Document:

<PAGE>
                                                                     Exhibit 4.1

                                                                  EXECUTION COPY
                                                                  --------------
                     MELLON RESIDENTIAL FUNDING CORPORATION,

                                    Depositor

                     BOSTON SAFE DEPOSIT AND TRUST COMPANY,

                      Seller, Master Servicer and Custodian

                                       and

                WELLS FARGO BANK MINNESOTA, NATIONAL ASSOCIATION,

                                     Trustee

--------------------------------------------------------------------------------

                         POOLING AND SERVICING AGREEMENT

                            Dated as of March 1, 2002

--------------------------------------------------------------------------------

              MORTGAGE PASS-THROUGH CERTIFICATES, Series 2002-TBC1

<PAGE>

                                TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                     ARTICLE I
                                                    DEFINITIONS

                                                    ARTICLE II
                           CONVEYANCE OF MORTGAGE LOANS; REPRESENTATIONS AND WARRANTIES

<S>                   <C>                                                                                        <C>
SECTION 2.01.         Conveyance of Mortgage Loans...............................................................35
SECTION 2.02.         Acceptance by Trustee of the Mortgage Loans................................................38
SECTION 2.03.         Representations, Warranties and Covenants of the Seller and Master
                      Servicer...................................................................................40
SECTION 2.04.         Representations and Warranties of the Depositor as to the Mortgage Loans...................42
SECTION 2.05.         Delivery of Opinion of Counsel in Connection with Substitutions............................42
SECTION 2.06.         Execution and Delivery of Certificates.....................................................43
SECTION 2.08.         Converted Mortgage Loans...................................................................43

                                                    ARTICLE III
                                  ADMINISTRATION AND SERVICING OF MORTGAGE LOANS

SECTION 3.01.         Master Servicer to Service Mortgage Loans..................................................44
SECTION 3.02.         Subservicing; Enforcement of the Obligations of Servicers..................................45
SECTION 3.03.         Rights of the Depositor and the Trustee in Respect of the Master Servicer..................46
SECTION 3.04.         Trustee to Act as Master Servicer..........................................................46
SECTION 3.05.         Collection of Mortgage Loan Payments; Certificate Account; Distribution
                      Account....................................................................................47
SECTION 3.06.         Collection of Taxes, Assessments and Similar Items; Escrow Accounts;
                      Maintenance of Records.....................................................................49
SECTION 3.07.         Access to Certain Documentation and Information Regarding the Mortgage
                      Loans......................................................................................50
SECTION 3.08.         Permitted Withdrawals from the Certificate Account and Distribution
                      Account....................................................................................51
SECTION 3.09.         Maintenance of Hazard Insurance............................................................52
SECTION 3.10.         Enforcement of Due-on-Sale Clauses; Assumption Agreements..................................54
SECTION 3.11.         Realization Upon Defaulted Mortgage Loans; Repurchase of Certain Mortgage
                      Loans......................................................................................55
SECTION 3.12.         Trustee to Cooperate; Release of Mortgage Files............................................58
SECTION 3.13.         Documents, Records and Funds in Possession of Master Servicer to be Held
                      for the Trustee............................................................................59
SECTION 3.14.         Servicing Compensation.....................................................................60
SECTION 3.15.         Access to Certain Documentation............................................................60
SECTION 3.16.         Annual Statement as to Compliance..........................................................60
</TABLE>

                                       i

<PAGE>

<TABLE>

<S>                   <C>                                                                                        <C>
SECTION 3.17.         Annual Independent Public Accountants' Servicing Statement.................................61
SECTION 3.18.         Errors and Omissions Insurance; Fidelity Bonds.............................................61
SECTION 3.19.         Inspections................................................................................61
SECTION 3.20.         Restoration of Mortgaged Property..........................................................62
SECTION 3.21.         Modifications..............................................................................62

                                                    ARTICLE IV
                                 DISTRIBUTIONS AND ADVANCES BY THE MASTER SERVICER

SECTION 4.01.         Advances...................................................................................62
SECTION 4.02.         Priorities of Distribution.................................................................63
SECTION 4.03.         Allocation of Realized Losses..............................................................66
SECTION 4.04.         Monthly Statements to Certificateholders...................................................67
SECTION 4.05.         Determination of Pass-Through Rates for COFI Certificates..................................69
SECTION 4.06.         Determination of Pass-Through Rates for LIBOR Certificates.................................69
SECTION 4.07.         Determination of Pass-Through Rates for Variable Rate Certificates.........................70
SECTION 4.08.         Reserve Fund...............................................................................70

                                                     ARTICLE V
                                                 THE CERTIFICATES

SECTION 5.02.         Certificate Register; Registration of Transfer and Exchange of
                      Certificates...............................................................................72
SECTION 5.03.         Mutilated, Destroyed, Lost or Stolen Certificates..........................................77
SECTION 5.04.         Persons Deemed Owners......................................................................77
SECTION 5.05.         Access to List of Certificateholders' Names and Addresses..................................77
SECTION 5.06.         Maintenance of Office or Agency............................................................78

                                                    ARTICLE VI
                                       THE DEPOSITOR AND THE MASTER SERVICER

SECTION 6.01.         Respective Liabilities of the Depositor and the Master Servicer............................78
SECTION 6.02.         Merger or Consolidation of the Depositor or the Master Servicer............................78
SECTION 6.03.         Limitation on Liability of the Depositor, the Seller, the Master Servicer
                      and Others.................................................................................79
SECTION 6.04.         Limitation on Resignation of Master Servicer...............................................79

                                                    ARTICLE VII
                                                      DEFAULT

SECTION 7.01.         Events of Default..........................................................................80
SECTION 7.02.         Trustee to Act; Appointment of Successor...................................................82
SECTION 7.03.         Notification to Certificateholders.........................................................83
</TABLE>

                                      iii

<PAGE>

<TABLE>

<S>                   <C>                                                                                        <C>
                                                   ARTICLE VIII
                                              CONCERNING THE TRUSTEE

SECTION 8.01.         Duties of Trustee..........................................................................83
SECTION 8.02.         Certain Matters Affecting the Trustee......................................................84
SECTION 8.03.         Trustee Not Liable for Certificates, Mortgage Loans or Additional
                      Collateral.................................................................................85
SECTION 8.04.         Trustee May Own Certificates...............................................................86
SECTION 8.05.         Trustee's Fees and Expenses................................................................86
SECTION 8.06.         Eligibility Requirements for Trustee.......................................................86
SECTION 8.07.         Resignation and Removal of Trustee.........................................................87
SECTION 8.08.         Successor Trustee..........................................................................87
SECTION 8.09.         Merger or Consolidation of Trustee.........................................................88
SECTION 8.10.         Appointment of Co-Trustee or Separate Trustee..............................................88

                                                    ARTICLE IX
                                                    TERMINATION

SECTION 9.01.         Termination upon Liquidation or Purchase of all Mortgage Loans.............................93
SECTION 9.02.         Final Distribution on the Certificates.....................................................93
SECTION 9.03.         Additional Termination Requirements........................................................94

                                                     ARTICLE X
                                             MISCELLANEOUS PROVISIONS

SECTION 10.01.        Amendment..................................................................................95
SECTION 10.02.        Recordation of Agreement; Counterparts.....................................................97
SECTION 10.03.        Governing Law..............................................................................97
SECTION 10.04.        Intention of Parties.......................................................................97
SECTION 10.05.        Notices....................................................................................98
SECTION 10.06.        Severability of Provisions.................................................................98
SECTION 10.07.        Assignment.................................................................................99
SECTION 10.08.        Limitation on Rights of Certificateholders.................................................99
SECTION 10.09.        Inspection and Audit.......................................................................99
SECTION 10.10.        Certificates Nonassessable and Fully Paid.................................................100

                                                     SCHEDULES

Schedule I            Mortgage Loan Schedule..................................................................S-I-1
Schedule II           Representations and Warranties of the Seller/Master Servicer...........................S-II-1
Schedule III          Representations and Warranties as to the Mortgage Loans...............................S-III-1
Schedule IV           [Reserved].............................................................................S-IV-1
Schedule V            Form of Monthly Master Servicer Report..................................................S-V-1

                                                     EXHIBITS

Exhibit A             Form of Senior Certificate (excluding Notional Amount Certificates).......................A-1
</TABLE>

                                      iii

<PAGE>

<TABLE>

<S>                   <C>                                                                                     <C>
Exhibit B             [Form of Subordinated Certificate]........................................................B-1
Exhibit C             Form of Class of A-R Certificate..........................................................C-1
Exhibit D             [Form of Notional Amount Certificate......................................................D-1
Exhibit E             Form of Reserve of Certificate............................................................E-1
Exhibit F             [Reserved]................................................................................F-1
Exhibit G             [Reserved]................................................................................G-1
Exhibit H             Form of Final Certification Of Trustee....................................................H-1
Exhibit I             Form of Transfer Affidavit................................................................I-1
Exhibit J-1           Form of Transferor Certificate (Private Certificate)....................................J-1-1
Exhibit J-2           Form of Transferor Certificate (Class A-R)..............................................J-2-1
Exhibit K             Form of Investment Letter (non-Rule 144A).................................................K-1
Exhibit L             Form of Rule 144A Letter..................................................................L-1
Exhibit M             [Reserved]................................................................................M-1
Exhibit N             Form of Request for Release (Mortgage Loan) Paid in Full, Repurchased and
                      Replaced).................................................................................N-1
Exhibit O             Form of Additional Pledged Collateral Custodial Agreement.................................O-1
</TABLE>

                                       iv

<PAGE>

                  THIS POOLING AND SERVICING AGREEMENT, dated as of March 1,
2002, among MELLON RESIDENTIAL FUNDING CORPORATION, a Delaware corporation, as
depositor (the "Depositor"), BOSTON SAFE DEPOSIT AND TRUST COMPANY, a
Massachusetts trust company, as seller (in such capacity, the "Seller") and as
master servicer (in such capacity, the "Master Servicer") and as custodian (in
such capacity, the "Custodian"), and WELLS FARGO BANK MINNESOTA, NATIONAL
ASSOCIATION, a national banking association organized under the laws of the
United States, as trustee (the "Trustee").

                                 WITNESSETH THAT

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

                              PRELIMINARY STATEMENT

                  The Depositor is the owner of the Trust Fund that is hereby
conveyed to the Trustee in return for the Certificates. The Trust Fund for
federal income tax purposes will consist of two REMICs. The Subsidiary REMIC
will consist of all of the assets constituting the Trust Fund (other than the
Cap Agreement and the Reserve Fund) and will be evidenced by the Subsidiary
REMIC Regular Interests (which will be uncertificated and will represent the
"regular interests" in the Subsidiary REMIC) and the SR Interest as the single
"residual interest" in the Subsidiary REMIC. The Trustee will hold the
Subsidiary REMIC Regular Interests. The Master REMIC will consist of the
Subsidiary REMIC Regular Interests and will be evidenced by the Regular
Certificates (which will represent the "regular interests" in the Master REMIC)
and the MR Interest as the single "residual interest" in the Master REMIC. The
Class A-R Certificates will represent beneficial ownership of the SR Interest
and the MR Interest. The "latest possible maturity date" for federal income tax
purposes of all interests created hereby will be the Latest Possible Maturity
Date.

                  The following table sets forth characteristics of the
Certificates, together with the minimum denominations and integral multiples in
excess thereof in which such Classes shall be issuable (except that one
Certificate of each Class of Certificates may be issued in a different amount
and, in addition, one Residual Certificate representing the Tax Matters Person
Certificate may be issued in a different amount):

<PAGE>

<TABLE>
<CAPTION>
=====================================================================================================================
                                                                                                     Integral
                                Initial Class                                                        Multiples
                                 Certificate              Pass-Through           Minimum           in Excess of
                                   Balance                    Rate             Denomination           Minimum
------------------------- --------------------------- --------------------- ------------------- --------------------
<S>                          <C>                              <C>                <C>                  <C>
Class A                      $      156,109,000.00            (1)                $25,000              $1,000
------------------------- --------------------------- --------------------- ------------------- --------------------
Class X                                 (2)                   (3)                $25,000              $1,000(4)
------------------------- --------------------------- --------------------- ------------------- --------------------
Class A-R                    $              100.00            (5)                   $100                N/A
------------------------- --------------------------- --------------------- ------------------- --------------------
Class B-1                    $        1,617,000.00            (1)                $25,000              $1,000
------------------------- --------------------------- --------------------- ------------------- --------------------
Class B-2                    $          808,000.00            (1)                $25,000              $1,000
------------------------- --------------------------- --------------------- ------------------- --------------------
Class B-3                    $          647,000.00            (1)                $25,000              $1,000
------------------------- --------------------------- --------------------- ------------------- --------------------
Class B-4                    $        1,295,000.00            (5)               $100,000              $1,000
------------------------- --------------------------- --------------------- ------------------- --------------------
Class B-5                    $          647,000.00            (5)               $100,000              $1,000
------------------------- --------------------------- --------------------- ------------------- --------------------
Class B-6                    $          647,716.63            (5)                $100,000             $1,000
========================= =========================== ===================== =================== ====================
</TABLE>

--------------------------

(1)    On each Distribution Date, the Pass-Through Rate will be equal to the
       lesser of (a) the lesser of (i) LIBOR plus the applicable Margin and (ii)
       the Maximum Rate and (b) the Net WAC. The Pass-Through Rates for the
       first Distribution Date and the Class A, Class B-1, Class B-2 and Class
       B-3 Certificates are 2.27%, 2.90%, 3.30% and 3.90% respectively, per
       annum.

(2)    The Class X Certificates will be Notional Amount Certificates, will have
       no principal balance and will bear interest on their Notional Amount,
       initially $161,770,816.63

(3)    The Pass-Through Rate for the Class X Certificates for any Distribution
       Date will be equal to the positive difference, if any, of (a) the Net WAC
       and (b) the weighted average of the Pass-Through Rates (the Adjusted
       Pass-Through Rate in the case of the Floating Rate Certificates for the
       first Interest Accrual Period only) on the Certificates (other than the
       Class X Certificates) for such Distribution Date. The Pass-Through Rate
       of the Class X Certificates for the first Distribution Date is 4.57006 %
       per annum.

(4)    Minimum denomination is based on the Notional Amount of such Class.

(5)    On each Distribution Date, the Pass-Through Rate will be equal to the Net
       WAC. The Pass-Through Rate for the first Distribution Date is 6.01737%
       per annum.

                  Principal of and interest on the Subsidiary REMIC Regular
Interests and the SR Interest shall be allocated to the Corresponding Classes of
Certificates in the manner set forth in the following table:

                                       2
<PAGE>

                     Corresponding Class of Certificates(1)
                     --------------------------------------

<TABLE>
<CAPTION>
       Subsidiary
         REMIC                 Initial Principal                                Allocation           Allocation
        Interest                    Balance               Interest Rate        of Principal        of Interest(3)
        --------                    -------               -------------        ------------        --------------
<S>                          <C>                               <C>              <C>                  <C>
           1                 $      156,109,000.00             (2)                  A                   A, X
           2                                100.00             (2)                MR(5)                 MR(5)
           3                 $        1,617,000.00             (2)                 B-1                 B-1, X
           4                 $          808,000.00             (2)                 B-2                 B-2, X
           5                 $          647,000.00             (2)                 B-3                 B-3, X
           6                 $        1,295,000.00             (2)                 B-4                 B-4, X
           7                 $          647,000.00             (2)                 B-5                 B-5, X
           8                 $          647,716.63             (2)                 B-6                 B-6, X
           SR                         (4)                      (4)                  NA                   NA
</TABLE>

----------

(1)    The amount of principal and interest allocable from a Subsidiary REMIC
       Regular Interest to its Corresponding Class of Certificates on any
       Distribution Date shall be 100%.

(2)    The Interest Rate for this Subsidiary REMIC Interest for any Distribution
       Date will be equal to the Net WAC.

(3)    The interest on each Subsidiary REMIC Interest (other than the SR
       Interest) equal to the Pass-Through Rate applicable to its Corresponding
       Class (for receipt of principal) will be allocated to such Corresponding
       Class; the excess of the interest on each such Subsidiary REMIC Interest
       will be allocated to the Class X Certificates.

(4)    The SR Interest will have no principal balance and will not bear
       interest, but will be entitled to any funds remaining in the Subsidiary
       REMIC after the payment of the Subsidiary REMIC Regular Interests and all
       expenses of the Trust Fund.

(5)    The beneficial ownership of the MR Interest and the SR Interest is
       represented by the Class A-R Certificates. The owner of a Class A-R
       Certificate may separate the MR Interest and the SR Interest.

                                       3
<PAGE>

Set forth below are designations of Classes of Certificates to the categories
used herein:

<TABLE>

<S>                                         <C>
Accretion Directed
Certificates...........................     None.

Accrual Certificates...................     None.

Book-Entry Certificates................     All Classes of Certificates other than the Physical Certificates.

Component Certificates.................     None.

Components.............................     For purposes of calculating distributions, the Component Certificates
                                            will be comprised of multiple payment components having the
                                            designations, Initial Component Notional Balances and Pass-Through Rates
                                            set forth below:
</TABLE>

<TABLE>
<CAPTION>
                                                                        Initial Component
                                                        Designation      Notional Balance      Pass-Through Rate
                                                        -----------      ----------------      -----------------
                                                            N/A                N/A                    N/A

<S>                                         <C>
Delay Certificates.....................     All interest-bearing Classes of Certificates other than the Non-Delay
                                            Certificates, if any.

ERISA-Restricted
Certificates...........................     Residual Certificates and Subordinated Certificates.

Fixed Rate Certificates................     None.

Floating Rate Certificates.............     LIBOR Certificates.

Inverse Floating Rate
Certificates...........................     None.

COFI Certificates......................     None.

LIBOR Certificates.....................     Class A, Class B-1, Class B-2 and Class B-3 Certificates.

Non-Delay Certificates.................     LIBOR Certificates.

Notional Amount
Certificates...........................     Class X Certificates.
</TABLE>

                                       4
<PAGE>
<TABLE>

<S>                                         <C>
Offered Certificates...................     All Classes of Certificates other than the Residual Certificates and the
                                            Private Certificates.

Physical Certificates..................     Private Certificates and Residual Certificates.

Planned Principal Classes..............     None.

Primary Planned Principal
Classes................................     None.

Principal Only
Certificates...........................     None.

Private Certificates...................     Class B-4, Class B-5 and Class B-6 Certificates.

Rating Agencies........................     S&P and Moody's.

Regular Certificates...................     All Classes of Certificates other than the Residual Certificates.

Residual Certificates..................     Class A-R Certificates.

Scheduled Principal
Classes................................     None.

Secondary Planned Principal
Class..................................     None.

Senior Certificates....................     Class A, Class X, and Class A-R Certificates.

Subordinated Certificates..............     Class B-1, Class B-2, Class B-3, Class B-4, Class B-5 and Class B-6
                                            Certificates.

Support Classes........................     None.

Targeted Principal
Classes................................     None.

Variable Rate Certificates.............     The Class X and Class A-R Certificates and the Private Certificates.
</TABLE>

                  With respect to any of the foregoing designations as to which
the corresponding reference is "None," all defined terms and provisions herein
relating solely to such designations shall be of no force or effect, and any
calculations herein incorporating references to such designations shall be
interpreted without reference to such designations and amounts. Defined

                                       5
<PAGE>

terms and provisions herein relating to statistical rating agencies not
designated above as Rating Agencies shall be of no force or effect.

ARTICLE I

                                                    DEFINITIONS

                  Whenever used in this Agreement, the following words and
phrases, unless the context otherwise requires, shall have the following
meanings:

                  ACCEPTED SERVICING PRACTICES: With respect to any Mortgage
Loan, those mortgage servicing practices of prudent mortgage lending
institutions which service mortgage loans of the same type as such Mortgage Loan
in the jurisdiction where the related Mortgaged Property is located.

                  ACCRETION DIRECTED CERTIFICATES: As specified in the
Preliminary Statement.

                  ACCRUAL CERTIFICATES: As specified in the Preliminary
Statement.

                  ACCRUAL TERMINATION DATE: Not applicable.

                  ADDITIONAL COLLATERAL: Any real or personal property,
securities, cash, instruments, contracts or other documents constituting or
evidencing collateral pledged as additional security for a Mortgage Loan (other
than the Mortgaged Property).

                  ADDITIONAL PLEDGED COLLATERAL CUSTODIAL AGREEMENT: The
agreement governing the retention of Additional Collateral, a form of which is
annexed hereto as Exhibit O.

                  ADJUSTED MORTGAGE RATE: As to each Mortgage Loan, and at any
time, the per annum rate equal to the Mortgage Rate less the Master Servicing
Fee Rate.

                  ADJUSTED NET MORTGAGE RATE: As to each Mortgage Loan, and at
any time, the per annum rate equal to the Mortgage Rate less the related Expense
Rate.

                  ADJUSTED PASS-THROUGH RATE: In the case of each Class of
Floating Rate Certificates and the first Interest Accrual Period only, the
Pass-Through Rate of such Class for such Interest Accrual Period, multiplied by
18/30.

                  ADJUSTMENT DATE: The Due Date on which the Mortgage Rate on
each Mortgage Loan is subject to adjustment.

                  ADVANCE: The payment required to be made by the Master
Servicer with respect to any Distribution Date pursuant to Section 4.01, the
amount of any such payment being equal to the aggregate of payments of principal
and interest (net of the Master Servicing Fee and net of any net income in the
case of any REO Property) on the Mortgage Loans that were due on the related Due
Date and not received as of the close of business on the related Determination
Date, less the aggregate amount of any such delinquent payments that the Master
Servicer has determined would constitute a Nonrecoverable Advance if advanced.

                                       6
<PAGE>

                  AGGREGATE SUBORDINATED PERCENTAGE: As to any Distribution
Date, 100% minus the Senior Pro Rata Percentage.

                  AGREEMENT: This Pooling and Servicing Agreement and all
amendments or supplements hereto.

                  ALTA: The American Land Title Association or any successor
thereto.

                  AMOUNT HELD FOR FUTURE DISTRIBUTION: As to any Distribution
Date, the aggregate amount held in the Certificate Account at the close of
business on the related Determination Date on account of (i) Principal
Prepayments and Liquidation Proceeds received in the month of such Distribution
Date and (ii) all Scheduled Payments due after the related Due Date.

                  APPLICABLE CREDIT SUPPORT PERCENTAGE: As defined in Section
4.02(e).

                  AVAILABLE FUNDS: As to any Distribution Date, the sum of (a)
the aggregate amount held in the Certificate Account at the close of business on
the related Determination Date net of the related Amount Held for Future
Distribution and net of amounts permitted to be withdrawn from the Certificate
Account pursuant to clauses (i)-(viii), inclusive, of Section 3.08(a) and
amounts permitted to be withdrawn from the Distribution Account pursuant to
clauses (i)-(iii) inclusive of Section 3.08(b), (b) the amount of the Advance
and (c) in connection with Defective Mortgage Loans, as applicable, the
aggregate of the Purchase Prices and Substitution Adjustment Amounts deposited
on the related Distribution Account Deposit Date.

                  BANKRUPTCY CODE: The United States Bankruptcy Reform Act of
1978, as amended.

                  BANKRUPTCY COVERAGE TERMINATION DATE: The point in time at
which the Bankruptcy Loss Coverage Amount is reduced to zero.

                  BANKRUPTCY LOSS: With respect to any Mortgage Loan, a
Deficient Valuation or Debt Service Reduction; PROVIDED, HOWEVER, that a
Bankruptcy Loss shall not be deemed a Bankruptcy Loss hereunder so long as the
Master Servicer has notified the Trustee in writing that the Master Servicer is
diligently pursuing any remedies that may exist in connection with the related
Mortgage Loan and either (A) the related Mortgage Loan is not in default with
regard to payments due thereunder or (B) delinquent payments of principal and
interest under the related Mortgage Loan and any related escrow payments in
respect of such Mortgage Loan are being advanced on a current basis by the
Master Servicer, in either case without giving effect to any Debt Service
Reduction or Deficient Valuation.

                  BANKRUPTCY LOSS COVERAGE AMOUNT: As of any Determination Date,
the Bankruptcy Loss Coverage Amount shall equal the Initial Bankruptcy Coverage
Amount as reduced by (i) the aggregate amount of Bankruptcy Losses allocated to
the Certificates since the Cut-off Date and (ii) any permissible reductions in
the Bankruptcy Loss Coverage Amount as evidenced by a letter from each Rating
Agency to the Trustee to the effect that any such reduction will not result in a
downgrading of the then current ratings assigned to the Classes of Certificates
rated by it.

                                       7
<PAGE>

                  BASE VALUE: With respect to any Mortgage Loan for which
Additional Collateral has been pledged, the original principal balance of the
Mortgage Loan less the maximum principal balance permitted with respect to such
Mortgage Loan in accordance with the Seller's underwriting guidelines.

                  BLANKET MORTGAGE: The mortgage or mortgages encumbering the
Cooperative Property.

                  BOOK-ENTRY CERTIFICATES: As specified in the Preliminary
Statement.

                  BUSINESS DAY: Any day other than (i) a Saturday or a Sunday,
or (ii) a day on which banking institutions in the City of New York, New York,
or the Commonwealth of Massachusetts, or the cities in which the Corporate Trust
Office of the Trustee is located are authorized or obligated by law or executive
order to be closed.

                  CAP AGREEMENT: The agreement dated March 4, 2002, between Bank
of America, N.A., and Mellon Bank, N.A., and assigned to the Trustee on behalf
of the Trust Fund.

                  CERTIFICATE: Any one of the Certificates executed by the
Trustee in substantially the forms attached hereto as exhibits.

                  CERTIFICATE ACCOUNT: The separate Eligible Account or Accounts
created and maintained by the Master Servicer pursuant to Section 3.05 with a
depository institution in the name of the Master Servicer for the benefit of the
Trustee on behalf of Certificateholders and designated "Boston Safe Deposit and
Trust Company in trust for the registered holders of Mellon Residential Funding
Corporation, Mortgage Pass-Through Certificates Series 2002-TBC1."

                  CERTIFICATE BALANCE: With respect to any Certificate, other
than the Notional Amount Certificates, at any date, the maximum dollar amount of
principal to which the Holder thereof is then entitled hereunder, such amount
being equal to the Denomination thereof (A) minus the sum of (i) all
distributions of principal previously made with respect thereto and (ii) all
Realized Losses allocated thereto and, in the case of any Subordinated
Certificates, all other reductions in Certificate Balance previously allocated
thereto pursuant to Section 4.03 and (B) in the case of any Class of Accrual
Certificates, increased by the Accrual Amount added to the Class Certificate
Balance of such Class prior to such date.

                  CERTIFICATE OWNER: With respect to a Book-Entry Certificate,
the Person who is the beneficial owner of such Book-Entry Certificate.

                  CERTIFICATE REGISTER: The register maintained pursuant to
Section 5.02 hereof.

                  CERTIFICATEHOLDER OR HOLDER: The Person in whose name a
Certificate is registered in the Certificate Register, except that, solely for
the purpose of giving any consent pursuant to this Agreement, any Certificate
registered in the name of the Depositor or any affiliate of the Depositor shall
be deemed not to be Outstanding and the Percentage Interest evidenced thereby
shall not be taken into account in determining whether the requisite amount of
Percentage Interests necessary to effect such consent has been obtained;
PROVIDED, HOWEVER, that if any such Person (including the Depositor) owns 100%
of the Percentage Interests evidenced by a Class of

                                       8
<PAGE>

Certificates, such Certificates shall be deemed to be Outstanding for purposes
of any provision hereof that requires the consent of the Holders of Certificates
of a particular Class as a condition to the taking of any action hereunder. The
Trustee is entitled to rely conclusively on a certification of the Depositor or
any affiliate of the Depositor in determining which Certificates are registered
in the name of an affiliate of the Depositor.

                  CLASS: All Certificates bearing the same class designation as
set forth in the Preliminary Statement.

                  CLASS CERTIFICATE BALANCE: With respect to any Class and as to
any date of determination, the aggregate of the Certificate Balances of all
Certificates of such Class as of such date.

                  CLASS INTEREST SHORTFALL: As to any Distribution Date and
Class or interest bearing Component, the amount by which the amount described in
clause (i) of the definition of Class Optimal Interest Distribution Amount for
such Class exceeds the amount of interest actually distributed on such Class on
such Distribution Date pursuant to such clause (i).

                  CLASS OPTIMAL INTEREST DISTRIBUTION AMOUNT: With respect to
any Distribution Date and interest bearing Class, the sum of (i) interest
accrued during the related Interest Accrual Period at the Pass-Through Rate for
such Class on the related Class Certificate Balance or Notional Amount, as
applicable, subject to reduction as provided in Section 4.02(d) and (ii) any
Class Unpaid Interest Amounts for such Class.

                  CLASS PO DEFERRED AMOUNT:  Not applicable.

                  CLASS SUBORDINATION PERCENTAGE: With respect to any
Distribution Date and each Class of Subordinated Certificates, the quotient
(expressed as a percentage) of (a) the Class Certificate Balance of such Class
of Certificates immediately prior to such Distribution Date divided by (b) the
aggregate of the Class Certificate Balances immediately prior to such
Distribution Date of all Classes of Certificates.

                  CLASS UNPAID INTEREST AMOUNTS: As to any Distribution Date and
Class of interest bearing Certificates, the amount by which the aggregate Class
Interest Shortfalls for such Class on prior Distribution Dates exceeds the
amount distributed on such Class on prior Distribution Dates pursuant to clause
(ii) of the definition of Class Optimal Interest Distribution Amount.

                  CLOSING DATE:  March 27, 2002.

                  CMT: The weekly average of yields on United States treasury
securities as adjusted to a constant maturity of one year.

                  CODE: The Internal Revenue Code of 1986, including any
successor or amendatory provisions.

                  COFI: The Monthly Weighted Average Cost of Funds Index for the
Eleventh District Savings Institutions published by the Federal Home Loan Bank
of San Francisco.

                                       9
<PAGE>

                  COFI CERTIFICATES: As specified in the Preliminary Statement.

                  COMPONENT: As specified in the Preliminary Statement.

                  COMPONENT NOTIONAL BALANCE: With respect to any Component and
any Distribution Date, as specified in the Preliminary Statement.

                  COMPONENT CERTIFICATES: As specified in the Preliminary
Statement.

                  CONVERTED MORTGAGE LOAN: Any Mortgage Loan with respect to
which the Mortgagor has exercised the option to convert the Mortgage Rate to a
fixed rate.

                  COOP SHARES: Shares issued by a Cooperative Corporation.

                  COOPERATIVE CORPORATION: The entity that holds title to the
real property and improvements constituting the Cooperative Property and which
governs the Cooperative Property, which Cooperative Corporation must qualify as
a Cooperative Housing Corporation under Section 216 of the Code.

                  COOPERATIVE LOAN: Any Mortgage Loan secured by Coop Shares and
a Proprietary Lease.

                  COOPERATIVE PROPERTY: The real property and improvements owned
by the Cooperative Corporation, including the allocation of individual dwelling
units to the holders of the Coop Shares of the Cooperative Corporation.

                  COOPERATIVE UNIT: A single family dwelling located in a
Cooperative Property.

                  CORPORATE TRUST OFFICE: The designated offices of the Trustee
at which at any particular time its corporate trust business with respect to
this Agreement shall be administered, which offices at the date of the execution
of this Agreement are located, for Certificate transfer services, at Wells Fargo
Center, Sixth Street and Marquette Avenue, Minneapolis, Minnesota 55479-0113,
Attn: Corporate Trust Services - Mellon Residential Funding Corporation Mortgage
Pass-Through Certificates Series 2002-TBC1, and for all other purposes at (i)
until May 6, 2002, 11000 Broken Land Parkway, Columbia, Maryland 21044-3562, and
(ii) as of May 6, 2002, 9062 Old Annapolis Road, Columbia, Maryland 210045-1951,
in each case, Attn: Corporate Trust Services-Mellon Residential Funding
Corporation Mortgage Pass-Through Certificates Series, 2002-TBC1, and which are
the respective addresses to which notices to and correspondence with the Trustee
should be directed.

                  CORRESPONDING CLASSES OF CERTIFICATES: With respect to each
Subsidiary REMIC Regular Interest, any Class of Certificates appearing opposite
such Subsidiary REMIC Regular Interest in the Preliminary Statement.

                  CURRENT INTEREST: As to any Class and Distribution Date, the
amount calculated pursuant to clause (i) of the definition of Class Optimal
Interest Distribution Amount for such Class and Distribution Date.

                                       10
<PAGE>

                  CUSTODIAN: The Person appointed to hold the Mortgage Files on
behalf of the Trust Fund which, as of the Closing Date, is the Seller.

                  CUT-OFF DATE:  March 1, 2002.

                  CUT-OFF DATE POOL PRINCIPAL BALANCE:  $161,770,816.63.

                  CUT-OFF DATE PRINCIPAL BALANCE: As to any Mortgage Loan, the
Stated Principal Balance thereof as of the close of business on the Cut-off
Date.

                  DEBT SERVICE REDUCTION: With respect to any Mortgage Loan, a
reduction by a court of competent jurisdiction in a proceeding under the
Bankruptcy Code in the Scheduled Payment for such Mortgage Loan which became
final and non-appealable, except such a reduction resulting from a Deficient
Valuation or any reduction that results in a permanent forgiveness of principal.

                  DEFECTIVE MORTGAGE LOAN: Any Mortgage Loan which is required
to be repurchased pursuant to Section 2.02 or 2.03.

                  DEFICIENT VALUATION: With respect to any Mortgage Loan, a
valuation by a court of competent jurisdiction of the Mortgaged Property in an
amount less than the then-outstanding indebtedness under the Mortgage Loan, or
any reduction in the amount of principal to be paid in connection with any
Scheduled Payment that results in a permanent forgiveness of principal, which
valuation or reduction results from an order of such court which is final and
non-appealable in a proceeding under the Bankruptcy Code.

                  DEFINITIVE CERTIFICATES: Any Certificate evidenced by a
Physical Certificate and any Certificate issued in lieu of a Book-Entry
Certificate pursuant to Section 5.02(e).

                  DELAY CERTIFICATES: As specified in the Preliminary Statement.

                  DELIVERY EVENT: The earlier to occur of (i) a Rating Condition
and (ii) an Event of Default.

                  DELETED MORTGAGE LOAN: As defined in Section 2.03(c) hereof.

                  DENOMINATION: With respect to each Certificate, the amount set
forth on the face thereof as the "Initial Certificate Balance of this
Certificate" or the "Initial Notional Amount of this Certificate" or, if neither
of the foregoing, the Percentage Interest appearing on the face thereof.

                  DEPOSITOR: Mellon Residential Funding Corporation, a Delaware
corporation, or its successor in interest.

                  DEPOSITORY: The initial Depository shall be The Depository
Trust Company, the nominee of which is CEDE & Co., as the registered Holder of
the Book-Entry Certificates. The Depository shall at all times be a "clearing
corporation" as defined in Section 8-102(3) of the Uniform Commercial Code of
the State of New York.

                                       11
<PAGE>

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

                  DETERMINATION DATE: As to any Distribution Date, the 10th day
of each month or if such day is not a Business Day the next preceding Business
Day.

                  DISTRIBUTION ACCOUNT: The separate Eligible Account created
and maintained by the Trustee pursuant to Section 3.05 in the name of the
Trustee for the benefit of the Certificateholders and designated "Wells Fargo
Bank Minnesota, National Association in trust for registered holders of Mellon
Residential Funding Corporation, Mortgage Pass-Through Certificates, Series
2002-TBC1." Funds in the Distribution Account shall be held in trust for the
Certificateholders for the uses and purposes set forth in this Agreement.

                  DISTRIBUTION ACCOUNT DEPOSIT DATE: As to any Distribution
Date, 9:30 a.m. Massachusetts time on the Business Day immediately preceding
such Distribution Date.

                  DISTRIBUTION DATE: The 15th day of each calendar month after
the initial issuance of the Certificates, or if such 15th day is not a Business
Day, the next succeeding Business Day, commencing in April 2002.

                  DTC: The Depository Trust Company, or any successor thereto.

                  DUE DATE: With respect to any Distribution Date, the day on
which payment is due (as set forth in the related mortgage note) within the Due
Period related to such Distribution Date.

                  DUE PERIOD: For any Distribution Date, the period from the
second day of the month prior to such Distribution Date to the first day of the
month of such Distribution Date.

                  ELIGIBLE ACCOUNT: Any of (i) an account or accounts maintained
with a federal or state chartered depository institution or trust company the
short-term unsecured debt obligations of which (or, in the case of a depository
institution or trust company that is the principal subsidiary of a holding
company, the debt obligations of such holding company) have the highest
short-term ratings of each Rating Agency at the time any amounts are held on
deposit therein, or (ii) an account or accounts in a depository institution or
trust company in which such accounts are insured by the FDIC (to the limits
established by the FDIC) and the uninsured deposits in which accounts are
otherwise secured such that, as evidenced by an Opinion of Counsel delivered to
the Trustee and to each Rating Agency, the Certificateholders have a claim with
respect to the funds in such account or a perfected first priority security
interest against any collateral (which shall be limited to Permitted
Investments) securing such funds that is superior to claims of any other
depositors or creditors of the depository institution or trust company in which
such account is maintained, or (iii) a trust account or accounts maintained with
(a) the trust department of a federal or state chartered depository institution
or (b) a trust company, acting in its fiduciary capacity or (iv) any other
account acceptable to each Rating Agency. Eligible Accounts may bear interest,
and may include, if otherwise qualified under this definition, accounts
maintained with the Trustee.

                                       12
<PAGE>

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

                  ERISA-RESTRICTED CERTIFICATE: As specified in the Preliminary
Statement.

                  ESCROW ACCOUNT: The Eligible Account or Accounts established
and maintained pursuant to Section 3.06(a) hereof.

                  ESCROW PAYMENTS: With respect to any Mortgage Loan, the
amounts constituting ground rents, taxes, assessments, water rates, sewer rents,
municipal charges, mortgage insurance premiums, fire and hazard insurance
premiums, condominium charges, and any other payments required to be escrowed by
the Mortgagor with the mortgagee pursuant to the Mortgage or any other related
document.

                  EVENT OF DEFAULT:  As defined in Section 7.01 hereof.

                  EXCESS LOSS: The amount of any (i) Fraud Loss realized after
the Fraud Loss Coverage Termination Date, (ii) Special Hazard Loss realized
after the Special Hazard Coverage Termination Date or (iii) Bankruptcy Loss
realized after the Bankruptcy Coverage Termination Date.

                  EXCESS PROCEEDS: With respect to any Liquidated Mortgage Loan,
the amount, if any, by which any Liquidation Proceeds of such Mortgage Loan
received in the calendar month in which such Mortgage Loan became a Liquidated
Mortgage Loan, net of any amounts previously reimbursed to the Master Servicer
as Nonrecoverable Advance(s) with respect to such Mortgage Loan pursuant to
Section 3.08(a)(iii), exceeds (i) the Stated Principal Balance of such
Liquidated Mortgage Loan as of the Due Date in the month in which such Mortgage
Loan became a Liquidated Mortgage Loan plus (ii) accrued interest at the
Mortgage Rate from the Due Date as to which interest was last paid or advanced
(and not reimbursed) to Certificateholders up to the Due Date applicable to the
Distribution Date immediately following the calendar month during which such
liquidation occurred.

                  EXPENSE RATE: As to each Mortgage Loan, the sum of related
Master Servicing Fee Rate and the Trustee Fee Rate.

                  FDIC: The Federal Deposit Insurance Corporation, or any
successor thereto.

                  FHLMC: The Federal Home Loan Mortgage Corporation, a corporate
instrumentality of the United States created and existing under Title III of the
Emergency Home Finance Act of 1970, as amended, or any successor thereto.

                  FIRREA: The Financial Institutions Reform, Recovery, and
Enforcement Act of 1989.

                  FISCAL YEAR: The calendar year or such other 12 month period
as the Master Servicer shall designate by notice to the Trustee.

                  FITCH: Fitch Ratings, Inc., or any successor thereto. If Fitch
is designated as a Rating Agency in the Preliminary Statement, for purposes of
Section 10.05(b) the address for

                                       13
<PAGE>

notices to Fitch shall be Fitch, Incorporated, One State Street Plaza, New York,
New York 10004, Attention: Residential Mortgage Surveillance Group, or such
other address as Fitch may hereafter furnish to the Depositor, the Master
Servicer and the Trustee.

                  FLOATING RATE CERTIFICATE: As specified in the Preliminary
Statement.

                  FNMA: The Federal National Mortgage Association, a federally
chartered and privately owned corporation organized and existing under the
Federal National Mortgage Association Charter Act, or any successor thereto.

                  FORMULA PRINCIPAL AMOUNT: As to any Distribution Date, the sum
of (a) the principal portion of each Scheduled Payment (without giving effect to
any reductions thereof caused by any Debt Service Reductions or Deficient
Valuations) due on each Mortgage Loan on the related Due Date, (b) the Stated
Principal Balance of each Mortgage Loan that was repurchased by the Seller or
the Master Servicer pursuant to this Agreement as of such Distribution Date, (c)
the Substitution Adjustment Amount in connection with any Deleted Mortgage Loan
received with respect to such Distribution Date, (d) any Insurance Proceeds or
Liquidation Proceeds allocable to recoveries of principal of Mortgage Loans that
are not yet Liquidated Mortgage Loans received during the calendar month
preceding the month of such Distribution Date, (e) with respect to each Mortgage
Loan that became a Liquidated Mortgage Loan during the calendar month preceding
the month of such Distribution Date, the amount of Liquidation Proceeds
allocable to principal received with respect to such Mortgage Loan in such
preceding month, and (f) all partial and full Principal Prepayments received
during the related Prepayment Period.

                  FORMULA RATE: As to the Floating Rate Certificates, the amount
determined pursuant to clause (a) of footnote (1), in the Preliminary Statement.

                  FRAUD LOAN: A Liquidated Mortgage Loan as to which a Fraud
Loss has occurred.

                  FRAUD LOSS COVERAGE AMOUNT: As of the Closing Date, $3,235,416
subject to reduction from time to time, by the amount of Fraud Losses allocated
to the Certificates. In addition, on each anniversary of the Cut-off Date, the
Fraud Loss Coverage Amount will be reduced as follows: (a) on the first, second,
third and fourth anniversaries of the Cut-off Date, to an amount equal to the
lesser of (i) 1% of the then current Pool Stated Principal Balance and (ii) the
excess of the Fraud Loss Coverage Amount as of the preceding anniversary of the
Cut-off Date (or the Cut-off Date in the case of the first anniversary) over the
cumulative amount of Fraud Losses allocated to the Certificates since such
preceding anniversary (or the Cut-off Date in the case of the first
anniversary); and (b) on the fifth anniversary of the Cut-off Date, to zero.

                  FRAUD LOSS COVERAGE TERMINATION DATE: The point in time at
which the Fraud Loss Coverage Amount is reduced to zero.

                  FRAUD LOSSES: Realized Losses on Mortgage Loans as to which a
loss is sustained by reason of a default arising from fraud, dishonesty or
misrepresentation in connection with the related Mortgage Loan.

                                       14
<PAGE>

                  GROSS MARGIN: With respect to each Mortgage Loan, the number
of basis points set forth in the related Mortgage Note which is added to the
Loan Index to determine the Mortgage Rate on the related Adjustment Date,
subject to the applicable Periodic Rate Cap, Maximum Mortgage Rate and Minimum
Mortgage Rate.
                  INDIRECT PARTICIPANT: A broker, dealer, bank or other
financial institution or other Person that clears through or maintains a
custodial relationship with a Depository Participant.

                  INITIAL BANKRUPTCY COVERAGE AMOUNT:  $100,000.

                  INITIAL COMPONENT BALANCE: As specified in the Preliminary
Statement.

                  INITIAL LIBOR RATE: 1.90%.

                  INSURANCE POLICY: With respect to any Mortgage Loan included
in the Trust Fund, any insurance policy, including all riders and endorsements
thereto in effect, including any replacement policy or policies for any
Insurance Policies.

                  INSURANCE PROCEEDS: Proceeds paid by an insurer pursuant to
any Insurance Policy, in each case other than any amount included in such
Insurance Proceeds in respect of Insured Expenses.

                  INSURED EXPENSES: Expenses covered by an Insurance Policy or
any other insurance policy with respect to the Mortgage Loans.

                  INTEREST ACCRUAL PERIOD: With respect to each Class of Delay
Certificates, corresponding Subsidiary REMIC Regular Interest and any
Distribution Date, the calendar month prior to the month of such Distribution
Date, on a 30/360 basis. With respect to any Non-Delay Certificates,
corresponding Subsidiary REMIC Regular Interest and any Distribution Date, the
period commencing on the fifteenth day of the month prior to such Distribution
Date (or in the case of the first Distribution Date, commencing on the Closing
Date) and ending on the fourteenth day of the month of such Distribution Date on
a 30/360 basis.

                  INTEREST DETERMINATION DATE: With respect to any Interest
Accrual Period after the first Interest Accrual Period for any Floating Rate
Certificates, the second LIBOR Business Day prior to the first day of such
Interest Accrual Period.

                  INTEREST RATE: With respect to each Subsidiary REMIC Interest,
the applicable rate set forth or calculated in the manner described in the
Preliminary Statement.

                  LATEST POSSIBLE MATURITY DATE: The Distribution Date following
the fourth anniversary of the scheduled maturity date of the Mortgage Loan
having the latest scheduled maturity date as of the Cut-off Date.

                  LIBOR: The London interbank offered rate for one-month United
States dollar deposits calculated in the manner described in Section 4.06.

                                       15
<PAGE>

                  LIBOR BUSINESS DAY: Any day other than a Saturday, a Sunday or
any day on which banking institutions in the State of New York or in the city of
London, England are required or authorized by law to be closed.

                  LIBOR CERTIFICATES: As specified in the Preliminary Statement.

                  LIQUIDATED MORTGAGE LOAN: With respect to any Distribution
Date, a defaulted Mortgage Loan (including any REO Property) which was
liquidated in the calendar month preceding the month of such Distribution Date
and as to which the Master Servicer has determined (in accordance with this
Agreement) that it has received all amounts it expects to receive in connection
with the liquidation of such Mortgage Loan, including the final disposition of
an REO Property.

                  LIQUIDATION PROCEEDS: Amounts, including Insurance Proceeds,
received in connection with the partial or complete liquidation of defaulted
Mortgage Loans, whether through trustee's sale, foreclosure sale or otherwise or
amounts received in connection with any condemnation or partial release of a
Mortgaged Property and any other proceeds received in connection with an REO
Property, less the sum of related unreimbursed Master Servicing Fees, Servicing
Advances and Advances.

                  LOAN INDEX: As defined in the Prospectus Supplement.

                  LOAN-TO-COLLATERAL VALUE RATIO: With respect to any Mortgage
Loan and as to any date of determination, the fraction (expressed as a
percentage) the numerator of which is the principal balance of the related
Mortgage Loan at such date of determination less the Base Value of any
Additional Collateral and the denominator of which is the Property Value.

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

                  MAINTENANCE: With respect to any Cooperative Unit, the rent or
fee paid by the Mortgagor to the Cooperative Corporation pursuant to the
Proprietary Lease.

                  MAJORITY IN INTEREST: As to any Class of Regular Certificates,
the Holders of Certificates of such Class evidencing, in the aggregate, at least
51% of the Percentage Interests evidenced by all Certificates of such Class.

                  MARGIN: As to any Distribution Date and Class of Floating Rate
Certificates, the respective amount set forth below:

                                       16
<PAGE>

<TABLE>
<CAPTION>
                                                                           Margin
                 Class                                            (1)                              (2)
                 -------------------------------  -----------------------------  -------------------------------
<S>                                                              <C>                              <C>
                 A                                               0.37%                            0.74%
                 B-1                                             1.00%                            1.00%
                 B-2                                             1.40%                            1.40%
                 B-3                                             2.00%                            2.00%
</TABLE>

                 ----------
                  (1)      On or prior to the Optional Termination Date.
                  (2)      After the Optional Termination Date

                  MASTER REMIC:  As described in the Preliminary Statement.

                  MASTER SERVICER: Boston Safe Deposit and Trust Company, a
Massachusetts trust company, and its successors and assigns, in its capacity as
master servicer hereunder. For purposes of representations and warranties and
other provisions relating to servicing, FNMA or FHLMC qualifications, "Master
Servicer" is deemed to include the Subservicer.

                  MASTER SERVICER ADVANCE DATE: As to any Distribution Date,
9:30 a.m. Massachusetts's time on the Business Day immediately preceding such
Distribution Date.

                  MASTER SERVICING FEE: As to each Mortgage Loan and any
Distribution Date, an amount payable out of each full payment of interest
received on such Mortgage Loan and equal to one-twelfth of the Master Servicing
Fee Rate multiplied by the Stated Principal Balance of such Mortgage Loan as of
the first day of the month prior to the month of such Distribution Date, subject
to reduction as provided in Section 3.14.

                  MASTER SERVICING FEE RATE: With respect to each Mortgage Loan,
0.25% per annum.

                  MAXIMUM MORTGAGE RATE: With respect to each Mortgage Loan, the
highest Mortgage Rate that may be borne by the related Mortgage Note over the
life of such Mortgage Loan.

                  MAXIMUM RATE:  On each Distribution Date, 11.50% per annum.

                  MINIMUM MORTGAGE RATE: With respect to each Mortgage Loan, the
lowest Mortgage Rate that may be borne by the related Mortgage Note over the
life of such Mortgage Loan.

