Document:

PLACEMENT AGMNT. DATED DECEMBER 6, 2005 RELATING TO CMT II PREFERRED SECURITIES

 EXHIBIT 10.09 
 CAPSTEAD MORTGAGE CORPORATION 
 40,000 Capital Securities 

Fixed/Floating Rate Capital Securities 
 (Liquidation Amount $1,000.00 per Capital Security) 
 PLACEMENT AGREEMENT

  
  

December 6, 2005 
 FTN Financial Capital Markets 
 845 Crossover Lane, Suite 150 

Memphis, Tennessee 38117 
 Keefe, Bruyette & Woods, Inc. 
 787 7th Avenue 

4th Floor 
 New
York, New York 10019 
 Ladies and Gentlemen: 

Capstead Mortgage Corporation, a Maryland corporation (the “Company”), and its financing subsidiary, Capstead
Mortgage Trust II, a Delaware statutory trust (the “Trust,” and hereinafter together with the Company, the “Offerors”), hereby confirm their agreement (this “Agreement”) with you as placement agents (the
“Placement Agents”), as follows: 
 Section 1. Issuance and Sale of Securities. 

1.1. Introduction.
 The Offerors propose to issue and sell at the Closing (as defined in Section 2.3.1 hereof) 40,000 of the Trust’s Fixed/Floating Rate Capital Securities, with a liquidation amount of $1,000.00
per capital security (the “Capital Securities”), to First Tennessee Bank National Association, a national banking association organized under the laws of the United States of America and Preferred Term Securities XX, Ltd., a company
with limited liability established under the laws of the Cayman Islands (the “Purchasers”) pursuant to the terms of Subscription Agreements entered into, or to be entered into on or prior to the Closing Date (as defined in
Section 2.3.1 hereof), between the Offerors and the Purchasers (the “Subscription Agreements”), the forms of which are attached hereto as Exhibit A-1 and Exhibit A-2 and incorporated herein by this reference.

 1.2. Operative Agreements.

The entire proceeds from the sale by the Trust to the holders of the Capital Securities shall be combined with the entire
proceeds from the sale by the Trust to the Company of its common securities (the “Common Securities”), and shall be used by the Trust to purchase $41,238,000.00 in principal amount of the Fixed/Floating Rate Junior Subordinated Debentures
(the “Debentures”) of the Company. 

 The Capital Securities and the Common Securities for the Trust shall be
issued pursuant to an Amended and Restated Declaration of Trust among WTC, as Delaware trustee (the “Delaware Trustee”), WTC, as institutional trustee (the “Institutional Trustee”), the Administrators named therein, and the
Company, to be dated as of the Closing Date and in substantially the form heretofore delivered to the Placement Agents (the “Trust Agreement”). The Debentures shall be issued pursuant to an Indenture (the “Indenture”), to be
dated as of the Closing Date, between the Company and WTC, as indenture trustee (the “Indenture Trustee”). The documents identified in this Section 1.2 and in Section 1.1 are referred to herein as the “Operative
Documents.” 
 1.3. Rights of Purchasers.

The Capital Securities shall be offered and sold by the Trust directly to the Purchasers without registration of any of
the Capital Securities, the Debentures under the Securities Act of 1933, as amended (the “Securities Act”), or any other applicable securities laws in reliance upon exemptions from the registration requirements of the Securities Act and
other applicable securities laws. The Offerors agree that this Agreement shall be incorporated by reference into the Subscription Agreements and the Purchasers shall be entitled to each of the benefits of the Placement Agents and the Purchasers
under this Agreement and shall be entitled to enforce obligations of the Offerors under this Agreement as fully as if the Purchasers were parties to this Agreement. The Offerors and the Placement Agents have entered into this Agreement to set forth
their understanding as to their relationship and their respective rights, duties and obligations. 
 1.4.
Legends.
 Upon original issuance thereof, and until such time as the same is no longer required
under the applicable requirements of the Securities Act, the Capital Securities and Debentures certificates shall each contain a legend as required pursuant to any of the Operative Documents. 

