not be charged with knowledge of any Event of Default
unless the Guarantee Trustee shall have received written notice thereof from
the Guarantor or a Holder of the Capital Securities, or a Responsible Officer
of the Guarantee Trustee charged with the administration of this Guarantee
shall have actual knowledge thereof.

 

ARTICLE III

 

THE GUARANTEE TRUSTEE

 

SECTION 3.1  The Guarantee Trustee; Eligibility.

 

(a)                                  There
shall at all times be a Guarantee Trustee which shall:

 

(i)                                     not
be an Affiliate of the Guarantor; and

 

(ii)                                  be
a corporation or national association organized and doing business under the
laws of the United States of America or any state thereof or of the District of
Columbia, or Person authorized under such laws to exercise corporate trust
powers, having a combined capital and surplus of at least 50 million U.S.
dollars ($50,000,000), and subject to supervision or examination by federal,
state or District of Columbia authority. 
If such corporation or national association publishes reports of
condition at least annually, pursuant to law or to the requirements of the
supervising or examining authority referred to above, then, for the purposes of
this Section 3.1(a)(ii), the combined capital and surplus of such corporation
or national association shall be deemed to be its combined capital and surplus
as set forth in its most recent report of condition so published.

 

(b)                                 If
at any time the Guarantee Trustee shall cease to be eligible to so act under
Section 3.1(a), the Guarantee Trustee shall immediately resign in the manner
and with the effect set forth in Section 3.2(c).

 

(c)                                  If
the Guarantee Trustee has or shall acquire any “conflicting interest” within
the meaning of Section 310(b) of the Trust Indenture Act, the Guarantee Trustee
shall

 

8

 

either eliminate
such interest or resign to the extent and in the manner provided by, and
subject to, this Guarantee.

 

SECTION 3.2  Appointment, Removal and Resignation of
the Guarantee Trustee.

 

(a)                                  Subject
to Section 3.2(b), the Guarantee Trustee may be appointed or removed without
cause at any time by the Guarantor except during an Event of Default.

 

(b)                                 The
Guarantee Trustee shall not be removed in accordance with Section 3.2(a) until
a Successor Guarantee Trustee has been appointed and has accepted such
appointment by written instrument executed by such Successor Guarantee Trustee
and delivered to the Guarantor.

 

(c)                                  The
Guarantee Trustee appointed to office shall hold office until a Successor
Guarantee Trustee shall have been appointed or until its removal or
resignation.  The Guarantee Trustee may
resign from office (without need for prior or subsequent accounting) by an
instrument in writing executed by the Guarantee Trustee and delivered to the
Guarantor, which resignation shall not take effect until a Successor Guarantee
Trustee has been appointed and has accepted such appointment by an instrument
in writing executed by such Successor Guarantee Trustee and delivered to the
Guarantor and the resigning Guarantee Trustee.

 

(d)                                 If
no Successor Guarantee Trustee shall have been appointed and accepted
appointment as provided in this Section 3.2 within 60 days after delivery of an
instrument of removal or resignation, the Guarantee Trustee resigning or being
removed may petition any court of competent jurisdiction for appointment of a
Successor Guarantee Trustee.  Such court
may thereupon, after prescribing such notice, if any, as it may deem proper, appoint
a Successor Guarantee Trustee.

 

(e)                                  No
Guarantee Trustee shall be liable for the acts or omissions to act of any
Successor Guarantee Trustee.

 

(f)                                    Upon
termination of this Guarantee or removal or resignation of the Guarantee
Trustee pursuant to this Section 3.2, the Guarantor shall pay to the Guarantee
Trustee all amounts owing to the Guarantee Trustee under Sections 7.2 and 7.3
accrued to the date of such termination, removal or resignation.

 

ARTICLE
IV

 

GUARANTEE

 

SECTION 4.1  Guarantee.