                  MONTHLY STATEMENT: The statement made available to the
Certificateholders pursuant to Section 4.04.

                  MOODY'S: Moody's Investors Service, Inc., or any successor
thereto. If Moody's is designated as a Rating Agency in the Preliminary
Statement, for purposes of Section 10.05(b)

                                       17
<PAGE>

the address for notices to Moody's shall be Moody's Investors Service, Inc., 99
Church Street, New York, New York 10007, Attention: Residential Pass-Through
Monitoring, or such other address as Moody's may hereafter furnish to the
Depositor, the Master Servicer and the Trustee.

                  MORTGAGE: The mortgage, deed of trust or other instrument
creating a first lien on an estate in fee simple or leasehold interest in real
property securing a Mortgage Note.

                  MORTGAGE FILE: The mortgage documents listed in Section 2.01
hereof pertaining to a particular Mortgage Loan and any additional documents
delivered to the Trustee to be added to the Mortgage File pursuant to this
Agreement.

                  MORTGAGE LOAN SCHEDULE: The list of Mortgage Loans (as from
time to time amended by the Master Servicer to reflect the addition of
Substitute Mortgage Loans and the deletion of Deleted Mortgage Loans pursuant to
the provisions of this Agreement) transferred to the Trustee as part of the
Trust Fund and from time to time subject to this Agreement, attached hereto as
Schedule I setting forth the following information with respect to each Mortgage
Loan:

                           (i)      the loan number;

                           (ii)     the Mortgagor's name and the street address
                  of the Mortgaged Property, including the zip code;

                           (iii)    the maturity date;

                           (iv)     the original principal balance;

                           (v)      the Cut-off Date Principal Balance;

                           (vi)     the first payment date of the Mortgage Loan;

                           (vii)    the Scheduled Payment in effect as of the
                  Cut-off Date;

                           (viii)   the Loan-to-Value Ratio at origination;

                           (ix)     a code indicating whether the residential
                   welling at the time of origination was represented to be
                   owner-occupied;

                           (x)      a code indicating whether the residential
                  dwelling is either (a) a detached single family dwelling (b) a
                  dwelling in a PUD, (c) a condominium unit, (d) a two- to
                  four-unit residential property or (e) a Cooperative Unit (and
                  a code indicating whether the related Cooperative Loan is an
                  Unrecognized Cooperative Loan);

                           (xi)     the Mortgage Rate at the Cut-off Date;

                           (xii)    the purpose for the Mortgage Loan;

                           (xiii)   the Loan-to-Collateral Value Ratio at
                  origination;

                                       18
<PAGE>

                           (xiv)    a description of the Additional Collateral,
                  if any, and the value thereof at the close of business on the
                  Cut-off Date;

                           (xv)     the original months to maturity or the
                  remaining months to maturity from the Cut-off Date, in any
                  case based on the original amortization schedule, and if
                  different, the maturity expressed in the same manner but based
                  on the actual amortization schedule;

                           (xvi)    the date on which the Mortgage Loan was
                  originated;

                           (xvii)   the Loan Index;

                           (xviii)  the next Adjustment Date;

                           (xix)    the Gross Margin;

                           (xx)     the initial and subsequent Periodic Rate
                  Cap, Maximum Mortgage Rate and Minimum Mortgage Rate; and

                           (xxi)    the minimum value of any Additional
                  Collateral required under the terms of the Mortgage Loan.

                  With respect to the Mortgage Loans in the aggregate, such
schedule shall also set forth the following information, as of the applicable
Cut-off Date: (1) the number of Mortgage Loans; (2) the Cut-off Date Principal
Balance; and (3) the weighted average Mortgage Rate of the Mortgage Loans.

                  MORTGAGE LOANS: Such of the mortgage loans transferred and
assigned to the Trustee pursuant to the provisions hereof as from time to time
are held as a part of the Trust Fund (including any REO Property), the mortgage
loans so held being identified in the Mortgage Loan Schedule, notwithstanding
foreclosure or other acquisition of title of the related Mortgaged Property.

                  MORTGAGE NOTE: The original executed note or other evidence of
indebtedness of a Mortgagor under a Mortgage Loan.

                  MORTGAGE RATE: The annual rate of interest borne by a Mortgage
Note from time to time.

                  MORTGAGED PROPERTY: The underlying property securing a
Mortgage Loan, which, with respect to a Cooperative Loan, is the related Coop
Shares and Proprietary Lease.

                  MORTGAGOR:  The obligor(s) on a Mortgage Note.

                  MR INTEREST: The sole class of "residual interest" in the
Master REMIC.

                  NATIONAL COST OF FUNDS INDEX: The National Monthly Median Cost
of Funds Ratio to SAIF-Insured Institutions published by the Office of Thrift
Supervision.

                                       19
<PAGE>

                  NET PREPAYMENT INTEREST SHORTFALLS: As to any Distribution
Date, the amount by which the aggregate of Prepayment Interest Shortfalls during
the related Prepayment Period exceeds an amount equal to the aggregate Master
Servicing Fee for such Distribution Date before reduction of the Master
Servicing Fee in respect of such Prepayment Interest Shortfalls.

                  NET WAC: For any Distribution Date, the weighted average of
the Adjusted Net Mortgage Rates of the Mortgage Loans, based on the Stated
Principal Balances of such Mortgage Loans as of the close of business on the
first day of the month preceding the month of the applicable Distribution Date.

                  NET WAC CARRYOVER: As to each Class of Floating Rate
Certificates with respect to each Distribution Date, the sum of:

                  (1) the excess, if any, of the Current Interest for the
         relevant Class of Certificates for that Distribution Date calculated at
         the related Pass-Through Rate, without regard to the Net WAC, over the
         actual Current Interest for the relevant Class of Certificates for that
         Distribution Date calculated at the related Pass-Through Rate, and

                  (2) any Net WAC Carryover remaining unpaid from the prior
         Distribution Date, together with interest accrued thereon during the
         related Interest Accrual Period at the related Pass-Through Rate,
         without regard to the Net WAC.

                  NON-DELAY CERTIFICATES: As specified in the Preliminary
Statement.

                  NON-DISCOUNT MORTGAGE LOAN: Not applicable.

                  NON-PO FORMULA PRINCIPAL AMOUNT: Not applicable.

                  NON-PO PERCENTAGE: Not applicable.

                  NONRECOVERABLE ADVANCE: Any portion of an Advance previously
made or proposed to be made by the Master Servicer that, in the good faith
judgment of the Master Servicer, will not be ultimately recoverable by the
Master Servicer from the related Mortgagor, related Liquidation Proceeds or
otherwise.

                  NOTICE OF FINAL DISTRIBUTION: The notice to be provided
pursuant to Section 9.02 to the effect that final distribution on any of the
Certificates shall be made only upon presentation and surrender thereof.

                  NOTIONAL AMOUNT: As to the Class X Certificates and any
Distribution Date, the aggregate of the Class Certificate Balances of all
Classes of Certificates immediately prior to such Distribution Date.

                  NOTIONAL AMOUNT CERTIFICATES: As specified in the Preliminary
Statement.

                  OFFERED CERTIFICATES: As specified in the Preliminary
Statement.

                                       20
<PAGE>

                  OFFICER'S CERTIFICATE: A certificate (i) signed by the
Chairman of the Board, the Vice Chairman of the Board, the President, a Managing
Director, a Vice President (however denominated), an Assistant Vice President,
the Treasurer, the Secretary, or one of the Assistant Treasurers or Assistant
Secretaries of the Depositor or the Master Servicer, or (ii), if provided for in
this Agreement, signed by a Servicing Officer, as the case may be, and delivered
to the Depositor and the Trustee, as the case may be, as required by this
Agreement.

                  OPINION OF COUNSEL: A written opinion of counsel, who may be
counsel for the Depositor or the Master Servicer, including, in-house counsel,
reasonably acceptable to the Trustee; PROVIDED, HOWEVER, that with respect to
the interpretation or application of the REMIC Provisions, such counsel must (i)
in fact be independent of the Depositor and the Master Servicer, (ii) not have
any direct financial interest in the Depositor or the Master Servicer or in any
affiliate of either, and (iii) not be connected with the Depositor or the Master
Servicer as an officer, employee, promoter, underwriter, trustee, partner,
director or person performing similar functions.

                  OPTIONAL TERMINATION: The termination of the trust created
hereunder in connection with the purchase of the Mortgage Loans pursuant to
Section 9.01(a) hereof.

                  OPTIONAL TERMINATION DATE. The first Distribution Date on
which the Optional Termination may occur.

                  ORIGINAL APPLICABLE CREDIT SUPPORT PERCENTAGE: With respect to
each of the following Classes of Subordinated Certificates, the corresponding
percentage described below, as of the Closing Date:

                        Class B-1                             3.50%
                        Class B-2                             2.50%
                        Class B-3                             2.00%
                        Class B-4                             1.60%
                        Class B-5                             0.80%
                        Class B-6                             0.40%

                  ORIGINAL MORTGAGE LOAN: The mortgage loan refinanced in
connection with the origination of a Refinancing Mortgage Loan.

                  ORIGINAL SUBORDINATED PRINCIPAL BALANCE: The aggregate of the
Class Certificate Balances of the Subordinated Certificates as of the Closing
Date.

                  OTS: The Office of Thrift Supervision.

                  OUTSIDE REFERENCE DATE: As to any Interest Accrual Period for
the COFI Certificates, the close of business on the tenth Business Day thereof.

                  OUTSTANDING: With respect to the Certificates as of any date
of determination, all Certificates theretofore executed and delivered under this
Agreement except:

                                       21
<PAGE>

                           (i) Certificates theretofore canceled by the Trustee
                  or delivered to the Trustee for cancellation; and

                           (ii) Certificates in exchange for which or in lieu of
                  which other Certificates have been executed and delivered by
                  the Trustee pursuant to this Agreement.

                  OUTSTANDING MORTGAGE LOAN: As of any Due Date, a Mortgage Loan
with a Stated Principal Balance greater than zero, which was not the subject of
a Principal Prepayment in Full prior to such Due Date and which did not become a
Liquidated Mortgage Loan prior to such Due Date.

                  OWNERSHIP INTEREST: As to any Residual Certificate, any
ownership interest in such Certificate including any interest in such
Certificate as the Holder thereof and any other interest therein, whether direct
or indirect, legal or beneficial.

                  PASS-THROUGH RATE: For any interest bearing Class of
Certificates, the per annum rate set forth or calculated in the manner described
in the Preliminary Statement.

                  PERCENTAGE INTEREST: As to any Certificate, the percentage
interest evidenced thereby in distributions required to be made on the related
Class, such percentage interest being set forth on the face thereof or equal to
the percentage obtained by dividing the Denomination of such Certificate by the
aggregate of the Denominations of all Certificates of the same Class.

                  PERIODIC RATE CAP: The provision, if any, in the Mortgage Note
for each Mortgage Loan which limits increases or decreases in the Mortgage Rate
on any particular or each Adjustment Date.

                  PERMITTED INVESTMENTS: At any time, any one or more of the
following obligations and securities:

                           (i) obligations of the United States or any agency
                  thereof, provided such obligations are backed by the full
                  faith and credit of the United States;

                           (ii) general obligations of or obligations guaranteed
                  by any state of the United States or the District of Columbia
                  receiving the highest long-term debt rating of each Rating
                  Agency, or such lower rating as will not result in the
                  downgrading or withdrawal of the ratings then assigned to the
                  Certificates by each Rating Agency;

                           (iii) commercial or finance company paper which is
                  then receiving the highest commercial or finance company paper
                  rating of each Rating Agency, or such lower rating as will not
                  result in the downgrading or withdrawal of the ratings then
                  assigned to the Certificates by each Rating Agency;

                           (iv) certificates of deposit, demand or time
                  deposits, or bankers' acceptances issued by any depository
                  institution or trust company incorporated under the laws of
                  the United States or of any state thereof and subject to

                                       22
<PAGE>

                  supervision and examination by federal and/or state banking
                  authorities, provided that the commercial paper and/or long
                  term unsecured debt obligations of such depository institution
                  or trust company (or in the case of the principal depository
                  institution in a holding company system, the commercial paper
                  or long-term unsecured debt obligations of such holding
                  company, but only if Moody's is not a Rating Agency) are then
                  rated one of the two highest long-term and the highest
                  short-term ratings of each Rating Agency for such securities,
                  or such lower ratings as will not result in the downgrading or
                  withdrawal of the rating then assigned to the Certificates by
                  either Rating Agency;

                           (v) demand or time deposits or certificates of
                  deposit issued by any bank or trust company or savings
                  institution to the extent that such deposits are fully insured
                  by the FDIC;

                           (vi) guaranteed reinvestment agreements issued by any
                  bank, insurance company or other corporation containing, at
                  the time of the issuance of such agreements, such terms and
                  conditions as will not result in the downgrading or withdrawal
                  of the rating then assigned to the Certificates by either
                  Rating Agency;

                           (vii) repurchase obligations with respect to any
                  security described in clauses (i) and (ii) above, in either
                  case entered into with a depository institution or trust
                  company (acting as principal) described in clause (iv) above;

                           (viii) securities (other than stripped bonds,
                  stripped coupons or instruments sold at a purchase price in
                  excess of 115% of the face amount thereof) bearing interest or
                  sold at a discount issued by any corporation incorporated
                  under the laws of the United States or any state thereof
                  which, at the time of such investment, have one of the two
                  highest ratings of each Rating Agency (except if the Rating
                  Agency is Moody's, such rating shall be the highest commercial
                  paper rating of Moody's for any such securities), or such
                  lower rating as will not result in the downgrading or
                  withdrawal of the rating then assigned to the Certificates by
                  either Rating Agency, as evidenced by a signed writing
                  delivered by each Rating Agency;

                           (ix) units of a taxable money-market portfolio
                  (including without limitation, such portfolio for which the
                  Trustee or an affiliate of the Trustee acts as manager or
                  advisor, having the highest rating assigned by each Rating
                  Agency (except if Fitch is a Rating Agency and has not rated
                  the portfolio, the highest rating assigned by Moody's), and
                  restricted to obligations issued or guaranteed by the United
                  States of America or entities whose obligations are backed by
                  the full faith and credit of the United States of America and
                  repurchase agreements collateralized by such obligations; and

                           (x) such other investments bearing interest or sold
                  at a discount acceptable to each Rating Agency as will not
                  result in the downgrading or withdrawal of the rating then
                  assigned to the Certificates by either Rating Agency, as
                  evidenced by a signed writing delivered by each Rating Agency;

                                       23
<PAGE>

provided that no such instrument shall be a Permitted Investment if such
instrument evidences the right to receive interest only payments with respect to
the obligations underlying such instrument.

                  PERMITTED TRANSFEREE: Any Person other than (i) the United
States, any State or political subdivision thereof, or any agency or
instrumentality of any of the foregoing, (ii) a foreign government,
International Organization or any agency or instrumentality of either of the
foregoing, (iii) an organization (except certain farmers' cooperatives described
in section 521 of the Code) which is exempt from tax imposed by Chapter 1 of the
Code (including the tax imposed by section 511 of the Code on unrelated business
taxable income) on any excess inclusions (as defined in section 860E(c)(l) of
the Code) with respect to any Residual Certificate, (iv) rural electric and
telephone cooperatives described in section 1381(a)(2)(C) of the Code, (v) an
"electing partnership" as defined in Code Section 775, (vi) a Person that is not
a citizen or resident of the United States, a corporation, partnership, or other
entity created or organized in or under the laws of the United States or any
political subdivision thereof, or an estate or trust whose income from sources
without the United States is includible in gross income for United States
federal income tax purposes regardless of its connection with the conduct of a
trade or business within the United States or a trust if a court within the
United States is able to exercise primary supervision over the administration of
the trust and one or more United States fiduciaries have the authority to
control all substantial decisions of the trust unless such Person has furnished
the transferor and the Trustee with a duly completed Internal Revenue Service
Form 4224, and (vii) any other Person so designated by the Depositor based upon
an Opinion of Counsel that the Transfer of an Ownership Interest in a Residual
Certificate to such Person may cause either REMIC hereunder to fail to qualify
as a REMIC at any time that the Certificates are outstanding. The terms "United
States," "State" and "International Organization" shall have the meanings set
forth in section 7701 of the Code or successor provisions. A corporation will
not be treated as an instrumentality of the United States or of any State or
political subdivision thereof for these purposes if all of its activities are
subject to tax and, with the exception of the Federal Home Loan Mortgage
Corporation, a majority of its board of directors is not selected by such
government unit.

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

                  PHYSICAL CERTIFICATE: As specified in the Preliminary
Statement.

                  PLANNED BALANCE:  Not applicable.

                  PLANNED PRINCIPAL CLASSES: As specified in the Preliminary
Statement.

                  PO FORMULA PRINCIPAL AMOUNT: Not applicable.

                  PO PERCENTAGE: Not applicable.

                                       24
<PAGE>

                  POOL STATED PRINCIPAL BALANCE: As to any Distribution Date,
the aggregate of the Stated Principal Balances as of the first day of the month
preceding the month of such Distribution Date of the Mortgage Loans which were
Outstanding Mortgage Loans on such day.

                  PREPAYMENT INTEREST SHORTFALL: As to any Distribution Date,
Mortgage Loan and Principal Prepayment received during the related Prepayment
Period, the amount, if any, by which one month's interest at the related
Mortgage Rate, net of the Master Servicing Fee Rate, on such Principal
Prepayment exceeds the amount of interest paid in connection with such Principal
Prepayment.

                  PREPAYMENT PERIOD: As to any Distribution Date, the calendar
month preceding the month of such Distribution Date.

                  PRIMARY INSURANCE POLICY: Each policy of primary mortgage
guaranty insurance or any replacement policy therefor with respect to any
Mortgage Loan.

                  PRIMARY PLANNED PRINCIPAL CLASSES: As specified in the
Preliminary Statement.

                  PRINCIPAL ONLY CERTIFICATES: As specified in the Preliminary
Statement.

                  PRINCIPAL PREPAYMENT: Any payment of principal by a Mortgagor
on a Mortgage Loan that is received in advance of its scheduled Due Date and is
not accompanied by an amount representing scheduled interest due on any date or
dates in any month or months subsequent to the month of prepayment. Partial
Principal Prepayments shall be applied by the Master Servicer in accordance with
the terms of the related Mortgage Note.

                  PRINCIPAL PREPAYMENT IN FULL: Any Principal Prepayment made by
a Mortgagor of the entire principal balance of a Mortgage Loan.

                  PRIVATE CERTIFICATE: As specified in the Preliminary
Statement.

                  PROPERTY VALUE: With respect to any Mortgage Loan, the
Property Value of the related Mortgaged Property shall be: (i) with respect to a
Mortgage Loan other than a Refinancing Mortgage Loan, the least of (a) the value
of the Mortgaged Property based upon the appraisal made at the time of the
origination of such Mortgage Loan, (b) the sales price of the Mortgaged Property
at the time of the origination of such Mortgage Loan and (c) the value of the
Mortgaged Property determined by the Seller based upon a review of the appraisal
made in accordance with clause (a); and (ii) with respect to a Refinancing
Mortgage Loan, the lesser of (a) the value of the Mortgaged Property based upon
the appraisal made at the time of the origination of such Refinancing Mortgage
Loan and (b) the value of the Mortgaged Property determined by the Seller based
upon a review of the appraisal made in accordance with clause (a).

                  PRO RATA SHARE: As to any Distribution Date, the Subordinated
Principal Distribution Amount and any Class of Subordinated Certificates, the
portion of the Subordinated Principal Distribution Amount allocable to such
Class, equal to the product of the Subordinated Principal Distribution Amount on
such Distribution Date and a fraction, the numerator of which is the related
Class Certificate Balance thereof immediately prior to such Distribution Date
and

                                       25
<PAGE>

                  the denominator of which is the aggregate of the Class
                  Certificate Balances of the Subordinated Certificates
                  immediately prior to such Distribution Date.

                  PROPRIETARY LEASE: With respect to any Cooperative Unit, a
lease or occupancy agreement between a Cooperative Corporation and a holder of
related Coop Shares.

                  PROSPECTUS SUPPLEMENT: The Prospectus Supplement dated March
20, 2002 relating to the Offered Certificates.

                  PUD:  Planned Unit Development.

                  PURCHASE PRICE: With respect to any Mortgage Loan required to
be purchased by the Seller pursuant to Section 2.02, 2.03 or 2.08 hereof or
purchased by the Master Servicer pursuant to Section 3.11 or Section 3.21, an
amount equal to the sum of (i) 100% of the unpaid principal balance of the
Mortgage Loan on the date of such purchase, and (ii) accrued interest thereon at
the applicable Mortgage Rate (or at the applicable Adjusted Mortgage Rate if (x)
the purchaser is the Master Servicer or (y) if the purchaser is the Seller and
the Seller is the Master Servicer) from the date through which interest was last
paid by the Mortgagor to the Due Date in the month in which the Purchase Price
is to be distributed to Certificateholders.

                  QUALIFIED INSURER: A mortgage guaranty insurance company duly
qualified as such under the laws of the state of its principal place of business
and each state having jurisdiction over such insurer in connection with the
insurance policy issued by such insurer, duly authorized and licensed in such
states to transact a mortgage guaranty insurance business in such states and to
write the insurance provided by the insurance policy issued by it, approved as a
FNMA-approved mortgage insurer and having a claims paying ability rating of at
least "AA" or equivalent rating by a nationally recognized statistical rating
organization. Any replacement insurer with respect to a Mortgage Loan must have
at least as high a claims paying ability rating as the insurer it replaces had
on the Closing Date.

                  RATING AGENCY: Each of the Rating Agencies specified in the
Preliminary Statement. If any such organization or a successor is no longer in
existence, "Rating Agency" shall be such nationally recognized statistical
rating organization, or other comparable Person, as is designated by the
Depositor, notice of which designation shall be given to the Trustee. References
herein to a given rating category of a Rating Agency shall mean such rating
category without giving effect to any modifiers. For purposes of Section
10.05(b), the addresses for notices to each Rating Agency shall be (i) Standard
& Poor's Ratings Services, a division of The McGraw-Hill Companies, Inc., 55
Water Street, 41st Floor, New York, New York 10041, Attention: Mortgage
Surveillance Monitoring, and (ii) Moody's Investors Service, Inc., 99 Church
Street, New York, New York 10007, Attention: Mortgage Surveillance Group, or
such other address as either such Rating Agency may hereafter furnish to the
Depositor and the Master Servicer.

                  RATING CONDITION: The rating of the long-term unsecured debt
obligations of Mellon Financial Corporation shall be rated below "BBB" by S&P or
"Baa2" by Moody's.

                                       26
<PAGE>

                  REALIZED LOSS: With respect to each Liquidated Mortgage Loan,
an amount (not less than zero or more than the Stated Principal Balance of the
Mortgage Loan) as of the date of such liquidation, equal to (i) the Stated
Principal Balance of the Liquidated Mortgage Loan as of the date of such
liquidation, plus (ii) interest at the Adjusted Net Mortgage Rate from the Due
Date as to which interest was last paid or advanced (and not reimbursed) to
Certificateholders up to the Due Date in the month in which Liquidation Proceeds
are required to be distributed on the Stated Principal Balance of such
Liquidated Mortgage Loan from time to time, minus (iii) the Liquidation
Proceeds, if any, received during the month in which such liquidation occurred,
to the extent applied as recoveries of interest at the Adjusted Net Mortgage
Rate and to principal of the Liquidated Mortgage Loan. With respect to each
Mortgage Loan which has become the subject of a Deficient Valuation, if the
principal amount due under the related Mortgage Note has been reduced, the
difference between the principal balance of the Mortgage Loan outstanding
immediately prior to such Deficient Valuation and the principal balance of the
Mortgage Loan as reduced by the Deficient Valuation. With respect to each
Mortgage Loan which has become the subject of a Debt Service Reduction and any
Distribution Date, the amount, if any, by which the principal portion of the
related Scheduled Payment has been reduced.

                  RECOGNITION AGREEMENT: With respect to any Cooperative Loan,
an agreement between the Cooperative Corporation and the originator of such
Mortgage Loan which establishes the rights of such originator in the Cooperative
Property.

                  RECORD DATE: With respect to any Distribution Date and the
Certificates, other than the Floating Rate Certificates (for so long as they are
Book-Entry Certificates), the close of business on the last Business Day of the
month preceding the month in which such Distribution Date occurs and, for the
Floating Rate Certificates (for so long as they are Book-Entry Certificates),
the Business Day immediately preceding the applicable Distribution Date.

                  REFERENCE BANK RATE: As to any Interest Accrual Period
relating to the Floating Rate Certificates as follows: the arithmetic mean
(rounded upwards, if necessary, to the nearest one sixteenth of a percent) of
the offered rates for United States dollar deposits for one month which are
offered by the Reference Banks as of 11:00 A.M., London time, on the Interest
Determination Date to prime banks in the London interbank market for a period of
one month in amounts approximately equal to the aggregate Class Certificate
Balance of the Floating Rate Certificates; PROVIDED that at least two such
Reference Banks provide such rate. If fewer than two offered rates appear, the
Reference Bank Rate will be the arithmetic mean of the rates quoted by one or
more major banks in New York City, selected by the Trustee after consultation
with the Master Servicer, as of 11:00 A.M., New York City time, on such date for
loans in U.S. Dollars to leading European banks for a period of one month in
amounts approximately equal to the aggregate Class Certificate Balance of the
Floating Rate Certificates. If no such quotations can be obtained, the Reference
Bank Rate shall be the Reference Bank Rate applicable to the preceding Interest
Accrual Period.

                  REFERENCE BANKS: Three major banks that are engaged in the
London interbank market, selected by the Trustee after consultation with the
Master Servicer.

                  REFINANCING MORTGAGE LOAN: Any Mortgage Loan originated in
connection with the refinancing of an existing mortgage loan.

                                       27
<PAGE>

                  REGULAR CERTIFICATES: As specified in the Preliminary
Statement.

                  RELIEF ACT: The Soldiers' and Sailors' Civil Relief Act of
1940, as amended.

                  RELIEF ACT REDUCTIONS: With respect to any Distribution Date
and any Mortgage Loan as to which there has been a reduction in the amount of
interest collectible thereon for the most recently ended calendar month as a
result of the application of the Relief Act, the amount, if any, by which (i)
interest collectible on such Mortgage Loan for the most recently ended calendar
month is less than (ii) interest accrued thereon for such month pursuant to the
Mortgage Note.

                  REMIC: A "real estate mortgage investment conduit" within the
meaning of section 860D of the Code.

                  REMIC CHANGE OF LAW: Any proposed, temporary or final
regulation, revenue ruling, revenue procedure or other official announcement or
interpretation relating to REMICs and the REMIC Provisions issued after the
Closing Date.

                  REMIC PROVISIONS: Provisions of the federal income tax law
relating to real estate mortgage investment conduits, which appear at sections
860A through 860G of Subchapter M of Chapter 1 of the Code, and related
provisions, and regulations promulgated thereunder, as the foregoing may be in
effect from time to time as well as provisions of applicable state laws.

                  REO PROPERTY: A Mortgaged Property acquired by the Trust Fund
through foreclosure or deed-in-lieu of foreclosure in connection with a
defaulted Mortgage Loan.

                  REQUEST FOR RELEASE: The Request for Release signed by a
Servicing Officer and submitted by the Master Servicer to the Custodian, or if
applicable, to the Trustee, substantially in the form of Exhibits M and N, as
appropriate.

                  REQUIRED COUPON:  Not applicable.

                  REQUIRED INSURANCE POLICY: With respect to any Mortgage Loan,
any insurance policy that is required to be maintained from time to time under
this Agreement.

                  RESERVE FUND: The separate Eligible Account created and
maintained by the Trustee pursuant to Section 4.08 and designated "Wells Fargo
Bank Minnesota, National Association in trust for registered holders of Mellon
Residential Funding Corporation Mortgage Pass-Through Certificates, Series
2002-TBC1." Funds in the Reserve Fund shall be held in trust for the
Certificateholders for the uses and purposes set forth in this Agreement.

                  RESIDUAL CERTIFICATES: As specified in the Preliminary
Statement.

                  RESPONSIBLE OFFICER: When used with respect to the Trustee,
any Vice President, any Assistant Vice President, the Secretary, any Assistant
Secretary, any Trust Officer or any other officer of the Trustee customarily
performing functions similar to those performed by any of the above designated
officers and also to whom, with respect to a particular matter, such

                                       28
<PAGE>

matter is referred because of such officer's knowledge of and familiarity with
the particular subject.

                  RESTRICTED CLASSES:  As defined in Section 4.02(e).

                  SCHEDULED BALANCES:  Not applicable.

                  SCHEDULED CLASSES:  As specified in the Preliminary Statement.

                  SCHEDULED PAYMENT: The scheduled monthly payment on a Mortgage
Loan due on any Due Date allocable to principal and/or interest on such Mortgage
Loan which, unless otherwise specified herein, shall give effect to any related
Debt Service Reduction and any Deficient Valuation that affects the amount of
the monthly payment due on such Mortgage Loan.

                  SECONDARY PLANNED PRINCIPAL CLASSES: As specified in the
Preliminary Statement.

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

                  SELLER: Boston Safe Deposit and Trust Company, a Massachusetts
trust company, and its successors and assigns, in its capacity as seller of the
Mortgage Loans to the Depositor.

                  SENIOR CERTIFICATES: As specified in the Preliminary
Statement.

                  SENIOR CREDIT SUPPORT DEPLETION DATE: The date on which the
Class Certificate Balance of each Class of Subordinated Certificates has been
reduced to zero.

                  SENIOR PERCENTAGE: As to any Distribution Date occurring prior
to the Distribution Date in April 2012, 100%, unless the aggregate of the Class
Certificate Balance of the Senior Certificates immediately prior to such date is
zero, in which case the Senior Percentage is 0%. As to any Distribution Date on
or after the Distribution Date in April 2012, the percentage equivalent of a
fraction the numerator of which is the aggregate of the Class Certificate
Balances of each Class of Senior Certificates immediately prior to such
Distribution Date and the denominator of which is the aggregate of the Class
Certificate Balances of all Classes of Certificates immediately prior to such
date.

                  Notwithstanding the foregoing: if on any Distribution Date (x)
the Aggregate Subordinated Percentage for such Distribution Date is at least
7.00%, (y) clause (i) of the Senior Step Down Condition is satisfied and (z)
cumulative Realized Losses do not exceed 20% of the Original Subordinated
Principal Balance (x, y and z being the "Two Times Test"), then the Senior
Percentage will equal the Senior Pro Rata Percentage; provided however, that if
the Two Times Test is satisfied prior to the third anniversary of the Cut-off
Date, the Senior Percentage will equal the sum of (x) the Senior Pro Rata
Percentage and (y) 50% of the Aggregate Subordinated Percentage.

                  SENIOR PREPAYMENT PERCENTAGE: For any Distribution Date during
the ten years beginning on the first Distribution Date, 100%. The Senior
Prepayment Percentage for any Distribution Date occurring on or after the tenth
anniversary of the first Distribution Date will, be as follows (for so long as
the Senior Stepdown Conditions are satisfied on such Distribution

                                       29
<PAGE>

Date): for any Distribution Date in the first year thereafter, the Senior
Percentage plus 70% of the Subordinated Percentage for such Distribution Date;
for any Distribution Date in the second year thereafter, the Senior Percentage
plus 60% of the Subordinated Percentage for such Distribution Date; for any
Distribution Date in the third year thereafter, the Senior Percentage plus 40%
of the Subordinated Percentage for such Distribution Date; for any Distribution
Date in the fourth year thereafter, the Senior Percentage plus 20% of the
Subordinated Percentage for such Distribution Date; and for any Distribution
Date thereafter, the Senior Percentage for such Distribution Date (unless on any
such Distribution Date the Senior Pro Rata Percentage exceeds the initial Senior
Pro Rata Percentage, in which case such Senior Prepayment Percentage for such
Distribution Date will once again equal 100%). Notwithstanding the foregoing,
the Senior Prepayment Percentage will be, if the Two Times Test is satisfied,
the Senior Percentage.

                  SENIOR PRINCIPAL DISTRIBUTION AMOUNT: As to any Distribution
Date, the sum of (i) the Senior Percentage of all amounts described in clauses
(a) through (d) of the definition of "Formula Principal Amount" for such
Distribution Date, (ii) with respect to each Mortgage Loan that became a
Liquidated Mortgage Loan during the calendar month preceding the month of such
Distribution Date, the lesser of (x) the Senior Percentage of the Stated
Principal Balance of such Mortgage Loan and (y) either (A) the Senior Prepayment
Percentage, or (B) if an Excess Loss was sustained with respect to such
Liquidated Mortgage Loan during such prior calendar month, the Senior Pro Rata
Percentage, of the amount of the Liquidation Proceeds allocable to principal
received with respect to such Mortgage Loan, and (iii) the Senior Prepayment
Percentage of the amounts described in clause (f) of the definition of "Formula
Principal Amount" for such Distribution Date; provided, however that if a
Bankruptcy Loss that is an Excess Loss is sustained with respect to a Mortgage
Loan that is not a Liquidated Mortgage Loan, the Senior Principal Distribution
Amount will be reduced on the related Distribution Date by the Senior Pro Rata
Percentage of the principal portion of such Bankruptcy Loss.

                  SENIOR PRO RATA PERCENTAGE: As to any Distribution Date, the
percentage equivalent of a fraction the numerator of which is the aggregate of
the Class Certificate Balances of each Class of Senior Certificates immediately
prior to such Distribution Date and the denominator of which is the aggregate of
the Class Certificate Balances of all Classes of Certificates immediately prior
to such date.

                  SENIOR STEP DOWN CONDITIONS: As of the first Distribution Date
as to which any decrease in the Senior Prepayment Percentage applies, (i) the
outstanding principal balance of all Mortgage Loans delinquent 60 days or more
(averaged over the preceding six month period), as a percentage of the aggregate
Class Certificate Balance of the Subordinated Certificates on such Distribution
Date, does not equal or exceed 50% or (ii) cumulative Realized Losses with
respect to the Mortgage Loans do not exceed (a) with respect to the Distribution
Date on the tenth anniversary of the first Distribution Date, 30% of the
Original Subordinated Principal Balance, (b) with respect to the Distribution
Date on the eleventh anniversary of the first Distribution Date, 35% of the
Original Subordinated Principal Balance, (c) with respect to the Distribution
Date on the twelfth anniversary of the first Distribution Date, 40% of the
Original Subordinated Principal Balance, (d) with respect to the Distribution
Date on the thirteenth anniversary of the first Distribution Date, 45% of the
Original Subordinated Principal Balance and (e) with respect to the Distribution
Date on the fourteenth anniversary of the first Distribution Date, 50% of the
Original Subordinated Principal Balance.

                                       30
<PAGE>

                  SERVICING ADVANCES: All customary, reasonable and necessary
"out of pocket" costs and expenses incurred in the performance by the Master
Servicer of its servicing obligations, including, but not limited to, the cost
of (i) the preservation, restoration and protection of a Mortgaged Property,
(ii) any expenses reimbursable to the Master Servicer pursuant to Section 3.11
and any enforcement or judicial proceedings, including foreclosures, (iii) the
management and liquidation of any REO Property and (iv) compliance with the
obligations under Section 3.09.

                  SERVICING OFFICER: Any officer of the Master Servicer, or
officer of the Subservicer designated by the Master Servicer, involved in, or
responsible for, the administration and servicing of the Mortgage Loans whose
name and facsimile signature appear on a list of servicing officers furnished to
the Trustee by the Master Servicer on the Closing Date pursuant to this
Agreement, as such list may from time to time be amended.

                  SPECIAL HAZARD COVERAGE TERMINATION DATE: The point in time at
which the Special Hazard Loss Coverage Amount is reduced to zero.

                  SPECIAL HAZARD LOSS: Any Realized Loss suffered by a Mortgaged
Property on account of direct physical loss but not including (i) any loss of a
type covered by a hazard insurance policy or a flood insurance policy required
to be maintained with respect to such Mortgaged Property pursuant to Section
3.09 to the extent of the amount of such loss covered thereby, or (ii) any loss
caused by or resulting from:

                  (a) normal wear and tear;

                  (b) fraud, conversion or other dishonest act on the part of
         the Trustee, the Master Servicer or any of their agents or employees
         (without regard to any portion of the loss not covered by any errors
         and omissions policy);

                  (c) errors in design, faulty workmanship or faulty materials,
         unless the collapse of the property or a part thereof ensues and then
         only for the ensuing loss;

                  (d) nuclear or chemical reaction or nuclear radiation or
         radioactive or chemical contamination, all whether controlled or
         uncontrolled, and whether such loss be direct or indirect, proximate or
         remote or be in whole or in part caused by, contributed to or
         aggravated by a peril covered by the definition of the term "Special
         Hazard Loss";

                  (e) hostile or warlike action in time of peace and war,
         including action in hindering, combating or defending against an
         actual, impending or expected attack:

                           1. by any government or sovereign power, de jure or
                  de facto, or by any authority maintaining or using military,
                  naval or air forces; or

                           2. by military, naval or air forces; or

                           3. by an agent of any such government, power,
                  authority or forces;

                                       31
<PAGE>

                  (f) any weapon of war employing nuclear fission, fusion or
         other radioactive force, whether in time of peace or war; or

                  (g) insurrection, rebellion, revolution, civil war, usurped
         power or action taken by governmental authority in hindering, combating
         or defending against such an occurrence, seizure or destruction under
         quarantine or customs regulations, confiscation by order of any
         government or public authority or risks of contraband or illegal
         transportation or trade.

                  SPECIAL HAZARD LOSS COVERAGE AMOUNT: With respect to the first
Distribution Date, $5,661,716. With respect to any Distribution Date after the
first Distribution Date, the lesser of (a) the greatest of (i) 1% of the
aggregate of the principal balances of the Mortgage Loans, (ii) twice the
principal balance of the largest Mortgage Loan and (iii) the aggregate of the
principal balances of all Mortgage Loans secured by Mortgaged Properties located
in the single California postal zip code area having the highest aggregate
principal balance of any such zip code area and (b) the Special Hazard Loss
Coverage Amount as of the Closing Date less the amount, if any, of Special
Hazard Losses allocated to the Certificates since the Closing Date. All
principal balances for the purpose of this definition will be calculated as of
the first day of the calendar month preceding the month of such Distribution
Date after giving effect to Scheduled Payments on the Mortgage Loans then due,
whether or not paid.

                  SPECIAL HAZARD MORTGAGE LOAN: A Liquidated Mortgage Loan as to
which a Special Hazard Loss has occurred.

                  SR INTEREST: The sole class of "residual interest" in the
Subsidiary REMIC.

                  S&P: Standard & Poor's Ratings Services, a division of The
McGraw-Hill Companies, Inc. If S&P is designated as a Rating Agency in the
Preliminary Statement, for purposes of Section 10.05(b) the address for notices
to S&P shall be Standard & Poor's Ratings Services, a division of The
McGraw-Hill Companies, Inc., 55 Water Street, 41st Floor, New York, New York
10041, Attention: Mortgage Surveillance Monitoring, or such other address as S&P
may hereafter furnish to the Depositor, the Master Servicer and the Trustee.

                  STARTUP DAY:  The Closing Date.

                  STATED PRINCIPAL BALANCE: As to any Mortgage Loan and Due
Date, the unpaid principal balance of such Mortgage Loan as of such Due Date as
specified in the amortization schedule at the time relating thereto (before any
adjustment to such amortization schedule by reason of any moratorium or similar
waiver or grace period) after giving effect to any previous partial Principal
Prepayments and Liquidation Proceeds allocable to principal (other than with
respect to any Liquidated Mortgage Loan) and to the payment of principal due on
such Due Date and irrespective of any delinquency in payment by the related
Mortgagor.

                  SUBORDINATED CERTIFICATES: As specified in the Preliminary
Statement.

                  SUBORDINATED PERCENTAGE: As to any Distribution Date, 100%
minus the Senior Percentage for such Distribution Date.

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<PAGE>

                  SUBORDINATED PREPAYMENT PERCENTAGE: As to any Distribution
Date, 100% minus the Senior Prepayment Percentage for such Distribution Date.

                  SUBORDINATED PRINCIPAL DISTRIBUTION AMOUNT: With respect to
any Distribution Date: the sum of (i) the Subordinated Percentage of all amounts
described in clauses (a) through (d) of the definition of "Formula Principal
Amount" with respect to such Mortgage Loans for such Distribution Date, (ii)
with respect to each such Mortgage Loan that became a Liquidated Mortgage Loan
during the calendar month preceding the month of such Distribution Date, the
Liquidation Proceeds allocable to principal received with respect to such
Mortgage Loan, after application of such amounts pursuant to clause (ii) of the
definition of Senior Principal Distribution Amount and (iii) the Subordinated
Prepayment Percentage of the amounts described in clause (f) of the definition
of "Formula Principal Amount" for such Distribution Date; provided, however,
that if a Bankruptcy Loss that is an Excess Loss is sustained with respect to a
Mortgage Loan that is not a Liquidated Mortgage Loan, the Subordinated Principal
Distribution Amount will be reduced on the related Distribution Date by the
Subordinated Certificates' pro rata share of the principal portion of the
Bankruptcy Loss.

                  SUBSERVICER: Dovenmuehle Mortgage, Inc., or any other person
to whom the Master Servicer has contracted for the servicing of all or a portion
of the Mortgage Loans pursuant to Section 3.02 hereof.

                  SUBSIDIARY REMIC: With respect to each Subsidiary REMIC
Interest, the applicable rate set forth or calculated in the manner described in
the Preliminary Statement.

                  SUBSIDIARY REMIC INTEREST: Any one of the Subsidiary REMIC
Regular Interest or the SR Interest.

                  SUBSIDIARY REMIC REGULAR INTEREST: Any one of the "regular
interests" in the Subsidiary REMIC described in the Preliminary Statement.

                  SUBSTITUTE MORTGAGE LOAN: A Mortgage Loan substituted by the
Seller for a Deleted Mortgage Loan which must, on the date of such substitution,
as confirmed in a Request for Release, substantially in the form of Exhibit N,
(i) have a Stated Principal Balance, after deduction of the principal portion of
the Scheduled Payment due in the month of substitution, not in excess of, and
not more than 10% less than the Stated Principal Balance of the Deleted Mortgage
Loan; (ii) be accruing interest at a rate no lower than and not more than 1% per
annum higher than, that of the Deleted Mortgage Loan; (iii) have a Loan-to-Value
Ratio and a Loan-to-Collateral Value Ratio no higher than that of the Deleted
Mortgage Loan; (iv) have a remaining term to maturity no greater than (and not
more than one year less than that of) the Deleted Mortgage Loan; (v) have the
same Loan Index as the Deleted Mortgage Loan, (vi) have a Gross Margin and
Maximum Mortgage Rate no lower than, and not more than 1% per annum higher than
those of the Deleted Mortgage Loan and (vii) comply with each representation and
warranty set forth in Section 2.03 hereof.

                  SUBSTITUTION ADJUSTMENT AMOUNT: The meaning ascribed to such
term pursuant to Section 2.03.

                                       33
<PAGE>

                  SUPPLEMENTAL INTEREST: As to any Distribution Date, the
excess, if any, of (i) the amount on deposit in the Reserve Fund over (ii) the
aggregate amount of Net WAC Carryover for such Distribution Date.

                  SUPPORT CLASSES: As specified in the Preliminary Statement.

                  TARGETED BALANCE:  Not applicable.

                  TARGETED PRINCIPAL CLASSES: As specified in the Preliminary
Statement.

                  TAX MATTERS PERSON: The person designated as "tax matters
person" in the manner provided under Treasury regulation 1.860F-4(d) and
temporary Treasury regulation 301.6231(a)(7)1T.

                  TAX MATTERS PERSON CERTIFICATE: The Class A-R Certificate with
a Denomination of $1.00.

                  TELERATE PAGE 3750: The display designated as page 3750 on
Bridge Telerate Service (or such other page as may replace page 3750 on that
service for the purpose of displaying London interbank offered rates of major
banks).

                  TRANSFER: Any direct or indirect transfer or sale of any
Ownership Interest in a Residual Certificate.

                  TRUSTEE: Wells Fargo Bank Minnesota, National Association and
its successors and, if a successor trustee is appointed hereunder, such
successor.

                  TRUSTEE FEE: As to any Distribution Date, the sum of (i) an
amount equal to one-twelfth of the Trustee Fee Rate multiplied by the aggregate
Stated Principal Balance of the Mortgage Loans as of the first day of the month
prior to the month of such Distribution Date and (ii) any net investment income
on the amounts on deposit in the Distribution Account.

                  TRUSTEE FEE RATE: With respect to each Mortgage Loan, 0.02%
per annum.

                  TRUST FUND: The trust created hereunder which shall be known
as MRFC Mortgage Pass-Through Trust, Series 2002-TBC1 and the corpus of which
consists of (i) the Mortgage Loans and all interest and principal received on or
with respect thereto after the Cut-off Date to the extent not applied in
computing the Cut-off Date Principal Balance thereof; (ii) the Certificate
Account, the Reserve Fund and the Distribution Account and all amounts deposited
therein pursuant to the applicable provisions of this Agreement; (iii) property
that secured a Mortgage Loan and has been acquired by foreclosure, deed-in-lieu
of foreclosure or otherwise; (iv) the Cap Agreement; and (v) all proceeds of the
conversion, voluntary or involuntary, of any of the foregoing.

                  UNRECOGNIZED COOPERATIVE LOAN: A Cooperative Loan which is not
recognized in whole or in part by the related Cooperative Corporation.

                                       34
<PAGE>

                  VOTING RIGHTS: The portion of the voting rights of all of the
Certificates which is allocated to any Certificate. As of any date of
determination, (a) 1% of all Voting Rights shall be allocated to each Class of
Notional Amount Certificates, if any (such Voting Rights to be allocated among
the holders of Certificates of each such Class in accordance with their
respective Percentage Interests), and (b) the remaining Voting Rights (or 100%
of the Voting Rights if there is no Class of Notional Amount Certificates) shall
be allocated among Holders of the remaining Classes of Certificates in
proportion to the Certificate Balances of their respective Certificates on such
date.

                                   ARTICLE II

                          CONVEYANCE OF MORTGAGE LOANS;
                         REPRESENTATIONS AND WARRANTIES

                  SECTION  2.01. CONVEYANCE OF MORTGAGE LOANS.

                  (a) The Seller, concurrently with the execution and delivery
hereof, hereby sells, transfers, assigns, sets over and otherwise conveys to the
Depositor, without recourse, all the right, title and interest of the Seller in
and to Mortgage Loans, including all interest and principal received or
receivable by the Seller on or with respect to Mortgage Loans after the Cut-off
Date and all interest and principal payments on Mortgage Loans received prior to
the Cut-off Date in respect of installments of interest and principal due
thereafter, but not including payments of principal and interest due and payable
on Mortgage Loans on or before the Cut-off Date and the Seller's security
interest in any Additional Collateral. Except as provided by the Additional
Pledged Collateral Custodial Agreement delivered herewith, on or prior to the
Closing Date, the Seller shall deliver to the Depositor or, at the Depositor's
direction another designee of the Depositor or retain as Custodian on behalf of
the Trustee, the Mortgage File for each Mortgage Loan listed in the Mortgage
Loan Schedule. Such delivery of the Mortgage Files shall be made against payment
by the Depositor of the purchase price, previously agreed to by the Seller and
Depositor, for the Mortgage Loans. With respect to any Mortgage Loan that does
not have a first payment date on or before the Due Date in the month of the
first Distribution Date, the Seller shall deposit into the Distribution Account
on or before the Distribution Account Deposit Date relating to the first
Distribution Date, an amount equal to one month's interest at the related
Adjusted Mortgage Rate on the Cut-off Date Principal Balance of such Mortgage
Loan.

                  (b) The Depositor, concurrently with the execution and
delivery hereof, hereby sells, transfers, assigns, sets over and otherwise
conveys to the Trustee in trust for the benefit of the Certificateholders,
without recourse, all the right, title and interest of the Depositor in and to
the Trust Fund and the security interest in the Additional Collateral, together
with the Depositor's right to require the Seller to cure any breach of a
representation or warranty made herein by the Seller or to repurchase or
substitute for any affected Mortgage Loan in accordance herewith. In addition,
the Depositor has caused to be paid the payment required under the Cap Agreement
and hereby directs the Trustee (i) to execute and deliver assignment and
assumption of the Cap Agreement and (ii) to make the representations and
warranties in section 2 thereof on behalf of the Trust Fund.