Section 2. Purchase of Capital Securities. 

2.1. Exclusive Rights; Purchase Price.

From the date hereof until the Closing Date (which date may be extended by mutual agreement of the Offerors and the
Placement Agents), the Offerors hereby grant to the Placement Agents the exclusive right to arrange for the sale of the Capital Securities to the Purchasers at a purchase price of $1,000.00 per Capital Security. 

2.2. Subscription Agreements.

The Offerors hereby agree to evidence their acceptance of the subscription by countersigning a copy of each of the
Subscription Agreements and returning the same to the Placement Agents. 
 2.3. Closing and
Delivery of Payment. 
 2.3.1. Closing; Closing Date.

The sale and purchase of the Capital Securities by the Offerors to the Purchasers shall take place at a closing (the
“Closing”) at the offices of Lewis, Rice & Fingersh, L.C., at 10:00 a.m. (St. Louis time) on December 15, 2005, or such other business day as may be agreed upon by the Offerors and the Placement Agents (the
“Closing Date”); provided, however, that in no event shall the Closing Date occur later than December 30, 2005 unless consented to by the Purchasers. Payment by the Purchasers shall be payable in the manner set forth in
the Subscription Agreements and shall be made prior to or on the Closing Date. 

 2.3.2. Delivery.

The certificates for the Capital Securities shall be in definitive form, each registered in the name of the applicable
Purchaser, or Purchaser designee, and in the aggregate amount of the Capital Securities purchased by the Purchaser. 
 2.3.3. Transfer Agent.
 The Offerors
shall deposit the certificates representing the Capital Securities with the Institutional Trustee or other appropriate party prior to the Closing Date. 
 2.4. Placement Agents’ Fees and Expenses. 

2.4.1. Placement Agents’ Compensation.

Because the proceeds from the sale of the Capital Securities shall be used to purchase the Debentures from the Company,
the Company shall pay an aggregate of $27.50 for each $1,000.00 of principal amount of Debentures sold to the Trust (excluding the Debentures related to the Common Securities purchased by the Company). Of this amount, $13.75 for each $1,000.00 of
principal amount of Debentures shall be payable to FTN Financial Capital Markets and $13.75 for each $1,000.00 of principal amount of Debentures shall be payable to Keefe, Bruyette & Woods, Inc. Such amount shall be delivered to WTC or such
other person designated by the Placement Agents on the Closing Date and shall be allocated between and paid to the respective Placement Agents as directed by the Placement Agents. 

2.4.2. Costs and Expenses.

Whether or not this Agreement is terminated or the sale of the Capital Securities is consummated, the Company hereby
covenants and agrees that it shall pay or cause to be paid (directly or by reimbursement) all reasonable costs and expenses incident to the performance of the obligations of the Offerors under this Agreement, including all fees, expenses and
disbursements of counsel and accountants for the Offerors; all reasonable expenses incurred by the Offerors incident to the preparation, execution and delivery of the Trust Agreement and the Indenture; and all other reasonable costs and expenses
incurred by the Offerors incident to the performance of the obligations of the Company hereunder and under the Trust Agreement. The Placement Agents shall pay or cause to be paid all costs and expenses incident to the performance of its obligations
under this Agreement, including all fees, expenses and disbursements of its counsel and all other costs and expenses incurred by the Placement Agents incident to the performance of its obligations hereunder. 

2.5. Failure to Close.

If any of the conditions to the Closing specified in this Agreement shall not have been fulfilled to the satisfaction of
the Placement Agents or if the Closing shall not have occurred on or before 10:00 a.m. (St. Louis time) on December 30, 2005, then each party hereto, notwithstanding anything to the contrary in this Agreement, shall be relieved of all
further obligations under this Agreement without thereby waiving any rights it may have by reason of such nonfulfillment or failure; provided, however, that the obligations of the parties under Sections 2.4.2, 7.5 and 9 shall not
be so relieved and shall continue in full force and effect. 

 Section 3. Closing Conditions.