 

(a)                                  The
Guarantor irrevocably and unconditionally agrees to pay in full to the Holders
the Guarantee Payments (without duplication of amounts theretofore paid by the
Issuer), as and when due, regardless of any defense (except defense of payment
by the Issuer), right of set-off or counterclaim that the Issuer may have or
assert.  The Guarantor’s obligation to
make a Guarantee Payment may be satisfied by direct payment of the required
amounts by the Guarantor to the Holders or by causing the Issuer to pay such
amounts to the Holders.

 

9

 

(b)                                 The
Guarantor hereby also agrees to assume any and all Obligations of the Issuer
and in the event any such Obligation is not so assumed, subject to the terms
and conditions hereof, the Guarantor hereby irrevocably and unconditionally
guarantees to each Beneficiary the full payment, when and as due, of any and
all Obligations to such Beneficiaries. 
This Guarantee is intended to be for the Beneficiaries who have received
notice hereof.

 

SECTION 4.2  Waiver of Notice and Demand.

 

The Guarantor hereby waives notice of acceptance of
this Guarantee and of any liability to which it applies or may apply,
presentment, demand for payment, any right to require a proceeding first
against the Issuer or any other Person before proceeding against the Guarantor,
protest, notice of nonpayment, notice of dishonor, notice of redemption and all
other notices and demands.

 

SECTION 4.3  Obligations Not Affected.

 

The obligations, covenants, agreements and duties of
the Guarantor under this Guarantee shall in no way be affected or impaired by
reason of the happening from time to time of any of the following:

 

(a)                                  the
release or waiver, by operation of law or otherwise, of the performance or
observance by the Issuer of any express or implied agreement, covenant, term or
condition relating to the Capital Securities to be performed or observed by the
Issuer;

 

(b)                                 the
extension of time for the payment by the Issuer of all or any portion of the
Distributions, the price payable upon the redemption of the Capital Securities,
the Liquidation Distribution or any other sums payable under the terms of the
Capital Securities or the extension of time for the performance of any other
obligation under, arising out of, or in connection with, the Capital Securities
(other than an extension of time for the payment of the Distributions, the
price payable upon the redemption of the Capital Securities, the Liquidation
Distribution or other sums payable that results from the extension of any
interest payment period on the Debentures);

 

(c)                                  any
failure, omission, delay or lack of diligence on the part of the Holders to
enforce, assert or exercise any right, privilege, power or remedy conferred on
the Holders pursuant to the terms of the Capital Securities, or any action on
the part of the Issuer granting indulgence or extension of any kind;

 

(d)                                 the
voluntary or involuntary liquidation, dissolution, sale of any collateral,
receivership, insolvency, bankruptcy, assignment for the benefit of creditors,
reorganization, arrangement, composition or readjustment of debt of, or other
similar proceedings affecting, the Issuer or any of the assets of the Issuer;

 

(e)                                  any
invalidity of, or defect or deficiency in, the Capital Securities;

 

(f)                                    the
settlement or compromise of any obligation guaranteed hereby or hereby
incurred; or

 

10

 

(g)                                 any
other circumstance whatsoever that might otherwise constitute a legal or
equitable discharge or defense of a guarantor, it being the intent of this
Section 4.3 that the obligations of the Guarantor hereunder shall be absolute
and unconditional under any and all circumstances.

 

There shall be no obligation of the Holders to give
notice to, or obtain consent of, the Guarantor with respect to the happening of
any of the foregoing.

 

SECTION 4.4  Rights of Holders.

 

(a)                                  The
Holders of a Majority in liquidation amount of the Capital Securities have the
right to direct the time, method and place of conducting any proceeding for any
remedy available to the Guarantee Trustee in respect of this Guarantee or to
direct the exercise of any trust or power conferred upon the Guarantee Trustee
under this Guarantee; provided, however, that (subject to Sections 2.1 and 2.2)
the Guarantee Trustee shall have the right to decline to follow any such
direction if the Guarantee Trustee shall determine that the actions so directed
would be unjustly prejudicial to the Holders not taking part in such direction
or if the Guarantee Trustee being advised by legal counsel determines that the
action or proceeding so directed may not lawfully be taken or if the Guarantee
Trustee in good faith by its board of directors or trustees, executive
committee or a trust committee of directors or trustees and/or Responsible
Officers shall determine that the action or proceeding so directed would
involve the Guarantee Trustee in personal liability.