                                       35
<PAGE>

                  (c) In connection with the transfer and assignment set forth
in clause (b) above, the Depositor has delivered or caused to be delivered to
the Seller as Custodian on behalf of the Trustee for the benefit of the
Certificateholders the following documents or instruments with respect to each
Mortgage Loan so assigned:

                      (i) the original Mortgage Note (or with respect to [ ]
                  Mortgage Loans, a lost note affidavit for each) endorsed by
                  manual or facsimile signature in blank in the following form:
                  "Pay to the order of ________________ without recourse," with
                  all intervening endorsements showing a complete chain of
                  endorsement from the originator to the Seller (each such
                  endorsement being sufficient to transfer all right, title and
                  interest of the party so endorsing, as noteholder or assignee
                  thereof, in and to that Mortgage Note);

                      (ii) except with respect to a Cooperative Loan and except
                  as provided below the original recorded Mortgage and any
                  amendment thereto or a copy of such Mortgage or amendment
                  certified by the Seller as being a true and complete copy of
                  the Mortgage;

                      (iii) except with respect to a Cooperative Loan, a duly
                  executed assignment of the Mortgage (which may be included in
                  a blanket assignment or assignments), together with, except as
                  provided below, all interim recorded assignments of such
                  Mortgage (each such assignment, when duly and validly
                  completed, to be in recordable form and sufficient to effect
                  the assignment of and transfer to the assignee thereof, under
                  the Mortgage to which the assignment relates) sufficient to
                  show a complete chain of assignment from the originator to the
                  Seller;

                      (iv) the original or copies of each assumption,
                  modification, written assurance or substitution agreement, if
                  any;

                      (v) except with respect to a Cooperative Loan and except
                  as provided below, the original or duplicate original lender's
                  title policy and all riders thereto; and

                      (vi) in the case of a Cooperative Loan, the originals of
                  the following documents or instruments:

                          (a) Except for Unrecognized Cooperative Loans, the
                      Coop Shares, together with a stock power in blank;

                          (b) The executed security agreement;

                          (c) Except for Unrecognized Cooperative Loans, the
                      executed Proprietary Lease;

                          (d) Except for Unrecognized Cooperative Loans, the
                      executed Recognition Agreement;

                                       36
<PAGE>

                          (e) [Reserved];

                          (f) Except for Unrecognized Cooperative Loans, the
                      executed UCC-1 financing statement with evidence of
                      recording thereon which have been filed in all places
                      required to perfect the Seller's interest in the Coop
                      Shares and the Proprietary Lease; and

                          (g) Except for Unrecognized Cooperative Loans,
                      executed UCC-3 financing statements or other appropriate
                      UCC financing statements required by state law, evidencing
                      a complete and unbroken line from the mortgagee to the
                      Trustee with evidence of recording thereon (or in a form
                      suitable for recordation).

                  In the event that in connection with the documents and
instruments specified above with respect to any Mortgage Loan the Depositor
cannot deliver (a) the original recorded Mortgage or any amendment thereto, (b)
all interim recorded assignments or (c) the lender's title policy (together with
all riders thereto) satisfying the requirements of clause (ii), (iii) or (v)
above, respectively, because such document or documents have not been returned
from the applicable public recording office in the case of clause (ii) or (iii)
above, or because the title policy has not been delivered to either the Master
Servicer or the Depositor by the applicable title insurer in the case of clause
(v) above, the Depositor shall promptly deliver to the Seller as custodian on
behalf of the Trustee, in the case of clause (ii) or (iii) above, such original
Mortgage, such amendment thereto or such interim assignment, as the case may be,
with evidence of recording indicated thereon upon receipt thereof from the
public recording office, or a copy thereof, certified, if appropriate, by the
relevant recording office, but in no event shall any such delivery of the
original Mortgage, any amendment thereto, and each such interim assignment or a
copy thereof, certified, if appropriate, by the relevant recording office, be
made later than one year following the Closing Date, or, in the case of clause
(v) above, no later than 120 days following the Closing Date; PROVIDED, HOWEVER,
in the event the Depositor is unable to deliver by such date each Mortgage, any
amendment thereto, and each such interim assignment by reason of the fact that
any such documents have not been returned by the appropriate recording office,
or, in the case of each such interim assignment, because the related Mortgage or
amendment thereto has not been returned by the appropriate recording office, the
Depositor shall deliver such documents to the Seller as custodian on behalf of
the Trustee as promptly as possible upon receipt thereof and, in any event,
within 720 days following the Closing Date.

                  (d) Notwithstanding the provisions of this Agreement requiring
delivery of the Mortgage Files to the Depositor or the Trustee, the Depositor
hereby appoints the Seller as custodian (the "CUSTODIAN") to hold the Mortgage
Files in trust on behalf of the Trustee for the benefit of the Trust Fund. By
its execution of this Agreement, the Custodian hereby certifies as of the
Closing Date that, with respect to each Mortgage Loan, it has in its possession
a complete Mortgage Loan File, and except with regard to any document of any
Mortgage Loan File that may be delivered by the Seller or Depositor after the
Closing Date as provided in Section 2.01(c). Within 90 days after the occurrence
of a Delivery Event, (a) the Trustee may succeed to the duties of the Custodian
hereunder or may, with the consent of the Depositor (such consent not to be
withheld or delayed unreasonably),appoint a custodian on its behalf to succeed
to the duties of the Custodian hereunder, and (b) the Seller shall at its
expense (i) deliver the Mortgage

                                       37
<PAGE>

Files to the Trustee or a custodian on its behalf and (ii) cause the assignments
for each Mortgage Loan to the Trustee to be recorded in the applicable public
office for real property records. Any initial and ongoing fees and expenses
incurred by the Trustee in connection with a Delivery Event which are not paid
by the Seller within thirty days of request therefor shall be reimbursable
pursuant to Section 8.05 hereof. Any initial or ongoing fees and expenses
incurred by any successor custodian appointed by the Trustee pursuant to this
Section 2.01(d) in connection with a Delivery Event shall be paid by the Seller
within thirty days of any request therefor. The Depositor shall forward or cause
to be forwarded to the Custodian (or after a Delivery Event, the Trustee or a
custodian on its behalf) (a) from time to time additional original documents
evidencing an assumption or modification of a Mortgage Loan and (b) any other
documents required to be delivered by the Depositor or the Master Servicer to
the Custodian (or after a Delivery Event, the Trustee or a custodian on its
behalf). In the event that the original Mortgage is not delivered and in
connection with the payment in full of the related Mortgage Loan and the public
recording office requires the presentation of a "lost instruments affidavit and
indemnity" or any equivalent document, because only a copy of the Mortgage can
be delivered with the instrument of satisfaction or reconveyance, the Master
Servicer shall execute and deliver or cause to be executed and delivered such a
document to the public recording office. In the case where a public recording
office retains the original recorded Mortgage or in the case where a Mortgage is
lost after recordation in a public recording office, the Seller shall deliver to
the Custodian (or after a Delivery Event, the Trustee or a custodian on its
behalf) a copy of such Mortgage certified by such public recording office to be
a true and complete copy of the original recorded Mortgage.

                  In the case of Mortgage Loans that have been prepaid in full
as of the Closing Date, the Depositor, in lieu of delivering the above
documents, will deposit in the Certificate Account the portion of such payment
that is required to be deposited in the Certificate Account pursuant to Section
3.05 hereof.

                  SECTION 2.02. ACCEPTANCE BY TRUSTEE OF THE MORTGAGE LOANS.

                  Based solely on the certification of the Custodian in Section
2.01(d), the Trustee acknowledges receipt of the Mortgage Loans and declares
that it or the Custodian on its behalf holds and will hold the Mortgage Loans
and such other assets as are included in the Trust Fund, in trust for the
exclusive use and benefit of all present and future Certificateholders. The
Custodian acknowledges that it will maintain possession of the Mortgage Notes in
the Commonwealth of Massachusetts, unless otherwise permitted by the Rating
Agencies.

                  Not later than 90 days after receipt of the Mortgage Loan
Files as a result of a Delivery Event, the Trustee shall review the Mortgage
Loan Files and deliver to the Depositor, the Master Servicer and the Seller a
Final Certification in the form annexed hereto as Exhibit H, with any applicable
exceptions noted thereon certifying that, (a) the documents constituting the
Mortgage Files appear regular on their face and relate to such Mortgage Loan,
and (b) the information set forth in items (i), (ii) (except for zip code),
(iii), (iv) and (vi) of the definition of the "Mortgage Loan Schedule" in
Section 1.01 of this Agreement accurately reflects information set forth in the
Mortgage File. If, in the course of such review, the Trustee finds any document
constituting a part of a Mortgage File which does not meet the requirements of
Section 2.01, the Trustee shall list such as an exception in the Final
Certification; provided, however that the

                                       38
<PAGE>

Trustee shall not make any determination as to whether (i) any endorsement is
sufficient to transfer all right, title and interest of the party so endorsing,
as noteholder or assignee thereof, in and to that related Mortgage Note or (ii)
any assignment is in recordable form or is sufficient to effect the assignment
of and transfer to the assignee thereof under the mortgage to which the
assignment relates. In conducting such review, the Trustee shall not be required
to make any independent examination of any documents contained in any Mortgage
File beyond the review specifically required in this Agreement. In conducting
such review and making the certification required by this paragraph, the Trustee
shall not be required to make any representation as to: (i) the validity,
legality, sufficiency, enforceability or genuineness of any of the documents
contained in each Mortgage File of any of the Mortgage Loans identified on the
Mortgage Loan Schedule, or (ii) the collectibility, insurability, effectiveness
or suitability of any such Mortgage Loan.

                  The Seller shall promptly correct or cure such defect within
90 days from the earlier of (i) the date a Servicing Officer obtains knowledge
thereof and (ii) the date it was so notified of such defect and, if the Seller
does not correct or cure such defect within such period, the Seller shall either
(a) substitute for the related Mortgage Loan a Substitute Mortgage Loan, which
substitution shall be accomplished in the manner and subject to the conditions
set forth in Section 2.03, or (b) purchase such Mortgage Loan from the Trust at
the Purchase Price of such Mortgage Loan. Any such substitution pursuant to (a)
above or purchase pursuant to (b) above shall not be effected prior to the
delivery to the Trustee of the Opinion of Counsel required by Section 2.05
hereof, if any, and any substitution pursuant to (a) above shall not be effected
prior to the additional delivery to the Custodian, or if applicable, to the
Trustee, of a Request for Release substantially in the form of Exhibit N. No
substitution is permitted to be made in any calendar month after the
Determination Date for such month. The Purchase Price for any such Mortgage Loan
shall be deposited by the Seller in the Certificate Account on or prior to the
Distribution Account Deposit Date for the Distribution Date in the month
following the month of repurchase and, upon receipt of such deposit and
certification with respect thereto in the form of Exhibit N hereto, the
Custodian, or if applicable the Trustee, shall release the related Mortgage File
to the Seller and shall execute and deliver at the Seller's request such
instruments of transfer or assignment prepared by the Seller, in each case
without recourse, as shall be necessary to vest in the Seller, or a designee,
the interest of the Trust in any Mortgage Loan released pursuant hereto.

                  After a Delivery Event, the Trustee shall retain possession
and custody of each Mortgage File in accordance with and subject to the terms
and conditions set forth herein. The Master Servicer shall promptly deliver to
the Trustee, upon the execution or receipt thereof, the originals of such other
documents or instruments constituting the Mortgage File as come into the
possession of the Master Servicer from time to time.

                  The Master Servicer, as custodian under the Additional Pledged
Collateral Custodial Agreement, acknowledges the deemed transfer to it as
custodian of the Additional Collateral and agrees that it shall hold the same on
behalf of the Trustee pursuant to the Additional Pledged Collateral Custodial
Agreement.

                  It is understood and agreed that the obligation of the Seller
to substitute for or to purchase any Mortgage Loan which does not meet the
requirements of Section 2.01 above shall

                                       39
<PAGE>

constitute the sole remedy respecting such defect available to the Trustee, the
Depositor and any Certificateholder against the Seller.

                  SECTION  2.03. REPRESENTATIONS, WARRANTIES AND COVENANTS OF
                                 THE SELLER AND MASTER SERVICER.

                  (a) Boston Safe Deposit and Trust Company, in its capacities
as Seller and Master Servicer, hereby makes the representations and warranties
set forth in Schedule II hereto, and by this reference incorporated herein, to
the Depositor and the Trustee, as of the Closing Date, or if so specified
therein, as of the Cut-off Date.

                  (b) The Seller, in its capacity as Seller, hereby makes the
representations and warranties set forth in Schedule III hereto, and by this
reference incorporated herein, to the Depositor and the Trustee, as of the
Closing Date, or if so specified therein, as of the Cut-off Date.

                  (c) Upon discovery by any of the parties hereto of a breach of
a representation or warranty made pursuant to Section 2.03(b) that materially
and adversely affects the interests of the Certificateholders in any Mortgage
Loan, the party discovering such breach shall give prompt notice thereof to the
other parties. The Seller hereby covenants that within 90 days of the earlier of
its discovery or its receipt of written notice from any party of a breach of any
representation or warranty made pursuant to Section 2.03(b) which materially and
adversely affects the interests of the Certificateholders in any Mortgage Loan,
it shall cure such breach in all material respects, and if such breach is not so
cured, shall, (i) if such 90-day period expires prior to the second anniversary
of the Closing Date, remove such Mortgage Loan (a "DELETED MORTGAGE LOAN") from
the Trust Fund and substitute in its place a Substitute Mortgage Loan, in the
manner and subject to the conditions set forth in this Section; or (ii)
repurchase the affected Mortgage Loan or Mortgage Loans from the Trustee at the
Purchase Price in the manner set forth below; PROVIDED, HOWEVER, that any such
substitution pursuant to (i) above shall not be effected prior to the delivery
to the Trustee of the Opinion of Counsel required by Section 2.05 hereof, if
any, and any such substitution pursuant to (i) above shall not be effected prior
to the additional delivery to the Custodian (or after a Delivery Event, the
Trustee or a custodian on its behalf) of a Request for Release substantially in
the form of Exhibit N and the Mortgage File for any such Substitute Mortgage
Loan. The Seller shall promptly reimburse the Master Servicer and the Trustee
for any expenses reasonably incurred by the Master Servicer or the Trustee in
respect of enforcing the remedies for such breach. With respect to the
representations and warranties described in this Section which are made to the
best of the Seller's knowledge, if it is discovered by either the Depositor, the
Seller or the Trustee that the substance of such representation and warranty is
inaccurate and such inaccuracy materially and adversely affects the value of the
related Mortgage Loan or the interests of the Certificateholders therein,
notwithstanding the Seller's lack of knowledge with respect to the substance of
such representation or warranty, such inaccuracy shall be deemed a breach of the
applicable representation or warranty.

                  With respect to any Substitute Mortgage Loan or Loans, the
Seller shall deliver to the Custodian (or after a Delivery Event, the Trustee or
a custodian on its behalf) for the benefit of the Certificateholders the
Mortgage Note, the Mortgage, the related assignment of the Mortgage, and such
other documents and agreements as are required by Section 2.01, with the

                                       40
<PAGE>

Mortgage Note endorsed and the Mortgage assigned as required by Section 2.01. No
substitution is permitted to be made in any calendar month after the
Determination Date for such month. Scheduled Payments due with respect to
Substitute Mortgage Loans in the month of substitution shall not be part of the
Trust Fund and will be retained by the Seller on the next succeeding
Distribution Date. For the month of substitution, distributions to
Certificateholders will include the monthly payment due on any Deleted Mortgage
Loan for such month and thereafter the Seller shall be entitled to retain all
amounts received in respect of such Deleted Mortgage Loan. The Master Servicer
shall amend the Mortgage Loan Schedule for the benefit of the Certificateholders
to reflect the removal of such Deleted Mortgage Loan and the substitution of the
Substitute Mortgage Loan or Loans and the Master Servicer shall deliver the
amended Mortgage Loan Schedule to the Trustee. Upon such substitution, the
Substitute Mortgage Loan or Loans shall be subject to the terms of this
Agreement in all respects, and the Seller shall be deemed to have made with
respect to such Substitute Mortgage Loan or Loans, as of the date of
substitution, the representations and warranties made pursuant to Section
2.03(b) with respect to such Mortgage Loan. Upon any such substitution and the
deposit to the Certificate Account of the amount required to be deposited
therein in connection with such substitution as described in the following
paragraph, the Custodian (or after a Delivery Event, the Trustee or a custodian
on its behalf) shall release the Mortgage File held for the benefit of the
Certificateholders relating to such Deleted Mortgage Loan to the Seller and
shall execute and deliver at the Seller's direction such instruments of transfer
or assignment prepared by the Seller, in each case without recourse, as shall be
necessary to vest title in the Seller, or its designee, the interest of the
Trust in any Deleted Mortgage Loan substituted for pursuant to this Section
2.03.

                  For any month in which the Seller substitutes one or more
Substitute Mortgage Loans for one or more Deleted Mortgage Loans, the Master
Servicer will determine the amount (if any) by which the aggregate principal
balance of all such Substitute Mortgage Loans as of the date of substitution is
less than the aggregate Stated Principal Balance of all such Deleted Mortgage
Loans (after application of the scheduled principal portion of the monthly
payments due in the month of substitution). The amount of such shortage (the
"SUBSTITUTION ADJUSTMENT AMOUNT") plus an amount equal to the aggregate of any
unreimbursed Advances with respect to such Deleted Mortgage Loans shall be
deposited in the Certificate Account by the Seller on or before the Distribution
Account Deposit Date for the Distribution Date in the month succeeding the
calendar month during which the related Mortgage Loan became required to be
purchased or replaced hereunder.

                  In the event that the Seller shall have repurchased a Mortgage
Loan, the Purchase Price therefor shall be deposited in the Certificate Account
pursuant to Section 3.05 before the Distribution Account Deposit Date for the
Distribution Date in the month following the month during which the Seller
became obligated hereunder to repurchase or replace such Mortgage Loan and upon
such deposit of the Purchase Price, the delivery of the Opinion of Counsel
required by Section 2.05 in connection with a substitution and receipt of a
Request for Release in the form of Exhibit N hereto, the Custodian (or after a
Delivery Event, the Trustee or a custodian on its behalf) shall release the
related Mortgage File held for the benefit of the Certificateholders to such
Person, and the Trustee shall execute and deliver at such Person's direction
such instruments of transfer or assignment prepared by such Person, in each case
without recourse, as shall be necessary to transfer title from the Trust. It is
understood and agreed that the obligation under this Agreement of any Person to
cure, repurchase or replace any Mortgage Loan as to

                                       41
<PAGE>

which a breach has occurred and is continuing shall constitute the sole remedy
against such Persons respecting such breach available to Certificateholders, the
Depositor or the Trustee on their behalf.

                  The representations and warranties made pursuant to this
Section 2.03 shall survive delivery of the respective Mortgage Files to the
Custodian (or after a Delivery Event, the Trustee or a custodian on its behalf)
for the benefit of the Certificateholders.

                  SECTION 2.04. REPRESENTATIONS AND WARRANTIES OF THE DEPOSITOR
                                AS TO THE MORTGAGE LOANS.

                  The Depositor hereby represents and warrants to the Trustee
with respect to each Mortgage Loan as of the date hereof or such other date set
forth herein that as of the Closing Date, and following the transfer of the
Mortgage Loans to it by the Seller, the Depositor had good title to the Mortgage
Loans and the Mortgage Notes were subject to no offsets, defenses or
counterclaims arising from the action or inaction of the Depositor.

                  It is understood and agreed that the representations and
warranties set forth in this Section 2.04 shall survive the Closing Date. Upon
discovery by the Depositor or the Trustee of a breach of any of the foregoing
representations and warranties set forth in this Section 2.04 (referred to
herein as a "breach"), which breach materially and adversely affects the
interest of the Certificateholders, the party discovering such breach shall give
prompt written notice to the others and to each Rating Agency.

                  SECTION  2.05. DELIVERY OF OPINION OF COUNSEL IN CONNECTION
                                 WITH SUBSTITUTIONS.

                  (a) Notwithstanding any contrary provision of this Agreement,
no substitution pursuant to Section 2.02 or Section 2.03 shall be made more than
90 days after the Closing Date unless the Seller delivers to the Trustee an
Opinion of Counsel, which Opinion of Counsel shall not be at the expense of
either the Trustee or the Trust Fund, addressed to the Trustee, to the effect
that such substitution will not (i) result in the imposition of the tax on
"prohibited transactions" on the Trust Fund or contributions after the Startup
Date, as defined in Sections 860F(a)(2) and 860G(d) of the Code, respectively,
or (ii) cause any REMIC hereunder to fail to qualify as a REMIC at any time that
any Certificates are outstanding.

                  (b) Upon discovery by the Depositor, the Seller, the Master
Servicer, or the Trustee that any Mortgage Loan does not constitute a "qualified
mortgage" within the meaning of Section 860G(a)(3) of the Code, the party
discovering such fact shall promptly (and in any event within five (5) Business
Days of discovery) give written notice thereof to the other parties. In
connection therewith, the Trustee shall require the Seller, at the Seller's
option, to either (i) substitute, if the conditions in Section 2.03(c) with
respect to substitutions are satisfied, a Substitute Mortgage Loan for the
affected Mortgage Loan, or (ii) repurchase the affected Mortgage Loan within 90
days of such discovery in the same manner as it would a Mortgage Loan for a
breach of representation or warranty made pursuant to Section 2.03. The Trustee
shall reconvey to the Seller the Mortgage Loan to be released pursuant hereto in
the same

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<PAGE>

manner, and on the same terms and conditions, as it would a Mortgage Loan
repurchased for breach of a representation or warranty contained in Section
2.03.

                  SECTION 2.06. EXECUTION AND DELIVERY OF CERTIFICATES.

                  The Trustee acknowledges the transfer and assignment to it of
the Trust Fund and, concurrently with such transfer and assignment, has executed
and delivered to or upon the order of the Depositor, the Certificates in
authorized denominations evidencing directly or indirectly the entire ownership
of the Trust Fund. The Trustee agrees to hold the Trust Fund and exercise the
rights referred to above for the benefit of all present and future Holders of
the Certificates and to perform the duties set forth in this Agreement to the
best of its ability, to the end that the interests of the Holders of the
Certificates may be adequately and effectively protected.

                  SECTION 2.07. REMIC MATTERS.

                  (a) The Preliminary Statement sets forth the designations and
"latest possible maturity date" for federal income tax purposes of all interests
created hereby. The "Startup Day" for purposes of the REMIC Provisions shall be
the Closing Date. The "tax matters person" with respect to each REMIC designated
hereunder shall be the holder of the Tax Matters Person Certificate, which
initially is the Master Servicer. The fiscal year of each REMIC designated
hereunder shall be the calendar year.

                  SECTION  2.08. CONVERTED MORTGAGE LOANS.

                  (a) The Trustee, as Mortgage Note holder, hereby appoints the
Master Servicer to determine the fixed rate for each Converted Mortgage Loan in
accordance with the terms of the applicable Mortgage Note and to otherwise
determine whether the related Mortgagor has complied with the requirements
thereof in order to exercise the conversion option.

                  (b) On or before the Master Servicer Advance Date in the month
following the month in which a Mortgage Loan becomes a Converted Mortgage Loan,
the Seller shall repurchase such Converted Mortgage Loan for an amount equal to
the Purchase Price therefor. The Seller shall cause such Purchase Price to be
delivered to the Master Servicer for deposit in the Certificate Account.

                  (c) Upon payment of the Purchase Price, the Custodian, or if
applicable the Trustee, shall reconvey the applicable Converted Mortgage Loan,
without recourse, to the Seller or its designee and release the related Mortgage
File to the order of the Seller.

                  (d) Notwithstanding that a Mortgage Loan becomes a Converted
Mortgage Loan in any month, such Converted Mortgage Loan shall remain in the
Trust Fund and all payments of principal and interest in respect thereof shall
remain in the Trust Fund unless and until such Converted Mortgage Loan is
repurchased by the Seller.

                  (e) The obligation of the Seller provided in Section 2.08(b)
shall terminate without further action upon the bankruptcy or insolvency of the
Seller.

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<PAGE>

                                  ARTICLE III

                          ADMINISTRATION AND SERVICING
                                OF MORTGAGE LOANS

                  SECTION  3.01. MASTER SERVICER TO SERVICE MORTGAGE LOANS.

                  For and on behalf of the Certificateholders, the Master
Servicer shall service and administer the Mortgage Loans in accordance with the
terms of this Agreement and Accepted Servicing Practices. In connection with
such servicing and administration, the Master Servicer shall have full power and
authority, acting alone and/or through Subservicers as provided in Section 3.02
hereof, to do or cause to be done any and all things that it may deem necessary
or desirable in connection with such servicing and administration, including but
not limited to, the power and authority, subject to the terms hereof (i) to
execute and deliver, on behalf of the Certificateholders and the Trustee,
customary consents or waivers and other instruments and documents, (ii) to
consent to transfers of any Mortgaged Property and assumptions of the Mortgage
Notes and related Mortgages (but only in the manner provided in this Agreement),
(iii) to collect any Insurance Proceeds and other Liquidation Proceeds, and (iv)
to effectuate foreclosure or other conversion of the ownership of the Mortgaged
Property securing any Mortgage Loan; PROVIDED that the Master Servicer shall not
take any action that is inconsistent with or prejudices the interests of the
Trust Fund or the Certificateholders in any Mortgage Loan or the rights and
interests of the Depositor, the Trustee or the Certificateholders under this
Agreement. The Master Servicer shall represent and protect the interests of the
Trust Fund in the same manner as it protects its own interests in mortgage loans
in its own portfolio in any claim, proceeding or litigation regarding a Mortgage
Loan, and shall not make or permit any modification, waiver or amendment of any
Mortgage Loan which would cause any REMIC hereunder to fail to qualify as a
REMIC or result in the imposition of any tax under Section 860F(a) or Section
860G(d) of the Code. Without limiting the generality of the foregoing, the
Master Servicer, in its own name or in the name of the Depositor and the
Trustee, is hereby authorized and empowered by the Depositor and the Trustee,
when the Master Servicer believes it appropriate in its reasonable judgment, to
execute and deliver and record (if appropriate), on behalf of the Trustee, the
Depositor, the Certificateholders or any of them, any and all instruments of
satisfaction or cancellation, or of partial or full release or discharge and all
other comparable instruments, with respect to the Mortgage Loans, and with
respect to the Mortgaged Properties held for the benefit of the
Certificateholders. The Master Servicer shall prepare and deliver to the
Depositor and/or the Trustee such documents requiring execution and delivery by
either or both of them as are necessary or appropriate to enable the Master
Servicer to service and administer the Mortgage Loans to the extent that the
Master Servicer is not permitted to execute and deliver such documents pursuant
to the preceding sentence. Upon receipt of such documents, the Depositor and/or
the Trustee shall execute such documents and deliver them to the Master
Servicer.

                  In accordance with the terms of this Agreement and Accepted
Servicing Practices, the Master Servicer shall advance or cause to be advanced
funds as necessary for the purpose of effecting the payment of taxes and
assessments on the Mortgaged Properties, which advances shall be reimbursable in
the first instance from related collections from the Mortgagors pursuant to
Section 3.06, and further as provided in Section 3.08. The costs incurred by the
Master

                                       44
<PAGE>

Servicer, if any, in effecting the payments of taxes and assessments on
the Mortgaged Properties and related insurance premiums shall not, for the
purpose of calculating monthly distributions to the Certificateholders, be added
to the Stated Principal Balances of the related Mortgage Loans, notwithstanding
that the terms of such Mortgage Loans so permit.

                  SECTION  3.02. SUBSERVICING; ENFORCEMENT OF THE OBLIGATIONS OF
                                 SERVICERS.

                  (a) The Master Servicer shall arrange for the subservicing of
any Mortgage Loan by a Subservicer pursuant to a subservicing agreement;
PROVIDED, HOWEVER, that such subservicing arrangement and the terms of the
related subservicing agreement must provide for the servicing of such Mortgage
Loans in a manner consistent with the servicing arrangements contemplated
hereunder. Unless the context otherwise requires, references in this Agreement
to actions taken or to be taken by the Master Servicer in servicing the Mortgage
Loans include actions taken or to be taken by a Subservicer on behalf of the
Master Servicer. Notwithstanding the provisions of any subservicing agreement,
any of the provisions of this Agreement relating to agreements or arrangements
between the Master Servicer and a Subservicer or reference to actions taken
through a Subservicer or otherwise, the Master Servicer shall remain obligated
and liable to the Depositor, the Trustee and the Certificateholders for the
servicing and administration of the Mortgage Loans in accordance with the
provisions of this Agreement without diminution of such obligation or liability
by virtue of such subservicing agreements or arrangements or by virtue of
indemnification from the Subservicer and to the same extent and under the same
terms and conditions as if the Master Servicer alone were servicing and
administering the Mortgage Loans. The Master Servicer shall be entitled to enter
into an agreement with the Subservicer for indemnification of the Master
Servicer by the Subservicer and nothing contained in this Agreement shall be
deemed to limit or modify such indemnification. All actions of each Subservicer
performed pursuant to the related subservicing agreement shall be performed as
an agent of the Master Servicer with the same force and effect as if performed
directly by the Master Servicer.

                  (b) For purposes of this Agreement, the Master Servicer shall
be deemed to have received any collections, recoveries or payments with respect
to the Mortgage Loans that are received by a Subservicer regardless of whether
such payments are remitted by the Subservicer to the Master Servicer.

                  (c) The Master Servicer shall pay all fees and expenses of the
Subservicer from its own funds, and the Subservicer's fee shall not exceed the
Master Servicing Fee.

                  (d) At the cost and expense of the Master Servicer, without
any right of reimbursement from the Certificate Account, the Master Servicer
shall be entitled to terminate the rights and responsibilities of the
Subservicer and arrange for any servicing responsibilities to be performed by a
successor subservicer. In the event that the Master Servicer's responsibilities
and duties under this Agreement are terminated pursuant to Section 6.04, 7.01 or
9.01, the Master Servicer shall at its own cost and expense terminate the rights
and responsibilities of the Subservicer as soon as is reasonably possible. The
Master Servicer shall pay all fees, expenses or penalties necessary in order to
terminate the rights and responsibilities of the Subservicer from the Master
Servicer's own funds without reimbursement from the Depositor or the Trust Fund.

                                       45
<PAGE>

                  (e) Any subservicing agreement and any other transactions or
services relating to the Mortgage Loans involving the Subservicer shall be
deemed to be between the Subservicer and Master Servicer alone, and the
Depositor and the Trustee shall have no obligations, duties or liabilities with
respect to the Subservicer including no obligation, duty or liability to pay the
Subservicer's fees and expenses.

                  SECTION 3.03. RIGHTS OF THE DEPOSITOR AND THE TRUSTEE IN
                                RESPECT OF THE MASTER SERVICER.

                  The Depositor may, but is not obligated to, enforce the
obligations of the Master Servicer hereunder and may, but is not obligated to,
perform, or cause a designee to perform, any defaulted obligation of the Master
Servicer hereunder and in connection with any such defaulted obligation to
exercise the related rights of the Master Servicer hereunder; PROVIDED that the
Master Servicer shall not be relieved of any of its obligations hereunder by
virtue of such performance by the Depositor or its designee. Neither the Trustee
nor the Depositor shall have any responsibility or liability for any action or
failure to act by the Master Servicer nor shall the Trustee or the Depositor be
obligated to supervise the performance of the Master Servicer hereunder or
otherwise.

                  SECTION 3.04. TRUSTEE TO ACT AS MASTER SERVICER.

                  In the event that the Master Servicer shall for any reason no
longer be the Master Servicer hereunder (including by reason of an Event of
Default), the Trustee or its successor shall thereupon assume all of the rights
and obligations of the Master Servicer hereunder arising thereafter (except that
the Trustee shall not be (i) liable for losses of the Master Servicer pursuant
to Section 3.09 hereof or any acts or omissions of the predecessor Master
Servicer hereunder, (ii) obligated to make Advances if it is prohibited from
doing so by applicable law, (iii) obligated to effectuate repurchases or
substitutions of Mortgage Loans hereunder including, but not limited to,
repurchases or substitutions of Mortgage Loans pursuant to Section 2.02 or 2.03
hereof, (iv) responsible for expenses of the Master Servicer pursuant to Section
2.03 or (v) deemed to have made any representations and warranties of the Master
Servicer hereunder). Any such assumption shall be subject to Section 7.02
hereof. Each subservicing agreement shall provide that if the Master Servicer
shall for any reason no longer be the Master Servicer (including by reason of
any Event of Default), the Trustee or its successor may, at its option, succeed
to any rights and obligations of the Master Servicer under each subservicing
agreement.

                  The Master Servicer shall, upon request of the Trustee, but at
the expense of the Master Servicer, deliver to the assuming party all documents
and records relating to each subservicing agreement or substitute subservicing
agreement and the Mortgage Loans then being serviced thereunder and an
accounting of amounts collected or held by it and otherwise use its best efforts
to effect the orderly and efficient transfer of the substitute subservicing
agreement to the assuming party.

                  The Trustee shall be entitled to be reimbursed from the Master
Servicer for all costs associated with the transfer of servicing from the Master
Servicer, including without limitation, any costs or expenses associated with
the complete transfer of all servicing data and the completion, correction or
manipulation of such servicing data as may be required by the

                                       46
<PAGE>

Trustee to correct any errors or insufficiencies in the servicing data or
otherwise to enable the Trustee to service the Mortgage Loans properly and
effectively.

                  SECTION 3.05. COLLECTION OF MORTGAGE LOAN PAYMENTS;
                                CERTIFICATE ACCOUNT; DISTRIBUTION ACCOUNT.

                  (a) The Master Servicer shall make reasonable efforts in
accordance with Accepted Servicing Practices to collect all payments called for
under the terms and provisions of the Mortgage Loans to the extent such
procedures shall be consistent with this Agreement and the terms and provisions
of any related Required Insurance Policy. Consistent with the foregoing, the
Master Servicer may in its discretion (i) waive any late payment charge or any
prepayment charge, assumption fee or penalty interest in connection with the
prepayment of a Mortgage Loan or any other fee that may be collected in the
ordinary course of servicing the Mortgage Loans and (ii) extend the due dates
for payments due on a Mortgage Note for a period not greater than 180 days or
such longer period as may be consistent with a loan modification program
previously approved by the Depositor; provided, HOWEVER, that the Master
Servicer cannot extend the maturity of any such Mortgage Loan past the date on
which the final payment is due on the latest maturing Mortgage Loan as of the
Cut-off Date. In the event of any such arrangement, the Master Servicer shall
make Advances on the related Mortgage Loan in accordance with the provisions of
Section 4.01 during the scheduled period in accordance with the amortization
schedule of such Mortgage Loan without modification thereof by reason of such
arrangements. The Master Servicer shall not permit any modification of any
material term of any Mortgage Loan, including any modification that would change
the Mortgage Rate, defer or forgive the payment of principal or interest, reduce
or increase the outstanding principal balance (except for actual payments of
principal) on such Mortgage Loan. The Master Servicer shall not be required to
institute or join in litigation with respect to collection of any payment
(whether under a Mortgage, Mortgage Note or otherwise or against any public or
governmental authority with respect to a taking or condemnation) if it
reasonably believes that enforcing the provision of the Mortgage or other
instrument pursuant to which such payment is required is prohibited by
applicable law.

                  (b) The Master Servicer shall establish and maintain a
Certificate Account into which the Master Servicer shall deposit or cause to be
deposited on a daily basis, within two Business Days of receipt, except as
otherwise specifically provided herein, the following payments and collections
remitted by Subservicers or received by it in respect of Mortgage Loans
subsequent to the Cut-off Date (other than in respect of principal and interest
due on the Mortgage Loans on or before the Cut-off Date) and the following
amounts required to be deposited hereunder:

                      (i) all payments on account of principal on the Mortgage
                  Loans, including Principal Prepayments;

                      (ii) all payments on account of interest on the Mortgage
                  Loans, net of the related Master Servicing Fee;

                      (iii) all Insurance Proceeds and Liquidation Proceeds,
                  other than proceeds to be applied to the restoration or repair
                  of the Mortgaged Property or

                                       47
<PAGE>

                  released to the Mortgagor in accordance with the Master
                  Servicer's normal servicing procedures;

                      (iv) any amount required to be deposited by the Master
                  Servicer pursuant to Section 3.05(d) in connection with any
                  losses on Permitted Investments;

                      (v) any amounts required to be deposited by the Master
                  Servicer pursuant to Section 3.09(a), 3.09(b), and in respect
                  of net monthly rental income from REO Property pursuant to
                  Section 3.11 hereof;

                      (vi) all Substitution Adjustment Amounts;

                      (vii) all Advances made by the Master Servicer pursuant to
                  Section 4.01; and

                      (viii) any other amounts required to be deposited
                  hereunder.

                  The foregoing requirements for remittance by the Master
Servicer shall be exclusive, it being understood and agreed that, without
limiting the generality of the foregoing, payments in the nature of prepayment
penalties, late payment charges or assumption fees, if collected, need not be
remitted by the Master Servicer. In the event that the Master Servicer shall
remit any amount not required to be remitted, it may at any time withdraw or
direct the institution maintaining the Certificate Account to withdraw such
amount from the Certificate Account, any provision herein to the contrary
notwithstanding. Such withdrawal or direction may be accomplished by delivering
written notice thereof to the Trustee or such other institution maintaining the
Certificate Account which describes the amounts deposited in error in the
Certificate Account. The Master Servicer shall maintain adequate records with
respect to all withdrawals made pursuant to this Section. All funds deposited in
the Certificate Account shall be held in trust for the Certificateholders until
withdrawn in accordance with Section 3.08.

                  (c) The Trustee shall establish and maintain, on behalf of the
Certificateholders, the Distribution Account. The Trustee shall, promptly upon
receipt, deposit in the Distribution Account and retain therein the following:

                      (i) the aggregate amount remitted by the Master Servicer
                  to the Trustee pursuant to Section 3.08(a)(ix);

                      (ii) any amount deposited by the Master Servicer pursuant
                  to Section 3.05(d) in connection with any losses on Permitted
                  Investments; and

                      (iii) any other amounts deposited hereunder which are
                  required to be deposited in the Distribution Account.

                  In the event that the Master Servicer shall remit any amount
not required to be remitted, it may at any time direct the Trustee to withdraw
such amount from the Distribution Account, any provision herein to the contrary
notwithstanding. Such direction may be accomplished by delivering an Officer's
Certificate to the Trustee which describes the amounts

                                       48
<PAGE>

deposited in error in the Distribution Account. All funds deposited in the
Distribution Account shall be held by the Trustee in trust for the
Certificateholders until disbursed in accordance with this Agreement or
withdrawn in accordance with Section 3.08. In no event shall the Trustee incur
liability for withdrawals from the Distribution Account at the direction of the
Master Servicer.

                  (d) Each institution at which the Certificate Account and the
Distribution Account is maintained shall invest the funds therein as directed in
writing by the Master Servicer and the Trustee, respectively, in Permitted
Investments, which shall mature not later than the second Business Day next
preceding the related Distribution Account Deposit Date or Distribution Date, as
applicable (except that if such Permitted Investment is an obligation of the
institution that maintains such account or, in the case of the Distribution
Account, such funds are invested in Permitted Investments defined in clause (ix)
of the definition of Permitted Investments, then such Permitted Investment shall
mature not later than the Business Day next preceding such Distribution Account
Deposit Date or on or prior to the Distribution Date, as applicable) and, shall
not be sold or disposed of prior to its maturity. All such Permitted Investments
shall be made in the name of the Trustee, for the benefit of the
Certificateholders. All income and gain net of any losses realized from any such
investment of funds on deposit in the (a) Certificate Account shall be for the
benefit of the Master Servicer as servicing compensation and (b) Distribution
Account shall be for the benefit of the Trustee as part of the Trustee Fee and
shall be remitted to it or withdrawn by it, as applicable, monthly as provided
herein. The amount of any realized losses in the Certificate Account and the
Distribution Account incurred in any such account in respect of any such
investments shall promptly be deposited by the Master Servicer in the
Certificate Account and by the Trustee in the Distribution Account, as
applicable.

                  (e) The Master Servicer shall give notice to the Trustee, the
Seller, each Rating Agency and the Depositor of any proposed change of the
location of the Certificate Account prior to any change thereof. The Trustee
shall give notice to the Master Servicer, the Seller, each Rating Agency and the
Depositor of any proposed change of the location of the Distribution Account
prior to any change thereof.

                  SECTION 3.06. COLLECTION OF TAXES, ASSESSMENTS AND SIMILAR
                                ITEMS; ESCROW ACCOUNTS; MAINTENANCE OF RECORDS.

                  (a) To the extent required by the related Mortgage Note and
not violative of current law, the Master Servicer shall establish and maintain
one or more accounts (each, an "Escrow Account") and deposit, on a daily basis,
and retain therein all collections from the Mortgagors (or advances by the
Master Servicer) constituting Escrow Payments separate and apart from any of its
own funds and general assets for the account of the Mortgagors. Nothing herein
shall require the Master Servicer to compel a Mortgagor to establish an Escrow
Account in violation of applicable law or unless required by the applicable
Mortgage Loan.

                  (b) Withdrawals of amounts so collected from the Escrow
Accounts may be made only to effect timely payment of ground rents, taxes,
assessments, water rates, mortgage insurance premiums, fire, flood and hazard
insurance premiums, condominium or PUD association dues, or comparable items
constituting Escrow Payments for the related Mortgage, to

                                       49
<PAGE>

reimburse the Master Servicer out of related collections for any payments made
pursuant to Sections 3.01 hereof (with respect to taxes and assessments and
insurance premiums) and 3.09 hereof (with respect to hazard insurance), to
refund to any Mortgagors any sums determined to be in excess of the amounts
required under the terms of the related Mortgage Note, to pay interest, if
required by law or the terms of the related Mortgage or Mortgage Note, to
Mortgagors on balances in the Escrow Account or to clear and terminate the
Escrow Account at the termination of this Agreement in accordance with Section
9.01 hereof. The Escrow Accounts shall not be a part of the Trust Fund.

                  (c) With respect to each Mortgage Loan, the Master Servicer
shall maintain accurate records reflecting the status of ground rents, taxes,
assessments, water rates, sewer rents, and the charges which are or may become a
lien upon the Mortgaged Property and the status of fire, flood and hazard
insurance coverage and with respect to each Mortgage Loan which provides for
Escrow Payments, the Master Servicer shall obtain, from time to time, all bills
for the payment of such charges (including renewal premiums) and shall effect
payment thereof prior to the applicable penalty or termination date, employing
for such purpose deposits of the Mortgagor in the Escrow Account which shall
have been estimated and accumulated by the Master Servicer in amounts sufficient
for such purposes, as allowed under the terms of the Mortgage. The Master
Servicer shall advance any payments referred to in Section 3.06(a) that are not
timely paid by the Mortgagors in accordance with Accepted Servicing Practices,
but the Master Servicer shall be required so to advance only to the extent that
such advances, in the good faith judgment of the Master Servicer, will be
recoverable by the Master Servicer out of Insurance Proceeds, Liquidation
Proceeds or otherwise.

                  (d) The Master Servicer shall be entitled to retain any
interest on funds deposited in the Escrow Account by the depository institution,
other than interest on escrowed funds required by law to be paid to the
Mortgagor. To the extent required by law, the Master Servicer shall pay interest
on escrowed funds to the Mortgagor notwithstanding that the Escrow Account may
be non-interest bearing or that interest paid thereon is insufficient for such
purposes.

                  SECTION 3.07. ACCESS TO CERTAIN DOCUMENTATION AND INFORMATION
                                REGARDING THE MORTGAGE LOANS.

                  The Master Servicer shall afford the Depositor and the Trustee
reasonable access to all records and documentation regarding the Mortgage Loans
and all accounts, insurance information and other matters relating to this
Agreement, such access being afforded without charge, but only upon reasonable
request and during normal business hours at the office designated by the Master
Servicer.

                  Upon reasonable advance notice in writing, the Master Servicer
will provide to each Certificateholder which is a savings and loan association,
bank or insurance company certain reports and reasonable access to information
and documentation regarding the Mortgage Loans sufficient to permit such
Certificateholder to comply with applicable regulations of the OTS or other
regulatory authorities with respect to investment in the Certificates; PROVIDED
that the Master Servicer shall be entitled to be reimbursed by each such
Certificateholder for actual expenses incurred by the Master Servicer in
providing such reports and access.

                                       50
<PAGE>

                  SECTION 3.08. PERMITTED WITHDRAWALS FROM THE CERTIFICATE
                                ACCOUNT AND DISTRIBUTION ACCOUNT.

                  (a) The Master Servicer may from time to time make withdrawals
from the Certificate Account for the following purposes:

                      (i) to pay to the Master Servicer (to the extent not
                  previously retained by the Master Servicer) the servicing
                  compensation to which it is entitled pursuant to Section 3.14,
                  and to pay to the Master Servicer, as additional servicing
                  compensation, earnings on or investment income with respect to
                  funds in or credited to the Certificate Account;

                      (ii) to reimburse the Master Servicer for unreimbursed
                  Advances made by it, such right of reimbursement pursuant to
                  this subclause (ii) being limited to amounts received on the
                  Mortgage Loan(s) in respect of which any such Advance was
                  made;

                      (iii) to reimburse the Master Servicer for any
                  Nonrecoverable Advance previously made;

                      (iv) to reimburse the Master Servicer for Insured Expenses
                  from the related Insurance Proceeds;

                      (v) to reimburse the Master Servicer for (a) unreimbursed
                  Servicing Advances, the Master Servicer's right to
                  reimbursement pursuant to this clause (a) with respect to any
                  Mortgage Loan being limited to amounts received on such
                  Mortgage Loan(s) which represent late recoveries of the
                  payments for which such advances were made pursuant to Section
                  3.01 or Section 3.06 and (b) for unpaid Master Servicing Fees
                  as provided in Section 3.11 hereof;

                      (vi) to pay to the purchaser, with respect to each
                  Mortgage Loan or property acquired in respect thereof that has
                  been purchased pursuant to Section 2.02, 2.03 or 3.11, all
                  amounts received thereon after the date of such purchase;

                      (vii) to reimburse the Seller, the Master Servicer or the
                  Depositor for expenses incurred by any of them and
                  reimbursable pursuant to Section 6.03 hereof;

                      (viii) to withdraw any amount deposited in the Certificate
                  Account and not required to be deposited therein;

                      (ix) on or prior to the Distribution Account Deposit Date,
                  to withdraw an amount equal to the portion of Available Funds
                  for such Distribution Date on deposit therein and remit such
                  amount to the Trustee for deposit in the Distribution Account;
                  and

                      (x) to clear and terminate the Certificate Account upon
                  termination of this Agreement pursuant to Section 9.01 hereof.

                                       51
<PAGE>

                  If the Master Servicer makes any remittance required by
Section 3.08(a)(ix) or Section 4.01 after the Distribution Account Deposit Date,
the Master Servicer shall pay to the Trustee interest on the amount at the Prime
rate (as published in the Wall Street Journal) for the period from and including
the Distribution Account Deposit Date to but excluding the related Distribution
Date.

                  The Master Servicer shall keep and maintain separate
accounting, on a Mortgage Loan by Mortgage Loan basis, for the purpose of
justifying any withdrawal from the Certificate Account pursuant to such
subclauses (i), (ii), (iv), (v) and (vi). Prior to making any withdrawal from
the Certificate Account pursuant to subclause (iii), the Master Servicer shall
deliver to the Trustee an Officer's Certificate of a Servicing Officer
indicating the amount of any previous Advance determined by the Master Servicer
to be a Nonrecoverable Advance and identifying the related Mortgage Loans(s),
and their respective portions of such Nonrecoverable Advance.

                  (b) The Trustee shall withdraw funds from the Distribution
Account for distributions to Certificateholders in the manner specified in this
Agreement (and to withhold and pay from the amounts so withdrawn, the amount of
any taxes that it is authorized to withhold pursuant to the last paragraph of
Section 8.11(a)). In addition, the Trustee may from time to time make
withdrawals from the Distribution Account for the following purposes:

                      (i) to pay to itself the related Trustee Fee on each
                  Distribution Date;

                      (ii) [reserved];

                      (iii) to withdraw and return to the Master Servicer any
                  amount deposited in the Distribution Account and not required
                  to be deposited therein; and

                      (iv) to clear and terminate the Distribution Account upon
                  termination of the Agreement pursuant to Section 9.01 hereof.

                  SECTION 3.09. MAINTENANCE OF HAZARD INSURANCE.

                  (a) Except in the case of Cooperative Loans, the Master
Servicer shall cause to be maintained, for each Mortgage Loan, hazard insurance
such that all buildings upon the Mortgaged Property are insured by a FNMA or
FHLMC acceptable insurer against loss by fire, hazards of extended coverage and
such other hazards as are customary in the area where the Mortgaged Property is
located, in an amount that is at least equal to the lesser of (i) the
replacement value of the improvements securing such Mortgage Loan or (ii) the
greater of (y) the outstanding principal balance of the Mortgage Loan and (z) an
amount such that the proceeds of such policy shall be sufficient to prevent the
Mortgagor or the loss payee from becoming a co-insurer. If upon origination of
the Mortgage Loan, the related Mortgaged Property was located in an area
identified in the Federal Register by the Flood Emergency Management Agency as
having special flood hazards (and such flood insurance has been made available),
a flood insurance policy meeting the requirements of the current guidelines of
the Federal Flood Insurance Administration is in effect with a generally
acceptable insurance carrier in an amount representing coverage equal to the
lesser of (i) the minimum amount required, under the terms of

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<PAGE>

coverage, to compensate for any damage or loss on a replacement-cost basis or
the unpaid balance of the Mortgage Loan (if replacement coverage is not
available for the type of building insured) and (ii) the maximum amount of
insurance which is available under the Flood Disaster Protection Act of 1973, as
amended. If a Mortgage is secured by a unit in a condominium, the Master
Servicer shall have received a certificate of insurance evidencing a master
policy held by the owner's association and naming the Master Servicer as loss
payee. All policies required hereunder shall name the Master Servicer as loss
payee and shall be endorsed with standard mortgage clauses, which shall provide
for at least 30 days' prior written notice of any cancellation, reduction in
amount or material change in coverage. The Master Servicer shall not interfere
with the Mortgagor's freedom of choice in selecting either his insurance carrier
or agent; PROVIDED, however, that the Master Servicer shall not accept any such
insurance policies from insurance companies unless such companies satisfy the
requirements of FNMA or FHLMC and are licensed to do business in the
jurisdiction in which the Mortgaged Property is located. Any amounts collected
by the Master Servicer under any such policies (other than the amounts to be
deposited in the Escrow Account and to be applied to the restoration or repair
of the related Mortgaged Property) (or, in the case of a Cooperative Loan, the
related Cooperative Unit) or property acquired in liquidation of the Mortgage
Loan, or amounts released to the Mortgagor in accordance with the Master
Servicer's normal servicing procedures) shall be deposited in the Certificate
Account. Any cost incurred by the Master Servicer in maintaining any such
insurance shall not, for the purpose of calculating monthly distributions to the
Certificateholders or remittances to the Trustee for their benefit, be added to
the principal balance of the Mortgage Loan, notwithstanding that the terms of
the Mortgage Loan so permit. Such costs shall be recoverable by the Master
Servicer out of late payments by the related Mortgagor or out of Liquidation
Proceeds to the extent permitted by Section 3.08 hereof. It is understood and
agreed that no earthquake or other additional insurance is to be required of any
Mortgagor or maintained on property acquired in respect of a Mortgage other than
pursuant to such applicable laws and regulations as shall at any time be in
force and as shall require such additional insurance.