The obligations of the Purchasers and the Placement Agents on the Closing Date shall be subject to the accuracy, at and
as of the Closing Date, of the representations and warranties of the Offerors contained in this Agreement, to the accuracy, at and as of the Closing Date, of the statements of the Offerors made in any certificates pursuant to this Agreement, to the
performance by the Offerors of their respective obligations under this Agreement, to compliance, at and as of the Closing Date, by the Offerors with their respective agreements herein contained, and to the following further conditions: 

3.1. Opinions of Counsel. 

On the Closing Date, the Placement Agents shall have received the following favorable opinions, each dated as of the
Closing Date: (a) from Andrews Kurth LLP, counsel for the Company and addressed to the Purchasers, the Placement Agents, the Offerors and WTC in substantially the form set forth on Exhibit B-1 attached hereto and incorporated
herein by this reference, (b) from Hogan & Hartson L.L.P., Maryland counsel for the Company and addressed to the Purchasers, the Placement Agents, the Offerors and WTC in substantially the form set forth on Exhibit B-2
attached hereto and incorporated herein by this reference, (c) from Richards, Layton & Finger, P.A., special Delaware counsel to the Trust and addressed to the Purchasers, the Placement Agents and the Offerors, in substantially the
form set forth on Exhibit B-3 attached hereto and incorporated herein by this reference and (d) from Lewis, Rice & Fingersh, L.C., special tax counsel to the Offerors, and addressed to the Placement Agents and the Offerors,
addressing the items set forth on Exhibit B-4 attached hereto and incorporated herein by this reference, subject to the receipt by Lewis, Rice & Fingersh, L.C. of a representation letter from the Company in the form set forth in
Exhibit B-4 completed in a manner reasonably satisfactory to Lewis, Rice & Fingersh, L.C. (collectively, the “Offerors’ Counsel Opinions”). In rendering the Offerors’ Counsel Opinions, counsel to the Offerors
may rely as to factual matters upon certificates or other documents furnished by officers, directors and trustees of the Offerors (copies of which shall be delivered to the Placement Agents and the Purchasers) and by government officials, and upon
such other documents as counsel to the Offerors may, in their reasonable opinion, deem appropriate as a basis for the Offerors’ Counsel Opinions. Counsel to the Offerors may specify the jurisdictions in which they are admitted to practice and
that they are not admitted to practice in any other jurisdiction and are not experts in the law of any other jurisdiction. If the Offerors’ counsel is not admitted to practice in the State of New York, the opinion of Offerors’ counsel may
assume, for purposes of the opinion, that the laws of the State of New York are substantively identical, in all respects material to the opinion, to the internal laws of the state in which such counsel is admitted to practice. Such Offerors’
Counsel Opinions shall not state that they are to be governed or qualified by, or that they are otherwise subject to, any treatise, written policy or other document relating to legal opinions, including, without limitation, the Legal Opinion Accord
of the ABA Section of Business Law (1991). 
 3.2. Officer’s Certificate.

At the Closing Date, the Purchasers and the Placement Agents shall have received certificates from an authorized officer
of the Company, dated as of the Closing Date, stating that (i) the representations and warranties of the Offerors set forth in Section 5 hereof are true and correct as of the Closing Date and that the Offerors have complied with all
agreements and satisfied all conditions on their part to be performed or satisfied at or prior to the Closing Date, (ii) since the date of this Agreement the Offerors have not incurred any liability or obligation, direct or contingent, or
entered into any material transactions, other than in the ordinary course of business, which is material to the Offerors, and (iii) covering such other matters as the Placement Agents may reasonably request. 