 

(b)                                 Any
Holder of Capital Securities may institute a legal proceeding directly against
the Guarantor to enforce the Guarantee Trustee’s rights under this Guarantee,
without first instituting a legal proceeding against the Issuer, the Guarantee
Trustee or any other Person.  The
Guarantor waives any right or remedy to require that any such action be brought
first against the Issuer, the Guarantee Trustee or any other Person before so
proceeding directly against the Guarantor.

 

SECTION 4.5  Guarantee of Payment.

 

This Guarantee creates a guarantee of payment and not
of collection.

 

SECTION 4.6  Subrogation.

 

The Guarantor shall be subrogated to all (if any)
rights of the Holders of Capital Securities against the Issuer in respect of
any amounts paid to such Holders by the Guarantor under this Guarantee;
provided, however, that the Guarantor shall not (except to the extent required
by applicable provisions of law) be entitled to enforce or exercise any right
that it may acquire by way of subrogation or any indemnity, reimbursement or
other agreement, in all cases as a result of payment under this Guarantee, if,
after giving effect to any such payment, any amounts are due and unpaid under
this Guarantee.  If any amount shall be
paid to the Guarantor in violation of the preceding sentence, the Guarantor
agrees to hold such amount in trust for the Holders and to pay over such amount
to the Holders.

 

11

 

SECTION 4.7  Independent Obligations.

 

The Guarantor acknowledges that its obligations
hereunder are independent of the obligations of the Issuer with respect to the
Capital Securities and that the Guarantor shall be liable as principal and as
debtor hereunder to make Guarantee Payments pursuant to the terms of this
Guarantee notwithstanding the occurrence of any event referred to in
subsections (a) through (g), inclusive, of Section 4.3 hereof.

 

SECTION 4.8                          Enforcement.

 

A Beneficiary may enforce the Obligations of the
Guarantor contained in Section 4.1(b) directly against the Guarantor, and the
Guarantor waives any right or remedy to require that any action be brought
against the Issuer or any other person or entity before proceeding against the
Guarantor.

 

The Guarantor shall be subrogated to all rights (if
any) of any Beneficiary against the Issuer in respect of any amounts paid to
the Beneficiaries by the Guarantor under this Guarantee; provided, however,
that the Guarantor shall not (except to the extent required by applicable
provisions of law) be entitled to enforce or exercise any rights that it may
acquire by way of subrogation or any indemnity, reimbursement or other agreement,
in all cases as a result of payment under this Guarantee, if, after giving
effect to such payment, any amounts are due and unpaid under this
Guarantee.  If any amount shall be paid
to the Guarantor in violation of the preceding sentence, the Guarantor agrees
to hold such amount in trust for the Beneficiaries and to pay over such amount
to the Beneficiaries.

 

ARTICLE
V

 

LIMITATION OF TRANSACTIONS;
SUBORDINATION

 

SECTION 5.1  Limitation of Transactions.

 

So long as any Capital Securities remain outstanding,
if (a) there shall have occurred and be continuing an Event of Default or (b)
Debenture Issuer shall have selected an Extension Period as provided in the
Indenture and such period, or any extension thereof, shall have commenced and
be continuing, then the Guarantor may not (x) declare or pay any dividends or
distributions on, or redeem, purchase, acquire, or make a liquidation payment
with respect to, any of the Guarantor’s capital stock, (y) make any payment of
principal of or interest or premium, if any, on or repay, repurchase or redeem
any debt securities of the Guarantor that rank in all respects pari passu
with or junior in interest to the Debentures or (z) make any payment under any
guarantees of the Guarantor that rank in all respects pari passu with or junior in
interest to this Guarantee (other than (i) repurchases, redemptions or other
acquisitions of shares of capital stock of the Guarantor (A) in connection with
any employment contract, benefit plan or other similar arrangement with or for
the benefit of one or more employees, officers, directors, or consultants, (B)
in connection with a dividend reinvestment or stockholder stock purchase plan
or (C) in connection with the issuance of capital stock of the Guarantor (or
securities convertible into or exercisable for such capital stock), as
consideration in an acquisition transaction entered into prior to the
occurrence of the Event of Default or the