                  (b) In the event that the Master Servicer shall maintain a
blanket policy insuring against losses arising from fire and hazards covered
under extended coverage on any or all of the Mortgage Loans and, to the extent
such policy provides coverage in an amount equal to the amount required pursuant
to Section 3.09(a) and otherwise complies with all other requirements of Section
3.09(a), it shall conclusively be deemed to have satisfied its obligations as
set forth in Section 3.09(a). Any amounts collected by the Master Servicer under
any such policy relating to a Mortgage Loan shall be deposited in the
Certificate Account. Such policy may contain a deductible clause, in which case,
in the event that there shall not have been maintained on the related Mortgaged
Property a policy complying with Section 3.09(a), and there shall have been a
loss which would have been covered by such policy, the Master Servicer shall
deposit in the Certificate Account at the time of such loss the amount not
otherwise deposited from the Master Servicer's funds, without reimbursement
therefor. Upon request of the Depositor or the Trustee, the Master Servicer
shall cause to be delivered to the Depositor or the Trustee, as applicable, a
certified true copy of such policy and a statement from the insurer thereunder
that such policy shall in no event be terminated or materially modified without
thirty (30) days' prior written notice to the Depositor and the Trustee. In
connection with its activities as Master Servicer of the Mortgage Loans, the
Master Servicer agrees to present, on behalf of

                                       53
<PAGE>

itself, the Depositor, and the Trustee for the benefit of the
Certificateholders, claims under any such blanket policy.

                  SECTION 3.10. ENFORCEMENT OF DUE-ON-SALE CLAUSES; ASSUMPTION
                                AGREEMENTS.

                  (a) Except as otherwise provided in this Section, when any
property subject to a Mortgage has been conveyed by the Mortgagor, the Master
Servicer shall to the extent that it has knowledge of such conveyance, enforce
any due-on-sale clause contained in any Mortgage Note or Mortgage, to the extent
permitted under applicable law and governmental regulations, but only to the
extent that such enforcement will not adversely affect or jeopardize coverage
under any Required Insurance Policy. Notwithstanding the foregoing, the Master
Servicer is not required to exercise such rights with respect to a Mortgage Loan
if the Person to whom the related Mortgaged Property has been conveyed or is
proposed to be conveyed satisfies the terms and conditions contained in the
Mortgage Note and Mortgage related thereto and the consent of the mortgagee
under such Mortgage Note or Mortgage is not otherwise so required under such
Mortgage Note or Mortgage as a condition to such transfer. In the event that the
Master Servicer is prohibited by law from enforcing any such due-on-sale clause,
or if coverage under any Required Insurance Policy would be adversely affected,
or if nonenforcement is otherwise permitted hereunder, the Master Servicer is
authorized, subject to Section 3.10(b), to take or enter into an assumption and
modification agreement from or with the person to whom such property has been or
is about to be conveyed, pursuant to which such person becomes liable under the
Mortgage Note and, unless prohibited by applicable state law, the Mortgagor
remains liable thereon, provided that the Mortgage Loan shall continue to be
covered (if so covered before the Master Servicer enters into such agreement) by
the applicable Required Insurance Policies. The Master Servicer, subject to
Section 3.10(b), is also authorized with the prior approval of the insurers
under any Required Insurance Policies to enter into a substitution of liability
agreement with such Person, pursuant to which the original Mortgagor is released
from liability and such Person is substituted as Mortgagor and becomes liable
under the Mortgage Note. Notwithstanding the foregoing, the Master Servicer
shall not be deemed to be in default under this Section by reason of any
transfer or assumption which the Master Servicer reasonably believes it is
restricted by law from preventing, for any reason whatsoever.

                  (b) Subject to the Master Servicer's duty to enforce any
due-on-sale clause to the extent set forth in Section 3.10(a) hereof, in any
case in which a Mortgaged Property has been conveyed to a Person by a Mortgagor,
and such Person is to enter into an assumption agreement or modification
agreement or supplement to the Mortgage Note or Mortgage that requires the
signature of the Trustee, or if an instrument of release signed by the Trustee
is required releasing the Mortgagor from liability on the Mortgage Loan, the
Master Servicer shall prepare and deliver or cause to be prepared and delivered
to the Trustee for signature and shall direct, in writing, the Trustee to
execute the assumption agreement with the Person to whom the Mortgaged Property
is to be conveyed and such modification agreement or supplement to the Mortgage
Note or Mortgage or other instruments as are reasonable or necessary to carry
out the terms of the Mortgage Note or Mortgage or otherwise to comply with any
applicable laws regarding assumptions or the transfer of the Mortgaged Property
to such Person. In connection with any such assumption, no material term of the
Mortgage Note may be changed. In addition, the substitute Mortgagor and the
Mortgaged Property must be acceptable to the Master Servicer

                                       54
<PAGE>

in accordance with its underwriting standards as then in effect and if the
credit of the proposed transferee does not meet such underwriting criteria, the
Master Servicer diligently shall, to the extent permitted by the Mortgage or the
Mortgage Note and by applicable law, accelerate the maturity of the Mortgage
Loan. Together with each such substitution, assumption or other agreement or
instrument delivered to the Trustee for execution by it, the Master Servicer
shall deliver an Officer's Certificate signed by a Servicing Officer stating
that the requirements of this subsection have been met in connection therewith.
The Master Servicer shall notify the Trustee that any such substitution or
assumption agreement has been completed by forwarding to the Trustee the
original of such substitution or assumption agreement, which in the case of the
original shall be added to the related Mortgage File and shall, for all
purposes, be considered a part of such Mortgage File to the same extent as all
other documents and instruments constituting a part thereof. Any fee collected
by the Master Servicer for entering into an assumption or substitution of
liability agreement will be retained by the Master Servicer as additional
servicing compensation.

                  SECTION 3.11. REALIZATION UPON DEFAULTED MORTGAGE LOANS;
                                REPURCHASE OF CERTAIN MORTGAGE LOANS.

                  In the event that any payment due under any Mortgage Loan and
not postponed pursuant to Section 3.01 is not paid when the same becomes due and
payable, or in the event the Mortgagor fails to perform any other covenant or
obligation under the Mortgage Loan and such failure continues beyond any
applicable grace period, the Master Servicer shall take such actions, including
foreclosure or other conversion, as (1) the Master Servicer would take under
similar circumstances with respect to a similar mortgage loan held for its own
account for investment, (2) shall be consistent with Accepted Servicing
Practices, and (3) and shall meet the requirements of the insurer under any
Required Insurance Policy. In accordance with the preceding sentence in the
event that any payment due under any Mortgage Loan is not postponed and remains
delinquent for a period of ninety (90) days or any other default continues for a
period of ninety (90) days beyond the expiration of any grace or cure period,
the Master Servicer shall commence foreclosure proceedings, PROVIDED, HOWEVER,
that the Master Servicer may enter into, and shall give the Rating Agencies
notice of, a special servicing agreement with an unaffiliated holder of 100%
Percentage Interest of one or more Classes of Subordinated Certificates or a
holder of a class of securities representing interests in one or more Classes of
Subordinated Certificates and PROVIDED, FURTHER, that entering into such special
servicing agreement shall not result in the downgrading or withdrawal of the
respective ratings when assigned to the Certificates. Any such agreement may
contain provisions whereby such holder may instruct the Master Servicer to
commence or delay foreclosure proceedings with respect to delinquent Mortgage
Loans and will contain provisions for the deposit of cash by the holder that
would be available for distribution to Certificateholders if Liquidation
Proceeds are less than they otherwise may have been had the Master Servicer
acted in accordance with its normal procedures. Notwithstanding the foregoing,
the Master Servicer shall not be required to expend its own funds in connection
with any foreclosure or towards the restoration of any property unless it shall
determine (i) that such restoration and/or foreclosure will increase the
proceeds of liquidation of the Mortgage Loan after reimbursement to itself of
such expenses and (ii) that such expenses will be recoverable to it through
Liquidation Proceeds (respecting which it shall have priority for purposes of
withdrawals from the Certificate Account). The Master Servicer shall be
responsible for all other costs and expenses incurred by it in any such
proceedings; PROVIDED,

                                       55
<PAGE>

HOWEVER, that it shall be entitled to reimbursement thereof from the liquidation
proceeds with respect to the related Mortgaged Property, as provided in the
definition of Liquidation Proceeds. If the Master Servicer has knowledge that a
Mortgaged Property which the Master Servicer is contemplating acquiring in
foreclosure or by deed in lieu of foreclosure is located within a 1 mile radius
of any site listed in the Expenditure Plan for the Hazardous Substance Clean Up
Bond Act of 1984 or other site with environmental or hazardous waste risks known
to the Master Servicer, the Master Servicer will, prior to acquiring the
Mortgaged Property, consider such risks and only take action in accordance with
its established environmental review procedures.

                  With respect to any REO Property, the deed or certificate of
sale shall be taken in the name of the Trustee for the benefit of the
Certificateholders, or its nominee, on behalf of the Certificateholders. The
Trustee's name shall be placed on the title to such REO Property solely as the
Trustee hereunder and not in its individual capacity. The Master Servicer shall
ensure that the title to such REO Property references the Pooling and Servicing
Agreement and the Trustee's capacity thereunder. Pursuant to its efforts to sell
such REO Property, the Master Servicer shall either itself or through an agent
selected by the Master Servicer, protect and conserve such REO Property in the
same manner and to such extent as it protects and conserves other foreclosed
property for its own account, and to such extent as is customary in the locality
where such REO Property is located and may, incident to its conservation and
protection of the interests of the Certificateholders, rent the same, or any
part thereof, as the Master Servicer deems to be in the best interest of the
Certificateholders for the period prior to the sale of such REO Property. The
Master Servicer shall prepare for and deliver to the Trustee a statement with
respect to each REO Property that has been rented showing the aggregate rental
income received and all expenses incurred in connection with the management and
maintenance of such REO Property at such times as is necessary to enable the
Trustee to comply with the reporting requirements of the REMIC Provisions. The
net monthly rental income, if any, from such REO Property shall be deposited in
the Certificate Account no later than the close of business on each
Determination Date. The Master Servicer shall perform the tax reporting and
withholding required by Sections 1445 and 6050J of the Code with respect to
foreclosures and abandonments, the tax reporting required by Section 6050H of
the Code with respect to the receipt of mortgage interest from individuals and
any tax reporting required by Section 6050P of the Code with respect to the
cancellation of indebtedness by certain financial entities, by preparing such
tax and information returns as may be required, in the form required, and
delivering the same to the Trustee for execution, if required, and by filing the
same.

                  In the event that the Trust Fund acquires any Mortgaged
Property as aforesaid or otherwise in connection with a default or imminent
default on a Mortgage Loan, the Master Servicer shall dispose of such Mortgaged
Property prior to three years from the close of the taxable year of its
acquisition by the Trust Fund unless the Trustee shall have been supplied with
an Opinion of Counsel to the effect that the holding by the Trust Fund of such
Mortgaged Property subsequent to such three-year period will not result in the
imposition of taxes on "prohibited transactions" of any REMIC hereunder as
defined in Section 860F of the Code or cause any REMIC hereunder to fail to
qualify as a REMIC at any time that any Certificates are outstanding, in which
case the Trust Fund may continue to hold such Mortgaged Property (subject to any
conditions contained in such Opinion of Counsel). Notwithstanding any other
provision of this Agreement, no Mortgaged Property acquired by the Trust Fund
shall be rented (or allowed to continue to be rented) or otherwise used for the
production of income by or on

                                       56
<PAGE>

behalf of the Trust Fund in such a manner or pursuant to any terms that would
(i) cause such Mortgaged Property to fail to qualify as "foreclosure property"
within the meaning of Section 860G(a)(8) of the Code or (ii) subject either
REMIC hereunder to the imposition of any federal, state or local income taxes on
the income earned from such Mortgaged Property under Section 860G(c) of the Code
or otherwise, unless the Master Servicer has agreed to indemnify and hold
harmless the Trust Fund with respect to the imposition of any such taxes.

                  The Master Servicer shall also maintain on each REO Property
fire and hazard insurance with extended coverage in an amount which is at least
equal to the lesser of the replacement value or the maximum insurable value of
the improvements which are part of such property, liability insurance and, to
the extent required and available under the Flood Disaster Protection Act of
1973, as amended, flood insurance in the amount required above. The Master
Servicer shall withdraw from the Certificate Account funds necessary for the
proper maintenance of each REO Property, including the cost of maintaining any
hazard insurance pursuant to Section 3.09 and the fees of any managing agent of
the Master Servicer, a Subservicer, or the Master Servicer itself.

                  The decision of the Master Servicer to foreclose on a
defaulted Mortgage Loan shall be subject to a determination by the Master
Servicer that the proceeds of such foreclosure would exceed the costs and
expenses of bringing such a proceeding and if such determination cannot be made,
the Master Servicer shall deal with such Mortgage Loan in a manner consistent
with the servicing standard in Section 3.01 hereof. The income earned from the
rental of any REO Properties, net of reimbursement to the Master Servicer for
expenses incurred (including any property or other taxes) in connection with
such management and net of unreimbursed Master Servicing Fees, Advances and
Servicing Advances, shall be applied to the payment of principal of and interest
on the related defaulted Mortgage Loans (with interest accruing as though such
Mortgage Loans were still current) and all such income shall be deemed, for all
purposes in this Agreement, to be payments on account of principal and interest
on the related Mortgage Notes and shall be deposited into the Certificate
Account. To the extent the net income received during any calendar month is in
excess of the amount attributable to amortizing principal and accrued interest
at the related Mortgage Rate on the related Mortgage Loan for such calendar
month, such excess shall be considered to be a partial prepayment of principal
of the related Mortgage Loan.

                  The proceeds from any liquidation of a Mortgage Loan, as well
as any income from an REO Property, will be applied in the following order of
priority: first, to reimburse the Master Servicer for any related unreimbursed
Servicing Advances and Master Servicing Fees; second, to reimburse the Master
Servicer for any unreimbursed Advances; third, to reimburse the Certificate
Account for any Nonrecoverable Advances (or portions thereof) that were
previously withdrawn by the Master Servicer pursuant to Section 3.08(a)(iii)
that related to such Mortgage Loan; fourth, to accrued and unpaid interest (to
the extent no Advance has been made for such amount or any such Advance has been
reimbursed) on the Mortgage Loan or related REO Property, at the Adjusted Net
Mortgage Rate to the Due Date occurring in the month in which such amounts are
required to be distributed; and fifth, as a recovery of principal of the
Mortgage Loan. Excess Proceeds, if any, from the liquidation of a Liquidated
Mortgage Loan will be retained by the Master Servicer as additional servicing
compensation pursuant to Section 3.14.

                                       57
<PAGE>

                  In the event that foreclosure proceedings are commenced in
respect of any Mortgage Loan as to which Additional Collateral has been pledged
as security, the Master Servicer shall, if such Additional Collateral is readily
marketable, immediately commence the liquidation of such collateral. The
proceeds of such sale shall be promptly deposited in the Certificate Account. If
such Additional Collateral is not readily marketable, the Master Servicer shall
not exercise any right it may have to seize, convert or otherwise assume
ownership of such Additional Collateral.

                  The Master Servicer, in its sole discretion, shall have the
right to purchase for its own account from the Trust Fund any Mortgage Loan
which is 91 days or more delinquent at a price equal to the Purchase Price;
provided, however, that such option (x) will be exercisable in the calendar
quarter following the calendar quarter (such following quarter, the "Eligible
Quarter") in which it first becomes 91 days or more delinquent and (y) will
expire at the close of business on the penultimate Business Day of the Eligible
Quarter and will not be renewable unless the Mortgage Loan becomes current prior
to the expiration of the option in which case the same procedure would be
applicable if such Mortgage Loan were again to become 91 days or more
delinquent. The Purchase Price for any Mortgage Loan purchased hereunder shall
be deposited in the Certificate Account and the Custodian, or if applicable the
Trustee, upon receipt of a certificate from the Master Servicer in the form of
Exhibit N hereto, shall release or cause to be released to the purchaser of such
Mortgage Loan the related Mortgage File and shall execute and deliver such
instruments of transfer or assignment prepared by the purchaser of such Mortgage
Loan, in each case without recourse, as shall be necessary to vest in the
purchaser of such Mortgage Loan any Mortgage Loan released pursuant hereto and
the purchaser of such Mortgage Loan shall succeed to all the Trustee's right,
title and interest in and to such Mortgage Loan and all security and documents
related thereto. Such assignment shall be an assignment outright and not for
security. The purchaser of such Mortgage Loan shall thereupon own such Mortgage
Loan, and all security and documents, free of any further obligation to the
Trustee or the Certificateholders with respect thereto.

                  SECTION 3.12. TRUSTEE TO COOPERATE; RELEASE OF MORTGAGE FILES.

                  Upon the payment in full of any Mortgage Loan, or the receipt
by the Master Servicer of a notification that payment in full will be escrowed
in a manner customary for such purposes, the Master Servicer will immediately
notify the Custodian (or after a Delivery Event, the Trustee or a Custodian on
its behalf) by delivering, or causing to be delivered two copies of a "Request
for Release" substantially in the form of Exhibit N, which shall be signed by a
Servicing Officer, or in a mutually agreeable electronic format which will, in
lieu of a signature on its face, originate from a Servicing Officer. Upon
receipt of such request, the Custodian (or after a Delivery Event, the Trustee
or a custodian on its behalf) shall deliver the related Mortgage File to the
Master Servicer within five (5) Business Days after the receipt of the request,
and the Trustee shall, upon request from the Master Servicer, execute and
deliver to the Master Servicer the request for reconveyance, deed of
reconveyance or release or satisfaction of mortgage or such instrument releasing
the lien of the Mortgage in each case provided by the Master Servicer, together
with the Mortgage Note with written evidence of cancellation thereon. Expenses
incurred in connection with any instrument of satisfaction or deed of
reconveyance shall be chargeable to the related Mortgagor. From time to time and
as shall be appropriate for the servicing or foreclosure of any Mortgage Loan,
including for such purpose, collection under any

                                       58
<PAGE>

policy of flood insurance, any fidelity bond or errors or omissions policy, or
for the purposes of effecting a partial release of any Mortgaged Property from
the lien of the Mortgage or the making of any corrections to the Mortgage Note
or the Mortgage or any of the other documents included in the Mortgage File, the
Custodian (or after a Delivery Event, the Trustee or a custodian on its behalf)
shall, upon delivery to the Custodian (or after a Delivery Event, the Trustee or
a custodian on its behalf) of a Request for Release in the form of Exhibit N
signed by a Servicing Officer, or in a mutually agreeable electronic format
which will, in lieu of a signature on its face, originate from a Servicing
Officer, release the Mortgage File to the Master Servicer. Subject to the
further limitations set forth below, the Master Servicer shall cause the
Mortgage File so released to be returned to the Custodian (or after a Delivery
Event, the Trustee or a custodian on its behalf) when the need therefor by the
Master Servicer no longer exists, unless the Mortgage Loan is liquidated and the
proceeds thereof are deposited in the Certificate Account, in which case the
Master Servicer shall deliver to the Custodian (or after a Delivery Event, the
Trustee or a custodian on its behalf) a Request for Release in the form of
Exhibit N, signed by a Servicing Officer.

                  If the Master Servicer at any time seeks to initiate a
foreclosure proceeding in respect of any Mortgaged Property as authorized by
this Agreement, the Master Servicer shall deliver or cause to be delivered to
the Trustee, for signature, as appropriate, any court pleadings, requests for
trustee's sale or other documents necessary to effectuate such foreclosure or
any legal action brought to obtain judgment against the Mortgagor on the
Mortgage Note or the Mortgage or to obtain a deficiency judgment or to enforce
any other remedies or rights provided by the Mortgage Note or the Mortgage or
otherwise available at law or in equity.

                  SECTION 3.13. DOCUMENTS, RECORDS AND FUNDS IN POSSESSION OF
                                MASTER SERVICER TO BE HELD FOR THE TRUSTEE.

                  Notwithstanding any other provisions of this Agreement, the
Master Servicer shall transmit to the Trustee as required by this Agreement all
documents and instruments in respect of a Mortgage Loan coming into the
possession of the Master Servicer from time to time and shall account fully to
the Trustee for any funds received by the Master Servicer or which otherwise are
collected by the Master Servicer as Liquidation Proceeds or Insurance Proceeds
in respect of any Mortgage Loan. All Mortgage Files and funds collected or held
by, or under the control of, the Master Servicer in respect of any Mortgage
Loans, whether from the collection of principal and interest payments or from
Liquidation Proceeds, including but not limited to, any funds on deposit in the
Certificate Account, shall be held by the Master Servicer for and on behalf of
the Trustee and shall be and remain the sole and exclusive property of the
Trustee, subject to the applicable provisions of this Agreement. The Master
Servicer also agrees that it shall not create, incur or subject any Mortgage
File or any funds that are deposited in the Certificate Account, Distribution
Account or any Escrow Account, or any funds that otherwise are or may become due
or payable to the Trustee for the benefit of the Certificateholders, to any
claim, lien, security interest, judgment, levy, writ of attachment or other
encumbrance, or assert by legal action or otherwise any claim or right of setoff
against any Mortgage File or any funds collected on, or in connection with, a
Mortgage Loan, except, however, that the Master Servicer shall be entitled to
set off against and deduct from any such funds any amounts that are properly due
and payable to the Master Servicer under this Agreement.

                                       59
<PAGE>

                  SECTION 3.14. SERVICING COMPENSATION.

                  As compensation for its activities hereunder, the Master
Servicer shall be entitled to retain or withdraw from the Certificate Account an
amount equal to the Master Servicing Fee for each Mortgage Loan, provided that
the aggregate Master Servicing Fee with respect to any Distribution Date shall
be reduced (i) by an amount equal to the aggregate of the Prepayment Interest
Shortfalls, if any, with respect to such Distribution Date, but not below an
amount equal to the aggregate Master Servicing Fee for such Distribution Date
before reduction thereof in respect of such Prepayment Interest Shortfalls, and
(ii) with respect to the first Distribution Date, an amount equal to any amount
to be deposited into the Distribution Account by the Depositor pursuant to
Section 2.01(a) and not so deposited.

                  Additional servicing compensation in the form of Excess
Proceeds, prepayment penalties, assumption fees, late payment charges and all
income and gain net of any losses realized from Permitted Investments or amounts
on deposit in the Certificate Account shall be retained by the Master Servicer
to the extent not required to be deposited in the Certificate Account pursuant
to Section 3.05 hereof. The Master Servicer shall be required to pay all
expenses incurred by it in connection with its master servicing activities
hereunder (including payment of any premiums for hazard insurance and
maintenance of the other forms of insurance coverage required by this Agreement)
and shall not be entitled to reimbursement therefor except as specifically
provided in this Agreement.

                  SECTION 3.15. ACCESS TO CERTAIN DOCUMENTATION.

                  The Master Servicer shall provide to the OTS and the FDIC and
to comparable regulatory authorities supervising Holders of Subordinated
Certificates and the examiners and supervisory agents of the OTS, the FDIC and
such other authorities, access to the documentation regarding the Mortgage Loans
required by applicable regulations of the OTS and the FDIC. Such access shall be
afforded without charge, but only upon reasonable and prior written request and
during normal business hours at the offices designated by the Master Servicer.
Nothing in this Section shall limit the obligation of the Master Servicer to
observe any applicable law prohibiting disclosure of information regarding the
Mortgagors and the failure of the Master Servicer to provide access as provided
in this Section as a result of such obligation shall not constitute a breach of
this Section.

                  SECTION 3.16. ANNUAL STATEMENT AS TO COMPLIANCE.

                  The Master Servicer shall deliver to the Depositor and the
Trustee on or before March 31st each year beginning March 31, 2003, an Officer's
Certificate stating, as to the signer thereof, that (i) a review of the
activities of the Master Servicer during the preceding Fiscal Year and of the
performance of the Master Servicer under this Agreement has been made under such
officer's supervision and (ii) to the best of such officer's knowledge, based on
such review, the Master Servicer has fulfilled all its obligations under this
Agreement throughout such year, or, if there has been a default in the
fulfillment of any such obligation, specifying each such default known to such
officer and the nature and status thereof and the action being taken by the
Master Servicer to cure such default. The Trustee shall forward a copy of each
such statement to each Rating Agency.

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<PAGE>

                  SECTION 3.17. ANNUAL INDEPENDENT PUBLIC ACCOUNTANTS' SERVICING
                               STATEMENT.

                  On or before March 31st of each year beginning March 31, 2003,
the Master Servicer at its expense shall cause a nationally or regionally
recognized firm of independent public accountants (who may also render other
services to the Master Servicer, the Seller or any affiliate thereof) which is a
member of the American Institute of Certified Public Accountants to furnish a
statement to the Trustee and the Depositor to the effect that such firm has
examined the Master Servicer's assertion of its compliance with the minimum
standards of the Uniform Single Attestation Program for Mortgage Bankers
("USAP"), to the extent applicable and that, on the basis of such examination,
conducted substantially in compliance with USAP to the extent applicable, such
assertion is fairly stated in all material respects except for such significant
exceptions or errors in records that, in the opinion of such firm, USAP requires
it to report. In rendering such statement, such firm may rely, as to matters
relating to direct servicing of mortgage loans by Subservicers, upon comparable
statements for examinations conducted substantially in compliance with the
Uniform Single Attestation Program for Mortgage Bankers or the Audit Program for
Mortgages serviced for FNMA and FHLMC (rendered within one year of such
statement) of independent public accountants with respect to the related
Subservicer. Delivery of such statement to the Trustee is for informational
purposes only and the Trustee's receipt of such shall not constitute
constructive notice of any information contained therein or determinable from
information contained therein, including the Master Servicer's compliance with
any of its covenants hereunder (as to which the Trustee is entitled to rely
exclusively on an Officer's Certificate). Copies of such statement shall be
provided by the Trustee to any Certificateholder upon request at the Master
Servicer's expense, provided such statement is delivered by the Master Servicer
to the Trustee.

                  SECTION 3.18. ERRORS AND OMISSIONS INSURANCE; FIDELITY BONDS.

                  The Master Servicer shall for so long as it acts as master
servicer under this Agreement, obtain and maintain in force (a) a policy or
policies of insurance covering errors and omissions in the performance of its
obligations as Master Servicer hereunder and (b) a fidelity bond in respect of
its officers, employees and agents. Each such policy or policies and bond shall,
together, comply with the requirements from time to time of FNMA or FHLMC for
persons performing servicing for mortgage loans purchased by FNMA or FHLMC. In
the event that any such policy or bond ceases to be in effect, the Master
Servicer shall obtain a comparable replacement policy or bond from an insurer or
issuer, meeting the requirements set forth above as of the date of such
replacement.

                  SECTION 3.19. INSPECTIONS.

                  The Master Servicer shall inspect the Mortgaged Property as
often as deemed necessary by the Master Servicer to assure itself that the value
of the Mortgaged Property is being preserved. In addition, if any Mortgage Loan
is more than ninety (90) days delinquent, the Master Servicer immediately shall
inspect the Mortgaged Property and shall conduct subsequent inspections in
accordance with Accepted Servicing Practices. The Master Servicer shall keep a
written report of each such inspection.

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                  SECTION 3.20. RESTORATION OF MORTGAGED PROPERTY.

                  The Master Servicer need not obtain the approval of the
Depositor or the Trustee prior to releasing any Insurance Proceeds to the
Mortgagor to be applied to the restoration or repair of the Mortgaged Property
if such release is in accordance with Accepted Servicing Practices.

                  If the Depositor or the Trustee is named as an additional loss
payee, the Master Servicer is hereby empowered to endorse any loss draft issued
in respect of such a claim in the name of the Depositor or the Trustee.

                  SECTION 3.21. MODIFICATIONS.

                  If a Mortgagor exercises its right to the extent set forth in
the related Mortgage Note to request a modification to the index, margin,
adjustment period or amortization, the Seller shall purchase such Mortgage Loan
prior to the effective terms of such modification at a price equal to the
Purchase Price. The Purchase Price for any Mortgage Loan purchased hereunder
shall be deposited in the Certificate Account and the Custodian or, if
applicable the Trustee, upon receipt of a certificate from the Master Servicer
in the form of Exhibit N hereto, shall release or cause to be released to the
purchaser of such Mortgage Loan the related Mortgage File and shall execute and
deliver such instruments of transfer or assignment prepared by the purchaser of
such Mortgage Loan, in each case without recourse, as shall be necessary to vest
in the purchaser of such Mortgage Loan any Mortgage Loan released pursuant
hereto and the purchaser of such Mortgage Loan shall succeed to all the
Trustee's right, title and interest in and to such Mortgage Loan and all
security and documents related thereto. Such assignment shall be an assignment
outright and not for security. The purchaser of such Mortgage Loan shall
thereupon own such Mortgage Loan, and all security and documents, free of any
further obligation to the Trustee or the Certificateholders with respect
thereto.

                                   ARTICLE IV

                                DISTRIBUTIONS AND
                         ADVANCES BY THE MASTER SERVICER

                  SECTION 4.01. ADVANCES.

                  The Master Servicer shall determine on or before each Master
Servicer Advance Date whether it is required to make an Advance pursuant to the
definition thereof. If the Master Servicer determines it is required to make an
Advance, it shall, on or before the Master Servicer Advance Date, either (i)
deposit into the Certificate Account an amount equal to the Advance or (ii) make
an appropriate entry in its records relating to the Certificate Account that any
Amount Held for Future Distribution has been used by the Master Servicer in
discharge of its obligation to make any such Advance. Any funds so applied shall
be replaced by the Master Servicer by deposit in the Certificate Account no
later than the close of business on the next Master Servicer Advance Date. The
Master Servicer shall be entitled to be reimbursed from the Certificate Account
for all Advances of its own funds made pursuant to this Section as provided in
Section 3.08. The obligation to make Advances with respect to any Mortgage Loan
shall continue if

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such Mortgage Loan has been foreclosed or otherwise terminated and the related
Mortgaged Property has not been liquidated.

                  The Master Servicer shall deliver to the Trustee on the
related Master Servicer Advance Date an Officer's Certificate of a Servicing
Officer indicating the amount of any proposed Advance determined by the Master
Servicer to be a Nonrecoverable Advance.

                  SECTION 4.02. PRIORITIES OF DISTRIBUTION.

                  (a) On each Distribution Date, the Trustee shall, to the
extent on deposit therein, withdraw the Available Funds and apply such funds to
distributions on the specified Classes of Certificates, in the following order
and priority and, in each case, to the extent of such funds remaining:

                      (i) concurrently,

                                 (x) to each interest-bearing Class of Senior
                          Certificates, an amount allocable to interest equal to
                          the related Class Optimal Interest Distribution
                          Amount, any shortfall being allocated among such
                          Classes in proportion to the amount of the Class
                          Optimal Interest Distribution Amount that would have
                          been distributed in the absence of such shortfall, and

                                 (y) [reserved];

                      (ii) [Reserved for distribution of Accrual Amount, if
                  any.]

                      (iii) to each Class of Senior Certificates as follows:

                                 (x) [reserved];

                                 (y) on each Distribution Date prior to the
                          Senior Credit Support Depletion Date, the Formula
                          Principal Amount, up to the amount of the Senior
                          Principal Distribution Amount for such Distribution
                          Date will be distributed as principal to the following
                          Classes of Senior Certificates, in the following order
                          of priority:

                                 (A)   to the Class A-R Certificates, until the
                                       Class Certificate Balance thereof is
                                       reduced to zero; and

                                 (B)   to the Class A Certificates, until the
                                       Class Certificate Balance thereof is
                                       reduced to zero.

                      (iv) On each Distribution Date, Available Funds remaining
                  after making the distributions described in 4.02 (a) (i)
                  through (iii) above, will be distributed to the Subordinated
                  Certificates in the following order and priority and, in each
                  case, to the extent of such funds remaining:

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<PAGE>

                                 (A)   to the Class B-1 Certificates, an amount
                                       allocable to interest equal to the Class
                                       Optimal Interest Distribution Amount for
                                       such Distribution Date;

                                 (B)   to the Class B-1 Certificates, an amount
                                       allocable to principal equal to its Pro
                                       Rata Share for such Distribution Date
                                       until the Class Certificate Balance
                                       thereof is reduced to zero;

                                 (C)   to the Class B-2 Certificates, an amount
                                       allocable to interest equal to the Class
                                       Optimal Interest Distribution Amount for
                                       such Class for such Distribution Date;

                                 (D)   to the Class B-2 Certificates, an amount
                                       allocable to principal equal to its Pro
                                       Rata Share for such Distribution Date
                                       until the Class Certificate Balance
                                       thereof is reduced to zero;

                                 (E)   to the Class B-3 Certificates, an amount
                                       allocable to interest equal to the Class
                                       Optimal Interest Distribution Amount for
                                       such Class for such Distribution Date;

                                 (F)   to the Class B-3 Certificates, an amount
                                       allocable to principal equal to its Pro
                                       Rata Share for such Distribution Date
                                       until the Class Certificate Balance
                                       thereof is reduced to zero;

                                 (G)   to the Class B-4 Certificates, an amount
                                       allocable to interest equal to the amount
                                       of the Class Optimal Interest
                                       Distribution Amount for such Class for
                                       such Distribution Date;

                                 (H)   to the Class B-4 Certificates, an amount
                                       allocable to principal equal to its Pro
                                       Rata Share for such Distribution Date
                                       until the Class Certificate Balance
                                       thereof has been reduced to zero;

                                 (I)   to the Class B-5 Certificates, an amount
                                       allocable to interest equal to the amount
                                       of the Class Optimal Interest
                                       Distribution Amount for such Class for
                                       such Distribution Date;

                                 (J)   to the Class B-5 Certificates, an amount
                                       allocable to principal equal to its Pro
                                       Rata Share for such

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<PAGE>

                                       Distribution Date until the Class
                                       Certificate Balance thereof has been
                                       reduced to zero;

                                 (K)   to the Class B-6 Certificates, an amount
                                       allocable to interest equal to the Class
                                       Optimal Interest Distribution Amount for
                                       such Class for such Distribution Date;
                                       and

                                 (L)   to the Class B-6 Certificates, an amount
                                       allocable to principal equal to its Pro
                                       Rata Share for such Distribution Date
                                       until the Class Certificate Balance
                                       thereof is reduced to zero.

                      (v) [Reserved]

                      (vi) to the Class A-R Certificates, in respect of any MR
                  Interest, any remaining funds in the Master REMIC and in
                  respect of the SR Interest, any remaining funds in the
                  Subsidiary REMIC.

                  (b) [Reserved for allocation of Accrual Amount, if any.]

                  (c) [Reserved]

                  (d) On each Distribution Date, the amount referred to in
clause (i) of the definition of Class Optimal Interest Distribution Amount for
each Class of Certificates for such Distribution Date shall be reduced by the
related Class' pro rata share of (i) Net Prepayment Interest Shortfalls based on
such Class' Optimal Interest Distribution Amount without taking into account
such Net Prepayment Interest Shortfalls, (ii) after the Special Hazard Coverage
Termination Date, with respect to each Mortgage Loan that became a Special
Hazard Mortgage Loan during the calendar month preceding the month of such
Distribution Date, the excess of one month's interest at the related Adjusted
Net Mortgage Rate on the Stated Principal Balance of such Mortgage Loan as of
the Due Date in such month over the amount of Liquidation Proceeds applied as
interest on such Mortgage Loan with respect to such month, (iii) after the
Bankruptcy Coverage Termination Date, with respect to each Mortgage Loan that
became subject to a Bankruptcy Loss during the calendar month preceding the
month of such Distribution Date, the interest portion of the related Debt
Service Reduction or Deficient Valuation, (iv) each Relief Act Reduction
incurred during the calendar month preceding the month of such Distribution Date
and (v) after the Fraud Coverage Termination Date, with respect to each Mortgage
Loan that became a Fraud Loan during the calendar month preceding the month of
such Distribution Date, the excess of one month's interest at the related
Adjusted Net Mortgage Rate on the Stated Principal Balance of such Mortgage Loan
as of the Due Date in such month over the amount of Liquidation Proceeds applied
as interest on such Mortgage Loan with respect to such month.

                  (e) Notwithstanding the priority and allocation contained in
Section 4.02(a)(iv), if with respect to any Class of Subordinated Certificates
on any Distribution Date the sum of the related Class Subordination Percentages
of such Class and of all Classes of

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<PAGE>

Subordinated Certificates which have a higher numerical Class designation than
such Class (the "Applicable Credit Support Percentage") is less than the
Original Applicable Credit Support Percentage for such Class, no distribution of
Principal Prepayments will be made to any such Classes (the "Restricted
Classes") and the amount of such Principal Prepayments otherwise distributable
to the Restricted Classes shall be distributed to any Classes of Subordinated
Certificates having lower numerical Class designations than such Class, pro
rata, based on their respective Class Certificate Balances immediately prior to
such Distribution Date and shall be distributed in the sequential order provided
in Section 4.02(a)(iv).

                  (f) On each Distribution Date, Available Funds shall be
distributed on the Subsidiary REMIC Regular Interests, in each case in an amount
sufficient to make the distributions to the Corresponding Classes of
Certificates on such Distribution Date in accordance with the provisions of
Section 4.02(a).

                  SECTION 4.03. ALLOCATION OF REALIZED LOSSES.

                  (a) On or prior to each Determination Date, the Master
Servicer shall determine the total amount of Realized Losses, including Excess
Losses, with respect to the related Distribution Date.

                  Realized Losses with respect to any Distribution Date shall be
allocated as follows:

                      (i) any Realized Loss (other than an Excess Loss) shall be
                  allocated first to the Subordinated Certificates in reverse
                  order of their respective numerical Class designations
                  (beginning with the Class of Subordinated Certificates then
                  outstanding with the highest numerical Class designation)
                  until the respective Class Certificate Balance of each such
                  Class is reduced to zero, and second to the Senior
                  Certificates (other than the Notional Amount Certificates),
                  pro rata on the basis of their respective Class Certificate
                  Balances immediately prior to the related Distribution Date
                  until the Class Certificate Balances thereof have been reduced
                  to zero;

                      (ii) any Excess Losses on the Mortgage Loans shall be
                  allocated to the Senior Certificates (other than the Notional
                  Amount Certificates) and the Subordinated Certificates then
                  outstanding, pro rata, on the basis of, their respective Class
                  Certificate Balances.

                  (b) The Class Certificate Balance of the Class of Subordinated
Certificates then outstanding with the highest numerical Class designation shall
be reduced on each Distribution Date by the amount, if any, by which the
aggregate of the Class Certificate Balances of all outstanding Classes of
Certificates (after giving effect to the distribution of principal and the
allocation of Realized Losses on such Distribution Date) exceeds the Pool Stated
Principal Balance for the following Distribution Date.

                  (c) Any Realized Loss allocated to a Class of Certificates or
any reduction in the Class Certificate Balance of a Class of Certificates
pursuant to Section 4.03(a) or (b) above

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<PAGE>

shall be allocated among the Certificates of such Class in proportion to their
respective Certificate Balances.

                  (d) Any allocation of Realized Losses to a Certificate or any
reduction in the Certificate Balance of a Certificate, pursuant to Section
4.03(a) or (b) above shall be accomplished by reducing the Certificate Balance
thereof immediately following the distributions made on the related Distribution
Date in accordance with the definition of "Certificate Balance".

                  SECTION 4.04. MONTHLY STATEMENTS TO CERTIFICATEHOLDERS.

                  (a) Not later than each Distribution Date, the Trustee shall
make available to each Certificateholder, the Master Servicer and the Depositor
a statement, based solely on information provided by the Master Servicer and/or
Subservicer, setting forth with respect to the related distribution:

                      (i) the amount thereof allocable to principal, separately
                  identifying the aggregate amount of the sum of Principal
                  Prepayments and Liquidation Proceeds included therein;

                      (ii) the amount thereof allocable to interest, any Class
                  Unpaid Interest Shortfall included in such distribution and
                  any remaining Class Unpaid Interest Shortfall after giving
                  effect to such distribution;

                      (iii) if the distribution to the Holders of such Class of
                  Certificates is less than the full amount that would be
                  distributable to such Holders if there were sufficient funds
                  available therefor, the amount of the shortfall and the
                  allocation thereof as between principal and interest;

                      (iv) the Class Certificate Balance or Notional Amount of
                  each Class of Certificates after giving effect to the
                  distribution of principal on such Distribution Date;

                      (v) the Pool Stated Principal Balance for the Distribution
                  Date;

                      (vi) the Senior Percentage and Subordinated Percentage for
                  the following Distribution Date;

                      (vii) the amount of the Master Servicing Fees paid to or
                  retained by the Master Servicer with respect to such
                  Distribution Date;

                      (viii) the Pass-Through Rate for each such Class of
                  Certificates with respect to such Distribution Date;

                      (ix) the amount of Advances included in the distribution
                  on such Distribution Date and the aggregate amount of Advances
                  outstanding as of the close of business on such Distribution
                  Date;

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<PAGE>

                      (x) the number and aggregate principal amounts of Mortgage
                  Loans (A) delinquent (exclusive of Mortgage Loans in
                  foreclosure) (1) 1 to 30 days (2) 31 to 60 days (3) 61 to 90
                  days and (4) 91 or more days and (B) in foreclosure and
                  delinquent (1) 1 to 30 days (2) 31 to 60 days (3) 61 to 90
                  days and (4) 91 or more days, as of the close of business on
                  the last day of the calendar month preceding such Distribution
                  Date;

                      (xi) Reserved;

                      (xii) the total number and principal balance of any REO
                  Properties (and market value, if available) as of the close of
                  business on the last day of the calendar month preceding such
                  Distribution Date;

                      (xiii) the Senior Prepayment Percentage for the current
                  Distribution Date;

                      (xiv) the aggregate amount of Realized Losses incurred
                  during the preceding calendar month;

                      (xv) the Special Hazard Loss Coverage Amount, the Fraud
                  Loss Coverage Amount and the Bankruptcy Loss Coverage Amount,
                  in each case as of the related Determination Date; and

                      (xvi) the amount of Net WAC Carryover Amount and
                  Supplemental Interest paid on that Distribution Date and any
                  Net WAC Carryover Amount remaining unpaid.

                  (b) The Trustee's responsibility for disbursing the above
information to the Certificateholders is limited to the availability, timeliness
and accuracy of the information provided by the Master Servicer. The Trustee
will make a copy of each statement provided pursuant to this Section 4.04 (and,
at its option, any additional files containing the same information in an
alternative format) available each month to Certificateholders, each Rating
Agency and other parties to this Agreement via the Trustee's internet website.
The Trustee's internet website shall initially be located at "www.ctslink.com".
Assistance in using the website can be obtained by calling the Trustee's
customer service desk at (301) 815-6600. Parties that are unable to use the
above distribution options are entitled to have a paper copy mailed to them via
first class mail by calling the customer service desk and indicating such. The
Trustee shall have the right to change the way such statements are distributed
in order to make such distribution more convenient and/or more accessible to the
above parties and the Trustee shall provide timely and adequate notification to
all above parties and Certificateholders regarding any such changes. As a
condition to access the Trustee's internet website, the Trustee may require
registration and the acceptance of a disclaimer. The Trustee will not be liable
for the dissemination of information in accordance with this Agreement. The
Trustee shall also be entitled to rely on but shall not be responsible for the
content or accuracy of any information provided by third parties for purposes of
preparing any report or statement and may affix thereto any disclaimer it deems
appropriate in its reasonable discretion (without suggesting liability on the
part of any other party hereto).

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<PAGE>

                  (c) Within one Business Day of each Determination Date, the
Master Servicer shall deliver to the Trustee (which delivery may be by
electronic data transmission) a report in substantially the form set forth as
Schedule V hereto.

                  (d) Within a reasonable period of time after the end of each
calendar year, the Trustee shall cause to be furnished, electronically or
otherwise, to each Person who at any time during the calendar year was a
Certificateholder, a statement containing the information set forth in clauses
(a)(i) and (a)(ii) of this Section 4.04 aggregated for such calendar year or
applicable portion thereof during which such Person was a Certificateholder.
Such obligation of the Trustee shall be deemed to have been satisfied to the
extent that substantially comparable information shall be provided by the
Trustee pursuant to any requirements of the Code as from time to time in effect.

                  SECTION 4.05. [Reserved]

                  SECTION 4.06. DETERMINATION OF PASS-THROUGH RATES FOR LIBOR
                                CERTIFICATES.

                  (a) On each Interest Determination Date so long as the LIBOR
Certificates are outstanding, the Trustee will determine LIBOR on the basis of
the British Bankers' Association ("BBA") "Interest Settlement Rate" for
one-month deposits in U.S. dollars as found on Telerate page 3750 as of 11:00
a.m. London time on each Interest Determination Date.

                  (b) If on any Interest Determination Date, the Trustee is
required but unable to determine LIBOR in the manner provided in paragraph (a)
above, LIBOR for the next Interest Accrual Period will be the Reference Bank
Rate.

                  (c) The Pass-Through Rate for each Class of LIBOR Certificates
for each Interest Accrual Period after the initial Interest Accrual Period shall
be determined by the Trustee on each Interest Determination Date so long as the
LIBOR Certificates are outstanding on the basis of LIBOR and the respective
formulae appearing in footnotes corresponding to the LIBOR Certificates in the
table relating to the Certificates in the Preliminary Statement.

                  (d) In determining LIBOR, any Pass-Through Rate for the LIBOR
Certificates or any Reference Bank Rate, the Trustee may conclusively rely and
shall be protected in relying upon the offered quotations (whether written, oral
or on Telerate page 3750) from the Reference Banks or the New York City banks as
to LIBOR or the Reference Bank Rate, as appropriate, in effect from time to
time. The Trustee shall not have any liability or responsibility to any Person
for (i) the Trustee's selection of New York City banks for purposes of
determining any Reference Bank Rate or (ii) its inability, following a
good-faith reasonable effort, to obtain such quotations from the Reference Banks
or the New York City banks or to determine such arithmetic mean, all as provided
for in this Section 4.06.

                  (e) The establishment of LIBOR and each Pass-Through Rate for
the LIBOR Certificates by the Trustee shall (in the absence of manifest error)
be final, conclusive and binding upon each Holder of a Certificate and the
Trustee.

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<PAGE>

                  SECTION  4.07. DETERMINATION OF PASS-THROUGH RATES FOR
                                 VARIABLE RATE CERTIFICATES.

                  On each Determination Date, and so long as any Class of
Variable Rate Certificates is outstanding, the Trustee will ascertain the
Pass-Through Rate for the Variable Rate Certificates based on information
provided to the Trustee by the Master Servicer.

                  The Trustee's determination of each Pass-Through Rate for the
Variable Rate Certificates for the related Interest Accrual Period will (in the
absence of manifest error) be final and binding upon each Holder of a
Certificate and the Trustee.

                  SECTION 4.08. RESERVE FUND.

                  (a) The Trustee has heretofore established or caused to be
established and shall hereafter maintain or cause to be maintained the Reserve
Fund. The Reserve Fund shall be treated as an "outside reserve fund" under
applicable Treasury regulations and will not be part of any REMIC. Any
investment earnings on the Reserve Fund will be treated as owned by the Seller
and will be taxable to the Seller. The amount on deposit in the Reserve Fund may
be invested in Permitted Investments in accordance with the provisions of (d)
below.

                  (b) Upon receipt, the Trustee shall deposit in the Reserve
Fund all amounts received by it under the Cap Agreement. On each Distribution
Date, the Trustee shall withdraw all amounts on deposit in the Reserve Fund and
distribute them in the following order of priority, in each case, to the extent
of amounts available therefor:

                      (i) sequentially, to the Class A, Class B-1, Class B-2 and
                  Class B-3 Certificates, in that order, the amount of any
                  related Net WAC Carryover; and

                      (ii) to the Class X Certificates, the Supplemental
                  Interest.

                  (c) The Reserve Fund shall be closed following all
distributions on the earlier to occur of the Distribution Date in October 2005
and termination of this Agreement.

                  (d) Consistent with any requirements of the Code, all or a
portion of the Reserve Fund held by the Trustee shall be invested and reinvested
by the Trustee, as directed in writing by the Seller (the "Directing Party"), in
one or more investments bearing interest or sold at a discount. If the Directing
Party does not provide investment directions, and an Event of Default shall have
occurred and be continuing the Trustee shall invest the Reserve Fund in
Permitted Investments described in paragraph (ix) of the definition of Permitted
Investments. No such investment shall mature later than the Business Day
immediately preceding the next Distribution Date (except that (i) if such
Permitted Investment is an obligation of the Trustee or a money market fund or
any other Permitted Investment for which the Trustee or any affiliate is the
manager or the advisor, then such Permitted Investment shall mature not later
than such Distribution Date and (ii) any other date as may be approved by the
Rating Agencies).