3.3. Administrator’s Certificate.

At the Closing Date, the Purchasers and the Placement Agents shall have received a certificate of one or more
Administrators of the Trust, dated as of the Closing Date, stating that the representations and 

 
warranties of the Trust set forth in Section 5 are true and correct as of the Closing Date and that the Trust has complied with all agreements and satisfied all conditions on its part to be
performed or satisfied at or prior to the Closing Date. 
 3.4. Purchase Permitted by Applicable Laws;
Legal Investment.
 The purchase of and payment for the Capital Securities as described in this
Agreement and pursuant to the Subscription Agreements shall (a) not be prohibited by any applicable law or governmental regulation, (b) not subject the Purchasers or the Placement Agents to any penalty or, in the reasonable judgment of the
Purchasers and the Placement Agents, other onerous conditions under or pursuant to any applicable law or governmental regulation, and (c) be permitted by the laws and regulations of the jurisdictions to which the Purchasers and the Placement
Agents are subject. 
 3.5. Consents and Permits.

The Company and the Trust shall have received all consents, permits and other authorizations, and made all such filings
and declarations, as may be required from any person or entity pursuant to any law, statute, regulation or rule (federal, state, local and foreign), or pursuant to any agreement, order or decree to which the Company or the Trust is a party or to
which either is subject, in connection with the transactions contemplated by this Agreement. 

3.6. Sale of Purchaser Securities.

Preferred Term Securities XX, Ltd. shall have sold securities issued by it in an amount such that the net proceeds
of such sale shall be (i) available on the Closing Date and (ii) in an amount sufficient to purchase that portion of the Capital Securities Preferred Term Securities XX, Ltd. agrees to purchase pursuant to the Subscription Agreement
to be entered into by it and all other capital or similar securities contemplated to be purchased by Preferred Term Securities XX, Ltd. in agreements similar to this Agreement and the Subscription Agreement to be entered into by it. 

3.7. Information.
 Prior to or on the Closing Date, the Offerors shall have furnished to the Placement Agents such further information, certificates, opinions and documents addressed to the Purchasers and the Placement
Agents, which the Placement Agents may reasonably request, including, without limitation, a complete set of the Operative Documents or any other documents or certificates required by this Section 3; and all proceedings taken by the Offerors in
connection with the issuance, offer and sale of the Capital Securities as herein contemplated shall be reasonably satisfactory in form and substance to the Placement Agents. 

If any condition specified in this Section 3 shall not have been fulfilled when and as required in this Agreement,
or if any of the opinions or certificates mentioned above or elsewhere in this Agreement shall not be reasonably satisfactory in form and substance to the Placement Agents, this Agreement may be terminated by the Placement Agents by notice to the
Offerors at any time at or prior to the Closing Date. Notice of such termination shall be given to the Offerors in writing or by telephone or facsimile confirmed in writing. 
 Section 4. Conditions to the Offerors’ Obligations.
 The obligations of the Offerors to sell the Capital Securities to the Purchasers and consummate the transactions contemplated by this Agreement shall be subject to the accuracy, at and as of the Closing
Date, of the representations and warranties of the Placement Agents contained in this Agreement and to the following further conditions: 

 4.1. Executed Agreement.

The Offerors shall have received from the Placement Agents an executed copy of this Agreement. 

4.2. Fulfillment of Other Obligations.

The Placement Agents shall have fulfilled all of their other obligations and duties required to be fulfilled under this
Agreement prior to or at the Closing. 
 Section 5. Representations and Warranties of the Offerors.

Except as set forth on the Disclosure Schedule (as defined in Section 11.1) attached hereto, if any, the Offerors
jointly and severally represent and warrant to the Placement Agents and the Purchasers as of the date hereof and as of the Closing Date as follows: 
 5.1. Securities Law Matters. 
 (a) Neither
the Company nor the Trust, nor any of their “Affiliates” (as defined in Rule 501(b) of Regulation D under the Securities Act (“Regulation D”)), nor any person acting on any of their behalf has, directly or
indirectly, made offers or sales of any security, or solicited offers to buy any security, under circumstances that would require the registration under the Securities Act of any of the Capital Securities or the Debentures (collectively, the
“Securities”) or any other securities to be issued, or which may be issued, by Preferred Term Securities XX, Ltd. 
 (b) Neither the Company nor the Trust, nor any of their Affiliates, nor any person acting on its or their behalf has (i) other than the Placement Agents, offered for sale or solicited offers
to purchase the Securities, (ii) engaged in any form of offering, general solicitation or general advertising (within the meaning of Regulation D) in connection with any offer or sale of any of the Securities, or (iii) engaged or will
engage in any “directed selling efforts” within the meaning of Regulation S of the Securities Act (“Regulation S”) with respect to the Securities. 