 

12

 

applicable Extension Period, (ii) as a result of any
exchange or conversion of any class or series of the Guarantor’s capital stock
(or any capital stock of a subsidiary of the Guarantor) for any class or series
of the Guarantor’s capital stock or of any class or series of the Guarantor’s
indebtedness for any class or series of the Guarantor’s capital stock, (iii)
the purchase of fractional interests in shares of the Guarantor’s capital stock
pursuant to the conversion or exchange provisions of such capital stock or the
security being converted or exchanged, (iv) any declaration of a dividend in
connection with any stockholder’s rights plan, or the issuance of rights, stock
or other property under any stockholder’s rights plan, or the redemption or
repurchase of rights pursuant thereto, or (v) any dividend in the form of
stock, warrants, options or other rights where the dividend stock or the stock
issuable upon exercise of such warrants, options or other rights is the same
stock as that on which the dividend is being paid or ranks pari passu with or junior in
interest to such stock).

 

SECTION 5.2  Ranking.

 

This Guarantee will constitute an unsecured obligation
of the Guarantor and will rank subordinate and junior in right of payment to
all present and future Senior Indebtedness (as defined in the Indenture) of the
Guarantor.  By their acceptance thereof,
each Holder of Capital Securities agrees to the foregoing provisions of this
Guarantee and the other terms set forth herein.

 

ARTICLE
VI

 

TERMINATION

 

SECTION 6.1  Termination.

 

This Guarantee shall terminate as to the Capital
Securities (i) upon full payment of the price payable upon redemption of all
Capital Securities then outstanding, (ii) upon the distribution of all of the
Debentures to the Holders of all of the Capital Securities or (iii) upon full
payment of the amounts payable in accordance with the Declaration upon
dissolution of the Issuer.  This
Guarantee will continue to be effective or will be reinstated, as the case may
be, if at any time any Holder of Capital Securities must restore payment of any
sums paid under the Capital Securities or under this Guarantee.

 

ARTICLE VII

 

INDEMNIFICATION

 

SECTION 7.1  Exculpation.

 

(a)                                  No
Indemnified Person shall be liable, responsible or accountable in damages or
otherwise to the Guarantor or any Covered Person for any loss, damage or claim
incurred by reason of any act or omission of such Indemnified Person in good
faith in accordance with this Guarantee and in a manner that such Indemnified
Person reasonably believed to be within the scope of the authority conferred on
such Indemnified Person by this Guarantee or by law, except that an Indemnified
Person shall be liable for any such loss, damage or claim

 

13

 

incurred by reason
of such Indemnified Person’s negligence, willful misconduct or bad faith with
respect to such acts or omissions.

 

(b)                                 An
Indemnified Person shall be fully protected in relying in good faith upon the
records of the Issuer or the Guarantor and upon such information, opinions,
reports or statements presented to the Issuer or the Guarantor by any Person as
to matters the Indemnified Person reasonably believes are within such other
Person’s professional or expert competence and who, if selected by such
Indemnified Person, has been selected with reasonable care by such Indemnified
Person, including information, opinions, reports or statements as to the value
and amount of the assets, liabilities, profits, losses, or any other facts
pertinent to the existence and amount of assets from which Distributions to
Holders of Capital Securities might properly be paid.

 

SECTION 7.2  Indemnification.