                  (e) If any amounts are needed for disbursement from the
Reserve Fund held by the Trustee and sufficient uninvested funds are not
available to make such disbursement, the Trustee shall cause to be sold or
otherwise converted to cash a sufficient amount of the

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<PAGE>

investments in the Reserve Fund. The Trustee shall not be liable for any
investment loss or other charge resulting therefrom unless the Trustee's failure
to perform in accordance with this Section 4.08 is the cause of such loss or
charge.

                  (f) Subject to Section 8.03, the Trustee shall not in any way
be held liable by reason of any insufficiency in the Reserve Fund held by the
Trustee resulting from any investment loss on any Permitted Investment included
therein (except to the extent that the Trustee is the obligor and has defaulted
thereon or as provided in subsection (i) of this Section 4.08).

                  (g) The Trustee shall invest and reinvest funds in the Reserve
Fund held by the Trustee, to the fullest extent practicable, in such manner as
the Directing Party shall from time to time direct as set forth in Section
4.08(d), but only in one or more Permitted Investments.

                                       71
<PAGE>

                                   ARTICLE V

                                THE CERTIFICATES

                  SECTION 5.01. THE CERTIFICATES.

                  The Certificates shall be substantially in the forms attached
hereto as exhibits. The Certificates shall be issuable in registered form, in
the minimum denominations, integral multiples in excess thereof (except that one
Certificate in each Class may be issued in a different amount which must be in
excess of the applicable minimum denomination) and aggregate denominations per
Class set forth in the Preliminary Statement.

                  Subject to Section 9.02 hereof respecting the final
distribution on the Certificates, on each Distribution Date the Trustee shall
make distributions to each Certificateholder of record on the preceding Record
Date either (x) by wire transfer in immediately available funds to the account
of such holder at a bank or other entity having appropriate facilities therefor,
if (i) such Holder has so notified the Trustee at least five Business Days prior
to the related Record Date and (ii) such Holder shall hold (A) a Notional Amount
Certificate, (B) 100% of the Class Certificate Balance of any Class of
Certificates or (C) Certificates of any Class with aggregate principal
Denominations of not less than $1,000,000 or (y) by check mailed by first class
mail to such Certificateholder at the address of such holder appearing in the
Certificate Register.

                  The Certificates shall be executed by manual or facsimile
signature on behalf of the Trustee by an authorized officer. Certificates
bearing the manual or facsimile signatures of individuals who were, at the time
when such signatures were affixed, authorized to sign on behalf of the Trustee
shall bind the Trustee, notwithstanding that such individuals or any of them
have ceased to be so authorized prior to the execution and delivery of such
Certificates or did not hold such offices at the date of such Certificate. No
Certificate shall be entitled to any benefit under this Agreement, or be valid
for any purpose, unless countersigned by the Trustee by manual signature, and
such countersignature upon any Certificate shall be conclusive evidence, and the
only evidence, that such Certificate has been duly executed and delivered
hereunder. All Certificates shall be dated the date of their countersignature.
On the Closing Date, the Trustee shall countersign the Certificates to be issued
at the direction of the Depositor, or any affiliate thereof.

                  The Depositor shall provide, or cause to be provided, to the
Trustee on a continuous basis, an adequate inventory of Certificates to
facilitate transfers.

                  SECTION 5.02. CERTIFICATE REGISTER; REGISTRATION OF TRANSFER
                                AND EXCHANGE OF CERTIFICATES.

                  (a) The Trustee shall maintain, or cause to be maintained in
accordance with the provisions of Section 5.06 hereof, a Certificate Register
for the Trust Fund in which, subject to the provisions of subsections (b) and
(c) below and to such reasonable regulations as it may prescribe, the Trustee
shall provide for the registration of Certificates and of transfers and
exchanges of Certificates as herein provided. Upon surrender for registration of
transfer of any

                                       72
<PAGE>

Certificate, the Trustee shall execute and deliver, in the name of the
designated transferee or transferees, one or more new Certificates of the same
Class and aggregate Percentage Interest.

                  At the option of a Certificateholder, Certificates may be
exchanged for other Certificates of the same Class in authorized denominations
and evidencing the same aggregate Percentage Interest upon surrender of the
Certificates to be exchanged at the office or agency of the Trustee. Whenever
any Certificates are so surrendered for exchange, the Trustee shall execute,
countersign, and deliver the Certificates which the Certificateholder making the
exchange is entitled to receive. Every Certificate presented or surrendered for
registration of transfer or exchange shall be accompanied by a written
instrument of transfer in form satisfactory to the Trustee duly executed by the
holder thereof or his attorney duly authorized in writing.

                  No service charge to the Certificateholders shall be made for
any registration of transfer or exchange of Certificates, but payment of a sum
sufficient to cover any tax or governmental charge that may be imposed in
connection with any transfer or exchange of Certificates may be required.

                  All Certificates surrendered for registration of transfer or
exchange shall be cancelled and subsequently destroyed by the Trustee in
accordance with the Trustee's customary procedures.

                  (b) No transfer of a Private Certificate shall be made unless
such transfer is made pursuant to an effective registration statement under the
Securities Act and any applicable state securities laws or is exempt from the
registration requirements under said Act and such state securities laws. In the
event that a transfer is to be made in reliance upon an exemption from the
Securities Act and such laws, in order to assure compliance with the Securities
Act and such laws, the Certificateholder desiring to effect such transfer and
such Certificateholder's prospective transferee shall each certify to the
Trustee in writing the facts surrounding the transfer in substantially the forms
set forth in Exhibit J-1 or J-2 as applicable (the "Transferor Certificate") and
(i) deliver a letter in substantially the form of either Exhibit K (the
"Investment Letter") or Exhibit L (the "Rule 144A Letter") or (ii) there shall
be delivered to the Trustee at the expense of the transferor an Opinion of
Counsel that such transfer may be made pursuant to an exemption from the
Securities Act. The Depositor shall provide to any Holder of a Private
Certificate and any prospective transferee designated by any such Holder,
information regarding the related Certificates and the Mortgage Loans and such
other information as shall be necessary to satisfy the condition to eligibility
set forth in Rule 144A(d)(4) for transfer of any such Certificate without
registration thereof under the Securities Act pursuant to the registration
exemption provided by Rule 144A. The Trustee and the Master Servicer shall
cooperate with the Depositor in providing the Rule 144A information referenced
in the preceding sentence, including providing to the Depositor such information
regarding the Certificates, the Mortgage Loans and other matters regarding the
Trust Fund as the Depositor shall reasonably request to meet its obligation
under the preceding sentence. Each Holder of a Private Certificate desiring to
effect such transfer shall, and does hereby agree to, indemnify the Trustee and
the Depositor, the Seller and the Master Servicer against any liability that may
result if the transfer is not so exempt or is not made in accordance with such
federal and state laws.

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                  No transfer of an ERISA-Restricted Certificate shall be made
unless the Trustee shall have received either (i) a representation from the
transferee of such Certificate acceptable to and in form and substance
satisfactory to the Trustee (in the event such Certificate is a Private
Certificate, such requirement is satisfied only by the Trustee's receipt of a
representation letter from the transferee substantially in the form of Exhibit K
or Exhibit L), to the effect that such transferee is not an employee benefit
plan or arrangement subject to Section 406 of ERISA or a plan or arrangement
subject to Section 4975 of the Code, nor a person acting on behalf of any such
plan or arrangement, nor using the assets of any such plan or arrangement to
effect such transfer, (ii) if the purchaser is an insurance company, a
representation that the purchaser is an insurance company which is purchasing
such Certificates with funds contained in an "insurance company general account"
(as such term is defined in Section V(e) of Prohibited Transaction Class
Exemption 95-60 ("PTCE 95-60")) or (iii) in the case of any such
ERISA-Restricted Certificate presented for registration in the name of an
employee benefit plan subject to ERISA, or a plan or arrangement subject to
Section 4975 of the Code (or comparable provisions of any subsequent
enactments), or a trustee of any such plan or any other person acting on behalf
of any such plan or arrangement, or using such plan's or arrangement's assets,
an Opinion of Counsel satisfactory to the Trustee, which Opinion of Counsel
shall not be an expense of either the Trustee or the Trust Fund, addressed to
the Trustee to the effect that the purchase or holding of such ERISA-Restricted
Certificate will not result in a prohibited transaction and will not subject the
Trustee to any obligation in addition to those expressly undertaken in this
Agreement or to any liability. For purposes of the preceding sentence, with
respect to an ERISA-Restricted Certificate that is a Book-Entry Certificate, in
the event the representation letter referred to in the preceding sentence is not
so furnished, such representation shall be deemed to have been made to the
Trustee by the transferee's (including an initial acquiror's) acceptance of the
ERISA-Restricted Certificates. Notwithstanding anything else to the contrary
herein, any purported transfer of an ERISA-Restricted Certificate to or on
behalf of an employee benefit plan subject to ERISA or to the Code without the
delivery to the Trustee of an Opinion of Counsel satisfactory to the Trustee as
described above shall be void and of no effect.

                  To the extent permitted under applicable law (including, but
not limited to, ERISA), the Trustee shall be under no liability to any Person
for any registration of transfer of any ERISA-Restricted Certificate that is in
fact not permitted by this Section 5.02(b) or for making any payments due on
such Certificate to the Holder thereof or taking any other action with respect
to such Holder under the provisions of this Agreement so long as the transfer
was registered by the Trustee in accordance with the foregoing requirements.

                  (c) Each Person who has or who acquires any Ownership Interest
in a Residual Certificate shall be deemed by the acceptance or acquisition of
such Ownership Interest to have agreed to be bound by the following provisions,
and the rights of each Person acquiring any Ownership Interest in a Residual
Certificate are expressly subject to the following provisions:

                      (i) Each Person holding or acquiring any Ownership
                  Interest in a Residual Certificate shall be a Permitted
                  Transferee and shall promptly notify the Trustee of any change
                  or impending change in its status as a Permitted Transferee.

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                      (ii) No Ownership Interest in a Residual Certificate may
                  be registered on the Closing Date or thereafter transferred,
                  and the Trustee shall not register the Transfer of any
                  Residual Certificate unless, in addition to the certificates
                  required to be delivered to the Trustee under subparagraph (b)
                  above, the Trustee shall have been furnished with an affidavit
                  (a "TRANSFER AFFIDAVIT") (in the event such Residual
                  Certificate is a Private Certificate) of the initial owner or
                  the proposed transferee in the form attached hereto as Exhibit
                  I.

                      (iii) Each Person holding or acquiring any Ownership
                  Interest in a Residual Certificate shall agree (A) to obtain a
                  Transfer Affidavit from any other Person to whom such Person
                  attempts to Transfer its Ownership Interest in a Residual
                  Certificate, (B) to obtain a Transfer Affidavit from any
                  Person for whom such Person is acting as nominee, trustee or
                  agent in connection with any Transfer of a Residual
                  Certificate and (C) not to Transfer its Ownership Interest in
                  a Residual Certificate or to cause the Transfer of an
                  Ownership Interest in a Residual Certificate to any other
                  Person if it has actual knowledge that such Person is not a
                  Permitted Transferee.

                      (iv) Any attempted or purported Transfer of any Ownership
                  Interest in a Residual Certificate in violation of the
                  provisions of this Section 5.02(c) shall be absolutely null
                  and void and shall vest no rights in the purported Transferee.
                  If any purported transferee shall become a Holder of a
                  Residual Certificate in violation of the provisions of this
                  Section 5.02(c), then the last preceding Permitted Transferee
                  shall be restored to all rights as Holder thereof retroactive
                  to the date of registration of Transfer of such Residual
                  Certificate. The Trustee shall be under no liability to any
                  Person for any registration of Transfer of a Residual
                  Certificate that is in fact not permitted by Section 5.02(b)
                  (in the event such Residual Certificate is a Private
                  Certificate) and this Section 5.02(c) or for making any
                  payments due on such Certificate to the Holder thereof or
                  taking any other action with respect to such Holder under the
                  provisions of this Agreement so long as the Transfer was
                  registered after receipt of the related Transfer Affidavit,
                  Transferor Certificate and either the Rule 144A Letter or the
                  Investment Letter (in the event such Residual Certificate is a
                  Private Certificate). The Trustee shall be entitled but not
                  obligated to recover from any Holder of a Residual Certificate
                  that was in fact not a Permitted Transferee at the time it
                  became a Holder or, at such subsequent time as it became other
                  than a Permitted Transferee, all payments made on such
                  Residual Certificate at and after either such time. Any such
                  payments so recovered by the Trustee shall be paid and
                  delivered by the Trustee to the last preceding Permitted
                  Transferee of such Certificate.

                      (v) The Depositor shall compute any tax or use its best
                  efforts to make available, upon receipt of written request
                  from the Trustee, all information necessary to compute any tax
                  imposed under Section 860E(e) of the Code as a result of a
                  Transfer of an Ownership Interest in a Residual Certificate to
                  any Holder who is not a Permitted Transferee. The Trustee will
                  compute such tax upon receipt of an additional reasonable fee.

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                  The restrictions on Transfers of a Residual Certificate set
forth in this Section 5.02(c) shall cease to apply (and the applicable portions
of the legend on a Residual Certificate may be deleted) with respect to
Transfers occurring after delivery to the Trustee of an Opinion of Counsel,
which Opinion of Counsel shall not be an expense of the Trust Fund, the Trustee,
the Seller or the Master Servicer, to the effect that the elimination of such
restrictions will not cause any REMIC hereunder to fail to qualify as a REMIC at
any time that the Certificates are outstanding or result in the imposition of
any tax on the Trust Fund, a Certificateholder or another Person. Each Person
holding or acquiring any Ownership Interest in a Residual Certificate hereby
consents to any amendment of this Agreement which, based on an Opinion of
Counsel furnished to the Trustee, is reasonably necessary (a) to ensure that the
record ownership of, or any beneficial interest in, a Residual Certificate is
not transferred, directly or indirectly, to a Person that is not a Permitted
Transferee and (b) to provide for a means to compel the Transfer of a Residual
Certificate which is held by a Person that is not a Permitted Transferee to a
Holder that is a Permitted Transferee.

                  (d) The preparation and delivery of all certificates and
opinions referred to above in this Section 5.02 in connection with transfer
shall be at the expense of the parties to such transfers.

                  (e) Except as provided below, the Book-Entry Certificates
shall at all times remain registered in the name of the Depository or its
nominee and at all times: (i) registration of the Certificates may not be
transferred by the Trustee except to another Depository; (ii) the Depository
shall maintain book-entry records with respect to the Certificate Owners and
with respect to ownership and transfers of such Book-Entry Certificates; (iii)
ownership and transfers of registration of the Book-Entry Certificates on the
books of the Depository shall be governed by applicable rules established by the
Depository; (iv) the Depository may collect its usual and customary fees,
charges and expenses from its Depository Participants; (v) the Trustee shall
deal with the Depository, Depository Participants and indirect participating
firms as representatives of the Certificate Owners of the Book-Entry
Certificates for purposes of exercising the rights of holders under this
Agreement, and requests and directions for and votes of such representatives
shall not be deemed to be inconsistent if they are made with respect to
different Certificate Owners; and (vi) the Trustee may rely and shall be fully
protected in relying upon information furnished by the Depository with respect
to its Depository Participants and furnished by the Depository Participants with
respect to indirect participating firms and persons shown on the books of such
indirect participating firms as direct or indirect Certificate Owners.

                  All transfers by Certificate Owners of Book-Entry Certificates
shall be made in accordance with the procedures established by the Depository
Participant or brokerage firm representing such Certificate Owner. Each
Depository Participant shall only transfer Book-Entry Certificates of
Certificate Owners it represents or of brokerage firms for which it acts as
agent in accordance with the Depository's normal procedures.

                  If (x) (i) the Depository or the Depositor advises the Trustee
in writing that the Depository is no longer willing or able to properly
discharge its responsibilities as Depository, and (ii) the Depositor is unable
to locate a qualified successor, (y) the Depositor at its option advises the
Trustee in writing that it elects to terminate the book-entry system through the
Depository or (z) after the occurrence of an Event of Default, Certificate
Owners representing at

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least 51% of the Certificate Balance of the Book-Entry Certificates together
advise the Trustee and the Depository through the Depository Participants in
writing that the continuation of a book-entry system through the Depository is
no longer in the best interests of the Certificate Owners, the Trustee shall
notify all Certificate Owners, through the Depository, of the occurrence of any
such event and of the availability of definitive, fully-registered Certificates
(the "Definitive Certificates") to Certificate Owners requesting the same. Upon
surrender to the Trustee of the related Class of Certificates by the Depository,
accompanied by the instructions from the Depository for registration, the
Trustee shall issue the Definitive Certificates. Neither the Master Servicer,
the Depositor nor the Trustee shall be liable for any delay in delivery of such
instruction and each may conclusively rely on, and shall be protected in relying
on, such instructions. The Master Servicer shall provide the Trustee with an
adequate inventory of certificates to facilitate the issuance and transfer of
Definitive Certificates. Upon the issuance of Definitive Certificates the
Trustee shall recognize the Holders of the Definitive Certificates as
Certificateholders hereunder.

                  SECTION  5.03. MUTILATED, DESTROYED, LOST OR STOLEN
                                 CERTIFICATES.

                  If (a) any mutilated Certificate is surrendered to the
Trustee, or the Trustee receives evidence to its satisfaction of the
destruction, loss or theft of any Certificate and (b) there is delivered to the
Master Servicer and the Trustee such security or indemnity as may be required by
them to save each of them harmless, then, in the absence of notice to the
Trustee that such Certificate has been acquired by a bona fide purchaser, the
Trustee shall execute, countersign and deliver, in exchange for or in lieu of
any such mutilated, destroyed, lost or stolen Certificate, a new Certificate of
like Class, tenor and Percentage Interest. In connection with the issuance of
any new Certificate under this Section 5.03, the Trustee may require the payment
of a sum sufficient to cover any tax or other governmental charge that may be
imposed in relation thereto and any other expenses (including the fees and
expenses of the Trustee) connected therewith. Any replacement Certificate issued
pursuant to this Section 5.03 shall constitute complete and indefeasible
evidence of ownership, as if originally issued, whether or not the lost, stolen
or destroyed Certificate shall be found at any time.

                  SECTION  5.04. PERSONS DEEMED OWNERS.

                  The Master Servicer, the Trustee and any agent of the Master
Servicer or the Trustee may treat the Person in whose name any Certificate is
registered as the owner of such Certificate for the purpose of receiving
distributions as provided in this Agreement and for all other purposes
whatsoever, and neither the Master Servicer, the Trustee nor any agent of the
Master Servicer or the Trustee shall be affected by any notice to the contrary.

                  SECTION  5.05. ACCESS TO LIST OF CERTIFICATEHOLDERS' NAMES AND
                                 ADDRESSES.

                  If three or more Certificateholders (a) request such
information in writing from the Trustee, (b) state that such Certificateholders
desire to communicate with other Certificateholders with respect to their rights
under this Agreement or under the Certificates, and (c) provide a copy of the
communication which such Certificateholders propose to transmit, or if the
Depositor or Master Servicer shall request such information in writing from the
Trustee, then the Trustee shall, within ten Business Days after the receipt of
such request, provide the

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Depositor, the Master Servicer or such Certificateholders at such recipients'
expense the most recent list of the Certificateholders of such Trust Fund held
by the Trustee, if any. The Depositor and every Certificateholder, by receiving
and holding a Certificate, agree that the Trustee shall not be held accountable
by reason of the disclosure of any such information as to the list of the
Certificateholders hereunder, regardless of the source from which such
information was derived.

                  SECTION 5.06. MAINTENANCE OF OFFICE OR AGENCY.

                  The Trustee will maintain or cause to be maintained at its
expense an office or offices or agency or agencies in Minneapolis, Minnesota
where Certificates may be surrendered for registration of transfer or exchange.
The Trustee initially designates its Corporate Trust Office for such purposes.
The Trustee will give prompt written notice to the Certificateholders of any
change in such location of any such office or agency.

                                   ARTICLE VI

                      THE DEPOSITOR AND THE MASTER SERVICER

                  SECTION 6.01. RESPECTIVE LIABILITIES OF THE DEPOSITOR AND THE
                                MASTER SERVICER.

                  The Depositor and the Master Servicer shall each be liable in
accordance herewith only to the extent of the obligations specifically and
respectively imposed upon and undertaken by them herein.

                  SECTION 6.02. MERGER OR CONSOLIDATION OF THE DEPOSITOR OR THE
                                MASTER SERVICER.

                  The Depositor and the Master Servicer will each keep in full
effect its existence, rights and franchises as a corporation or association
under the laws of the United States or under the laws of one of the states
thereof and will each obtain and preserve its qualification to do business as a
foreign corporation in each jurisdiction in which such qualification is or shall
be necessary to protect the validity and enforceability of this Agreement, or
any of the Mortgage Loans and to perform its respective duties under this
Agreement.

                  Any Person into which the Depositor or the Master Servicer may
be merged or consolidated, or any Person resulting from any merger or
consolidation to which the Depositor or the Master Servicer shall be a party, or
any Person succeeding to the business of the Depositor or the Master Servicer,
shall be the successor of the Depositor or the Master Servicer, as the case may
be, hereunder, without the execution or filing of any paper or any further act
on the part of any of the parties hereto, anything herein to the contrary
notwithstanding; PROVIDED, HOWEVER, that the successor or surviving Person to
the Master Servicer shall be qualified, or affiliated with an entity qualified,
to sell mortgage loans to, and to service mortgage loans on behalf of, FNMA or
FHLMC.

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                  SECTION 6.03. LIMITATION ON LIABILITY OF THE DEPOSITOR, THE
                                SELLER, THE MASTER SERVICER AND OTHERS.

                  None of the Depositor, the Seller, the Master Servicer or any
of the directors, officers, employees or agents of the Depositor, the Seller or
the Master Servicer shall be under any liability to the Certificateholders for
any action taken or for refraining from the taking of any action in good faith
pursuant to this Agreement, or for errors in judgment; PROVIDED, HOWEVER, that
this provision shall not protect the Depositor, the Seller, the Master Servicer
or any such Person against any breach of representations or warranties made by
it herein or protect the Depositor, the Seller, the Master Servicer or any such
Person from any liability which would otherwise be imposed by reasons of willful
misfeasance, bad faith or gross negligence in the performance of duties or by
reason of reckless disregard of obligations and duties hereunder. The Depositor,
the Seller, the Master Servicer and any director, officer, employee or agent of
the Depositor, the Seller or the Master Servicer may rely in good faith on any
document of any kind PRIMA FACIE properly executed and submitted by any Person
respecting any matters arising hereunder. The Depositor, the Seller, the Master
Servicer and any director, officer, employee or agent of the Depositor, the
Seller or the Master Servicer shall be indemnified by the Trust Fund and held
harmless against any loss, liability or expense incurred in connection with any
audit, controversy or judicial proceeding relating to a governmental taxing
authority or any legal action relating to this Agreement or the Certificates,
other than any loss, liability or expense related to any specific Mortgage Loan
or Mortgage Loans (except as any such loss, liability or expense shall be
otherwise reimbursable pursuant to this Agreement) and any loss, liability or
expense incurred by reason of willful misfeasance, bad faith or gross negligence
in the performance of duties hereunder or by reason of reckless disregard of
obligations and duties hereunder. None of the Depositor, the Seller or the
Master Servicer shall be under any obligation to appear in, prosecute or defend
any legal action that is not incidental to its respective duties hereunder and
which in its opinion may involve it in any expense or liability; PROVIDED,
HOWEVER, that any of the Depositor, the Seller or the Master Servicer may in its
discretion undertake any such action that it may deem necessary or desirable in
respect of this Agreement and the rights and duties of the parties hereto and
interests of the Trustee and the Certificateholders hereunder. In such event,
the legal expenses and costs of such action and any liability resulting
therefrom shall be expenses, costs and liabilities of the Trust Fund, and the
Depositor, the Seller and the Master Servicer shall be entitled to be reimbursed
therefor out of the Certificate Account.

                  SECTION  6.04. LIMITATION ON RESIGNATION OF MASTER SERVICER.

                  Except as provided in Section 6.02, the Master Servicer shall
not resign from the obligations and duties hereby imposed on it except (a) upon
appointment by the Depositor of a successor servicer reasonably satisfactory to
the Trustee and receipt by the Trustee of a letter from each Rating Agency that
such a resignation and appointment will not result in a downgrading of the
rating of any of the Certificates or (b) upon determination that its duties
hereunder are no longer permissible under applicable law. Any such determination
under clause (b) permitting the resignation of the Master Servicer shall be
evidenced by an Opinion of Counsel to such effect delivered to the Trustee. No
such resignation shall become effective until the Trustee or a successor master
servicer shall have assumed the Master Servicer's responsibilities, duties,
liabilities and obligations hereunder.

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                                  ARTICLE VII

                                     DEFAULT

                  SECTION 7.01. EVENTS OF DEFAULT.

                  "Event of Default," wherever used herein, means any one of the
following events:

                      (i) any failure by the Master Servicer to deposit in the
                  Certificate Account or remit to the Trustee any payment (other
                  than a payment required to be made under Section 4.01 hereof)
                  required to be made under the terms of this Agreement, which
                  failure shall continue unremedied for five days after the date
                  upon which written notice of such failure shall have been
                  given to the Master Servicer by the Trustee or the Depositor
                  or to the Master Servicer and the Trustee by the Holders of
                  Certificates having not less than 25% of the Voting Rights
                  evidenced by the Certificates; or

                      (ii) any failure by the Master Servicer to observe or
                  perform in any material respect any other of the covenants or
                  agreements on the part of the Master Servicer contained in
                  this Agreement, which failure shall continue unremedied for a
                  period of 60 days after the date on which written notice of
                  such failure shall have been given to the Master Servicer by
                  the Trustee or the Depositor, or to the Master Servicer and
                  the Trustee by the Holders of Certificates evidencing not less
                  than 25% of the Voting Rights evidenced by the Certificates;
                  or

                      (iii) a decree or order of a court or agency or
                  supervisory authority having jurisdiction in the premises for
                  the appointment of a receiver or liquidator in any insolvency,
                  readjustment of debt, marshaling of assets and liabilities or
                  similar proceedings, or for the winding-up or liquidation of
                  its affairs, shall have been entered against the Master
                  Servicer and such decree or order shall have remained in force
                  undischarged or unstayed for a period of 60 consecutive days;
                  or

                      (iv) the Master Servicer shall consent to the appointment
                  of a receiver or liquidator in any insolvency, readjustment of
                  debt, marshalling of assets and liabilities or similar
                  proceedings of or relating to the Master Servicer or all or
                  substantially all of the property of the Master Servicer; or

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

                      (vi) so long as the Master Servicer is the Seller, any
                  failure by the Seller to observe or perform in any material
                  respect any other of the covenants or

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                  agreements on the part of the Seller contained in this
                  Agreement, which failure shall continue unremedied for a
                  period of 60 days after the date on which written notice of
                  such failure shall have been given to the Seller by the
                  Trustee or the Depositor, or to the Seller and the Trustee by
                  the Holders of Certificates evidencing not less than 25% of
                  the Voting Rights evidenced by the Certificates; or

                      (vii) any failure of the Master Servicer to make any
                  Advance in the manner and at the time required to be made
                  pursuant to Section 4.01 which continues unremedied for a
                  period of one Business Day after the date of such failure.

                  If an Event of Default described in clauses (i) to (vi) of
this Section shall occur, then, and in each and every such case, so long as such
Event of Default shall not have been remedied, the Trustee may, or at the
direction of the Holders of Certificates evidencing not less than 25% of the
Voting Rights evidenced by the Certificates, the Trustee shall by notice in
writing to the Master Servicer (with a copy to each Rating Agency), terminate
all of the rights and obligations of the Master Servicer under this Agreement
and in and to the Mortgage Loans and the proceeds thereof, other than its rights
as a Certificateholder hereunder. If an Event of Default described in clause
(vii) hereof shall occur, the Trustee shall, by notice in writing to the Master
Servicer and the Depositor, terminate all of the rights and obligations of the
Master Servicer under this Agreement and in and to the Mortgage Loans and the
proceeds thereof, other than its rights as a Certificateholder hereunder. On and
after the receipt by the Master Servicer of such written notice, all authority
and power of the Master Servicer hereunder, whether with respect to the Mortgage
Loans or otherwise, shall pass to and be vested in the Trustee pursuant to
Section 7.02 hereof. The Trustee shall thereupon make any Advance described in
clause (vii) hereof subject to Section 3.04 hereof. The Trustee is hereby
authorized and empowered to execute and deliver, on behalf of the Master
Servicer, as attorney-in-fact or otherwise, any and all documents and other
instruments, and to do or accomplish all other acts or things necessary or
appropriate to effect the purposes of such notice of termination, whether to
complete the transfer and endorsement or assignment of the Mortgage Loans and
related documents, or otherwise. Unless expressly provided in such written
notice, no such termination shall affect any obligation of the Master Servicer
to pay amounts owed pursuant to Article VIII. The Master Servicer agrees to
cooperate with the Trustee in effecting the termination of the Master Servicer's
responsibilities and rights hereunder, including, without limitation, the
transfer to the Trustee of all cash amounts which shall at the time be credited
to the Certificate Account, or thereafter be received with respect to the
Mortgage Loans.

                  Notwithstanding any termination of the activities of the
Master Servicer hereunder, the Master Servicer shall be entitled to receive, out
of any late collection of a Scheduled Payment on a Mortgage Loan which was due
prior to the notice terminating such Master Servicer's rights and obligations as
Master Servicer hereunder and received after such notice, Liquidation Proceeds,
purchase or repurchase proceeds or otherwise that portion thereof to which such
Master Servicer would have been entitled pursuant to Sections 3.08(a)(i) through
(viii), and any other amounts payable to such Master Servicer hereunder the
entitlement to which arose prior to the termination of its activities hereunder
on a first in, first out basis.

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                  SECTION 7.02. TRUSTEE TO ACT; APPOINTMENT OF SUCCESSOR.

                  On and after the time the Master Servicer receives a notice of
termination pursuant to Section 7.01 hereof, the Trustee shall, subject to and
to the extent provided in Section 3.04, be the successor to the Master Servicer
in its capacity as master servicer under this Agreement and the transactions set
forth or provided for herein and shall be subject to all the responsibilities,
duties and liabilities relating thereto placed on the Master Servicer by the
terms and provisions hereof and applicable law including the obligation to make
Advances pursuant to Section 4.01. As compensation therefor, the Trustee shall
be entitled to all funds relating to the Mortgage Loans that the Master Servicer
would have been entitled to charge to the Certificate Account or Distribution
Account if the Master Servicer had continued to act hereunder. Notwithstanding
the foregoing, if the Trustee has become the successor to the Master Servicer in
accordance with Section 7.01 hereof, the Trustee may, if it shall be unwilling
to so act, or shall, if it is prohibited by applicable law from making Advances
pursuant to Section 4.01 hereof or if it is otherwise unable to so act, appoint,
or petition a court of competent jurisdiction to appoint, any established
mortgage loan servicing institution the appointment of which does not adversely
affect the then current rating of the Certificates by each Rating Agency as the
successor to the Master Servicer hereunder in the assumption of all or any part
of the responsibilities, duties or liabilities of the Master Servicer hereunder.
Any successor to the Master Servicer shall be an institution which is a FNMA and
FHLMC approved seller/servicer in good standing, which has a net worth of at
least $15,000,000, and which is willing to service the Mortgage Loans and
executes and delivers to the Depositor and the Trustee an agreement accepting
such delegation and assignment, which contains an assumption by such Person of
the rights, powers, duties, responsibilities, obligations and liabilities of the
Master Servicer (other than liabilities of the Master Servicer under Section
6.03 hereof incurred prior to termination of the Master Servicer under Section
7.01), with like effect as if originally named as a party to this Agreement; and
provided further that each Rating Agency acknowledges that its rating of the
Certificates in effect immediately prior to such assignment and delegation will
not be qualified or reduced as a result of such assignment and delegation.
Pending appointment of a successor to the Master Servicer hereunder, the
Trustee, unless the Trustee is prohibited by law from so acting, shall, subject
to Section 3.04 hereof, act in such capacity as hereinabove provided. In
connection with such appointment and assumption, the Trustee may make such
arrangements for the compensation of such successor out of payments on Mortgage
Loans as it and such successor shall agree; PROVIDED, HOWEVER, that no such
compensation shall be in excess of the servicing compensation permitted the
Master Servicer hereunder. The Trustee and such successor shall take such
action, consistent with this Agreement, as shall be necessary to effectuate any
such succession. Neither the Trustee nor any other successor master servicer
shall be deemed to be in default hereunder by reason of any failure to make, or
any delay in making, any distribution hereunder or any portion thereof or any
failure to perform, or any delay in performing, any duties or responsibilities
hereunder, in either case caused by the failure of the Master Servicer to
deliver or provide, or any delay in delivering or providing, any cash,
information, documents or records to it.

                  Notwithstanding the foregoing, the parties hereto agree that
the Trustee, in its capacity as successor Master Servicer, immediately will
assume all of the obligations of the Master Servicer to make Advances and the
Trustee will assume the other duties of the Master Servicer as soon as
practicable, but in no event later than 90 days after the Trustee becomes

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successor Master Servicer pursuant to this Section. Notwithstanding the
foregoing, the Trustee, in its capacity as successor Master Servicer, shall not
be responsible for the lack of information and/or documents that it cannot
obtain through reasonable efforts.

                  Any successor to the Master Servicer as master servicer shall
give notice to the Mortgagors of such change of servicer and shall, during the
term of its service as master servicer maintain in force the policy or policies
that the Master Servicer is required to maintain pursuant to Section 6.05.

                  SECTION 7.03. NOTIFICATION TO CERTIFICATEHOLDERS.

                  (a) Upon any termination of or appointment of a successor to
the Master Servicer, the Trustee shall give prompt written notice thereof to
Certificateholders and to each Rating Agency.

                  (b) Within 60 days after the occurrence of any Event of
Default, the Trustee shall transmit by mail to all Certificateholders notice of
each such Event of Default hereunder known to the Trustee, unless such Event of
Default shall have been cured or waived.

                                  ARTICLE VIII

                             CONCERNING THE TRUSTEE

                  SECTION 8.01. DUTIES OF TRUSTEE.

                  The Trustee, prior to the occurrence of an Event of Default
and after the curing of all Events of Default that may have occurred, shall
undertake to perform such duties and only such duties as are specifically set
forth in this Agreement. In case an Event of Default has occurred and remains
uncured, the Trustee shall exercise such of the rights and powers vested in it
by this Agreement, and use the same degree of care and skill in their exercise
as a prudent person would exercise or use under the circumstances in the conduct
of such person's own affairs.

                  The Trustee, upon receipt of all resolutions, certificates,
statements, opinions, reports, documents, orders or other instruments furnished
to the Trustee that are specifically required to be furnished pursuant to any
provision of this Agreement shall examine them to determine whether they are in
the form required by this Agreement; PROVIDED, HOWEVER, that the Trustee shall
not be responsible for the accuracy or content of any such resolution,
certificate, statement, opinion, report, document, order or other instrument.

                  No provision of this Agreement shall be construed to relieve
the Trustee from liability for its own negligent action, its own negligent
failure to act or its own willful misconduct; PROVIDED, HOWEVER, that:

                      (i) unless an Event of Default known to the Trustee shall
                  have occurred and be continuing, the duties and obligations of
                  the Trustee shall be determined solely by the express
                  provisions of this Agreement, the Trustee shall not be liable
                  except for the performance of such duties and obligations as
                  are

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                  specifically set forth in this Agreement, no implied covenants
                  or obligations shall be read into this Agreement against the
                  Trustee and the Trustee may conclusively rely, as to the truth
                  of the statements and the correctness of the opinions
                  expressed therein, upon any certificates or opinions furnished
                  to the Trustee and conforming to the requirements of this
                  Agreement which it believed in good faith to be genuine and to
                  have been duly executed by the proper authorities respecting
                  any matters arising hereunder;

                      (ii) the Trustee shall not be liable for an error of
                  judgment made in good faith by a Responsible Officer or
                  Responsible Officers of the Trustee, unless it shall be
                  finally proven that the Trustee was negligent in ascertaining
                  the pertinent facts; and

                      (iii) the Trustee shall not be liable with respect to any
                  action taken, suffered or omitted to be taken by it in good
                  faith in accordance with the direction of Holders of
                  Certificates evidencing not less than 25% of the Voting Rights
                  of Certificates affected thereby relating to the time, method
                  and place of conducting any proceeding for any remedy
                  available to the Trustee, or exercising any trust or power
                  conferred upon the Trustee under this Agreement.

                  SECTION  8.02. CERTAIN MATTERS AFFECTING THE TRUSTEE.

                  Except as otherwise provided in Section 8.01:

                      (i) the Trustee may request and rely upon and shall be
                  protected in acting or refraining from acting upon any
                  resolution, Officers' Certificate, certificate of auditors or
                  any other certificate, statement, instrument, opinion, report,
                  notice, request, consent, order, appraisal, bond or other
                  paper or document believed by it to be genuine and to have
                  been signed or presented by the proper party or parties and
                  the Trustee shall have no responsibility to ascertain or
                  confirm the genuineness of any signature of any such party or
                  parties;

                      (ii) the Trustee may consult with counsel, financial
                  advisers or accountants and the advice of any such counsel,
                  financial advisers or accountants or any Opinion of Counsel
                  shall be full and complete authorization and protection in
                  respect of any action taken or suffered or omitted by it
                  hereunder in good faith and in accordance with such advice or
                  Opinion of Counsel;

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

                      (iv) the Trustee shall not be bound to make any
                  investigation into the facts or matters stated in any
                  resolution, certificate, statement, instrument, opinion,
                  report, notice, request, consent, order, approval, bond or
                  other paper or document, unless requested in writing so to do
                  by Holders of Certificates

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                  evidencing not less than 25% of the Voting Rights allocated to
                  each Class of Certificates affected thereby;

                      (v) the Trustee may execute any of the trusts or powers
                  hereunder or perform any duties hereunder either directly or
                  by or through agents, accountants or attorneys;

                      (vi) the Trustee shall not be required to risk or expend
                  its own funds or otherwise incur any financial liability in
                  the performance of any of its duties or in the exercise of any
                  of its rights or powers hereunder if it shall have reasonable
                  grounds for believing that repayment of such funds or adequate
                  indemnity against such risk or liability is not assured to it;

                      (vii) the Trustee shall not be liable for any loss on any
                  investment of funds pursuant to this Agreement;

                      (viii) the Trustee shall not be deemed to have knowledge
                  of an Event of Default until a Responsible Officer of the
                  Trustee shall have received written notice thereof;

                      (ix) the Trustee shall be under no obligation to exercise
                  any of the trusts, rights or powers vested in it by this
                  Agreement or to institute, conduct or defend any litigation
                  hereunder or in relation hereto at the request, order or
                  direction of any of the Certificateholders, pursuant to the
                  provisions of this Agreement, unless such Certificateholders
                  shall have offered to the Trustee reasonable security or
                  indemnity satisfactory to the Trustee against the costs,
                  expenses and liabilities which may be incurred therein or
                  thereby; and

                      (x) upon any failure of the counterparty to the Cap
                  Agreement, the Trustee shall proceed in accordance with the
                  protections offered it by this Agreement, including, but not
                  limited to, Section 8.01(iii) and Section 8.02(iv), (vi) and
                  (ix).

                  SECTION 8.03. TRUSTEE NOT LIABLE FOR CERTIFICATES, MORTGAGE
                                LOANS OR ADDITIONAL COLLATERAL.

                  The recitals contained herein and in the Certificates shall be
taken as the statements of the Depositor or the Seller, as the case may be, and
the Trustee assumes no responsibility for their correctness. The Trustee makes
no representations as to the validity or sufficiency of this Agreement or of the
Certificates or of any Mortgage Loan or of any Additional Collateral which may
be held by a custodian on behalf of the Trustee or of any related document other
than with respect to the Trustee's execution and counter-signature of the
Certificates. The Trustee shall not be accountable for the use or application by
the Depositor or the Master Servicer of any funds paid to the Depositor or the
Master Servicer in respect of the Mortgage Loans or deposited in or withdrawn
from the Certificate Account by the Depositor or the Master Servicer.

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                  SECTION 8.04. TRUSTEE MAY OWN CERTIFICATES.

                  The Trustee in its individual or any other capacity may become
the owner or pledgee of Certificates with the same rights as it would have if it
were not the Trustee.

                  SECTION 8.05. TRUSTEE'S FEES AND EXPENSES.

                  The Trustee shall be entitled to the Trustee Fee on each
Distribution Date, as compensation for its activities hereunder. If after a
Delivery Event or otherwise the Trustee becomes the successor custodian
hereunder, any fees and expenses incurred by the Trustee in such capacity shall
be paid pursuant to this Section 8.05 upon request. The Trustee and any
director, officer, employee or agent of the Trustee shall be indemnified by the
Seller and held harmless against any loss, liability or expense (including
reasonable attorney's fees) (i) incurred in connection with any claim or legal
action relating to (a) this Agreement, (b) the Certificates or (c) the Mortgage
Loans, (ii) in connection with the performance of any of the Trustee's duties
hereunder, (iii) incurred in connection with the activities of the Custodian
hereunder other than any loss, liability or expense incurred by reason of
willful misfeasance, bad faith or negligence by the Trustee in the performance
of any of its duties hereunder and (iv) resulting from any error in any tax or
information return prepared by the Master Servicer. Such indemnity shall survive
the termination of this Agreement or the resignation or removal of the Trustee
hereunder. Without limiting the foregoing, the Seller covenants and agrees,
except as otherwise agreed upon in writing by the Depositor and the Trustee, and
except for any such expense, disbursement or advance as may arise from the
Trustee's negligence, bad faith or willful misconduct, to pay or reimburse the
Trustee, for all reasonable and unanticipated expenses, disbursements and
advances incurred or made by the Trustee in accordance with any of the
provisions of this Agreement including, but not limited to: (A) the reasonable
compensation and the expenses and disbursements of its counsel not associated
with the closing of the issuance of the Certificates, (B) the reasonable
compensation, expenses and disbursements of any accountant, engineer or
appraiser that is not regularly employed by the Trustee, to the extent that the
Trustee must engage such persons to perform acts or services hereunder, (C)
printing and engraving expenses in connection with preparing any Definitive
Certificates and (D) expenses incurred pursuant to Section 3.04. Except as
otherwise provided herein, the Trustee shall not be entitled to payment or
reimbursement for any routine ongoing expenses incurred by the Trustee in the
ordinary course of its duties as Trustee or as agent for the Tax Matters Person
or for any other expenses.

                  SECTION 8.06. ELIGIBILITY REQUIREMENTS FOR TRUSTEE.

                  The Trustee hereunder shall at all times be a corporation or
association organized and doing business under the laws of a state or the United
States of America, authorized under such laws to exercise corporate trust
powers, having a combined capital and surplus of at least $50,000,000, subject
to supervision or examination by federal or state authority and with a credit
rating which would not cause either of the Rating Agencies to reduce their
respective then current ratings of the Certificates (or having provided such
security from time to time as is sufficient to avoid such reduction). If such
corporation or association publishes reports of condition at least annually,
pursuant to law or to the requirements of the aforesaid supervising or examining
authority, then for the purposes of this Section 8.06 the combined capital and
surplus of such corporation or association shall be deemed to be its combined
capital and surplus as set

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forth in its most recent report of condition so published. In case at any time
the Trustee shall cease to be eligible in accordance with the provisions of this
Section 8.06, the Trustee shall resign immediately in the manner and with the
effect specified in Section 8.07 hereof. The entity serving as Trustee may have
normal banking and trust relationships with the Depositor and its affiliates or
the Master Servicer and its affiliates; PROVIDED, HOWEVER, that such entity
cannot be an affiliate of the Master Servicer other than the Trustee in its role
as successor to the Master Servicer.

                  SECTION 8.07. RESIGNATION AND REMOVAL OF TRUSTEE.

                  The Trustee may at any time resign and be discharged from the
trusts hereby created by giving written notice of resignation to the Depositor
and the Master Servicer and each Rating Agency not less than 60 days before the
date specified in such notice when, subject to Section 8.08, such resignation is
to take effect, and acceptance by a successor trustee in accordance with Section
8.08 meeting the qualifications set forth in Section 8.06. If no successor
trustee meeting such qualifications shall have been so appointed and have
accepted appointment within 30 days after the giving of such notice or
resignation, the resigning Trustee may petition any court of competent
jurisdiction for the appointment of a successor trustee.

                  If at any time the Trustee shall cease to be eligible in
accordance with the provisions of Section 8.06 hereof and shall fail to resign
after written request thereto by the Depositor, or if at any time the Trustee
shall become incapable of acting, or shall be adjudged as bankrupt or insolvent,
or a receiver of the Trustee or of its property shall be appointed, or any
public officer shall take charge or control of the Trustee or of its property or
affairs for the purpose of rehabilitation, conservation or liquidation, or a tax
is imposed with respect to the Trust Fund by any state in which the Trustee or
the Trust Fund is located and the imposition of such tax would be avoided by the
appointment of a different trustee, then the Depositor or the Master Servicer
may remove the Trustee and appoint a successor trustee by written instrument, in
triplicate, one copy of which instrument shall be delivered to the Trustee, one
copy of which shall be delivered to the Master Servicer and one copy to the
successor trustee.

                  The Holders of Certificates entitled to at least 51% of the
Voting Rights may at any time remove the Trustee and appoint a successor trustee
by written instrument or instruments, in triplicate, signed by such Holders or
their attorneys-in-fact duly authorized, one complete set of which instruments
shall be delivered by the successor Trustee to the Master Servicer, one complete
set to the Trustee so removed and one complete set to the successor so
appointed. Notice of any removal of the Trustee shall be given to each Rating
Agency by the Successor Trustee.

                  Any resignation or removal of the Trustee and appointment of a
successor trustee pursuant to any of the provisions of this Section 8.07 shall
become effective upon acceptance of appointment by the successor trustee as
provided in Section 8.08 hereof.

                  SECTION 8.08. SUCCESSOR TRUSTEE.

                  Any successor trustee appointed as provided in Section 8.07
hereof shall execute, acknowledge and deliver to the Depositor and to its
predecessor trustee and the Master Servicer

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an instrument accepting such appointment hereunder and thereupon the resignation
or removal of the predecessor trustee shall become effective and such successor
trustee, without any further act, deed or conveyance, shall become fully vested
with all the rights, powers, duties and obligations of its predecessor
hereunder, with the like effect as if originally named as trustee herein. The
Depositor, the Master Servicer and the predecessor trustee shall execute and
deliver such instruments and do such other things as may reasonably be required
for more fully and certainly vesting and confirming in the successor trustee all
such rights, powers, duties, and obligations.

                  No successor trustee shall accept appointment as provided in
this Section 8.08 unless at the time of such acceptance such successor trustee
shall be eligible under the provisions of Section 8.06 hereof and its
appointment shall not adversely affect the then current rating of the
Certificates.

                  Upon acceptance of appointment by a successor trustee as
provided in this Section 8.08, the Depositor shall mail notice of the succession
of such trustee hereunder to all Holders of Certificates. If the Depositor fails
to mail such notice within 10 days after acceptance of appointment by the
successor trustee, the successor trustee shall cause such notice to be mailed at
the expense of the Depositor.

                  SECTION 8.09. MERGER OR CONSOLIDATION OF TRUSTEE.

                  Any corporation into which the Trustee may be merged or
converted or with which it may be consolidated or any corporation resulting from
any merger, conversion or consolidation to which the Trustee shall be a party,
or any corporation succeeding to the business of the Trustee, shall be the
successor of the Trustee hereunder, provided that such corporation shall be
eligible under the provisions of Section 8.06 hereof without the execution or
filing of any paper or further act on the part of any of the parties hereto,
anything herein to the contrary notwithstanding.

                  SECTION 8.10. APPOINTMENT OF CO-TRUSTEE OR SEPARATE TRUSTEE.

                  Notwithstanding any other provisions of this Agreement, at any
time, for the purpose of meeting any legal requirements of any jurisdiction in
which any part of the Trust Fund or property securing any Mortgage Note may at
the time be located, the Master Servicer and the Trustee acting jointly shall
have the power and shall execute and deliver all instruments to appoint one or
more Persons approved by the Trustee to act as co-trustee or co-trustees jointly
with the Trustee, or separate trustee or separate trustees, of all or any part
of the Trust Fund, and to vest in such Person or Persons, in such capacity and
for the benefit of the Certificateholders, such title to the Trust Fund or any
part thereof, whichever is applicable, and, subject to the other provisions of
this Section 8.10, such powers, duties, obligations, rights and trusts as the
Master Servicer and the Trustee may consider necessary or desirable. If the
Master Servicer shall not have joined in such appointment within 15 days after
the receipt by it of a request to do so, or in the case an Event of Default
shall have occurred and be continuing, the Trustee alone shall have the power to
make such appointment. No co-trustee or separate trustee hereunder shall be
required to meet the terms of eligibility as a successor trustee under Section
8.06 and no notice to

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Certificateholders of the appointment of any co-trustee or separate trustee
shall be required under Section 8.08.