(c) The Securities satisfy the eligibility requirements of Rule 144A(d)(3) under the Securities Act.

 (d) Neither the Company nor the Trust is or, after giving effect to the offering and sale of the
Capital Securities and the consummation of the transactions described in this Agreement, will be an “investment company” or an entity “controlled” by an “investment company,” in each case within the meaning of
Section 3(a) of the Investment Company Act of 1940, as amended (the “Investment Company Act”). 

(e) Neither the Company nor the Trust has paid or agreed to pay to any person or entity (other than the Placement
Agents) any compensation for soliciting another to purchase any of the Securities. 

 (f) The Company is a “qualified purchaser” within the
meaning of section 2(a)(51) of the Investment Company Act and will purchase the Common Securities for its own account. 
 5.2. Organization, Standing and Qualification of the Trust.
 The Trust has been duly created and is validly existing in good standing as a statutory trust under the Delaware Statutory Trust Act (the “Statutory Trust Act”) with the power and authority to
own property and to conduct the business it transacts and proposes to transact and to enter into and perform its obligations under the Operative Documents. The Trust is duly qualified to transact business as a foreign entity and is in good standing
in each jurisdiction in which such qualification is necessary, except where the failure to so qualify or be in good standing would not have a material adverse effect on the Trust. The Trust is not a party to or otherwise bound by any agreement other
than the Operative Documents. The Trust is and will, under current law, be classified for federal income tax purposes as a grantor trust and not as an association taxable as a corporation. 

5.3. Trust Agreement.

The Trust Agreement has been duly authorized by the Company and, on the Closing Date, will have been duly executed and
delivered by the Company and the Administrators of the Trust, and, assuming due authorization, execution and delivery by the Delaware Trustee and the Institutional Trustee, will be a valid and binding obligation of the Company and such
Administrators, enforceable against them in accordance with its terms, subject to (a) applicable bankruptcy, insolvency, moratorium, receivership, reorganization, liquidation and other laws relating to or affecting creditors’ rights
generally, and (b) general principles of equity (regardless of whether considered and applied in a proceeding in equity or at law) (“Bankruptcy and Equity”). Each of the Administrators of the Trust is an employee or a director of the
Company and has been duly authorized by the Company to execute and deliver the Trust Agreement. 
 5.4.
Indenture.
 The Indenture has been duly authorized by the Company and, on the Closing Date, will
have been duly executed and delivered by the Company, and, assuming due authorization, execution and delivery by the Indenture Trustee, will be a valid and binding obligation of the Company enforceable against it in accordance with its terms,
subject to Bankruptcy and Equity. 
 5.5. Capital Securities and Common Securities.

The Capital Securities and the Common Securities have been duly authorized by the Trust Agreement and, when issued and
delivered against payment therefor on the Closing Date to the Purchasers, in the case of the Capital Securities, and to the Company, in the case of the Common Securities, will be validly issued and represent undivided beneficial interests in the
assets of the Trust. None of the Capital Securities or the Common Securities is subject to preemptive or other similar rights. On the Closing Date, all of the issued and outstanding Common Securities will be directly owned by the Company free and
clear of any pledge, security interest, claim, lien or other encumbrance. 
 5.6.
Debentures.
 The Debentures have been duly authorized by the Company and, at the Closing Date, will
have been duly executed and delivered to the Indenture Trustee for authentication in accordance with the Indenture, and, when authenticated in the manner provided for in the Indenture and delivered against payment therefor by the Trust, will
constitute valid and binding obligations of the Company entitled to the benefits of the Indenture enforceable against the Company in accordance with their terms, subject to Bankruptcy and Equity. 