 

(a)                                  The
Guarantor agrees to indemnify each Indemnified Person for, and to hold each
Indemnified Person harmless against, any and all loss, liability, damage, claim
or expense incurred without negligence, willful misconduct or bad faith on the
part of the Indemnified Person, arising out of or in connection with the
acceptance or administration of the trust or trusts hereunder, including but
not limited to the costs and expenses (including reasonable legal fees and
expenses) of the Indemnified Person defending itself against, or investigating,
any claim or liability in connection with the exercise or performance of any of
the Indemnified Person’s powers or duties hereunder.  The obligation to indemnify as set forth in this Section 7.2
shall survive the resignation or removal of the Guarantee Trustee and the
termination of this Guarantee.

 

(b)                                 Promptly
after receipt by an Indemnified Person under this Section 7.2 of notice of the
commencement of any action, such Indemnified Person will, if a claim in respect
thereof is to be made against the Guarantor under this Section 7.2, notify the
Guarantor in writing of the commencement thereof; but the failure so to notify
the Guarantor (i) will not relieve the Guarantor from liability under paragraph
(a) above unless and to the extent that the Guarantor did not otherwise learn
of such action and such failure results in the forfeiture by the Guarantor of
substantial rights and defenses and (ii) will not, in any event, relieve the
Guarantor from any obligations to any Indemnified Person other than the
indemnification obligation provided in paragraph (a) above.  The Guarantor shall be entitled to appoint
counsel of the Guarantor’s choice at the Guarantor’s expense to represent the
Indemnified Person in any action for which indemnification is sought (in which
case the Guarantor shall not thereafter be responsible for the fees and
expenses of any separate counsel retained by the Indemnified Person or Persons
except as set forth below); provided, however, that such counsel shall be
satisfactory to the Indemnified Person. 
Notwithstanding the Guarantor’s election to appoint counsel to represent
the Indemnified Person in any action, the Indemnified Person shall have the
right to employ separate counsel (including local counsel), and the Guarantor
shall bear the reasonable fees, costs and expenses of such separate counsel, if
(i) the use of counsel chosen by the Guarantor to represent the Indemnified
Person would present such counsel with a conflict of interest, (ii) the actual
or potential defendants in, or targets of, any such action include both the
Indemnified Person and the Guarantor and the Indemnified Person shall have
reasonably concluded that there may be legal defenses available to it and/or
other Indemnified Persons

 

14

 

which are
different from or additional to those available to the Guarantor, (iii) the
Guarantor shall not have employed counsel satisfactory to the Indemnified
Person to represent the Indemnified Person within a reasonable time after
notice of the institution of such action or (iv) the Guarantor shall authorize
the Indemnified Person to employ separate counsel at the expense of the
Guarantor.  The Guarantor will not,
without the prior written consent of the Indemnified Persons, settle or
compromise or consent to the entry of any judgment with respect to any pending
or threatened claim, action, suit or proceeding in respect of which
indemnification or contribution may be sought hereunder (whether or not the
Indemnified Persons are actual or potential parties to such claim or action)
unless such settlement, compromise or consent includes an unconditional release
of each Indemnified Person from all liability arising out of such claim,
action, suit or proceeding.

 

SECTION 7.3  Compensation; Reimbursement of Expenses.

 

The Guarantor agrees:

 

(a)                                  to
pay to the Guarantee Trustee from time to time such compensation for all services
rendered by it hereunder as the parties shall agree to from time to time (which
compensation shall not be limited by any provision of law in regard to the
compensation of a trustee of an express trust); and

 

(b)                                 except
as otherwise expressly provided herein, to reimburse the Guarantee Trustee upon
request for all reasonable expenses, disbursements and advances incurred or
made by it in accordance with any provision of this Guarantee (including the
reasonable compensation and the expenses and disbursements of its agents and
counsel), except any such expense, disbursement or advance as may be
attributable to the negligence, willful misconduct or bad faith of the
Guarantee Trustee.

 

The provisions of this Section 7.3 shall survive the
resignation or removal of the Guarantee Trustee and the termination of this
Guarantee.

 

ARTICLE VIII

 

MISCELLANEOUS

 

SECTION 8.1  Successors and Assigns.