                  Every separate trustee and co-trustee shall, to the extent
permitted by law, be appointed and act subject to the following provisions and
conditions:

                      (i) To the extent necessary to effectuate the purposes of
                  this Section 8.10, all rights, powers, duties and obligations
                  conferred or imposed upon the Trustee, except for the
                  obligation of the Trustee under this Agreement to advance
                  funds on behalf of the Master Servicer, shall be conferred or
                  imposed upon and exercised or performed by the Trustee and
                  such separate trustee or co-trustee jointly (it being
                  understood that such separate trustee or co-trustee is not
                  authorized to act separately without the Trustee joining in
                  such act), except to the extent that under any law of any
                  jurisdiction in which any particular act or acts are to be
                  performed (whether as Trustee hereunder or as successor to the
                  Master Servicer hereunder), the Trustee shall be incompetent
                  or unqualified to perform such act or acts, in which event
                  such rights, powers, duties and obligations (including the
                  holding of title to the applicable Trust Fund or any portion
                  thereof in any such jurisdiction) shall be exercised and
                  performed singly by such separate trustee or co-trustee, but
                  solely at the direction of the Trustee;

                      (ii) No trustee hereunder shall be held personally liable
                  by reason of any act or omission of any other trustee
                  hereunder and such appointment shall not, and shall not be
                  deemed to, constitute any such separate trustee or co-trustee
                  as agent of the Trustee;

                      (iii) The Trustee may at any time accept the resignation
                  of or remove any separate trustee or co-trustee; and

                      (iv) The Master Servicer, and not the Trustee, shall be
                  liable for the payment of reasonable compensation,
                  reimbursement and indemnification to any such separate trustee
                  or co-trustee.

                  Any notice, request or other writing given to the Trustee
shall be deemed to have been given to each of the separate trustees and
co-trustees, when and as effectively as if given to each of them. Every
instrument appointing any separate trustee or co-trustee shall refer to this
Agreement and the conditions of this Article VIII. Each separate trustee and
co-trustee, upon its acceptance of the trusts conferred, shall be vested with
the estates or property specified in its instrument of appointment, either
jointly with the Trustee or separately, as may be provided therein, subject to
all the provisions of this Agreement, specifically including every provision of
this Agreement relating to the conduct of, affecting the liability of, or
affording protection to, the Trustee. Every such instrument shall be filed with
the Trustee and a copy thereof given to the Master Servicer and the Depositor.

                  Any separate trustee or co-trustee may, at any time,
constitute the Trustee its agent or attorney-in-fact, with full power and
authority, to the extent not prohibited by law, to do any lawful act under or in
respect of this Agreement on its behalf and in its name. If any separate

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trustee or co-trustee shall die, become incapable of acting, resign or be
removed, all of its estates, properties, rights, remedies and trusts shall vest
in and be exercised by the Trustee, to the extent permitted by law, without the
appointment of a new or successor trustee.

                  SECTION 8.11. TAX MATTERS.

                  (a) It is intended that the assets with respect to which any
REMIC election is to be made, as set forth in the Preliminary Statement, shall
constitute, and that the conduct of matters relating to such assets shall be
such as to qualify such assets as, a "real estate mortgage investment conduit"
as defined in and in accordance with the REMIC Provisions. In furtherance of
such intention, the Trustee covenants and agrees that it shall act as agent (and
the Trustee is hereby appointed to act as agent) on behalf of any such REMIC and
that in such capacity it shall: (a) prepare and file, or cause to be prepared
and filed, in a timely manner, a U.S. Real Estate Mortgage Investment Conduit
Income Tax Return (Form 1066 or any successor form adopted by the Internal
Revenue Service) and prepare and file or cause to be prepared and filed with the
Internal Revenue Service and applicable state or local tax authorities income
tax or information returns for each taxable year with respect to any such REMIC,
containing such information and at the times and in the manner as may be
required by the Code or state or local tax laws, regulations, or rules, and
furnish or cause to be furnished to Certificateholders the schedules, statements
or information at such times and in such manner as may be required thereby; (b)
within thirty days of the Closing Date, furnish or cause to be furnished to the
Internal Revenue Service, on Forms 8811 or as otherwise may be required by the
Code, the name, title, address, and telephone number of the person that the
holders of the Certificates may contact for tax information relating thereto,
together with such additional information as may be required by such Form, and
update such information at the time or times in the manner required by the Code;
(c) make or cause to be made elections that such assets be treated as a REMIC on
the federal tax return for its first taxable year (and, if necessary, under
applicable state law); (d) prepare and forward, or cause to be prepared and
forwarded, to the Certificateholders and to the Internal Revenue Service and, if
necessary, state tax authorities, all information returns and reports as and
when required to be provided to them in accordance with the REMIC Provisions,
including without limitation, the calculation of any original issue discount
using the Prepayment Assumption (as defined in the Prospectus Supplement); (e)
provide information necessary for the computation of tax imposed on the transfer
of a Residual Certificate to a Person that is not a Permitted Transferee, or an
agent (including a broker, nominee or other middleman) of a Non-Permitted
Transferee, or a pass-through entity in which a Non-Permitted Transferee is the
record holder of an interest (the reasonable cost of computing and furnishing
such information may be charged to the Person liable for such tax); (f) to the
extent that they are under its control conduct matters relating to such assets
at all times that any Certificates are outstanding so as to maintain the status
as a REMIC under the REMIC Provisions; (g) not knowingly or intentionally take
any action or omit to take any action that would cause the termination of the
REMICs' status; (h) pay, from the sources specified in the last paragraph of
this Section 8.11, the amount of any federal or state tax, including prohibited
transaction taxes as described below, imposed on any REMIC hereunder prior to
its termination when and as the same shall be due and payable (but such
obligation shall not prevent the Trustee or any other appropriate Person from
contesting any such tax in appropriate proceedings and shall not prevent the
Trustee from withholding payment of such tax, if permitted by law, pending the
outcome of such proceedings); (i) ensure that federal, state or local income tax
or information returns shall be signed by the Trustee or such

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other person as may be required to sign such returns by the Code or state or
local laws, regulations or rules; (j) maintain records relating to any REMIC
hereunder, including but not limited to the income, expenses, assets and
liabilities thereof and the fair market value and adjusted basis of the assets
determined at such intervals as may be required by the Code, as may be necessary
to prepare the foregoing returns, schedules, statements or information; (k) as
and when necessary and appropriate, represent any such REMIC in any
administrative or judicial proceedings relating to an examination or audit by
any governmental taxing authority, request an administrative adjustment as to
any taxable year of any such REMIC, enter into settlement agreements with any
governmental taxing agency, extend any statute of limitations relating to any
tax item of the REMICs, and otherwise act on behalf of REMICs in relation to any
tax matter or controversy involving it; and (l) apply for an Employee
Identification Number from the Internal Revenue Service on Form SS-4, or any
other acceptable method, for each REMIC formed hereunder.

                  In order to enable the Trustee to perform its duties as set
forth herein, the Depositor shall provide, or cause to be provided, to the
Trustee within ten (10) days after the Closing Date all information or data that
the Trustee requests and determines to be relevant for tax purposes to the
valuations and offering prices of the Certificates, including, without
limitation, the price, yield, prepayment assumption and projected cash flows of
the Certificates and the Mortgage Loans. Thereafter, the Depositor shall provide
to the Trustee promptly upon request therefor, any such additional information
or data that the Trustee may, from time to time, reasonably request in order to
enable the Trustee to perform its duties as set forth herein. The Depositor
hereby indemnifies the Trustee for any losses, liabilities, damages, claims or
expenses of the Trustee arising from any errors or miscalculations of the
Trustee that result from any failure of the Depositor to provide, or to cause to
be provided, accurate information or data to the Trustee on a timely basis.

                  In the event that any tax is imposed on "prohibited
transactions" of any REMIC hereunder as defined in Section 860F(a)(2) of the
Code, on the "net income from foreclosure property" of the REMIC as defined in
Section 860G(c) of the Code, on any contribution to any REMIC hereunder after
the Startup Day pursuant to Section 860G(d) of the Code, or any other tax is
imposed, if not paid as otherwise provided for herein, such tax shall be paid by
(i) the Trustee, if any such other tax arises out of or results from a breach by
the Trustee of any of its obligations under this Agreement, (ii) the Master
Servicer, in the case of any such minimum tax, or if such tax arises out of or
results from a breach by the Master Servicer or Seller of any of their
obligations under this Agreement, (iii) the Seller, if any such tax arises out
of or results from the Seller's obligation to repurchase a Mortgage Loan
pursuant to Section 2.02 or 2.03 or (iv) in all other cases, or in the event
that the Trustee, the Master Servicer or the Seller fails to honor its
obligations under the preceding clauses (i),(ii) or (iii), any such tax will be
paid with amounts otherwise to be distributed to the Certificateholders, as
provided in Section 3.08(b).

                  (b) The Master Servicer is hereby designated as the Tax
Matters Person for each REMIC hereunder. The Master Servicer irrevocably
appoints the Trustee as its agent to perform all of the duties of the Tax
Matters Person for each REMIC hereunder.

                  The Trustee shall afford the Tax Matters Person, upon
reasonable notice during normal business hours, access to all records maintained
by the Trustee in respect of its duties

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hereunder and access to officers of the Trustee responsible for performing such
duties. Upon request, the Trustee shall furnish the Tax Matters Person with its
most recent report of condition published pursuant to law or to the requirements
of its supervisory or examining authority publicly available. The Trustee shall
make available to the Tax Matters Person such books, documents or records
relating to the Trustee's services hereunder as the Tax Matters Person shall
reasonably request. The Tax Matters Person shall not have any responsibility or
liability for any action or failure to act by the Trustee and is not obligated
to supervise the performance of the Trustee under this Agreement or otherwise.

                  (c) The Cap Agreement and the Reserve Fund will not constitute

                      (i) a "real estate asset" within the meaning of section
                  856(c)(4)(A) of the Code for a real estate investment trust;

                      (ii) a "qualified mortgage" or a "permitted investment"
                  within the meaning of section 860G(a)(3) and section
                  860G(a)(5), respectively, of the Code if held by a REMIC; or

                      (iii) an asset described in section 7701(a)(19)(C) (xi) of
                  the Code if held by a domestic building and loan association.

                  SECTION 8.12. PERIODIC FILINGS.

                  Within 15 days after each Distribution Date, the Trustee
shall, in accordance with industry standards, file with the Securities Exchange
Commission (the "Commission") via the Electronic Data Gathering and Retrieval
System (EDGAR), a Form 8-K with a copy of the statement to the
Certificateholders for such Distribution Date as an exhibit thereto. Prior to
January 30, 2003, the Trustee shall, in accordance with industry standards, file
a Form 15 Suspension Notification with respect to the Trust Fund, if applicable.
Prior to March 30, 2003, the Trustee shall file a Form 10-K, in substance
conforming to industry standards, with respect to the Trust Fund. The Depositor
hereby grants to the Trustee a limited power of attorney to execute and file
each such document on behalf of the Depositor. Such power of attorney shall
continue until either the earlier of (i) receipt by the Trustee from the
Depositor of written termination of such power of attorney and (ii) the
termination of the Trust Fund. The Depositor agrees to promptly furnish to the
Trustee, from time to time upon request, such further information, reports, and
financial statements within its control related to this Agreement and the
Mortgage Loans as the Trustee reasonably deems appropriate to prepare and file
all necessary reports with the Commission. The Trustee shall have no
responsibility to file any items other than those specified in this Section.

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                                   ARTICLE IX

                                   TERMINATION

                  SECTION  9.01. TERMINATION UPON LIQUIDATION OR PURCHASE OF ALL
                                 MORTGAGE LOANS.

                  Subject to Section 9.03, the obligations and responsibilities
of the Depositor, the Seller, the Master Servicer and the Trustee created hereby
with respect to the Trust Fund shall terminate upon the earlier of (a) the
purchase by the Master Servicer of all Mortgage Loans (and REO Properties)
remaining in the Trust Fund at the price equal to the sum of (i) 100% of the
Stated Principal Balance of each Mortgage Loan plus one month's accrued interest
thereon at the applicable Adjusted Mortgage Rate and (ii) the lesser of (x) the
appraised value of any REO Property as determined by the higher of two
appraisals completed by two independent appraisers selected by the Master
Servicer at the expense of the Master Servicer and (y) the Stated Principal
Balance of each Mortgage Loan related to any REO Property, in each case plus
accrued and unpaid interest thereon at the applicable Adjusted Mortgage Rate,
(b) the later of (i) the maturity or other liquidation (or any Advance with
respect thereto) of the last Mortgage Loan remaining in the Trust Fund and the
disposition of all REO Property and (ii) the distribution to Certificateholders
of all amounts required to be distributed to them pursuant to this Agreement and
(c) the exchange of all Outstanding Regular Certificates by a single Holder for
the Mortgage Loans and REO Properties remaining in the Trust Fund. In no event
shall the trusts created hereby continue beyond the earlier of (i) the
expiration of 21 years from the death of the survivor of the descendants of
Joseph P. Kennedy, the late Ambassador of the United States to the Court of St.
James's, living on the date hereof and (ii) the Latest Possible Maturity Date.
The right to purchase all Mortgage Loans and REO Properties pursuant to clause
(a) above shall be conditioned upon the Master Servicer's determination that the
burdens of servicing the Mortgage Loans exceed the benefits, but in no event
earlier than when the Pool Stated Principal Balance, at the time of any such
repurchase, aggregates ten percent (10%) or less of the aggregate Cut-off Date
Principal Balance of the Mortgage Loans.

                  SECTION 9.02. FINAL DISTRIBUTION ON THE CERTIFICATES.

                  If on any Determination Date, the Master Servicer determines
that there are no Outstanding Mortgage Loans and no other funds or assets in the
Trust Fund other than the funds in the Certificate Account, the Master Servicer
shall direct the Trustee promptly to send a final distribution notice to each
Certificateholder. If the Master Servicer elects to terminate the Trust Fund
pursuant to clause (a) of Section 9.01, at least 20 days prior to the date
notice is to be mailed to the affected Certificateholders, the Master Servicer
shall notify the Depositor and the Trustee of the date the Master Servicer
intends to terminate the Trust Fund and of the applicable repurchase price of
the Mortgage Loans and REO Properties.

                  Notice of any termination of the Trust Fund, specifying the
Distribution Date on which Certificateholders may surrender their Certificates
for payment of the final distribution and cancellation, shall be given to the
extent reasonably practicable by the Trustee by letter to Certificateholders
mailed not earlier than the 15th day and no later than the 10th day of the month
next preceding the month of such final distribution. Any such notice shall
specify (a) the

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Distribution Date upon which final distribution on the Certificates will be made
upon presentation and surrender of Certificates at the office therein
designated, (b) the amount of such final distribution, (c) the location of the
office or agency at which such presentation and surrender must be made, and (d)
that the Record Date otherwise applicable to such Distribution Date is not
applicable, distributions being made only upon presentation and surrender of the
Certificates at the office therein specified. The Master Servicer will give such
notice to each Rating Agency at the time such notice is given to
Certificateholders.

         In the event such notice is given, the Master Servicer shall cause all
funds in the Certificate Account to be remitted to the Trustee for deposit in
the Distribution Account on the Business Day prior to the applicable
Distribution Date. Upon such final deposit with respect to the Trust Fund and
the receipt by the Trustee of a Request for Release therefor, the Trustee shall
promptly release to the Master Servicer the Mortgage Files for the Mortgage
Loans.

         Upon presentation and surrender of the Certificates, the Trustee shall
cause to be distributed to the Certificateholders of each Class, in the order
set forth in Section 4.02 hereof, on the final Distribution Date, in proportion
to their respective Percentage Interests, with respect to Certificateholders of
the same Class, an amount equal to (i) as to each Class of Regular Certificates,
the Certificate Balance thereof plus accrued interest thereon (or on their
Notional Amount, if applicable) in the case of an interest bearing Certificate,
and (ii) as to the Residual Certificates, the amount, if any, which remains on
deposit in the Distribution Account (other than the amounts retained to meet
claims) after application pursuant to clause (i) above.

         In the event that any affected Certificateholders shall not surrender
Certificates for cancellation within six months after the date specified in the
above mentioned written notice, the Trustee shall give a second written notice
to the remaining Certificateholders to surrender their Certificates for
cancellation and receive the final distribution with respect thereto. If within
six months after the second notice all the applicable Certificates shall not
have been surrendered for cancellation, the Trustee may take appropriate steps,
or may appoint an agent to take appropriate steps, to contact the remaining
Certificateholders concerning surrender of their Certificates, and the cost
thereof shall be paid out of the funds and other assets which remain a part of
the Trust Fund. If within one year after the second notice all Certificates
shall not have been surrendered for cancellation, the Class A-R
Certificateholders shall be entitled to all unclaimed funds and other assets of
the Trust Fund which remain subject hereto.

         SECTION 9.03. ADDITIONAL TERMINATION REQUIREMENTS.

         (a) In the event the Master Servicer exercises its purchase option as
provided in Section 9.01, the Trust Fund shall be terminated in accordance with
the following additional requirements, unless the Trustee has been supplied with
an Opinion of Counsel, at the expense of the Master Servicer, to the effect that
the failure to comply with the requirements of this Section 9.03 will not (i)
result in the imposition of taxes on "prohibited transactions" on any REMIC as
defined in section 860F of the Code, or (ii) cause any REMIC hereunder to fail
to qualify as a REMIC at any time that any Certificates are outstanding:

         (1) Within 90 days prior to the final Distribution Date set forth in
     the notice given by the Master Servicer under Section 9.02, the Master
     Servicer shall prepare and

                                       94
<PAGE>

     the Trustee, at the expense of the "tax matters person," shall adopt a plan
     of complete liquidation within the meaning of section 860F(a)(4) of the
     Code which, as evidenced by an Opinion of Counsel (which opinion shall not
     be an expense of the Trustee or the Tax Matters Person), meets the
     requirements of a qualified liquidation; and

         (2) Within 90 days after the time of adoption of such a plan of
     complete liquidation, the Trustee shall sell all of the assets of the Trust
     Fund to the Master Servicer for cash in accordance with Section 9.01.

         (b) The Trustee as agent for any REMIC hereunder hereby agrees to adopt
and sign such a plan of complete liquidation upon the written request of the
Master Servicer, and the receipt of the Opinion of Counsel referred to in
Section 9.03(a)(1) and to take such other action in connection therewith as may
be reasonably requested by the Master Servicer.

         (c) By their acceptance of the Certificates, the Holders thereof hereby
authorize the Master Servicer to prepare and the Trustee to adopt and sign a
plan of complete liquidation.

                                   ARTICLE X

                            MISCELLANEOUS PROVISIONS

         SECTION 10.01. AMENDMENT.

         (a) This Agreement may be amended from time to time by the Depositor,
the Seller, the Master Servicer and the Trustee without the consent of any of
the Certificateholders to cure any ambiguity or defect, or to correct or
supplement any provisions herein, (including to give effect to the expectations
of investors), or to make such other provisions with respect to matters or
questions arising under this Agreement as shall not be inconsistent with any
other provisions herein; PROVIDED that such action shall not, as evidenced by an
Opinion of Counsel (which Opinion of Counsel shall not be an expense of the
Trustee or the Trust Fund), adversely affect in any material respect the
interests of any Certificateholder; PROVIDED, HOWEVER, that the amendment shall
not be deemed to adversely affect in any material respect the interests of the
Certificateholders if the Person requesting the amendment obtains a letter from
each Rating Agency stating that the amendment would not result in the
downgrading or withdrawal of the respective ratings then assigned to the
Certificates; it being understood and agreed that any such letter in and of
itself will not represent a determination as to the materiality of any such
amendment and will represent a determination only as to the credit issues
affecting any such rating. The Trustee, the Depositor, the Seller and the Master
Servicer also may at any time and from time to time amend this Agreement without
the consent of the Certificateholders to modify, eliminate or add to any of its
provisions to such extent as shall be necessary or helpful to maintain the
qualification of any REMIC hereunder as a REMIC under the Code or to avoid or
minimize the risk of the imposition of any tax on any REMIC hereunder pursuant
to the Code that would be a claim at any time prior to the final redemption of
the Certificates, provided that the Trustee has been provided an Opinion of
Counsel, which opinion shall be an expense of the party requesting such opinion
but in any case shall not be an expense of the Trustee or the Trust

                                       95
<PAGE>

Fund, to the effect that such action is necessary or helpful to maintain such
qualification or to avoid or minimize the risk of the imposition of such a tax.

         (b) This Agreement may also be amended from time to time by the
Depositor, the Master Servicer, the Seller and the Trustee with the consent of
the Holders of a Majority in Interest of each Class of Certificates affected
thereby for the purpose of adding any provisions to or changing in any manner or
eliminating any of the provisions of this Agreement or of modifying in any
manner the rights of the Holders of Certificates other than as provided in the
preceding paragraph; provided, however, that no such amendment shall (i) reduce
in any manner the amount of, or delay the timing of, payments required to be
distributed on any Certificate without the consent of the Holder of such
Certificate, (ii) adversely affect in any material respect the interests of the
Holders of any Class of Certificates in a manner other than as described in (i),
without the consent of the Holders of Certificates of such Class evidencing, as
to such Class, Percentage Interests aggregating 66% or (iii) reduce the
aforesaid percentages of Certificates the Holders of which are required to
consent to any such amendment, without the consent of the Holders of all such
Certificates then outstanding.

         (c) Notwithstanding any contrary provision of this Agreement, the
Trustee shall not enter into any amendment to this Agreement unless it shall
have first received an Opinion of Counsel, which opinion shall not be an expense
of the Trustee or the Trust Fund, to the effect that such amendment will not
cause the imposition of any tax on any REMIC hereunder or the Certificateholders
or cause any REMIC hereunder to fail to qualify as a REMIC at any time that any
Certificates are outstanding.

         (d) Promptly after the execution of any amendment to this Agreement
requiring the consent of Certificateholders, the Trustee shall furnish written
notification of the substance or a copy of such amendment to each
Certificateholder and each Rating Agency.

         (e) It shall not be necessary for the consent of Certificateholders
under this Section to approve the particular form of any proposed amendment, but
it shall be sufficient if such consent shall approve the substance thereof. The
manner of obtaining such consents and of evidencing the authorization of the
execution thereof by Certificateholders shall be subject to such reasonable
regulations as the Trustee may prescribe.

         (f) Nothing in this Agreement shall require the Trustee to enter into
an amendment without receiving an Opinion of Counsel (which Opinion shall not be
an expense of the Trustee or the Trust Fund), reasonably satisfactory to the
Trustee that (i) such amendment is permitted and is not prohibited by this
Agreement and that all requirements for amending this Agreement have been
complied with; and (ii) either (A) the amendment does not adversely affect in
any material respect the interests of any Certificateholder or (B) the
conclusion set forth in the immediately preceding clause (A) is not required to
be reached pursuant to this Section 10.01.

         (g) Notwithstanding the permissive language in Sections 10.01(a) and
10.01(b), upon satisfaction of the conditions in Section 10.01(a) or 10.01(b) as
applicable, Section 10.01(c) and clauses (i) and (ii) of Section 10.01(f), the
Trustee shall execute and deliver the applicable amendment; PROVIDED, however,
that the Trustee shall not be required to execute

                                       96
<PAGE>

any amendment which, based on an Opinion of Counsel, materially and adversely
affects the rights, duties or immunities of the Trustee hereunder.

         SECTION 10.02. RECORDATION OF AGREEMENT; COUNTERPARTS.

         This Agreement is subject to recordation in all appropriate public
offices for real property records in all the counties or other comparable
jurisdictions in which any or all of the properties subject to the Mortgages are
situated, and in any other appropriate public recording office or elsewhere,
such recordation to be effected by the Master Servicer at its expense, but only
upon direction by the Trustee accompanied by an Opinion of Counsel to the effect
that such recordation materially and beneficially affects the interests of the
Certificateholders; provided, however, that the Trustee shall not be required to
make any determination that such recordation is necessary.

         For the purpose of facilitating the recordation of this Agreement as
herein provided and for other purposes, this Agreement may be executed
simultaneously in any number of counterparts, each of which counterparts shall
be deemed to be an original, and such counterparts shall constitute but one and
the same instrument.

         SECTION 10.03. GOVERNING LAW.

         THIS AGREEMENT SHALL BE CONSTRUED IN ACCORDANCE WITH AND GOVERNED BY
THE SUBSTANTIVE LAWS OF THE STATE OF NEW YORK APPLICABLE TO AGREEMENTS MADE AND
TO BE PERFORMED IN THE STATE OF NEW YORK AND THE OBLIGATIONS, RIGHTS AND
REMEDIES OF THE PARTIES HERETO AND THE CERTIFICATEHOLDERS SHALL BE DETERMINED IN
ACCORDANCE WITH SUCH LAWS.

         SECTION 10.04. INTENTION OF PARTIES.

         It is the express intent of the parties hereto that the conveyance of
the Trust Fund by the Depositor to the Trustee be, and be construed as, an
absolute sale thereof to the Trustee. It is, further, not the intention of the
parties that such conveyance be deemed a pledge thereof by the Depositor to the
Trustee. However, in the event that, notwithstanding the intent of the parties,
such assets are held to be the property of the Depositor, or if for any other
reason this Agreement is held or deemed to create a security interest in such
assets, then (i) this Agreement shall be deemed to be a security agreement
within the meaning of the Uniform Commercial Code of the State of New York and
(ii) the conveyance provided for in this Agreement shall be deemed to be an
assignment and a grant by the Depositor to the Trustee, for the benefit of the
Certificateholders, of a security interest in all of the assets that constitute
the Trust Fund, whether now owned or hereafter acquired.

         The Depositor for the benefit of the Certificateholders shall, to the
extent consistent with this Agreement, take such actions as may be necessary to
ensure that, if this Agreement were deemed to create a security interest in the
Trust Fund, such security interest would be deemed to be a perfected security
interest of first priority under applicable law and will be maintained as such
throughout the term of the Agreement.

                                       97
<PAGE>

         SECTION 10.05. NOTICES.

         (a) The Trustee shall use its commercially reasonable efforts to
promptly provide notice to each Rating Agency with respect to each of the
following of which it has actual knowledge:

         1. Any material change or amendment to this Agreement;

         2. The occurrence of any Event of Default that has not been cured;

         3. The resignation or termination of the Master Servicer or the
    Trustee and the appointment of any successor;

         4. The repurchase or substitution of Mortgage Loans pursuant to
    Section 2.03; and

         5. The final payment to Certificateholders.

         In addition, the Trustee shall promptly furnish to each Rating Agency
copies of the following:

         1. Each report to Certificateholders described in Section 4.04;

         2. Each annual statement as to compliance described in Section 3.16;

         3. Each annual independent public accountants' servicing report
    described in Section 3.17; and

         4. Any notice of a purchase of a Mortgage Loan pursuant to Section
    2.02, 2.03 or 3.11.

         (b) All directions, demands and notices hereunder shall be in writing
and shall be deemed to have been duly given when delivered by facsimile or
otherwise to (a) in the case of the Depositor, Mellon Residential Funding
Corporation, One Mellon Center, 500 Grant Street, Pittsburgh, Pennsylvania
15258, Attention: Stephen Cobain , (b) in the case of the Seller and the Master
Servicer, Boston Safe Deposit and Trust Company, One Boston Place, Boston,
Massachusetts 02108, or such other address as may be hereafter furnished to the
Depositor and the Trustee by the Master Servicer in writing, (c) in the case of
the Trustee, at the Corporate Trust Office, or such other address as the Trustee
may hereafter furnish to the Depositor or Master Servicer, and (d) in the case
of the Rating Agencies, the address specified therefor in the definition
corresponding to the name of such Rating Agency. Notices to Certificateholders
shall be deemed given when mailed, first class postage prepaid, to their
respective addresses appearing in the Certificate Register.

         SECTION 10.06. SEVERABILITY OF PROVISIONS.

         If any one or more of the covenants, agreements, provisions or terms of
this Agreement shall be for any reason whatsoever held invalid, then such
covenants, agreements,

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<PAGE>

provisions or terms shall be deemed severable from the remaining covenants,
agreements, provisions or terms of this Agreement and shall in no way affect the
validity or enforceability of the other provisions of this Agreement or of the
Certificates or the rights of the Holders thereof.

         SECTION 10.07. ASSIGNMENT.

         Notwithstanding anything to the contrary contained herein, except as
provided in Section 6.02, this Agreement may not be assigned by the Master
Servicer without the prior written consent of the Trustee and Depositor.

         SECTION 10.08. LIMITATION ON RIGHTS OF CERTIFICATEHOLDERS.

         The death or incapacity of any Certificateholder shall not operate to
terminate this Agreement or the trust created hereby, nor entitle such
Certificateholder's legal representative or heirs to claim an accounting or to
take any action or commence any proceeding in any court for a petition or
winding up of the trust created hereby, or otherwise affect the rights,
obligations and liabilities of the parties hereto or any of them.

         No Certificateholder shall have any right to vote (except as provided
herein) or in any manner otherwise control the operation and management of the
Trust Fund, or the obligations of the parties hereto, nor shall anything herein
set forth or contained in the terms of the Certificates be construed so as to
constitute the Certificateholders from time to time as partners or members of an
association; nor shall any Certificateholder be under any liability to any third
party by reason of any action taken by the parties to this Agreement pursuant to
any provision hereof.

         No Certificateholder shall have any right by virtue or by availing
itself of any provisions of this Agreement to institute any suit, action or
proceeding in equity or at law upon or under or with respect to this Agreement,
unless such Holder previously shall have given to the Trustee a written notice
of an Event of Default and of the continuance thereof, as herein provided, and
unless the Holders of Certificates evidencing not less than 25% of the Voting
Rights evidenced by the Certificates shall also have made written request to the
Trustee to institute such action, suit or proceeding in its own name as Trustee
hereunder and shall have offered to the Trustee such reasonable indemnity as it
may require against the costs, expenses, and liabilities to be incurred therein
or thereby, and the Trustee, for 60 days after its receipt of such notice,
request and offer of indemnity shall have neglected or refused to institute any
such action, suit or proceeding; it being understood and intended, and being
expressly covenanted by each Certificateholder with every other
Certificateholder and the Trustee, that no one or more Holders of Certificates
shall have any right in any manner whatever by virtue or by availing itself or
themselves of any provisions of this Agreement to affect, disturb or prejudice
the rights of the Holders of any other of the Certificates, or to obtain or seek
to obtain priority over or preference to any other such Holder or to enforce any
right under this Agreement, except in the manner herein provided and for the
common benefit of all Certificateholders. For the protection and enforcement of
the provisions of this Section 10.08, each and every Certificateholder and the
Trustee shall be entitled to such relief as can be given either at law or in
equity.

         SECTION 10.09. INSPECTION AND AUDIT.

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<PAGE>

         The Master Servicer agrees that, on reasonable prior notice, it will
permit and will cause each Subservicer to permit any representative of the
Depositor or the Trustee during the Master Servicer's normal business hours, to
examine all the books of account, records, reports and other papers of the
Master Servicer relating to the Mortgage Loans, to make copies and extracts
therefrom, to cause such books to be audited by independent certified public
accountants selected by the Depositor or the Trustee and to discuss its affairs,
finances and accounts relating to the Mortgage Loans with its officers,
employees and independent public accountants (and by this provision the Master
Servicer hereby authorizes said accountants to discuss with such representative
such affairs, finances and accounts), all at such reasonable times and as often
as may be reasonably requested. Any out-of-pocket expense incident to the
exercise by the Depositor or the Trustee of any right under this Section 10.09
shall be borne by the party requesting such inspection; all other such expenses
shall be borne by the Master Servicer or the related Subservicer.

         SECTION 10.10. CERTIFICATES NONASSESSABLE AND FULLY PAID.

         It is the intention of the Depositor that Certificateholders shall not
be personally liable for obligations of the Trust Fund, that the interests in
the Trust Fund represented by the Certificates shall be nonassessable for any
reason whatsoever, and that the Certificates, upon due authentication thereof by
the Trustee pursuant to this Agreement, are and shall be deemed fully paid.

                                   * * * * * *

                                      100
<PAGE>

         IN WITNESS WHEREOF, the Depositor, the Trustee, the Seller and the
Master Servicer have caused their names to be signed hereto by their respective
officers thereunto duly authorized as of the day and year first above written.

                                        MELLON RESIDENTIAL FUNDING CORPORATION,
                                        as Depositor

                                        By: /s/ Kelly A. Provenzano
                                           -------------------------------------
                                           Name: Kelly A. Provenzano
                                           Title: Vice President and Secretary

                                        WELLS FARGO BANK MINNESOTA, NATIONAL
                                        ASSOCIATION, as Trustee

                                        By: /s/ Amy Doyle
                                           -------------------------------------
                                           Name: Amy Doyle
                                           Title: Vice President

                                       BOSTON SAFE DEPOSIT AND TRUST COMPANY,
                                       as Seller and Master Servicer

                                        By: /s/ Mark Langille
                                           -------------------------------------
                                           Name: Mark Langille
                                           Title: Vice President

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<PAGE>

                                   SCHEDULE I

                          (Not included in 8-K filing)

                                     S-I-1

<PAGE>

                                   SCHEDULE II

                     Mellon Residential Funding Corporation
                       Mortgage Pass-Through Certificates
                                Series 2002-TBC1

          REPRESENTATIONS AND WARRANTIES OF THE SELLER/MASTER SERVICER

         Boston Safe Deposit and Trust Company ("Boston Safe") hereby makes the
representations and warranties set forth in this Schedule II to the Depositor
and the Trustee, as of the Closing Date, or if so specified herein, as of the
Cut-off Date. Capitalized terms used but not otherwise defined in this Schedule
II shall have the meanings ascribed thereto in the Pooling and Servicing
Agreement (the "Pooling and Servicing Agreement") relating to the
above-referenced Series, among Boston Safe, as seller and master servicer,
Mellon Residential Funding Corporation, as depositor, and Wells Fargo Bank
Minnesota, National Association, as Trustee.

        (1) Boston Safe is a trust company duly organized, validly existing and
    in good standing under the laws of the Commonwealth of Massachusetts and is
    duly authorized and qualified to transact any and all business contemplated
    by the Pooling and Servicing Agreement to be conducted by Boston Safe in any
    state in which a Mortgaged Property is located or is otherwise not required
    under applicable law to effect such qualification and, in any event, is in
    compliance with the doing business laws of any such state, to the extent
    necessary to ensure its ability to enforce each Mortgage Loan, to service
    the Mortgage Loans in accordance with the terms of the Pooling and Servicing
    Agreement and to perform any of its other obligations under the Pooling and
    Servicing Agreement in accordance with the terms thereof.

        (2) Boston Safe has the full corporate power and authority to sell and
    service each Mortgage Loan, and to execute, deliver and perform, and to
    enter into and consummate the transactions contemplated by the Pooling and
    Servicing Agreement and has duly authorized by all necessary corporate
    action on the part of Boston Safe the execution, delivery and performance of
    the Pooling and Servicing Agreement; and assuming the due authorization,
    execution and delivery thereof by the other parties thereto, the Pooling and
    Servicing Agreement constitutes a legal, valid and binding obligation of
    Boston Safe, enforceable against Boston Safe in accordance with its terms,
    except that (a) the enforceability thereof may be limited by bankruptcy,
    insolvency, moratorium, receivership and other similar laws relating to
    creditors' rights generally and (b) the remedy of specific performance and
    injunctive and other forms of equitable relief may be subject to equitable
    defenses and to the discretion of the court before which any proceeding
    therefor may be brought.

        (3) The execution and delivery of the Pooling and Servicing Agreement by
    Boston Safe, the sale and servicing of the Mortgage Loans by Boston Safe
    under the Pooling and Servicing Agreement, the consummation of any other of
    the transactions contemplated by the Pooling and Servicing Agreement, and
    the fulfillment of or compliance with the terms thereof are in the ordinary
    course of business of Boston Safe and will not (A) result in a material
    breach of any term or provision of the charter or by-

                                     S-II-1

                                      102
<PAGE>

    laws of Boston Safe or (B) materially conflict with, result in a material
    breach, violation or acceleration of, or result in a material default under,
    the terms of any other material agreement or instrument to which Boston Safe
    is a party or by which it may be bound, or (C) constitute a material
    violation of any statute, order or regulation applicable to Boston Safe of
    any court, regulatory body, administrative agency or governmental body
    having jurisdiction over Boston Safe; and Boston Safe is not in breach or
    violation of any material indenture or other material agreement or
    instrument, or in violation of any statute, order or regulation of any
    court, regulatory body, administrative agency or governmental body having
    jurisdiction over it which breach or violation may materially impair Boston
    Safe's ability to perform or meet any of its obligations under the Pooling
    and Servicing Agreement.

        (4) Boston Safe is an approved seller/servicer of conventional
    residential mortgage loans for FNMA or FHLMC, with the facilities,
    procedures, and experienced personnel necessary for the servicing, in
    accordance with Accepted Servicing Practices, of mortgage loans of the same
    type as the Mortgage Loans, and is in good standing, to sell mortgage loans
    to and service mortgage loans for FNMA or FHLMC and no event has occurred,
    including but not limited to a change in insurance coverage, which would
    make Boston Safe unable to comply with FNMA or FHLMC eligibility
    requirements or which would require notification to either FNMA or FHLMC.

        (5) No litigation is pending or, to the best of Boston Safe's knowledge,
    threatened, against Boston Safe that would materially and adversely affect
    the execution, delivery or enforceability of the Pooling and Servicing
    Agreement or the ability of Boston Safe to sell or service the Mortgage
    Loans or to perform any of its other obligations under the Pooling and
    Servicing Agreement in accordance with the terms thereof.

        (6) No consent, approval, authorization or order of any court or
    governmental agency or body is required for the execution, delivery and
    performance by Boston Safe of, or compliance by Boston Safe with, the
    Pooling and Servicing Agreement or the consummation of the transactions
    contemplated thereby, or if any such consent, approval, authorization or
    order is required, Boston Safe has obtained the same.

        (7) Boston Safe intends to treat the transfer of the Mortgage Loans to
    the Depositor as a sale of the Mortgage Loans for all tax, accounting and
    regulatory purposes.

        (8) The Mortgage Loans were selected from the outstanding adjustable
    rate one- to four- family mortgage loans in the Boston Safe's portfolio at
    the Closing Date as to which the representations and warranties set forth in
    Schedule III attached hereto could be made and such selection was not made
    in a manner so as to affect adversely the interests of the Depositor, the
    Trustee or the Certificateholders.

                                     S-II-2

<PAGE>

                                  SCHEDULE III

                     Mellon Residential Funding Corporation
                       Mortgage Pass-Through Certificates
                                Series 2002-TBC1

             REPRESENTATIONS AND WARRANTIES AS TO THE MORTGAGE LOANS

         Boston Safe Deposit and Trust Company ("Boston Safe") hereby makes the
representations and warranties set forth in this Schedule III to the Depositor
and the Trustee, as of the Closing Date with respect to the Mortgage Loans, or
if so specified herein, as of the Cut-off Date. Capitalized terms used but not
otherwise defined in this Schedule III shall have the meanings ascribed thereto
in the Pooling and Servicing Agreement (the "Pooling and Servicing Agreement")
relating to the above-referenced Series, among Boston Safe, as seller, master
servicer and custodian, Mellon Residential Funding Corporation, as depositor,
and Wells Fargo Bank Minnesota, National Association, as trustee.

        (1) The information set forth on Schedule I to the Pooling and Servicing
    Agreement with respect to each Mortgage Loan is true and correct in all
    material respects as of the Closing Date.

        (2) As of the Closing Date, all payments due with respect to each
    Mortgage Loan prior to the Cut-off Date have been made other than with
    respect to approximately 1.68% of the Cut-off Date Pool Stated Principal
    Balance of the Mortgage Loans which are delinquent 30-59 days.

        (3) No Mortgage Loan has a Loan-to-Value Ratio at origination (or, if
    any Mortgage Loan has been the subject of a significant modification since
    origination, other than as a result of a default or imminent default, as of
    the date of such modification) greater than 125% except for 1 Mortgage Loan
    which has a Loan-to-Value Ratio as of the Cut-off Date less than 125%.

        (4) Each Mortgage is a valid, subsisting, enforceable and perfected
    first lien on the Mortgaged Property subject only to (a) the lien of non
    delinquent current real property taxes and assessments, (b) covenants,
    conditions and restrictions, rights of way, easements and other matters of
    public record as of the date of recording of such Mortgage, such exceptions
    appearing of record being acceptable to mortgage lending institutions
    generally or specifically reflected in the appraisal made in connection with
    the origination of the related Mortgage Loan or which do not adversely
    affect the Property Value, and (c) other matters to which like properties
    are commonly subject which do not materially interfere with the benefits of
    the security intended to be provided by such Mortgage. Any security
    agreement, chattel mortgage or equivalent document related to and delivered
    in connection with the Mortgage Loan establishes and creates a valid,
    subsisting and enforceable first lien and first priority security interest
    on the Mortgaged Property and any Additional Collateral for the Mortgage
    Loan and the Seller has full right to sell and assign the same to the
    Depositor.

                                    S-III-1
<PAGE>

        (5) Immediately prior to the assignment of the Mortgage Loans to the
    Depositor, the Seller had good title to, and was the sole owner of, each
    Mortgage Loan free and clear of any pledge, lien, encumbrance or security
    interest and had full right and authority, subject to no interest or
    participation of, or agreement with, any other party, to sell and assign the
    same pursuant to the Pooling and Servicing Agreement.

        (6) There is no delinquent tax or assessment lien against any Mortgaged
    Property.

        (7) There is no valid offset, defense or counterclaim to any Mortgage
    Note or Mortgage, including the obligation of the Mortgagor to pay the
    unpaid principal of or interest on such Mortgage Note.

        (8) There are no mechanics' or similar liens or claims for work, labor
    or material affecting any Mortgaged Property which are or may be a lien
    prior to, or equal with, the lien of such Mortgage, except those which are
    insured against by the title insurance policy referred to in item (12)
    below.

        (9) To the best of the Seller's knowledge, each Mortgaged Property is
    free of material damage and in good repair.

        (10) Each Mortgage Loan at origination complied in all material respects
    with applicable state, local and federal laws, including, without
    limitation, usury, equal credit opportunity, real estate settlement
    procedures, truth-in-lending and disclosure laws, and consummation of the
    transactions contemplated hereby will not involve the violation of any such
    laws.

        (11) As of the Closing Date, neither the Seller nor any related prior
    holder of any related Mortgage has modified the Mortgage in any material
    respect (except that a Mortgage Loan may have been modified by a written
    instrument which has been recorded or submitted for recordation, if
    necessary, to protect the interests of the Certificateholders and the
    original or a copy of which has been included in the Mortgage File);
    satisfied, cancelled or subordinated such Mortgage in whole or in part;
    released the related Mortgaged Property in whole or in part from the lien of
    such Mortgage; or executed any instrument of release, cancellation,
    modification or satisfaction with respect thereto, except in the
    circumstances contemplated in item (50) below. The Seller has not waived the
    performance by the Mortgagor of any action, if the Mortgagor's failure to
    perform such action would cause the Mortgage Loan to be in default, nor has
    the Seller waived any default resulting from any action or inaction by the
    Mortgagor.

        (12) Except in the case of Cooperative Loans, the Mortgage Loan is
    covered by either (i) an attorney's opinion of title and abstract of title
    the form and substance of which is acceptable to mortgage lending
    institutions making mortgage loans in the area where the Mortgaged Property
    is located or (ii) an ALTA lender's title insurance policy or other
    generally acceptable form of policy of insurance acceptable to FNMA or
    FHLMC, issued by a title insurer acceptable to FNMA or FHLMC and qualified
    to do business in the jurisdiction where the Mortgaged Property is located,
    insuring the Seller,

                                     S-II-2
<PAGE>

    it successors and assigns, as to the first priority lien of the Mortgage,
    subject to the exceptions set forth in paragraph (4) above, at an amount at
    least equal to the Cut-off Date Stated Principal Balance of each such
    Mortgage Loan. If the Mortgaged Property is a condominium unit located in a
    state in which a title insurer will generally issue an endorsement, then the
    related title insurance policy contains an endorsement insuring the validity
    of the creation of the condominium form of ownership with respect to the
    project in which such unit is located. Each such title insurance policy is
    valid and remains in full force and effect. To the best of the Seller's
    knowledge, no claims have been made under such mortgage title insurance
    policy and no prior holder of the related Mortgage, including the Seller,
    has done, by act or omission, anything which would impair the coverage of
    such mortgage title insurance policy.

        (13) Each Mortgage Loan was originated by an entity that satisfied at
    the time of origination the requirements of Section 3(a)(41)(A)(ii) of the
    Securities Exchange Act of 1934, as amended.

        (14) To the best of the Seller's knowledge, all improvements which were
    considered in determining the Property Value of the Mortgaged Property lay
    wholly within the boundaries and building restriction lines of the Mortgaged
    Property (and, if the property is a condominium unit, such improvements lie
    wholly within the project) and no improvements on adjoining properties
    encroach upon the Mortgaged Property.

        (15) To the best of the Seller's knowledge, no improvement located on or
    being part of the Mortgaged Property is in violation of any applicable
    zoning law or regulation. To the best of the Seller's knowledge, all
    inspections, licenses and certificates required to be made or issued with
    respect to all occupied portions of the Mortgaged Property (or, in the case
    of a Cooperative Loan, the related Cooperative Unit) and, with respect to
    the use and occupancy of the same, including but not limited to certificates
    of occupancy and fire underwriting certificates, have been made or obtained
    from the appropriate authorities, unless the lack thereof would not have a
    material adverse effect on the value of such Mortgaged Property, and the
    Mortgaged Property (or, in the case of a Cooperative Loan, the related
    Cooperative Unit) is lawfully occupied under applicable law.

        (16) The Mortgage Note and the related Mortgage are genuine, and each is
    the legal, valid and binding obligation of the maker thereof, enforceable in
    accordance with its terms and under applicable law. To the best of the
    Seller's knowledge, all parties to the Mortgage Note and the Mortgage had
    legal capacity to execute the Mortgage Note and the Mortgage and each
    Mortgage Note and Mortgage have been duly and properly executed by such
    parties.

        (17) The proceeds of the Mortgage Loan have been fully disbursed, there
    is no requirement for future advances thereunder and any and all
    requirements as to completion of any on-site or off-site improvements and as
    to disbursements of any escrow funds therefor have been complied with. All
    costs, fees and expenses incurred in making, or closing or recording the
    Mortgage Loans were paid.

                                    S-III-3
<PAGE>

        (18) The related Mortgage contains customary and enforceable provisions
    which render the rights and remedies of the holder thereof adequate for the
    realization against the Mortgaged Property of the benefits of the security,
    including, (i) in the case of a Mortgage designated as a deed of trust, by
    trustee's sale, and (ii) otherwise by judicial foreclosure.

        (19) With respect to each Mortgage constituting a deed of trust, a
    trustee, duly qualified under applicable law to serve as such, has been
    properly designated and currently so serves and is named in such Mortgage,
    and no fees or expenses are or will become payable by the Certificateholders
    to the trustee under the deed of trust, except in connection with a
    trustee's sale after default by the Mortgagor.

        (20) Each Mortgage Note and each Mortgage is in substantially one of the
    forms acceptable to FNMA or FHLMC, with such riders as have been acceptable
    to FNMA or FHLMC, as the case may be.

        (21) There exist no deficiencies with respect to escrow deposits and
    payments, if such are required, for which customary arrangements for
    repayment thereof have not been made, and no escrow deposits or payments of
    other charges or payments due the Seller have been capitalized under the
    Mortgage or the related Mortgage Note.

        (22) The origination and collection practices used by the Seller with
    respect to each Mortgage Loan have been in accordance with Accepted
    Servicing Practices, and have been in all respects in compliance with all
    applicable laws and regulations. All Mortgage Rate adjustments have been
    made in compliance with state and federal law and the terms of the related
    Mortgage Note. Any interest required to be paid pursuant to state and local
    law has been properly paid and credited.

        (23) With the exception of Mortgage Loans identified on the Mortgage
    Loan Schedule as having Additional Collateral, the Mortgage Note is not
    secured by any collateral except the lien on Mortgaged Property created by
    the corresponding Mortgage and the security interest or any applicable
    security agreement or chattel mortgage referred to in paragraph (4) above.

        (24) No Mortgage Loan has a shared appreciation feature, or other
    contingent interest feature.

        (25) Each Mortgage Loan contains a customary "due on sale" clause.

        (26) At least approximately 57.88% of the Mortgage Loans provide for a
    prepayment penalty if the Mortgagor prepays the related Mortgage Loan within
    the first year or three years, as applicable, of origination.

        (27) No Mortgage Loan has a Loan-to-Collateral Value Ratio at
    origination greater than 123%.

        (28) Except in the case of Cooperative Loans at the related Cut-off
    Date, the improvements upon each Mortgaged Property are covered by a valid
    and existing hazard

                                    S-III-4

<PAGE>

    insurance policy with a generally acceptable carrier that provides for fire
    and hazards of extended coverage and coverage for such other hazards as are
    customary in the area where the Mortgaged Property is located in an amount
    which is at least equal to the lesser of (i) the replacement value of the
    improvements securing such Mortgage Loan or (ii) the greater of (a) the
    outstanding principal balance of the Mortgage Loan and (b) an amount such
    that the proceeds of such policy shall be sufficient to prevent the
    Mortgagor and/or the mortgagee from becoming a co-insurer. If the Mortgaged
    Property is a condominium unit, it is included under the coverage afforded
    by a blanket policy for the condominium unit. All such individual insurance
    policies and all flood policies referred to in item (29) below contain a
    standard mortgagee clause naming the Seller or the original mortgagee, and
    its successors in interest, as mortgagee, and the Seller has received no
    notice that any premiums due and payable thereon have not been paid; the
    Mortgage obligates the Mortgagor thereunder to maintain all such insurance
    including flood insurance at the Mortgagor's cost and expense, and upon the
    Mortgagor's failure to do so, authorizes the holder of the Mortgage to
    obtain and maintain such insurance at the Mortgagor's cost and expense and
    to seek reimbursement therefor from the Mortgagor.

        (29) If the Mortgaged Property is in an area identified in the Federal
    Register by the Federal Emergency Management Agency as having special flood
    hazards and such flood insurance has been made available, a flood insurance
    policy in a form meeting the requirements of the then-current guidelines of
    the Flood Insurance Administration is in effect at origination of the
    related Mortgage Loan with respect to such Mortgaged Property with a
    generally acceptable carrier in an amount representing coverage not less
    than the lesser of (A) the minimum amount required, under the terms of
    coverage, to compensate for any damage or loss on a replacement-cost basis
    or the unpaid balance of the Mortgage Loan (if replacement coverage is not
    available for the type of building insured), and (B) the maximum amount of
    insurance that is available under the Flood Disaster Protection Act of 1973,
    as amended.

        (30) To the best of the Seller's knowledge, there is no proceeding
    occurring, pending or threatened for the total or partial condemnation of
    the Mortgaged Property.

        (31) There is no material monetary default existing under any Mortgage
    or the related Mortgage Note and, to the best of the Seller's knowledge,
    there is no material event which, with the passage of time or with notice
    and the expiration of any grace or cure period, would constitute a default,
    breach, violation or event of acceleration under the Mortgage or the related
    Mortgage Note; and the Seller has not waived any default, breach, violation
    or event of acceleration.

        (32) Except for Cooperative Loans, the Mortgaged Property is located in
    the state identified in the Mortgage Loan Schedule and consists of a parcel
    of real property with a detached single family residence will be erected, or
    a two- to four- family dwelling, or an individual condominium unit in a
    condominium project, or an individual unit in a PUD which, to the best of
    Seller's knowledge, does not include mobile homes and does not constitute
    other than real property under state law. For Cooperative Loans, the
    Mortgaged Property consists of shares of stock in a cooperative housing
    corporation

                                    S-III-5

<PAGE>

    and a leasehold interest in a cooperative apartment owned by such
    corporation located in the state identified in the Mortgage Loan Schedule.

        (33) Each Mortgage Loan is being master serviced by the Master Servicer.

        (34) Any future advances made prior to the related Cut-off Date have
    been consolidated with the outstanding principal amount secured by the
    Mortgage, and the secured principal amount, as consolidated, bears a single
    interest rate and single repayment term reflected on the Mortgage Loan
    Schedule. The consolidated principal amount does not exceed the original
    principal amount of the Mortgage Loan. The Mortgage Note does not permit or
    obligate the Master Servicer to make future advances to the Mortgagor at the
    option of the Mortgagor.

        (35) All taxes, governmental assessments, insurance premiums, water,
    sewer and municipal charges, leasehold payments or ground rents which
    previously became due and owing have been paid, or an escrow of funds has
    been established in an amount sufficient to pay for every such item which
    remains unpaid and which has been assessed, but is not yet due and payable.
    Except for (A) payments in the nature of escrow payments, and (B) interest
    accruing from the date of the Mortgage Note or date of disbursement of the
    Mortgage proceeds, whichever is later, to the day which precedes by one
    month the Due Date of the first installment of principal and interest,
    including without limitation, taxes and insurance payments, the Master
    Servicer has not advanced funds, or induced, solicited or knowingly received
    any advance of funds by a party other than the Mortgagor, directly or
    indirectly, for the payment of any amount required by the Mortgage.

        (36) Each Mortgage Loan was underwritten in all material respects in
    accordance with the Seller's underwriting guidelines as set forth in the
    Prospectus Supplement.

        (37) Prior to the closing of the Mortgage Loan, an appraisal of the
    related Mortgaged Property was obtained from a qualified appraiser, duly
    appointed by the originator, who had no interest, direct or indirect, in the
    Mortgaged Property or in any loan made on the security thereof, and whose
    compensation is not affected by the approval or disapproval of the Mortgage
    Loan; such appraisal is in a form in compliance with applicable federal law
    governing appraisals generally acceptable to FNMA and FHLMC.

        (38) None of the Mortgage Loans is a graduated payment mortgage loan or
    a growing equity mortgage loan and none of the Mortgage Loans are subject to
    a buydown or similar arrangement.

        (39) Any leasehold estate securing a Mortgage Loan has a term of not
    less than five years in excess of the term of the related Mortgage Loan.

        (40) The Mortgage Loans were selected from among the outstanding
    adjustable-rate one- to four-family mortgage loans in the Seller's portfolio
    at the Closing

                                    S-III-6
<PAGE>

    Date, as to which the representations and warranties made as to the Mortgage
    Loans set forth in this Schedule III can be made. Such selection was not
    made in a manner that would adversely affect the interests of
    Certificateholders.

        (41) Each Mortgage Loan has a payment date on or before the Due Date in
    the month of the first Distribution Date.

        (42) With respect to any Mortgage Loan as to which an affidavit has been
    included in the Mortgage File certifying that the original Mortgage Note is
    a Lost Mortgage Note, if such Mortgage Loan is subsequently in default, the
    enforcement of such Mortgage Loan or of the related Mortgage by or on behalf
    of the Trustee will not be materially adversely affected by the absence of
    the original Mortgage Note. A "Lost Mortgage Note" is a Mortgage Note the
    original of which was permanently lost or destroyed and has not been
    replaced.

        (43) The Mortgage Loans, individually and in the aggregate, conform in
    all material respects to the descriptions thereof in the Prospectus
    Supplement.

        (44) The Mortgage Rate is adjusted on each Adjustment Date to equal the
    applicable Loan Index plus the Gross Margin, which amount is rounded in
    accordance with the terms of the Mortgage Note, subject to the Periodic Rate
    Cap, if any, and Maximum Mortgage Rate or Minimum Mortgage Rate, if any. The
    Mortgage Note is payable each month in installments of principal and/or
    interest, which installments of interest are subject to change due to the
    adjustments to the Mortgage Rate on each Adjustment Date, with interest
    calculated and payable in arrears, sufficient to amortize the Mortgage Loan
    fully by the stated maturity date, over an original term of not more than
    thirty (30) years. The Mortgage Note provides for accrual of interest on the
    basis of a 360 day year consisting of twelve 30-day months. There is no
    negative amortization. At no time has the Mortgage Rate exceeded the Maximum
    Mortgage Rate as set forth in the related Mortgage Note.

        (45) At least approximately 9.54% of the Mortgage Loans contain a
    provision permitting or requiring conversion to a fixed interest rate
    Mortgage Loan.

        (46) All parties which have had any interest in the Mortgage Loan,
    whether as mortgagee, assignee, pledgee or otherwise, are (or, during the
    period in which they held and disposed of such interest, were) (1) in
    compliance with any and all applicable licensing requirements of the laws of
    the state wherein the real Mortgaged Property is located, and (2) organized
    under the laws of such state, or (3) qualified to do business in such state,
    or (4) federal savings and loan associations or national banks having
    principal offices in such state, or (5) not doing business in such state.

        (47) To the best of Seller's knowledge, the Mortgaged Property is free
    from any and all toxic or hazardous substances and there exists no violation
    of any local, state or federal environmental law, rule or regulation.

                                    S-III-7

<PAGE>

        (48) The Mortgagor has not notified the Seller, and the Seller has no
    knowledge, of any relief requested or allowed to the Mortgagor under the
    Soldiers' and Sailors' Civil Relief Act of 1940.

        (49) Each Mortgage Loan is a "qualified mortgage" within the meaning of
    Section 860G of the Code and Treas. Reg. 1.860G-2.

        (50) No Mortgage Loan requires the Mortgagee to release any portion of
    the Mortgaged Property from the lien of the Mortgage other than (i) upon
    payment in full of the Mortgage Loan or (ii) with respect to Mortgaged
    Property consisting of more than one piece of real property or shares of a
    cooperative corporation, a release of a portion of the Mortgaged Property
    upon a partial repayment of the Mortgage Loan, provided the
    Loan-to-Collateral Value Ratio of the remaining Mortgaged Property after the
    release does not exceed 90%.

        (51) No Mortgage Loan is covered by a Primary Insurance Policy.

        (52) The Seller is in possession of a complete Mortgage File for each
    Mortgage Loan except for those documents permitted to be delivered after the
    Closing Date as provided in Section 2.01.

                                    S-III-8

<PAGE>

                                   SCHEDULE IV

                                   [RESERVED]

                                     S-IV-1

<PAGE>

                                   SCHEDULE V

                     Form of Monthly Master Servicer Report

           [TO BE AGREED UPON BY THE TRUSTEE AND THE MASTER SERVICER]

                                     S-V-1

<PAGE>

                                    EXHIBIT A

                          [FORM OF SENIOR CERTIFICATE]

[UNLESS THIS CERTIFICATE IS PRESENTED BY AN AUTHORIZED REPRESENTATIVE OF THE
DEPOSITORY TRUST COMPANY, A NEW YORK CORPORATION ("DTC"), TO ISSUER OR ITS AGENT
FOR REGISTRATION OF TRANSFER, EXCHANGE, OR PAYMENT, AND ANY CERTIFICATE ISSUED
IS REGISTERED IN THE NAME OF CEDE & CO. OR IN SUCH OTHER NAME AS IS REQUESTED BY
AN AUTHORIZED REPRESENTATIVE OF DTC (AND ANY PAYMENT IS MADE TO CEDE & CO. OR TO
SUCH OTHER ENTITY AS IS REQUESTED BY AN AUTHORIZED REPRESENTATIVE OF DTC), ANY
TRANSFER, PLEDGE, OR OTHER USE HEREOF FOR VALUE OR OTHERWISE BY OR TO ANY PERSON
IS WRONGFUL INASMUCH AS THE REGISTERED OWNER HEREOF, CEDE & CO., HAS AN INTEREST
HEREIN.]

[SOLELY FOR U.S. FEDERAL INCOME TAX PURPOSES, THIS CERTIFICATE IS A "REGULAR
INTEREST" IN A "REAL ESTATE MORTGAGE INVESTMENT CONDUIT," AS THOSE TERMS ARE
DEFINED, RESPECTIVELY, IN SECTIONS 860G AND 860D OF THE INTERNAL REVENUE CODE OF
1986, AS AMENDED (THE "CODE").]

Certificate No.                                :

Cut-off Date                                   :

First Distribution Date                        :

Initial Certificate Balance
of this Certificate
("Denomination")

Initial Certificate Balances
of all Certificates of
this Class                                     :    $

Pass-Through Rate                              :

[CUSIP                                         :    ]

                     MELLON RESIDENTIAL FUNDING CORPORATION.
                Mortgage Pass-Through Certificates, Series 200_-
                                    Class [ ]

    evidencing a percentage interest in the distributions allocable to the
    Certificates of the above-referenced Class with respect to a Trust Fund
    consisting primarily of a pool of conventional mortgage loans (the "Mortgage
    Loans") secured by first liens on one- to four-family residential properties

                                      A-1

<PAGE>

              MELLON RESIDENTIAL FUNDING CORPORATION, as Depositor

         Principal in respect of this Certificate is distributable monthly as
set forth herein. Accordingly, the Certificate Balance at any time may be less
than the Certificate Balance as set forth herein. This Certificate does not
evidence an obligation of, or an interest in, and is not guaranteed by the
Depositor, the Seller, the Master Servicer or the Trustee referred to below or
any of their respective affiliates. Neither this Certificate nor the Mortgage
Loans are guaranteed or insured by any governmental agency or instrumentality.

         This certifies that _____________________________ is the registered
owner of the Percentage Interest evidenced by this Certificate (obtained by
dividing the denomination of this Certificate by the aggregate Initial
Certificate Balances of all Certificates of the Class to which this Certificate
belongs) in certain monthly distributions with respect to a Trust Fund
consisting primarily of the Mortgage Loans deposited by Mellon Residential
Funding Corporation (the "Depositor"). The Trust Fund was created pursuant to a
Pooling and Servicing Agreement dated as of the Cut-off Date specified above
(the "Agreement") among the Depositor, Boston Safe Deposit and Trust Company, as
seller (in such capacity, the "Seller") and as master servicer (in such
capacity, the "Master Servicer"), and Wells Fargo Bank Minnesota, National
Association, as trustee (the "Trustee"). To the extent not defined herein, the
capitalized terms used herein have the meanings assigned in the Agreement. This
Certificate is issued under and is subject to the terms, provisions and
conditions of the Agreement, to which Agreement the Holder of this Certificate
by virtue of the acceptance hereof assents and by which such Holder is bound.

         Reference is hereby made to the further provisions of this Certificate
set forth on the reverse hereof, which further provisions shall for all purposes
have the same effect as if set forth at this place.

         This Certificate shall not be entitled to any benefit under the
Agreement or be valid for any purpose unless manually countersigned by an
authorized signatory of the Trustee.

                                 *     *    *

                                      A-2

<PAGE>

         IN WITNESS WHEREOF, the Trustee has caused this Certificate to be duly
executed.

Dated:  ____________, 20__

                                       WELLS FARGO BANK MINNESOTA, NATIONAL
                                       ASSOCIATION, as Trustee

                                       By:
                                          --------------------------------------

Countersigned:

By:
   -------------------------------------------
   Authorized Signatory of
   WELLS FARGO BANK MINNESOTA,
   NATIONAL ASSOCIATION, as Trustee

                                      A-3

<PAGE>

                                    EXHIBIT B

                       [FORM OF SUBORDINATED CERTIFICATE]

[UNLESS THIS CERTIFICATE IS PRESENTED BY AN AUTHORIZED REPRESENTATIVE OF THE
DEPOSITORY TRUST COMPANY, A NEW YORK CORPORATION ("DTC"), TO ISSUER OR ITS AGENT
FOR REGISTRATION OF TRANSFER, EXCHANGE, OR PAYMENT, AND ANY CERTIFICATE ISSUED
IS REGISTERED IN THE NAME OF CEDE & CO. OR IN SUCH OTHER NAME AS IS REQUESTED BY
AN AUTHORIZED REPRESENTATIVE OF DTC (AND ANY PAYMENT IS MADE TO CEDE & CO. OR TO
SUCH OTHER ENTITY AS IS REQUESTED BY AN AUTHORIZED REPRESENTATIVE OF DTC), ANY
TRANSFER, PLEDGE, OR OTHER USE HEREOF FOR VALUE OR OTHERWISE BY OR TO ANY PERSON
IS WRONGFUL INASMUCH AS THE REGISTERED OWNER HEREOF, CEDE & CO., HAS AN INTEREST
HEREIN.]

SOLELY FOR U.S. FEDERAL INCOME TAX PURPOSES, THIS CERTIFICATE IS A "REGULAR
INTEREST" IN A "REAL ESTATE MORTGAGE INVESTMENT CONDUIT," AS THOSE TERMS ARE
DEFINED, RESPECTIVELY, IN SECTIONS 860G AND 860D OF THE INTERNAL REVENUE CODE OF
1986, AS AMENDED (THE "CODE").

THIS CERTIFICATE IS SUBORDINATED IN RIGHT OF PAYMENT TO CERTAIN CERTIFICATES AS
DESCRIBED IN THE AGREEMENT REFERRED TO HEREIN.

[THIS CERTIFICATE HAS NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED (THE "ACT"). ANY RESALE OR TRANSFER OF THIS CERTIFICATE WITHOUT
REGISTRATION THEREOF UNDER THE ACT MAY ONLY BE MADE IN A TRANSACTION EXEMPTED
FROM THE REGISTRATION REQUIREMENTS OF THE ACT AND IN ACCORDANCE WITH THE
PROVISIONS OF THE AGREEMENT REFERRED TO HEREIN.]

[NEITHER THIS CERTIFICATE NOR ANY INTEREST HEREIN MAY BE TRANSFERRED UNLESS THE
TRANSFEREE EITHER (i) REPRESENTS TO THE TRUSTEE THAT SUCH TRANSFEREE EITHER (A)
IS NOT AN EMPLOYEE BENEFIT PLAN OR ARRANGEMENT SUBJECT TO THE EMPLOYEE
RETIREMENT INCOME SECURITY ACT OF 1974, AS AMENDED, OR A PLAN OR ARRANGEMENT
SUBJECT TO SECTION 4975 OF THE CODE, OR (B) IS AN "INSURANCE COMPANY GENERAL
ACCOUNT" AS SUCH TERM IS DEFINED IN SECTION V(e) OF PROHIBITED TRANSACTION CLASS
EXEMPTION 95-60 OR (ii) DELIVERS TO THE TRUSTEE AN OPINION OF COUNSEL IN
ACCORDANCE WITH THE PROVISIONS OF THE AGREEMENT REFERRED TO HEREIN. [ANY SUCH
REPRESENTATION UNDER (A)(i) OR (ii) SHALL BE DEEMED TO HAVE BEEN MADE TO THE
TRUSTEE BY THE TRANSFEREE'S ACCEPTANCE OF A CERTIFICATE OF THIS CLASS AND BY A
BENEFICIAL OWNER'S ACCEPTANCE OF ITS INTEREST IN A CERTIFICATE OF THIS CLASS.]
NOTWITHSTANDING ANYTHING ELSE TO THE CONTRARY HEREIN, ANY PURPORTED TRANSFER OF
THIS CERTIFICATE TO OR ON BEHALF OF AN EMPLOYEE BENEFIT PLAN SUBJECT

                                      B-1
<PAGE>

TO ERISA OR TO THE CODE WITHOUT THE OPINION OF COUNSEL SATISFACTORY TO THE
TRUSTEE AS DESCRIBED ABOVE SHALL BE VOID AND OF NO EFFECT.]

Certificate No.                                :

Cut-off Date                                   :

First Distribution Date                        :

Initial Certificate Balance
of this Certificate
("Denomination")

Initial Certificate Balances
of all Certificates of
this Class                                     :   $

Pass-Through Rate                              :

[CUSIP                                         :   ]

                     MELLON RESIDENTIAL FUNDING CORPORATION.
                Mortgage Pass-Through Certificates, Series 200_-
                                    Class [ ]

    evidencing a percentage interest in the distributions allocable to the
    Certificates of the above-referenced Class with respect to a Trust Fund
    consisting primarily of a pool of conventional mortgage loans (the "Mortgage
    Loans") secured by first liens on one- to four-family residential properties

              MELLON RESIDENTIAL FUNDING CORPORATION, as Depositor

         Principal in respect of this Certificate is distributable monthly as
set forth herein. Accordingly, the Certificate Balance at any time may be less
than the Certificate Balance as set forth herein. This Certificate does not
evidence an obligation of, or an interest in, and is not guaranteed by the
Depositor, the Seller, the Master Servicer or the Trustee referred to below or
any of their respective affiliates. Neither this Certificate nor the Mortgage
Loans are guaranteed or insured by any governmental agency or instrumentality.

         This certifies that ____________________________ is the registered
owner of the Percentage Interest evidenced by this Certificate (obtained by
dividing the denomination of this Certificate by the aggregate Initial
Certificate Balances of all Certificates of the Class to which this Certificate
belongs) in certain monthly distributions with respect to a Trust Fund
consisting primarily of the Mortgage Loans deposited by Mellon Residential
Funding Corporation (the "Depositor"). The Trust Fund was created pursuant to a
Pooling and Servicing Agreement dated as of the Cut-off Date specified above
(the "Agreement") among the Depositor, ____________________, as seller (in such
capacity, the "Seller") and as master servicer (in such capacity, the "Master
Servicer"), and Wells Fargo Bank Minnesota, National Association, as

                                      B-2
<PAGE>

trustee (the "Trustee"). To the extent not defined herein, the capitalized terms
used herein have the meanings assigned in the Agreement. This Certificate is
issued under and is subject to the terms, provisions and conditions of the
Agreement, to which Agreement the Holder of this Certificate by virtue of the
acceptance hereof assents and by which such Holder is bound.

         [No transfer of a Certificate of this Class shall be made unless such
transfer is made pursuant to an effective registration statement under the
Securities Act and any applicable state securities laws or is exempt from the
registration requirements under said Act and such laws. In the event that a
transfer is to be made in reliance upon an exemption from the Securities Act and
such laws, in order to assure compliance with the Securities Act and such laws,
the Certificateholder desiring to effect such transfer and such
Certificateholder's prospective transferee shall each certify to the Trustee in
writing the facts surrounding the transfer. In the event that such a transfer is
to be made within three years from the date of the initial issuance of
Certificates pursuant hereto, there shall also be delivered (except in the case
of a transfer pursuant to Rule 144A of the Securities Act) to the Trustee an
Opinion of Counsel that such transfer may be made pursuant to an exemption from
the Securities Act and such state securities laws, which Opinion of Counsel
shall not be obtained at the expense of the Trustee, the Seller, the Master
Servicer or the Depositor. The Holder hereof desiring to effect such transfer
shall, and does hereby agree to, indemnify the Trustee and the Depositor against
any liability that may result if the transfer is not so exempt or is not made in
accordance with such federal and state laws.]

         [No transfer of a Certificate of this Class shall be made unless the
Trustee shall have received either (i) a representation [letter] from the
transferee of such Certificate, acceptable to and in form and substance
satisfactory to the Trustee, to the effect that such transferee is not an
employee benefit plan or arrangement subject to Section 406 of ERISA or Section
4975 of the Code, nor a person acting on behalf of any such plan or arrangement,
which representation letter shall not be an expense of the Trustee or the Master
Servicer, (ii) if the purchaser is an insurance company, a representation that
the purchaser is an insurance company which is purchasing such Certificates with
funds contained in an "insurance company general account" (as such term is
defined in Section V(e) of Prohibited Transaction Class Exemption 95-60 ("PTCE
95-60")), or (iii) in the case of any such Certificate presented for
registration in the name of an employee benefit plan subject to ERISA or Section
4975 of the Code (or comparable provisions of any subsequent enactments), or a
trustee of any such plan or any other person acting on behalf of any such plan,
an Opinion of Counsel satisfactory to the Trustee and the Master Servicer to the
effect that the purchase or holding of such Certificate will not result in a
prohibited transaction and will not subject the Trustee to any obligation in
addition to those undertaken in the Agreement, which Opinion of Counsel shall
not be an expense of the Trustee or the Master Servicer. [Such representation
shall be deemed to have been made to the Trustee by the Transferee's acceptance
of a Certificate of this Class and by a beneficial owner's acceptance of its
interest in a Certificate of this Class.] Notwithstanding anything else to the
contrary herein, any purported transfer of a Certificate of this Class to or on
behalf of an employee benefit plan subject to ERISA or to the Code without the
opinion of counsel satisfactory to the Trustee as described above shall be void
and of no effect.]

                                      B-3
<PAGE>

         Reference is hereby made to the further provisions of this Certificate
set forth on the reverse hereof, which further provisions shall for all purposes
have the same effect as if set forth at this place.

         This Certificate shall not be entitled to any benefit under the
Agreement or be valid for any purpose unless manually countersigned by an
authorized signatory of the Trustee.

                                  *   *   *

                                      B-4

<PAGE>

         IN WITNESS WHEREOF, the Trustee has caused this Certificate to be duly
executed.

Dated:  ____________, 20__

                                       WELLS FARGO BANK MINNESOTA, NATIONAL
                                       ASSOCIATION, as Trustee

                                       By:
                                          --------------------------------------

Countersigned:

By:
   ---------------------------------------------
   Authorized Signatory of
   WELLS FARGO BANK MINNESOTA,
   NATIONAL ASSOCIATION, as Trustee

                                      B-5
<PAGE>

                                    EXHIBIT C

                         [FORM OF RESIDUAL CERTIFICATE]

SOLELY FOR U.S. FEDERAL INCOME TAX PURPOSES, THIS CERTIFICATE IS A "RESIDUAL
INTEREST" IN A "REAL ESTATE MORTGAGE INVESTMENT CONDUIT," AS THOSE TERMS ARE
DEFINED, RESPECTIVELY, IN SECTIONS 860G AND 860D OF THE INTERNAL REVENUE CODE OF
1986, AS AMENDED (THE "CODE").

NEITHER THIS CERTIFICATE NOR ANY INTEREST HEREIN MAY BE TRANSFERRED UNLESS THE
PROPOSED TRANSFEREE DELIVERS TO THE TRUSTEE A TRANSFER AFFIDAVIT IN ACCORDANCE
WITH THE PROVISIONS OF THE AGREEMENT REFERRED TO HEREIN.

[THIS CERTIFICATE REPRESENTS THE "TAX MATTERS PERSON RESIDUAL INTEREST" ISSUED
UNDER THE POOLING AND SERVICING AGREEMENT REFERRED TO BELOW AND MAY NOT BE
TRANSFERRED TO ANY PERSON EXCEPT IN CONNECTION WITH THE ASSUMPTION BY THE
TRANSFEREE OF THE DUTIES OF THE SERVICER UNDER SUCH AGREEMENT.]

NEITHER THIS CERTIFICATE NOR ANY INTEREST HEREIN MAY BE TRANSFERRED UNLESS THE
TRANSFEREE EITHER (i) DELIVERS TO THE TRUSTEE A REPRESENTATION LETTER TO THE
EFFECT THAT SUCH TRANSFEREE EITHER (A) IS NOT AN EMPLOYEE BENEFIT PLAN OR
ARRANGEMENT SUBJECT TO THE EMPLOYEE RETIREMENT INCOME SECURITY ACT OF 1974, AS
AMENDED, OR A PLAN OR ARRANGEMENT SUBJECT TO SECTION 4975 OF THE CODE, OR (B) IS
AN "INSURANCE COMPANY GENERAL ACCOUNT" AS SUCH TERM IS DEFINED IN SECTION V(e)
OF PROHIBITED TRANSACTION CLASS EXEMPTION 95-60 OR (ii) DELIVERS TO THE TRUSTEE
AN OPINION OF COUNSEL IN ACCORDANCE WITH THE PROVISIONS OF THE AGREEMENT
REFERRED TO HEREIN. NOTWITHSTANDING ANYTHING ELSE TO THE CONTRARY HEREIN, ANY
PURPORTED TRANSFER OF THIS CERTIFICATE TO OR ON BEHALF OF AN EMPLOYEE BENEFIT
PLAN SUBJECT TO ERISA OR TO THE CODE WITHOUT THE OPINION OF COUNSEL SATISFACTORY
TO THE TRUSTEE AS DESCRIBED ABOVE SHALL BE VOID AND OF NO EFFECT.

Certificate No.                                :

Cut-off Date                                   :

Initial Certificate Balance
of this Certificate
("Denomination")

Initial Certificate Balances
of all Certificates of
this Class                                     :   $

                                      C-1
<PAGE>

Pass-Through Rate                              :

CUSIP                                          :

                     MELLON RESIDENTIAL FUNDING CORPORATION.
                Mortgage Pass-Through Certificates, Series 200_-

    evidencing the distributions allocable to the Class A-R Certificates with
    respect to a Trust Fund consisting primarily of a pool of conventional
    mortgage loans (the "Mortgage Loans") secured by first liens on one- to
    four-family residential properties

              MELLON RESIDENTIAL FUNDING CORPORATION, as Depositor

         Principal in respect of this Certificate is distributable monthly as
set forth herein. Accordingly, the Certificate Balance at any time may be less
than the Certificate Balance as set forth herein. This Certificate does not
evidence an obligation of, or an interest in, and is not guaranteed by the
Depositor, the Seller, the Master Servicer or the Trustee referred to below or
any of their respective affiliates. Neither this Certificate nor the Mortgage
Loans are guaranteed or insured by any governmental agency or instrumentality.

         This certifies that ___________________________ is the registered owner
of the Percentage Interest evidenced by this Certificate (obtained by dividing
the Denomination of this Certificate by the aggregate Initial Certificate
Balances of all Certificates of the Class to which this Certificate belongs) in
certain monthly distributions with respect to a Trust Fund consisting of the
Mortgage Loans deposited by Mellon Residential Funding Corporation (the
"Depositor"). The Trust Fund was created pursuant to a Pooling and Servicing
Agreement dated as of the Cut-off Date specified above (the "Agreement") among
the Depositor, Boston Safe Deposit and Trust Company as seller (in such
capacity, the "Seller") and as master servicer (in such capacity, the "Master
Servicer"), and Wells Fargo Bank Minnesota, National Association, as trustee
(the "Trustee"). To the extent not defined herein, the capitalized terms used
herein have the meanings assigned in the Agreement. This Certificate is issued
under and is subject to the terms, provisions and conditions of the Agreement,
to which Agreement the Holder of this Certificate by virtue of the acceptance
hereof assents and by which such Holder is bound.

         Any distribution of the proceeds of any remaining assets of the Trust
Fund will be made only upon presentment and surrender of this Class A-R
Certificate at the Corporate Trust Office.

         No transfer of a Class A-R Certificate shall be made unless the Trustee
shall have received either (i) a representation letter from the transferee of
such Certificate, acceptable to and in form and substance satisfactory to the
Trustee, to the effect that such transferee is not an employee benefit plan
subject to Section 406 of ERISA or Section 4975 of the Code, nor a person acting
on behalf of any such plan, which representation letter shall not be an expense
of the Trustee or the Master Servicer, (ii) if the purchaser is an insurance
company, a representation letter that the purchaser is an insurance company
which is purchasing such Certificates with funds contained in an "insurance
company general account" (as such term is defined in Section V(e) of Prohibited
Transaction Class Exemption 95-60 ("PTCE 95-60")) or (iii) in the case of

                                      C-2
<PAGE>

any such Class A-R Certificate presented for registration in the name of an
employee benefit plan subject to ERISA, or Section 4975 of the Code (or
comparable provisions of any subsequent enactments), or a trustee of any such
plan or any other person acting on behalf of any such plan, an Opinion of
Counsel satisfactory to the Trustee and the Master Servicer to the effect that
the purchase or holding of such Class A-R Certificate will not result in a
prohibited transaction and will not subject the Trustee or the Master Servicer
to any obligation in addition to those undertaken in this Agreement, which
Opinion of Counsel shall not be an expense of the Trustee or the Master
Servicer. Notwithstanding anything else to the contrary herein, any purported
transfer of a Class A-R Certificate to or on behalf of an employee benefit plan
subject to ERISA or to the Code without the opinion of counsel satisfactory to
the Trustee as described above shall be void and of no effect.

         Each Holder of this Class A-R Certificate will be deemed to have agreed
to be bound by the restrictions of the Agreement, including but not limited to
the restrictions that (i) each person holding or acquiring any Ownership
Interest in this Class A-R Certificate must be a Permitted Transferee, (ii) no
Ownership Interest in this Class A-R Certificate may be transferred without
delivery to the Trustee of (a) a transfer affidavit of the proposed transferee
and (b) a transfer certificate of the transferor, each of such documents to be
in the form described in the Agreement, (iii) each person holding or acquiring
any Ownership Interest in this Class A-R Certificate must agree to require a
transfer affidavit and to deliver a transfer certificate to the Trustee as
required pursuant to the Agreement, (iv) each person holding or acquiring an
Ownership Interest in this Class A-R Certificate must agree not to transfer an
Ownership Interest in this Class A-R Certificate if it has actual knowledge that
the proposed transferee is not a Permitted Transferee and (v) any attempted or
purported transfer of any Ownership Interest in this Class A-R Certificate in
violation of such restrictions will be absolutely null and void and will vest no
rights in the purported transferee.

         Reference is hereby made to the further provisions of this Certificate
set forth on the reverse hereof, which further provisions shall for all purposes
have the same effect as if set forth at this place.

         This Certificate shall not be entitled to any benefit under the
Agreement or be valid for any purpose unless manually countersigned by an
authorized signatory of the Trustee.

                                  *     *    *

                                      C-3

<PAGE>

         IN WITNESS WHEREOF, the Trustee has caused this Certificate to be duly
executed.

Dated:  ____________, 20__

                                       WELLS FARGO BANK MINNESOTA, NATIONAL
                                       ASSOCIATION, as Trustee

                                       By:
                                          --------------------------------------

Countersigned:

By:
   ----------------------------------------
   Authorized Signatory of
   WELLS FARGO BANK MINNESOTA,
   NATIONAL ASSOCIATION, as Trustee

                                      C-4

<PAGE>

                                    EXHIBIT D

                      [FORM OF NOTIONAL AMOUNT CERTIFICATE]

[SOLELY FOR U.S. FEDERAL INCOME TAX PURPOSES, THIS CERTIFICATE IS A "REGULAR
INTEREST" IN A "REAL ESTATE MORTGAGE INVESTMENT CONDUIT," AS THOSE TERMS ARE
DEFINED, RESPECTIVELY, IN SECTIONS 860G AND 860D OF THE INTERNAL REVENUE CODE OF
1986, AS AMENDED (THE "CODE").]

THIS CERTIFICATE HAS NO PRINCIPAL BALANCE AND IS NOT ENTITLED TO ANY
DISTRIBUTIONS IN RESPECT OF PRINCIPAL.

Certificate No.                                :

Cut-off Date                                   :

First Distribution Date                        :

Initial Certificate Balance

of this Certificate

("Denomination")                               :   $

Initial Certificate Balances

of all Certificates of

this Class                                     :   $

Pass-Through Rate                              :

CUSIP                                          :

                     MELLON RESIDENTIAL FUNDING CORPORATION
                Mortgage Pass-Through Certificates, Series 200_-
                                    Class [ ]

    evidencing a percentage interest in the distributions allocable to the
    Certificates of the above-referenced Class with respect to a Trust Fund
    consisting primarily of a pool of conventional loans (the "Mortgage Loans")
    secured by first liens on one- to four-family residential properties

              MELLON RESIDENTIAL FUNDING CORPORATION, as Depositor

         This Certificate does not evidence an obligation of, or an interest in,
and is not guaranteed by the Depositor, the Seller, the Master Servicer or the
Trustee referred to below or any of their respective affiliates. Neither this
Certificate nor the Mortgage Loans are guaranteed or insured by any governmental
agency or instrumentality.

                                      D-1
<PAGE>

         This certifies that __________________________ is the registered owner
of the Percentage Interest evidenced by this Certificate specified above in
certain monthly distributions with respect to a Trust Fund consisting primarily
of the Mortgage Loans deposited by Mellon Residential Funding Corporation (the
"Depositor"). The Trust Fund was created pursuant to a Pooling and Servicing
Agreement dated as of Cut-off Date specified above (the "Agreement") among the
Depositor, Boston Safe Deposit and Trust Company as seller (in such capacity,
the "Seller") and as master servicer (in such capacity, the "Master Servicer"),
and Wells Fargo Bank Minnesota, National Association, as trustee (the
"Trustee"). To the extent not defined herein, the capitalized terms used herein
have the meanings assigned in the Agreement. This Certificate is issued under
and is subject to the terms, provisions and conditions of the Agreement, to
which Agreement the Holder of this Certificate by virtue of the acceptance
hereof assents and by which such Holder is bound.

         Reference is hereby made to the further provisions of this Certificate
set forth on the reverse hereof, which further provisions shall for all purposes
have the same effect as if set forth at this place.

         This Certificate shall not be entitled to any benefit under the
Agreement or be valid for any purpose unless manually countersigned by an
authorized signatory of the Trustee.

                                *   *   *

                                      D-2

<PAGE>

         IN WITNESS WHEREOF, the Trustee has caused this Certificate to be duly
executed.

Dated:  ____________, 20__

                                       WELLS FARGO BANK MINNESOTA, NATIONAL
                                       ASSOCIATION, as Trustee

                                       By:
                                          --------------------------------------

Countersigned:

By:
   ------------------------------------------
   Authorized Signatory of
   WELLS FARGO BANK MINNESOTA,
   NATIONAL ASSOCIATION, as Trustee

                                      D-3

<PAGE>

                                    EXHIBIT E

                        [Form of Reverse of Certificates]

                     MELLON RESIDENTIAL FUNDING CORPORATION
                       Mortgage Pass-Through Certificates

         This Certificate is one of a duly authorized issue of Certificates
designated as Mellon Residential Funding Corporation., Mortgage Pass-Through
Certificates, of the Series specified on the face hereof (herein collectively
called the "Certificates"), and representing a beneficial ownership interest in
the Trust Fund created by the Agreement.

         The Certificateholder, by its acceptance of this Certificate, agrees
that it will look solely to the funds on deposit in the Distribution Account for
payment hereunder and that the Trustee is not liable to the Certificateholders
for any amount payable under this Certificate or the Agreement or, except as
expressly provided in the Agreement, subject to any liability under the
Agreement.

         This Certificate does not purport to summarize the Agreement and
reference is made to the Agreement for the interests, rights and limitations of
rights, benefits, obligations and duties evidenced thereby, and the rights,
duties and immunities of the Trustee.

         Pursuant to the terms of the Agreement, a distribution will be made on
the 15th day of each month or, if such 15th day is not a Business Day, the
Business Day immediately following (the "Distribution Date"), commencing on the
first Distribution Date specified on the face hereof, to the Person in whose
name this Certificate is registered at the close of business on the applicable
Record Date in an amount equal to the product of the Percentage Interest
evidenced by this Certificate and the amount required to be distributed to
Holders of Certificates of the Class to which this Certificate belongs on such
Distribution Date pursuant to the Agreement. The Record Date applicable to each
Distribution Date is the last Business Day of the month next preceding the month
of such Distribution Date except for the Floating Rate Certificates (for so long
as they are Book-Entry Certificates) for which the Record Date is the Business
Day immediately prior to such Distribution Date.

         Distributions on this Certificate shall be made by wire transfer of
immediately available funds to the account of the Holder hereof at a bank or
other entity having appropriate facilities therefor, if such Certificateholder
shall have so notified the Trustee in writing at least five Business Days prior
to the related Record Date and such Certificateholder shall satisfy the
conditions to receive such form of payment set forth in the Agreement, or, if
not, by check mailed by first class mail to the address of such
Certificateholder appearing in the Certificate Register. The final distribution
on each Certificate will be made in like manner, but only upon presentment and
surrender of such Certificate at the Corporate Trust Office or such other
location specified in the notice to Certificateholders of such final
distribution.

         The Agreement permits, with certain exceptions therein provided, the
amendment thereof and the modification of the rights and obligations of the
Trustee and the rights of the Certificateholders under the Agreement at any time
by the Depositor, the Master Servicer and the Trustee with the consent of the
Holders of Certificates affected by such amendment evidencing

                                      E-1

<PAGE>

the requisite Percentage Interest, as provided in the Agreement. Any such
consent by the Holder of this Certificate shall be conclusive and binding on
such Holder and upon all future Holders of this Certificate and of any
Certificate issued upon the transfer hereof or in exchange therefor or in lieu
hereof whether or not notation of such consent is made upon this Certificate.
The Agreement also permits the amendment thereof, in certain limited
circumstances, without the consent of the Holders of any of the Certificates.

         As provided in the Agreement and subject to certain limitations therein
set forth, the transfer of this Certificate is registrable in the Certificate
Register of the Trustee upon surrender of this Certificate for registration of
transfer at the Corporate Trust Office, accompanied by a written instrument of
transfer in form satisfactory to the Trustee and the Certificate Registrar duly
executed by the holder hereof or such holder's attorney duly authorized in
writing, and thereupon one or more new Certificates of the same Class in
authorized denominations and evidencing the same aggregate Percentage Interest
in the Trust Fund will be issued to the designated transferee or transferees.

         The Certificates are issuable only as registered Certificates without
coupons in denominations specified in the Agreement. As provided in the
Agreement and subject to certain limitations therein set forth, Certificates are
exchangeable for new Certificates of the same Class in authorized denominations
and evidencing the same aggregate Percentage Interest, as requested by the
Holder surrendering the same.

         No service charge will be made for any such registration of transfer or
exchange, but the Trustee may require payment of a sum sufficient to cover any
tax or other governmental charge payable in connection therewith.

         The Depositor, the Master Servicer, the Seller and the Trustee and any
agent of the Depositor or the Trustee may treat the Person in whose name this
Certificate is registered as the owner hereof for all purposes, and neither the
Depositor, the Trustee, nor any such agent shall be affected by any notice to
the contrary.

         On any Distribution Date on which the Pool Stated Principal Balance is
less than or equal to 10% of the aggregate Cut-off Date Principal Balances of
the Mortgage Loans and the amount deposited in Pre-Funding Account on the
Closing Date, the Master Servicer will have the option to repurchase, in whole,
from the Trust Fund all remaining Mortgage Loans and all property acquired in
respect of the Mortgage Loans at a purchase price determined as provided in the
Agreement. In the event that no such optional termination occurs, the
obligations and responsibilities created by the Agreement will terminate upon
the later of the maturity or other liquidation (or any advance with respect
thereto) of the last Mortgage Loan remaining in the Trust Fund or the
disposition of all property in respect thereof and the distribution to
Certificateholders of all amounts required to be distributed pursuant to the
Agreement. In no event, however, will the trust created by the Agreement
continue beyond the expiration of 21 years from the death of the last survivor
of the descendants living at the date of the Agreement of a certain person named
in the Agreement.

         Any term used herein that is defined in the Agreement shall have the
meaning assigned in the Agreement, and nothing herein shall be deemed
inconsistent with that meaning.

                                      E-2
<PAGE>

                                   ASSIGNMENT

         FOR VALUE RECEIVED, the undersigned hereby sell(s), assign(s) and
transfer(s) unto

--------------------------------------------------------------------------------
Please print or typewrite name and address including postal zip code of
assignee)

the Percentage Interest evidenced by the within Certificate and hereby
authorizes the transfer of registration of such Percentage Interest to assignee
on the Certificate Register of the Trust Fund.

         I (We) further direct the Trustee to issue a new Certificate of a like
denomination and Class, to the above named assignee and deliver such Certificate
to the following address:

--------------------------
Dated:

                                       -----------------------------------------
                                       Signature by or on behalf of assignor

                            DISTRIBUTION INSTRUCTIONS

         The assignee should include the following for purposes of distribution:

         Distributions shall be made, by wire transfer or otherwise, in
immediately available funds to                               ,                ,
for the account of                          , account number              , or,
if mailed by check, to _______________________________________. Applicable
statements should be mailed to _________________________________________,
__________________________________________.

         This information is provided by , the assignee named above, or
___________________, as its agent.

STATE OF               )
                       )    ss.:
COUNTY OF              )

         On the _____ day of ________________, 20__ before me, a notary public
in and for said State, personally appeared ____________________, known to me
who, being by me duly sworn, did depose and say that he executed the foregoing
instrument.

                                        --------------------------------------
                                        Notary Public

[Notarial Seal]

                                      E-3

<PAGE>

                                    EXHIBIT F

                                   [RESERVED]

                                      F-1
<PAGE>

                                    EXHIBIT G

                                   [RESERVED]

                                      G-1

<PAGE>

                                    EXHIBIT H

                     FORM OF FINAL CERTIFICATION OF TRUSTEE

                                     [date]

[Depositor]

[Master Servicer]

[Seller]

        Re: Pooling and Servicing Agreement among Mellon Residential Funding
            Corporation, as Depositor, Boston Safe Deposit and Trust Company, as
            Seller and Master Servicer and Wells Fargo Bank Minnesota, National
            Association, as Trustee, Mortgage Pass-Through
            CERTIFICATES, SERIES 2002-TBC1
            --------------------------------------------------------------------

Gentlemen:

         In accordance with Section 2.02 of the above-captioned Pooling and
Servicing Agreement (the "Pooling and Servicing Agreement"), the undersigned, as
Trustee, hereby certifies that as to each Mortgage Loan listed in the Mortgage
Loan Schedule (other than any Mortgage Loan paid in full or listed on the
attached Document Exception Report) it has received:

         (i) The original Mortgage Note endorsed in the form provided in Section
2.01(c)(i) of the Pooling and Servicing Agreement, with all intervening
endorsements showing a complete chain of endorsement from the originator to the
Seller.

         (ii) Except with respect to a Cooperative Loan, the original recorded
Mortgage.

         (iii) Except with respect to a Cooperative Loan, a duly executed
assignment of the Mortgage in the form provided in Section 2.01(c)(iii) of the
Pooling and Servicing Agreement, or, if the Depositor has certified or the
Trustee otherwise knows that the related Mortgage has not been returned from the
applicable recording office, a copy of the assignment of the Mortgage (excluding
information to be provided by the recording office).

         (iv) Except with respect to a Cooperative Loan, the original or
duplicate original recorded assignment or assignments of the Mortgage showing a
complete chain of assignment from the originator to the Seller.

         (v) The original or copies of each assumption, modification, written
assurance or substitution agreement, if applicable.

                                      H-1
<PAGE>

         (vi) Except with respect to a Cooperative Loan, the original or
duplicate original lender's title policy and all riders thereto or, any one of
an original title binder, an original preliminary title report or an original
title commitment, or a copy thereof certified by the title company.

         Based on its review and examination and only as to the foregoing
documents, (a) such documents appear regular on their face and related to such
Mortgage Loan, and (b) the information set forth in items (i), (ii) (except for
zip code), (iii), (iv) and (vi) of the definition of the "Mortgage Loan
Schedule" in Article I of the Pooling and Servicing Agreement accurately
reflects information set forth in the Mortgage File.

         The Trustee has made no independent examination of any documents
contained in each Mortgage File beyond the review specifically required in the
Pooling and Servicing Agreement. The Trustee makes no representations as to: (i)
the validity, legality, sufficiency, enforceability or genuineness of any of the
documents contained in each Mortgage File of any of the Mortgage Loans
identified on the Mortgage Loan Schedule, or (ii) the collectibility,
insurability, effectiveness or suitability of any such Mortgage Loan.

         Capitalized words and phrases used herein shall have the respective
meanings assigned to them in the Pooling and Servicing Agreement.

                                       WELLS FARGO BANK MINNESOTA, NATIONAL
                                       ASSOCIATION, as Trustee

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

                                      H-2
<PAGE>

                                    EXHIBIT I

                           FORM OF TRANSFER AFFIDAVIT

                     Mellon Residential Funding Corporation
                       Mortgage Pass-Through Certificates
                                Series 2002-TBC1

STATE OF                    )
                            )   ss.:
COUNTY OF                   )

         The undersigned, being first duly sworn, deposes and says as follows:

         a. The undersigned is an officer of , the proposed Transferee of an
Ownership Interest in a Class A-R Certificate (the "Certificate") issued
pursuant to the Pooling and Servicing Agreement, (the "Agreement"), relating to
the above-referenced Series, by and among Mellon Residential Funding
Corporation, as depositor (the "Depositor"), Boston Safe Deposit and Trust
Company, as seller and master servicer and Wells Fargo Bank Minnesota, National
Association, as Trustee. Capitalized terms used, but not defined herein or in
Exhibit 1 hereto, shall have the meanings ascribed to such terms in the
Agreement. The Transferee has authorized the undersigned to make this affidavit
on behalf of the Transferee.

         b. The Transferee is, as of the date hereof, and will be, as of the
date of the Transfer, a Permitted Transferee. The Transferee is acquiring its
Ownership Interest in the Certificate either (i) for its own account or (ii) as
nominee, trustee or agent for another Person and has attached hereto an
affidavit from such Person in substantially the same form as this affidavit. The
Transferee has no knowledge that any such affidavit is false.

         c. The Transferee has been advised of, and understands that (i) a tax
will be imposed on Transfers of the Certificate to Persons that are not
Permitted Transferees; (ii) such tax will be imposed on the transferor, or, if
such Transfer is through an agent (which includes a broker, nominee or
middleman) for a Person that is not a Permitted Transferee, on the agent; and
(iii) the Person otherwise liable for the tax shall be relieved of liability for
the tax if the subsequent Transferee furnished to such Person an affidavit that
such subsequent Transferee is a Permitted Transferee and, at the time of
Transfer, such Person does not have actual knowledge that the affidavit is
false.

         d. The Transferee has been advised of, and understands that a tax will
be imposed on a "pass-through entity" holding the Certificate if at any time
during the taxable year of the pass-through entity a Person that is not a
Permitted Transferee is the record holder of an interest in such entity. The
Transferee understands that such tax will not be imposed for any period with
respect to which the record holder furnishes to the pass-through entity an
affidavit that such record holder is a Permitted Transferee and the pass-through
entity does not have actual knowledge that such affidavit is false. (For this
purpose, a "pass-through entity" includes a regulated investment company, a real
estate investment trust or common trust fund, a

                                      I-1
<PAGE>

partnership, trust or estate, and certain cooperatives and, except as may be
provided in Treasury Regulations, persons holding interests in pass-through
entities as a nominee for another Person.)

         e. The Transferee has reviewed the provisions of Section 5.02(c) of the
Agreement (attached hereto as Exhibit 2 and incorporated herein by reference)
and understands the legal consequences of the acquisition of an Ownership
Interest in the Certificate including, without limitation, the restrictions on
subsequent Transfers and the provisions regarding voiding the Transfer and
mandatory sales. The Transferee expressly agrees to be bound by and to abide by
the provisions of Section 5.02(c) of the Agreement and the restrictions noted on
the face of the Certificate. The Transferee understands and agrees that any
breach of any of the representations included herein shall render the Transfer
to the Transferee contemplated hereby null and void.

         f. The Transferee agrees to require a Transfer Affidavit from any
Person to whom the Transferee attempts to Transfer its Ownership Interest in the
Certificate, and in connection with any Transfer by a Person for whom the
Transferee is acting as nominee, trustee or agent, and the Transferee will not
Transfer its Ownership Interest or cause any Ownership Interest to be
Transferred to any Person that the Transferee knows is not a Permitted
Transferee. In connection with any such Transfer by the Transferee, the
Transferee agrees to deliver to the Trustee a certificate substantially in the
form set forth as Exhibit J-1 or J-2 to the Agreement (a "Transferor
Certificate") to the effect that such Transferee has no actual knowledge that
the Person to which the Transfer is to be made is not a Permitted Transferee.

         g. The Transferee does not have the intention to impede the assessment
or collection of any tax legally required to be paid with respect to the
Certificate.

         h. The Transferee's taxpayer identification number is .

         i. The Transferee is a U.S. Person as defined in Code Section
7701(a)(30).

         j. The Transferee is aware that the Certificate may be a "noneconomic
residual interest" within the meaning of proposed Treasury regulations
promulgated pursuant to the Code and that the transferor of a noneconomic
residual interest will remain liable for any taxes due with respect to the
income on such residual interest, unless no significant purpose of the transfer
was to impede the assessment or collection of tax.

         k. The Transferee is not an employee benefit plan that is subject to
ERISA or a plan that is subject to Section 4975 of the Code, and the Transferee
is not acting on behalf of such a plan.