 

All guarantees and agreements contained in this
Guarantee shall bind the successors, assigns, receivers, trustees and representatives
of the Guarantor and shall inure to the benefit of the Holders of the Capital
Securities then outstanding.  Except in
connection with any merger or consolidation of the Guarantor with or into
another entity or any sale, transfer or lease of the Guarantor’s assets to
another entity, in each case to the extent permitted under the Indenture, the
Guarantor may not assign its rights or delegate its obligations under this
Guarantee without the prior approval of the Holders of a Majority in liquidation
amount of the Capital Securities.

 

15

 

SECTION 8.2                          Amendments.

 

Except with respect to any changes that do not
adversely affect the powers, preferences, rights or interests of Holders of the
Capital Securities in any material respect (in which case no approval of
Holders will be required), this Guarantee may be amended only with the prior
approval of the Holders of a Majority in liquidation amount of the Capital
Securities.  The provisions of the
Declaration with respect to amendments thereof shall apply equally with respect
to amendments of the Guarantee.

 

SECTION 8.3  Notices.

 

All notices provided for in this Guarantee shall be in
writing, duly signed by the party giving such notice, and shall be delivered,
telecopied or mailed by first class mail, as follows:

 

(a)                                  if
given to the Guarantee Trustee, at the Guarantee Trustee’s mailing address set
forth below (or such other address as the Guarantee Trustee may give notice of
to the Holders of the Capital Securities): Wilmington Trust Company, Rodney
Square North, 1100 North Market Street, Wilmington, Delaware 19890-0001,
Attention: Corporate Trust Administration, Telecopy: 302-651-8882,
Telephone:  302-651-1000;

 

(b)                                 if
given to the Guarantor, at the Guarantor’s mailing address set forth below (or
such other address as the Guarantor may give notice of to the Holders of the
Capital Securities and to the Guarantee Trustee): HF Financial Corp., 225 South
Main Avenue, Sioux Falls, South Dakota 57104, Attention: Pamela F. Russo,
Telecopy: (605) 333-7621, Telephone: (605) 333-7558; or

 

(c)                                  if
given to any Holder of the Capital Securities, at the address set forth on the
books and records of the Issuer.

 

All such notices shall be deemed to have been given
when received in person, telecopied with receipt confirmed, or mailed by first
class mail, postage prepaid, except that if a notice or other document is
refused delivery or cannot be delivered because of a changed address of which
no notice was given, such notice or other document shall be deemed to have been
delivered on the date of such refusal or inability to deliver.

 

SECTION 8.4  Benefit.

 

This Guarantee is solely for the benefit of the
Holders of the Capital Securities and, subject to Section 2.1(a), is not separately
transferable from the Capital Securities.

 

SECTION 8.5  Governing Law.

 

THIS GUARANTEE SHALL BE GOVERNED BY, AND CONSTRUED IN
ACCORDANCE WITH, THE LAWS OF THE STATE OF NEW YORK, WITHOUT REGARD TO CONFLICT
OF LAW PRINCIPLES OF SAID STATE OTHER THAN SECTION 5-1401 OF THE NEW YORK
GENERAL OBLIGATIONS LAW.

 

16

 

SECTION 8.6  Counterparts.

 

This Guarantee may contain more than one counterpart
of the signature page and this Guarantee may be executed by the affixing of the
signature of the Guarantor and the Guarantee Trustee to any of such counterpart
signature pages.  All of such
counterpart signature pages shall be read as though one, and they shall have
the same force and effect as though all of the signers had signed a single
signature page.

 

17

 

THIS GUARANTEE is executed as of the day and year
first above written.

 

	
   

  	
  HF FINANCIAL
  CORP.,

  
	
   

  	
  as Guarantor

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
  Name:

  
	
   

  	
  Title:

  
	
   

  	
   

  
	
   

  	
  WILMINGTON TRUST
  COMPANY,

  
	
   

  	
  as Guarantee
  Trustee

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
  Name:

  
	
   

  	
  Title:

  

 

18

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