                                 *     *    *

                                      I-2

<PAGE>

         IN WITNESS WHEREOF, the Transferee has caused this instrument to be
executed on its behalf, pursuant to authority of its Board of Directors, by its
duly authorized officer and its corporate seal to be hereunto affixed, duly
attested, this day of , 20

                                        ----------------------------------------
                                        PRINT NAME OF TRANSFEREE

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

[Corporate Seal]

ATTEST:

[Assistant] Secretary

         Personally appeared before me the above-named ________________________,
known or proved to me to be the same person who executed the foregoing
instrument and to be the of the Transferee, and acknowledged that he executed
the same as his free act and deed and the free act and deed of the Transferee.

         Subscribed and sworn before me this ____ day of _____________, 20__.

                                        ----------------------------------------
                                        NOTARY PUBLIC

                                        My Commission expires the ___ day
                                        of __________, 20_.

                                      I-3
<PAGE>
                                                                       EXHIBIT 1
                                                                    to EXHIBIT I

                               CERTAIN DEFINITIONS

                  "Ownership Interest": As to any Certificate, any ownership
interest in such Certificate, including any interest in such Certificate as the
Holder thereof and any other interest therein, whether direct or indirect, legal
or beneficial.

                  "Permitted Transferee": Any Person other than (i) the United
States, any State or political subdivision thereof, or any agency or
instrumentality of any of the foregoing, (ii) a foreign government,
International Organization or any agency or instrumentality of either of the
foregoing, (iii) an organization (except certain farmers' cooperatives described
in Code Section 521) which is exempt from tax imposed by Chapter 1 of the Code
(including the tax imposed by Code Section 511 on unrelated business taxable
income) on any excess inclusions (as defined in Code Section 860E(c)(1)) with
respect to any Class A-R Certificate, (iv) rural electric and telephone
cooperatives described in Code Section 1381(a)(2)(c), (v) an "electing
partnership as defined in Code Section 775, (vi) a Person that is not a citizen
or resident of the United States, a corporation, partnership, or other entity
created or organized in or under the laws of the United States or any political
subdivision thereof, or an estate or trust whose income from sources without the
United States is includible in gross income for United States federal income tax
purposes regardless of its connection with the conduct of a trade or business
within the United States, or a trust if a court within the United States is able
to exercise primary supervision over the administration of the trust and one or
more United States fiduciaries have the authority to control all substantial
decisions of the trust unless such Person has furnished the transferor and the
Trustee with a duly completed Internal Revenue Service Form 4224 or any
applicable successor form, and (vii) any other Person so designated by the
Trustee based upon an Opinion of Counsel that the Transfer of an Ownership
Interest in a Class A-R Certificate to such Person may cause either REMIC
hereunder to fail to qualify as a REMIC at any time that certain Certificates
are Outstanding. The terms "United States," "State" and "International
Organization" shall have the meanings set forth in Code Section 7701 or
successor provisions. A corporation will not be treated as an instrumentality of
the United States or of any State or political subdivision thereof if all of its
activities are subject to tax, and, with the exception of the FHLMC, a majority
of its board of directors is not selected by such governmental unit.

                  "Person": Any individual, corporation, partnership, joint
venture, bank, joint stock company, trust (including any beneficiary thereof),
unincorporated organization or government or any agency or political subdivision
thereof.

                  "Transfer": Any direct or indirect transfer or sale of any
Ownership Interest in a Certificate, including the acquisition of a Certificate
by the Depositor.

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

                                      I-4
<PAGE>

                                                                       EXHIBIT 2
                                                                    to EXHIBIT I

                        SECTION 5.02(c) OF THE AGREEMENT

                  (a) Each Person who has or who acquires any Ownership Interest
in a Class A-R Certificate shall be deemed by the acceptance or acquisition of
such Ownership Interest to have agreed to be bound by the following provisions,
and the rights of each Person acquiring any Ownership Interest in a Class A-R
Certificate are expressly subject to the following provisions:

                  (i) Each Person holding or acquiring any Ownership Interest in
         a Class A-R Certificate shall be a Permitted Transferee and shall
         promptly notify the Trustee of any change or impending change in its
         status as a Permitted Transferee.

                  (ii) No Ownership Interest in a Class A-R Certificate may be
         registered on the Closing Date or thereafter transferred, and the
         Trustee shall not register the Transfer of any Class A-R Certificate
         unless, in addition to the certificates required to be delivered to the
         Trustee under subparagraph (b) above, the Trustee shall have been
         furnished with an affidavit (a "Transfer Affidavit") of the initial
         owner or the proposed transferee in the form attached hereto as Exhibit
         I.

                  (iii) Each Person holding or acquiring any Ownership Interest
         in a Class A-R Certificate shall agree (A) to obtain a Transfer
         Affidavit from any other Person to whom such Person attempts to
         Transfer its Ownership Interest in a Class A-R Certificate, (B) to
         obtain a Transfer Affidavit from any Person for whom such Person is
         acting as nominee, trustee or agent in connection with any Transfer of
         a Class A-R Certificate and (C) not to Transfer its Ownership Interest
         in a Class A-R Certificate or to cause the Transfer of an Ownership
         Interest in a Class A-R Certificate to any other Person if it has
         actual knowledge that such Person is not a Permitted Transferee.

                  (iv) Any attempted or purported Transfer of any Ownership
         Interest in a Class A-R Certificate in violation of the provisions of
         this Section 5.02(c) shall be absolutely null and void and shall vest
         no rights in the purported Transferee. If any purported transferee
         shall become a Holder of a Class A-R Certificate in violation of the
         provisions of this Section 5.02(c), then the last preceding Permitted
         Transferee shall be restored to all rights as Holder thereof
         retroactive to the date of registration of Transfer of such Class A-R
         Certificate. The Trustee shall be under no liability to any Person for
         any registration of Transfer of a Class A-R Certificate that is in fact
         not permitted by Section 5.02(b) and this Section 5.02(c) or for making
         any payments due on such Certificate to the Holder thereof or taking
         any other action with respect to such Holder under the provisions of
         this Agreement so long as the Transfer was registered after receipt of
         the related Transfer Affidavit, Transferor Certificate and either the
         Rule 144A Letter or the Investment Letter. The Trustee shall be
         entitled but not obligated to recover from any Holder of a Class A-R
         Certificate that was in fact not a Permitted Transferee at the time it
         became a Holder or, at such subsequent time as it became other than a
         Permitted Transferee, all payments made on such Class A-R Certificate
         at and after either such time. Any such payments so

                                      I-5
<PAGE>

         recovered by the Trustee shall be paid and delivered by the Trustee to
         the last preceding Permitted Transferee of such Certificate.

                  (v) The Depositor shall compute any tax or use its best
         efforts to make available, upon receipt of written request from the
         Trustee, all information necessary to compute any tax imposed under
         Section 860E(e) of the Code as a result of a Transfer of an Ownership
         Interest in a Class A-R Certificate to any Holder who is not a
         Permitted Transferee. The Trustee will compute such tax upon receipt of
         an additional, reasonable fee.

                                      I-6
<PAGE>

                                                                     EXHIBIT J-1

                         FORM OF TRANSFEROR CERTIFICATE
                              (Private Certificate)

                                                           ---------------------
                                                           Date

Mellon Residential Funding Corporation
One Mellon Center
500 Grant Street, Room 410
Pittsburgh, PA  15258
Attention:

Wells Fargo Bank Minnesota, National Association
Sixth Street and Marquette Avenue
Minneapolis, Minnesota  55479-0113
Attention:  Corporate Trust Services-Mellon Residential Funding
            Corporation Mortgage Pass-Through Certificates, Series 2002-TBC1

                  Re:      Mellon Residential Funding Corporation
                           Mortgage Pass-Through Certificates,
                           SERIES 2002-TCB1, CLASS B-4, B-5 AND B-6
                           ----------------------------------------

Ladies and Gentlemen:

                  In connection with our disposition of the above Certificates
we certify that (a) we understand that the Certificates have not been registered
under the Securities Act of 1933, as amended (the "Act"), and are being disposed
by us in a transaction that is exempt from the registration requirements of the
Act and (b) we have not offered or sold any Certificates to, or solicited offers
to buy any Certificates from, any person, or otherwise approached or negotiated
with any person with respect thereto, in a manner that would be deemed, or taken
any other action which would result in, a violation of Section 5 of the Act.

                                            Very truly yours,

                                            ____________________________________
                                            Print Name of Transferor

                                            By:_________________________________
                                               Authorized Officer

                                      J-1-1
<PAGE>
                                                                     EXHIBIT J-2

                         FORM OF TRANSFEROR CERTIFICATE
                                   (Class A-R)

                                                           ---------------------
                                                                            Date
Mellon Residential Funding Corporation
One Mellon Center
500 Grant Street, Room 410
Pittsburgh, PA  15258
Attention:

Wells Fargo Bank Minnesota, National Association
Sixth Street and Marquette Avenue
Minneapolis, Minnesota  55479-0113
Attention:        Corporate Trust Services-Mellon Residential Funding
                  Corporation Mortgage Pass-Through Certificates, Series 200_-_

                  Re:      Mellon Residential Funding Corporation
                           Mortgage Pass-Through Certificates,
                           SERIES 2002-TBC1, CLASS A-R CERTIFICATES

Ladies and Gentlemen:

                  In connection with our disposition of the above Certificates
we certify that we have no knowledge the Transferee is not a Permitted
Transferee.

                                            Very truly yours,

                                            ____________________________________
                                            Print Name of Transferor

                                            By:_________________________________
                                               Authorized Officer

                                     J-2-1
<PAGE>

                                                                       EXHIBIT K

                    FORM OF INVESTMENT LETTER (NON-RULE 144A)

                                                     ---------------------------
                                                     Date

Mellon Residential Funding Corporation
One Mellon Center
500 Grant Street, Room 410
Pittsburgh, PA  15258
Attention:

Wells Fargo Bank Minnesota, National Association
Sixth Street and Marquette Avenue
Minneapolis, Minnesota  55479-0113
Attention:        Corporate Trust Services-Mellon Residential Funding
                  Corporation Mortgage Pass-Through Certificates, Series 200_-_

                  Re:      Mellon Residential Funding Corporation
                           Mortgage Pass-Through Certificates,
                           SERIES 2002-TBC1, CLASS

Ladies and Gentlemen:

                  In connection with our acquisition of the above Certificates
we certify that (a) we understand that the Certificates are not being registered
under the Securities Act of 1933, as amended (the "Act"), or any state
securities laws and are being transferred to us in a transaction that is exempt
from the registration requirements of the Act and any such laws, (b) we are an
"accredited investor," as defined in Regulation D under the Act, and have such
knowledge and experience in financial and business matters that we are capable
of evaluating the merits and risks of investments in the Certificates, (c) we
have had the opportunity to ask questions of and receive answers from the
Depositor concerning the purchase of the Certificates and all matters relating
thereto or any additional information deemed necessary to our decision to
purchase the Certificates, (d)(i) we are either: (A) not an employee benefit
plan that is subject to the Employee Retirement Income Security Act of 1974, as
amended, or a plan or arrangement that is subject to Section 4975 of the
Internal Revenue Code of 1986, as amended, nor are we acting on behalf of any
such plan or arrangement, nor are we using the assets of any such plan or
arrangement to effect such acquisition, or (B) an insurance company which is
acquiring such Certificates with funds contained in an "insurance company
general account" (as such term is defined in Section V(e) of Prohibited
Transaction Class Exemption 95-60) or (ii) we have delivered an Opinion of
Counsel satisfactory to the Trustee to the effect that the purchase or holding
of such Certificates will not result in a prohibited transaction and will not
subject the Trustee to any obligation in addition to those expressly undertaken
in the Pooling and Servicing Agreement or to any liability, (e) we are acquiring
the Certificates for investment for our own account and not with a view to any
distribution of such Certificates (but without prejudice to our

                                      K-1
<PAGE>

right at all times to sell or otherwise dispose of the Certificates in
accordance with clause (g) below), (f) we have not offered or sold any
Certificates to, or solicited offers to buy any Certificates from, any person,
or otherwise approached or negotiated with any person with respect thereto, or
taken any other action which would result in a violation of Section 5 of the
Act, and (g) we will not sell, transfer or otherwise dispose of any Certificates
unless (1) such sale, transfer or other disposition is made pursuant to an
effective registration statement under the Act or is exempt from such
registration requirements, and if requested, we will at our expense provide an
opinion of counsel satisfactory to the addressees of this Certificate that such
sale, transfer or other disposition may be made pursuant to an exemption from
the Act, (2) the purchaser or transferee of such Certificate has executed and
delivered to you a certificate to substantially the same effect as this
certificate, and (3) the purchaser or transferee has otherwise complied with any
conditions for transfer set forth in the Pooling and Servicing Agreement.

                                            Very truly yours,

                                            ____________________________________
                                            Print Name of Transferor

                                            By:_________________________________
                                               Authorized Officer

                                      K-2
<PAGE>

                                                                       EXHIBIT L

                            FORM OF RULE 144A LETTER

                                                       ------------------------
                                                       Date

Mellon Residential Funding Corporation
One Mellon Center
500 Grant Street, Room 410
Pittsburgh, PA  15258
Attention:

Wells Fargo Bank Minnesota, National Association
Sixth Street and Marquette Avenue
Minneapolis, Minnesota  55479-0113
Attention:        Corporate Trust Services-Mellon Residential Funding
                  Corporation Mortgage Pass-Through Certificates, Series 200_-_

                  Re:      Mellon Residential Funding Corporation
                           Mortgage Pass-Through Certificates,
                           Series 200 - , Class
                           --------------------------------------

Ladies and Gentlemen:

                  In connection with our acquisition of the above Certificates
we certify that (a) we understand that the Certificates are not being registered
under the Securities Act of 1933, as amended (the "Act"), or any state
securities laws and are being transferred to us in a transaction that is exempt
from the registration requirements of the Act and any such laws, (b) we have
such knowledge and experience in financial and business matters that we are
capable of evaluating the merits and risks of investments in the Certificates,
(c) we have had the opportunity to ask questions of and receive answers from the
Depositor concerning the purchase of the Certificates and all matters relating
thereto or any additional information deemed necessary to our decision to
purchase the Certificates, (d) (i) we are either (A): not an employee benefit
plan that is subject to the Employee Retirement Income Security Act of 1974, as
amended, or a plan or arrangement that is subject to Section 4975 of the
Internal Revenue Code of 1986, as amended, nor are we acting on behalf of any
such plan or arrangement, nor are we using the assets of any such plan or
arrangement to effect such acquisition, or (B) an insurance company which is
acquiring such Certificates with funds contained in an "insurance company
general account" (as such term is defined in Section V(e) of Prohibited
Transaction Class Exemption 95-60) or (ii) we have delivered an Opinion of
Counsel satisfactory to the Trustee to the effect that the purchase or holding
of such Certificates will not result in a prohibited transaction and will not
subject the Trustee to any obligation in addition to those expressly undertaken
in the Agreement or to any liability, (e) we have not, nor has anyone acting on
our behalf offered, transferred, pledged, sold or otherwise disposed of the
Certificates, any interest in the Certificates or any other similar security to,
or solicited any offer to buy or accept a transfer, pledge or other disposition
of the

                                      L-1
<PAGE>

Certificates, any interest in the Certificates or any other similar security
from, or otherwise approached or negotiated with respect to the Certificates,
any interest in the Certificates or any other similar security with, any person
in any manner, or made any general solicitation by means of general advertising
or in any other manner, or taken any other action, that would constitute a
distribution of the Certificates under the Securities Act or that would render
the disposition of the Certificates a violation of Section 5 of the Securities
Act or require registration pursuant thereto, nor will act, nor has authorized
or will authorize any person to act, in such manner with respect to the
Certificates, (f) we are a "qualified institutional buyer" as that term is
defined in Rule 144A under the Securities Act and have completed either of the
forms of certification to that effect attached hereto as Annex 1 or Annex 2. We
are aware that the sale to us is being made in reliance on Rule 144A. We are
acquiring the Certificates for our own account or for resale pursuant to Rule
144A and further, understand that such Certificates may be resold, pledged or
transferred only (i) to a person reasonably believed to be a qualified
institutional buyer that purchases for its own account or for the account of a
qualified institutional buyer to whom notice is given that the resale, pledge or
transfer is being made in reliance on Rule 144A, or (ii) pursuant to another
exemption from registration under the Securities Act.

                                      L-2
<PAGE>

                                                            ANNEX 1 TO EXHIBIT L
                                                            --------------------

            QUALIFIED INSTITUTIONAL BUYER STATUS UNDER SEC RULE 144A
            --------------------------------------------------------

          [For Transferees Other Than Registered Investment Companies]

                  The undersigned (the "Buyer") hereby certifies as follows to
the parties listed in the Rule 144A Transferee Certificate to which this
certification relates with respect to the Certificates described therein:

                  1. As indicated below, the undersigned is the President, Chief
Financial Officer, Senior Vice President or other executive officer of the
Buyer.

                  2. In connection with purchases by the Buyer, the Buyer is a
"qualified institutional buyer" as that term is defined in Rule 144A under the
Securities Act of 1933, as amended ("Rule 144A") because (i) the Buyer owned
and/or invested on a discretionary basis either at least $100,000 in securities
or, if Buyer is a dealer, Buyer must own and/or invest on a discretionary basis
at least $10,000,000 in securities (except for the excluded securities referred
to below) as of the end of the Buyer's most recent fiscal year (such amount
being calculated in accordance with Rule 144A and (ii) the Buyer satisfies the
criteria in the category marked below.

                          ___       CORPORATION, ETC. The Buyer is a corporation
                                    (other than a bank, savings and loan
                                    association or similar institution),
                                    Massachusetts or similar business trust,
                                    partnership, or charitable organization
                                    described in Section 501(c)(3) of the
                                    Internal Revenue Code of 1986, as amended.

                          ___       BANK. The Buyer (a) is a national bank or
                                    banking institution organized under the laws
                                    of any State, territory or the District of
                                    Columbia, the business of which is
                                    substantially confined to banking and is
                                    supervised by the State or territorial
                                    banking commission or similar official or is
                                    a foreign bank or equivalent institution,
                                    and (b) has an audited net worth of at least
                                    $25,000,000 as demonstrated in its latest
                                    annual financial statements, A COPY OF WHICH
                                    IS ATTACHED HERETO.

                          ___       SAVINGS AND LOAN. The Buyer (a) is a savings
                                    and loan association, building and loan
                                    association, cooperative bank, homestead
                                    association or similar institution, which is
                                    supervised and examined by a State or
                                    Federal authority having supervision over
                                    any such institutions or is a foreign
                                    savings and loan association or equivalent
                                    institution and (b) has an audited net worth
                                    of at least $25,000,000 as demonstrated in
                                    its latest annual financial statements, A
                                    COPY OF WHICH IS ATTACHED HERETO.

                          ___       BROKER-DEALER. The Buyer is a dealer
                                    registered pursuant to Section 15 of the
                                    Securities Exchange Act of 1934.

                                      L-3
<PAGE>

                          ___       INSURANCE COMPANY. The Buyer is an insurance
                                    company whose primary and predominant
                                    business activity is the writing of
                                    insurance or the reinsuring of risks
                                    underwritten by insurance companies and
                                    which is subject to supervision by the
                                    insurance commissioner or a similar official
                                    or agency of a State, territory or the
                                    District of Columbia.

                          ___       STATE OR LOCAL PLAN. The Buyer is a plan
                                    established and maintained by a State,
                                    its political subdivisions, or any agency
                                    or instrumentality of the State or
                                    its political subdivisions, for the benefit
                                    of its employees.

                          ___       ERISA PLAN. The Buyer is an employee benefit
                                    plan within the meaning of Title I of the
                                    Employee Retirement Income Security Act of
                                    1974.

                          ___       INVESTMENT ADVISOR. The Buyer is an
                                    investment advisor registered under the
                                    Investment Advisors Act of 1940.

                          ___       SMALL BUSINESS INVESTMENT COMPANY. Buyer is
                                    a small business investment company licensed
                                    by the U.S. Small Business Administration
                                    under Section 301(c) or (d) of the Small
                                    Business Investment Act of 1958.

                          ___       BUSINESS DEVELOPMENT COMPANY. Buyer is a
                                    business development company as defined in
                                    Section 202(a)(22) of the Investment
                                    Advisors Act of 1940.

                  3. The term "SECURITIES" as used herein DOES NOT INCLUDE (i)
securities of issuers that are affiliated with the Buyer, (ii) securities that
are part of an unsold allotment to or subscription by the Buyer, if the Buyer is
a dealer, (iii) securities issued or guaranteed by the U.S. or any
instrumentality thereof, (iv) bank deposit notes and certificates of deposit,
(v) loan participations, (vi) repurchase agreements, (vii) securities owned but
subject to a repurchase agreement and (viii) currency, interest rate and
commodity swaps.

                  4. For purposes of determining the aggregate amount of
securities owned and/or invested on a discretionary basis by the Buyer, the
Buyer used the cost of such securities to the Buyer and did not include any of
the securities referred to in the preceding paragraph, except (i) where the
Buyer reports its securities holdings in its financial statements on the basis
of their market value, and (ii) no current information with respect to the cost
of those securities has been published. If clause (ii) in the preceding sentence
applies, the securities may be valued at market. Further, in determining such
aggregate amount, the Buyer may have included securities owned by subsidiaries
of the Buyer, but only if such subsidiaries are consolidated with the Buyer in
its financial statements prepared in accordance with generally accepted
accounting principles and if the investments of such subsidiaries are managed
under the Buyer's direction. However, such securities were not included if the
Buyer is a majority-owned, consolidated

                                      L-5
<PAGE>

subsidiary of another enterprise and the Buyer is not itself a reporting company
under the Securities Exchange Act of 1934, as amended.

                  5. The Buyer acknowledges that it is familiar with Rule 144A
and understands that the seller to it and other parties related to the
Certificates are relying and will continue to rely on the statements made herein
because one or more sales to the Buyer may be in reliance on Rule 144A.

                  6. Until the date of purchase of the Rule 144A Securities, the
Buyer will notify each of the parties to which this certification is made of any
changes in the information and conclusions herein. Until such notice is given,
the Buyer's purchase of the Certificates will constitute a reaffirmation of this
certification as of the date of such purchase. In addition, if the Buyer is a
bank or savings and loan is provided above, the Buyer agrees that it will
furnish to such parties updated annual financial statements promptly after they
become available.

                                         _______________________________________
                                         Print Name of Buyer

                                         By:____________________________________
                                             Name:
                                             Title:

                                         Date:__________________________________

                                      L-5
<PAGE>

                                                            ANNEX 2 TO EXHIBIT L
                                                            --------------------

            QUALIFIED INSTITUTIONAL BUYER STATUS UNDER SEC RULE 144A
            --------------------------------------------------------

           [For Transferees That are Registered Investment Companies]

                  The undersigned (the "Buyer") hereby certifies as follows to
the parties listed in the Rule 144A Transferee Certificate to which this
certification relates with respect to the Certificates described therein:

                  1. As indicated below, the undersigned is the President, Chief
Financial Officer or Senior Vice President of the Buyer or, if the Buyer is a
"qualified institutional buyer" as that term is defined in Rule 144A under the
Securities Act of 1933, as amended ("Rule 144A") because Buyer is part of a
Family of Investment Companies (as defined below), is such an officer of the
Adviser.

                  2. In connection with purchases by Buyer, the Buyer is a
"qualified institutional buyer" as defined in SEC Rule 144A because (i) the
Buyer is an investment company registered under the Investment Company Act of
1940, as amended and (ii) as marked below, the Buyer alone, or the Buyer's
Family of Investment Companies, owned at least $100,000,000 in securities (other
than the excluded securities referred to below) as of the end of the Buyer's
most recent fiscal year. For purposes of determining the amount of securities
owned by the Buyer or the Buyer's Family of Investment Companies, the cost of
such securities was used, except (i) where the Buyer or the Buyer's Family of
Investment Companies reports its securities holdings in its financial statements
on the basis of their market value, and (ii) no current information with respect
to the cost of those securities has been published. If clause (ii) in the
preceding sentence applies, the securities may be valued at market.

                          ___          The Buyer owned $___ in securities (other
                                       than the excluded securities referred to
                                       below) as of the end of the Buyer's most
                                       recent fiscal year (such amount being
                                       calculated in accordance with Rule 144A).

                          ___          The Buyer is part of a Family of
                                       Investment Companies which owned in the
                                       aggregate $ in securities (other than the
                                       excluded securities referred to below) as
                                       of the end of the Buyer's most recent
                                       fiscal year (such amount being calculated
                                       in accordance with Rule 144A).

                  3. The term "FAMILY OF INVESTMENT COMPANIES" as used herein
means two or more registered investment companies (or series thereof) that have
the same investment adviser or investment advisers that are affiliated (by
virtue of being majority owned subsidiaries of the same parent or because one
investment adviser is a majority owned subsidiary of the other).

                  4. The term "SECURITIES" as used herein does not include (i)
securities of issuers that are affiliated with the Buyer or are part of the
Buyer's Family of Investment Companies, (ii) securities issued or guaranteed by
the U.S. or any instrumentality thereof, (iii)

                                      L-6
<PAGE>

bank deposit notes and certificates of deposit, (iv) loan participations, (v)
repurchase agreements, (vi) securities owned but subject to a repurchase
agreement and (vii) currency, interest rate and commodity swaps.

                  5. The Buyer is familiar with Rule 144A and under-stands that
the parties listed in the Rule 144A Transferee Certificate to which this
certification relates are relying and will continue to rely on the statements
made herein because one or more sales to the Buyer will be in reliance on Rule
144A. In addition, the Buyer will only purchase for the Buyer's own account.

                  6. Until the date of purchase of the Certificates, the
undersigned will notify the parties listed in the Rule 144A Transferee
Certificate to which this certification relates of any changes in the
information and conclusions herein. Until such notice is given, the Buyer's
purchase of the Certificates will constitute a reaffirmation of this
certification by the undersigned as of the date of such purchase.

                                       _________________________________________
                                       Print Name of Buyer

                                       By:  ____________________________________
                                            Name:
                                            Title:

                                       Date: ___________________________________

                                       IF AN ADVISER:

                                       _________________________________________
                                       Print Name of Buyer

                                       Date: ___________________________________

                                      L-7
<PAGE>

                                    EXHIBIT M

                                   [RESERVED]

                                      M-1
<PAGE>

                                    EXHIBIT N

                        REQUEST FOR RELEASE OF DOCUMENTS

To:      [Wells Fargo Bank Minnesota, N.A.
         1015 10th Avenue S.E.
         Minneapolis, MN  55414-0031
         Attn:   Inventory Control]

         [Boston Safe Deposit and Trust Company
         One Boston Place
         Boston, Massachusetts 02108
         Attention:  ______________]

                  Re:      Pooling and Servicing Agreement dated as of ________,
                           among ________________ and Wells Fargo Bank
                           Minnesota, N.A., as Trustee

         In connection with the administration of the Mortgage Loans held by you
as [Trustee] [Custodian] pursuant to the above-captioned Agreement, we request
the release, and hereby acknowledge receipt, of the Mortgage File for the
Mortgage Loan described below, for the reason indicated.

MORTGAGE LOAN NUMBER:

MORTGAGOR NAME, ADDRESS & ZIP CODE:

REASON FOR REQUESTING DOCUMENTS (check one):

_______    1.  Mortgage Paid in Full
_______    2.  Foreclosure
_______    3.  Substitution
_______    4.  Other Liquidation (Repurchases, etc.)
_______    5.  Nonliquidation          Reason: _________________________________

Address to which Custodian should
Deliver the Mortgage File                      _________________________________

                                               _________________________________

                                      N-1
<PAGE>

                                      By:_______________________________________

                                      (authorized signer)
                                      Issuer:___________________________________
                                      Address:__________________________________

                                      Date:_____________________________________

CUSTODIAN

Boston Safe Deposit and Trust Company

Please acknowledge the execution of the above request by your signature and date
below:

------------------------------------                 -----------------
Signature                                            Date

Documents returned to Custodian:

------------------------------------                 -----------------
                                                     Date

                                      N-2
<PAGE>

                                    EXHIBIT O

                      Form of Additional Pledged Collateral

                               Custodial Agreement

         THIS ADDITIONAL PLEDGED COLLATERAL CUSTODIAL AGREEMENT, dated as of
______, 200_, is by and among Wells Fargo Bank Minnesota, National Association,
a national banking association with an office at Sixth Street and Marquette
Avenue, Minneapolis, Minnesota 55479-0113, ("Wells Fargo"), Boston Safe Deposit
and Trust Company, a Massachusetts trust company with its principal place of
business at One Boston Place, Boston, MA 02108 ("Boston Safe" or the
"Custodian") and Mellon Residential Funding Corporation, a Delaware corporation
with its principal place of business at One Mellon Bank Center, Pittsburgh, PA
15258 ("MRFC");

                                   WITNESSETH

         WHEREAS, pursuant to the terms of a Pooling and Servicing Agreement of
even date herewith by and among MRFC, as depositor, Wells Fargo, as trustee,
Mellon Bank N.A., as standby purchaser, and Boston Safe, as master servicer and
seller (the "Pooling Agreement"), MRFC has agreed to purchase certain loans
(each a "Mortgage Loan") from Boston Safe and to cause the Mortgage Loans to be
assigned to Wells Fargo for the benefit of the holders of certificates to be
issued by MRFC Mortgage Pass-Through Trust, Series 200_ ____ (the
"Certificateholders"); and

         WHEREAS, certain Mortgage Loans are secured by Additional Collateral
(as defined in the Pooling Agreement) currently in the custody of Boston Safe;
and

         WHEREAS, Wells Fargo desires to have Boston Safe retain possession of
the Additional Pledged Collateral for the benefit of the Trustee and the
Certificateholders, in accordance with the terms and conditions hereof;

         NOW, THEREFORE, in consideration of the mutual undertakings herein
expressed the parties hereto hereby agree as follows:

         Section 1.        DEFINITIONS.

         Capitalized terms shall have the meanings assigned to them, except that
capitalized terms used and not defined herein shall have the meanings assigned
to such terms by the Pooling Agreement.

         Section 2.        APPOINTMENT OF  THE CUSTODIAN.

         Wells Fargo hereby appoints and designates the Custodian as the
custodian of the Additional Collateral. The Custodian hereby accepts such
appointment and designation and agrees that it shall maintain custody of the
Additional Collateral in accordance with this Agreement. In its discretion, the
Custodian is permitted to engage sub-contractors to assist in providing certain
of the services to Wells Fargo under this Agreement.

                                      O-1
<PAGE>

         Section 3.        OBLIGATIONS OF THE CUSTODIAN.

         The Custodian shall hold all Additional Collateral for the use and
benefit of Wells Fargo and the Certificateholders, and shall make disposition
thereof in accordance with this Agreement and the instructions furnished by
Wells Fargo. The Custodian shall segregate and maintain continuous custody of
all Additional Collateral in accordance with customary standards for such
custody.

         Section 4.        CUSTODIAN DUTIES.

         As Custodian for the Additional Collateral, the Custodian shall:

                  (a) hold the Additional Collateral, as applicable, in
         safekeeping facilities, including, without limitation, in central
         depositories including The Depository Trust Company, in the Book Entry
         System of the U.S. Treasury Department ("Fed Book Entry"), or in the
         safekeeping of other custodian banks, clearing corporations and
         depositories or similar organizations in the U.S. or elsewhere, as
         required for the secure and efficient handling of the property and as
         the Custodian in its sole discretion shall select;

                  (b) collect all income earned by, and all distributions due
         to, the Additional Collateral, if any;

                  (c) collect all proceeds from securities, certificates of
         deposit or other investments  which may mature or be called;

                  (d) attend to exchanges of securities, to deposits or
         exchanges of the securities of companies in reorganization, and to
         other so-called corporate actions which affect the Additional
         Collateral as directed by Wells Fargo; and

                  (e) upon Wells Fargo's written instructions, deliver to any
         person, agent, financial institution, partnership, corporation or other
         designated recipient any or all of the Additional Collateral held under
         this Agreement.

         The Custodian shall have no duty or responsibility to manage or
recommend investments of the assets held by it hereunder or to initiate any
purchase, sale or other investment transaction in the absence of proper
instructions (as set forth in Section 5 below).

         Section 5.        DIRECTIONS AND INSTRUCTIONS.

         All directions to the Custodian from Wells Fargo shall be in writing
(provided that the Custodian may, in its discretion, accept oral directions
subject to confirmation in writing), and the Custodian shall be fully protected
in acting in accordance therewith or for failing to act in the absence thereof.
Wells Fargo shall certify to the Custodian the names and specimen signatures of
persons authorized to act for Wells Fargo in relation to the Custodian.
Communications to the Custodian shall be sent to its offices at One Boston
Place, Boston, Massachusetts 02108 or to such other address as the Custodian
shall specify, and such communications shall be binding upon the Custodian when
received by it.

                                      O-2
<PAGE>

         Notwithstanding anything herein to the contrary, the Custodian shall be
fully protected in acting in accordance with directions with respect to
securities transactions (including without limitation the affirmation and/or
confirmation of such transactions) received by it through a system or
arrangement for the coordination of securities transaction settlements operated
by The Depository Trust Company or by any central securities depository,
securities clearing organization or book entry system which serves to link
investment managers, securities brokers and custodian banks, pursuant to an
agreement entered into by the Custodian and Wells Fargo to the same extent as if
the directions were in writing.

         Section 6.        WITHOUT EXPRESS AUTHORITY.

         The Custodian may, in its discretion and without express authority from
Wells Fargo:

                  (a) endorse for collection, in the name of Wells Fargo,
         checks, drafts and other negotiable instruments; and

                  (b) in general, attend to all non-discretionary details in
         connection with the sale, exchange, substitution, purchase, transfer
         and other dealings with the Additional Collateral of Wells Fargo except
         as otherwise provided by proper instructions.

         Section 7.        STANDARD OF CARE.

         The duties of the Custodian shall only be those specifically undertaken
pursuant to this Agreement, and the Custodian shall not be liable for an act or
omission of another person in carrying out any responsibility imposed upon such
person with respect to the Additional Collateral held under this Agreement
whether such responsibility is allocated to such other person by this Agreement
or pursuant to a procedure established in this Agreement or otherwise. In
performing its duties under this Agreement, the Custodian shall exercise the
same care and diligence that it would devote to its own property and shall be
liable only for losses arising from its negligence or willful misconduct.

         Section 8.        INDEMNIFICATION OF THE CUSTODIAN.

         MRFC agrees to indemnify and hold harmless the Custodian and its
directors, officers, employees, agents and nominees from all taxes (except taxes
on the net income of the Custodian, its agents and its nominees), charges,
expenses, assessments, claims and liabilities (including reasonable legal fees
and expenses) incurred by any of them in connection with the performance of this
Agreement, except such as may arise from any negligent action, negligent failure
to act or willful misconduct on the part of the indemnified entity.

         Section 9.        COMPENSATION OF THE CUSTODIAN.

         Throughout the Term of this Agreement, as set forth in Section 14
below, the Custodian shall perform its duties hereunder without compensation.
Thereafter, the Custodian shall be entitled to reimbursement of expenses
incurred in connection with any necessary transfer following notice of
termination or removal under Sections 11, 12 or 14.

         Section 10.       EXAMINATION OF CUSTODIAL FILES.

                                      O-3
<PAGE>

         Upon reasonable prior notice to the Custodian, Wells Fargo and MRFC and
any of their respective agents, accounts, attorneys and auditors will be
permitted during normal business hours to examine the records relating to
Additional Pledged Collateral in the possession of or under the control of the
Custodian relating to any or all of the Mortgage Loans.

         Section 11.       REMOVAL OF THE CUSTODIAN.

         Upon at least 45 days' prior written notice to the Custodian and MRFC,
and only for cause, Wells Fargo may remove and discharge the Custodian from the
performance of its duties under this Agreement. Having given notice of such
removal and having received the prior written consent of Wells Fargo, MRFC
promptly shall appoint a successor Custodian to act on behalf of Wells Fargo by
written instrument, one original counterpart of which instrument shall be
delivered to the Custodian. Any termination by Wells Fargo shall be accompanied
or followed promptly by proper instructions in writing setting forth the names
of the persons to whom the Custodian shall deliver the Additional Collateral.
The Custodian will deliver promptly the Additional Collateral to the persons so
specified, after deducting therefrom any amounts which the Custodian is owed for
services or reimbursement of expenses hereunder. MRFC shall cause the Master
Servicer to pay the fees of the successor Custodian, provided, that if Wells
Fargo is the successor to the Master Servicer under the Pooling and Servicing
Agreement, MRFC shall pay such fees.

         Section 12.       TERMINATION BY THE CUSTODIAN.

         The Custodian may terminate its obligations under this Agreement upon
at least 45 days' prior written notice to Wells Fargo and the MRFC. In the event
of such termination and with the prior written consent of Wells Fargo, MRFC
shall appoint a successor Custodian. MRFC shall cause the Master Servicer or any
successor to Boston Safe as the Master Servicer pursuant to the Pooling
Agreement, except to the extent Wells Fargo is such successor in which case MRFC
agrees, to pay such successor Custodian's fees and expenses. If notice of
termination is given by the Custodian, Wells Fargo shall, within 30 days
following the giving of such notice, deliver to the Custodian proper
instructions in writing specifying the names of the persons to whom the
Custodian shall deliver the Additional Pledged Collateral held by it. The
Custodian will deliver promptly the Additional Pledged Collateral to the persons
so specified, after deducting therefrom any amounts which the Custodian is owed
for services or reimbursement of expenses hereunder.

         If within 30 days following the giving of a notice of termination by
the Custodian, the Custodian does not receive from Wells Fargo proper
instructions in writing specifying the names of the persons to whom the
Custodian shall deliver the assets of Wells Fargo held by it, the Custodian, at
its election, may seek court action with respect to the appointment of a
successor custodian.

         Section 13.       SURVIVAL.

         The obligations of the parties hereto regarding the use of reasonable
care, indemnities and payment of fees and expenses shall survive the termination
of this Agreement.

                                      O-4
<PAGE>

         Section 14.       TERM OF AGREEMENT.

         Unless terminated pursuant to Section 11 or Section 12 hereof, this
Agreement shall terminate upon the earlier of (1) the resignation or removal of
the Custodian, its agent or affiliate as the Master Servicer under the Pooling
Agreement, and (2) the termination of the Trust Fund pursuant to Section 9.01 of
the Pooling Agreement. In such event, all Additional Pledged Collateral shall be
released in accordance with the written instructions of Wells Fargo.

         Section 15.       NOTICES.

         Except as otherwise specified herein, each notice or other
communication hereunder shall be in writing and shall be delivered to the
intended recipient at the following address (or at such other address as the
intended recipient shall have specified in a written notice given to the other
parties hereto):

        IF TO WELLS FARGO BANK:

                    Wells Fargo Bank Minnesota, National Association
                    11000 Broken Land Parkway
                    Columbia, Maryland  21044-3562
                    Attention: Corporate Trust Services-Mellon Residential
                               Funding Corporation, Series 2002-TBC1

        IF TO THE CUSTODIAN:

                    Boston Safe Deposit and Trust Company
                    One Boston Place
                    Boston, MA 02108 Attention:

        IF TO MRFC:

                    Mellon Residential Funding Corporation
                    One Mellon Center
                    Room 410
                    Pittsburgh, PA  15258
                    Attention: Stephen Cobain, President

         Section 16.       AMENDMENTS.

         Unless otherwise specifically provided herein, this Agreement may not
be amended, modified, altered or supplemented other than by means of an
agreement or instrument executed on behalf of each of the parties hereto.

                                      O-5

<PAGE>

         Section 17.       WAIVER.

         No failure on the part of any person to exercise any power, right,
privilege or remedy hereunder, and no delay on the part of any person in the
exercise of any power, right, privilege or remedy hereunder, shall operate as a
waiver thereof; and no single or partial exercise of any such power, right,
privilege or remedy shall preclude any other or further exercise thereof or of
any other power, right, privilege or remedy.

         Section 18.       SEVERABILITY.

         In the event that any provision of this Agreement, or the application
of any such provision to any person or set of circumstances, shall be determined
to be invalid, unlawful, void or unenforceable to any extent, the remainder of
this Agreement, and the application of such provision to persons or
circumstances other than those as to which it is determined to be invalid,
unlawful, void or unenforceable, shall not be impaired or otherwise affected and
shall continue to be valid and enforceable to the fullest extent permitted by
law.

         Section 19.       SUCCESSOR AND ASSIGNS.

         This agreement shall inure to the benefit of the successors and assigns
of the parties hereto.

         Section 20.       GOVERNING LAW.

         This Agreement shall be construed in accordance with, and governed in
all respects by, the laws of the Commonwealth of Massachusetts.

         Section 21.       COUNTERPARTS.

         This Agreement may be executed in counterparts, each of which shall
constitute an original and both of which, when taken together, shall constitute
one agreement.

                                      O-6
<PAGE>

         IN WITNESS WHEREOF, Wells Fargo, the Custodian and MRFC have caused
their names to be signed hereto by their respective duly-authorized officers,
all as of the date first above written.

                                      WELLS FARGO BANK MINNESOTA,
                                      NATIONAL ASSOCIATION, as Trustee

                                      By:
                                           Name:
                                           Title:

                                      BOSTON SAFE DEPOSIT AND TRUST COMPANY

                                      By:
                                           Name:
                                           Title:

                                      MELLON RESIDENTIAL FUNDING CORPORATION

                                      By:
                                           Name:
                                           Title:

                                      O-7<PAGE>

                                                                Exhibit Ex 10.24

                     TENTH AMENDMENT TO DEBTOR IN POSSESSION
                           LOAN AND SECURITY AGREEMENT

     THIS TENTH AMENDMENT TO DEBTOR IN POSSESSION LOAN AND SECURITY AGREEMENT
(this "Tenth Amendment") is entered into and effective as of January 29, 2002,
by and among Factory Card Outlet of America Ltd., an Illinois corporation and a
debtor and debtor in possession (the "Borrower"), on the one hand, and Wells
Fargo Retail Finance, LLC (successor in interest to Foothill Capital Corporation
and Paragon Capital, LLC) ("WFRF"), as Agent and Lender, and the financial
institutions listed on the signature page of the Loan Agreement referred to
below (such financial institutions, together with their respective successors
and assigns, are collectively referred to herein as the ("Lenders"), on the
other hand. This Tenth Amendment amends certain provisions of the Debtor in
Possession Loan and Security Agreement dated as of March 23, 1999 by and among
the Borrower and WFRF, as Agent, and the Lenders (as amended by and through the
date of this Tenth Amendment, and as hereafter amended and/or restated from time
to time, the "Loan Agreement"). Capitalized terms used herein and not otherwise
defined shall have the same meanings herein as in the Loan Agreement.

                                   BACKGROUND

     This Tenth Amendment is entered into to amend the Maturity Date of the
Commitment and to amend certain of the provisions governing the availability of
"Special Sub-Line Advances" under the Loan Agreement, in accordance with the
terms and conditions hereof.

     NOW, THEREFORE, for good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, the Borrower, the Agent and the
Lenders hereby agree as follows:

1.   Amendments to Loan Agreement.
     ----------------------------

     (a)  Amendment to Subsection 1.1.
          ---------------------------

          (i) Subsection 1.1 of the Loan Agreement is hereby amended by deleting
     the existing subsection (i) of the definition of "Maturity Date" appearing
     therein and inserting in lieu thereof: "May 31, 2002."

     (b)  Amendment to Subsection 2.1 (a)(ii). Subsection 2.1 (a)(ii) of the
Loan Agreement is hereby amended by deleting such subsection in its entirety and
inserting in lieu thereof the following:

          (a)(ii) Special Sub-Line Advances. The term "Borrowing Base" shall
     also include amounts available in respect of the Special Sub-Line Advances
     in accordance with this Section 2.1 (a)(ii). Subject to the terms and
     conditions of this Agreement, each Lender agrees to make special sub-line
     advances ("Special Sub-Line Advances") to Borrower in an amount at any one
     time outstanding not to exceed such Lender's Pro Rata Share of an amount
     equal to 13% of the Cost Value of Eligible Inventory, provided, however,
     that in no event will Advances

<PAGE>

        (on a combined basis under Sections 2.1 (a)(i)(y) and 2.1 (a)(ii))
        exceed 85% of the Net Retail Liquidation Value of Eligible Inventory.

     2. Representations and Warranties; Confirmation of Representations,
        Warranties.
        ------------------------------------------------------------------------

     This Tenth Amendment has been duly authorized, executed and delivered by
the Borrower. The Loan Agreement, as amended hereby, and each of the other Loan
Documents, as amended by and through the date hereof, constitute legal, valid
and binding obligations of the Borrower, enforceable against the Borrower in
accordance with their respective terms. The Borrower, by execution of this Tenth
Amendment, certifies to the Agent and each of the Lenders that each of the
representations and warranties set forth in the Loan Agreement and the other
Loan Documents is true and correct as of the date hereof, except to the extent
such representations and warranties expressly relate to an earlier date, as if
fully set forth in this Tenth Amendment, and that, as of the date hereof, no
Default or Event of Default has occurred and is continuing under the Loan
Agreement or any other Loan Document. The Borrower acknowledges and agrees that
this Tenth Amendment shall become a part of the Loan Agreement and shall be a
Loan Document.

     3. Waiver of Events of Default.
        ----------------------------

     The Agent and the Lenders hereby waive all Events of Default, if any, that
exist at time of this Tenth Amendment.

     4. Conditions Precedent.
        ---------------------

     The obligation of the Agent and the Lenders to execute this Tenth Amendment
and make the accommodations to the Borrower described herein is subject to the
following conditions, the satisfaction of which shall be determined by the Agent
and the Lenders in their sole discretion:

        (a) This Tenth Amendment shall have been executed and delivered by each
           of the parties hereto;

        (b) The Borrower by its execution hereof shall have agreed to pay to the
Agent, for the benefit of the Lenders, an amendment fee of $100,000 (the
"Amendment Fee"). The Amendment Fee shall be fully earned, due, and payable upon
the execution of this Tenth Amendment by all parties hereto; and

        (c) The Official Committee of Unsecured Creditors appointed in the Case
shall have confirmed that it has no objection to the terms of this Tenth
Amendment in a writing provided to WFRF.

     5. No Novation; Effect; Counterparts; Governing Law.
        ------------------------------------------------

     Except to the extent specifically amended hereby, the Loan Agreement and
each of the other Loan Documents shall be unaffected hereby and shall remain in
full force and effect; this Tenth Amendment shall not be deemed a novation of
the Loan Agreement or any other Loan Document. The Borrower hereby acknowledges,
confirms and ratifies its obligations under the Loan Agreement and each of the
other Loan Documents. This Tenth Amendment may be executed in any number of
counterparts, and by the different parties on separate counterparts, each of
which, when so executed and delivered, shall be an original, but all the
counterparts shall together constitute one instrument. This Tenth Amendment
shall be governed by the internal

                                        2

<PAGE>

laws of The Commonwealth of Massachusetts (without reference to conflicts of law
principles) and the United States Bankruptcy Code and shall be binding upon and
inure to the benefit of the parties hereto and their respective successors and
permitted assigns. The Borrower acknowledges that the reasonable out-of-pocket
expenses of the Agent and the Lenders incurred in connection with the
preparation, execution and delivery of this Tenth Amendment shall be "Lender
Group Expenses," as such term is defined in the Loan Agreement.

     6. Construction.
        ------------

     The Borrower, by execution hereof, acknowledges and confirms that for all
purposes of the Loan Agreement and the other Loan documents, the term "Loan
Agreement" shall mean the Loan Agreement as amended by and through the date of
this Tenth Amendment and as further amended and/or restated from time to time
hereafter.

                                        3

<PAGE>

     IN WITNESS WHEREOF, the parties hereto have executed this Tenth Amendment
to Loan and Security Agreement as a sealed instrument as of the date first above
written.

                                                FACTORY CARD OUTLET OF AMERICA
                                                LTD.

                                                By: /s/ James D. Constantine
                                                    ------------------------
                                                Name: James D. Constantine
                                                Title: Senior Vice President
                                                          and CFO

                                                WELLS FARGO RETAIL FINANCE, LLC,
                                                for itself and as Agent for the
                                                Lenders

                                                By: /s/ Thomas F. Morgan
                                                    --------------------
                                                Name: Thomas F. Morgan

                                                Title: Vice President

                                        4

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