 5.7. Power and Authority.

This Agreement has been duly authorized, executed and delivered by the Company and the Trust and constitutes the valid
and binding obligation of the Company and the Trust, enforceable against the Company and the Trust in accordance with its terms, subject to Bankruptcy and Equity. 

5.8. No Defaults.
 The Trust is not in violation of the Trust Agreement or, to the knowledge of the Administrators, any provision of the Statutory Trust Act. The execution, delivery and performance by the Company or the
Trust of this Agreement or the Operative Documents to which it is a party, and the consummation of the transactions contemplated herein or therein and the use of the proceeds therefrom, will not conflict with or constitute a breach of, or a default
under, or result in the creation or imposition of any lien, charge or other encumbrance upon any property or assets of the Trust, the Company or any of the Company’s Subsidiaries (as defined in Section 5.11 hereof) pursuant to any
contract, indenture, mortgage, loan agreement, note, lease or other instrument to which the Trust, the Company or any of its Subsidiaries is a party or by which it or any of them may be bound, or to which any of the property or assets of any of them
is subject, except for a conflict, breach, default, lien, charge or encumbrance which could not, singly or in the aggregate, reasonably be expected to have a Material Adverse Effect nor will such action result in any violation of the Trust Agreement
or the Statutory Trust Act or require the consent, approval, authorization or order of any court or governmental agency or body. As used herein, the term “Material Adverse Effect” means any one or more effects that individually or in the
aggregate (i) are material and adverse to the Offerors’ ability to consummate the transactions contemplated herein or in the Operative Documents, (ii) could cause the Company to fail to be organized or operated in conformity with the
requirements for qualification and taxation as a real estate investment trust (“REIT”) under Sections 856 through 860 of the Internal Revenue Code of 1986, as amended (the “Code”), or (iii) are material and adverse to
the financial condition, earnings, business, liabilities and assets of the Company and its Subsidiaries taken as whole, whether or not arising from transactions occurring in the ordinary course of business. 

5.9. Organization, Standing and Qualification of the Company.

The Company has been duly incorporated and is validly existing as a corporation in good standing under the laws of
Maryland, with all requisite corporate power and authority to own its properties and conduct the business it transacts and proposes to transact, and is duly qualified to transact business and is in good standing as a foreign corporation in each
jurisdiction where the nature of its activities requires such qualification, except where the failure of the Company to be so qualified would not, singly or in the aggregate, have a Material Adverse Effect. 

5.10. Capital Stock of the Company.

All of the issued and outstanding shares of capital stock of the Company are validly issued, fully paid and
non-assessable; and none of the issued and outstanding capital stock of the Company was issued in violation of any preemptive or similar rights arising by operation of law, under the charter or by-laws of such entity or under any agreement to which
the Company is a party. 

 5.11. Subsidiaries of the Company.

The Company has no “significant subsidiaries” (as defined in Section 1-02(w) of Regulation S-X to the
Securities Act. 
 5.12. Permits.

The Company and each of its subsidiaries (as defined in Section 1-02(x) of Regulation S-X to the Securities Act)
(the “Subsidiaries”) have all requisite power and authority, and all necessary authorizations, approvals, orders, licenses, certificates and permits of and from regulatory or governmental officials, bodies and tribunals, to own or lease
their respective properties and to conduct their respective businesses as now being conducted, except such authorizations, approvals, orders, licenses, certificates and permits which, if not obtained and maintained, would not, singly or in the
aggregate, have a Material Adverse Effect, and neither the Company nor any of its Subsidiaries has received any notice of proceedings relating to the revocation or modification of any such authorizations, approvals, orders, licenses, certificates or
permits which, singly or in the aggregate, if the failure to be so licensed or approved is the subject of an unfavorable decision, ruling or finding, would, singly or in the aggregate, have a Material Adverse Effect; and the Company and its
Subsidiaries are in compliance with all applicable laws, rules, regulations and orders and consents, the violation of which would, singly or in the aggregate, have a Material Adverse Effect. 

5.13. Conflicts, Authorizations and Approvals.

Neither the Company nor any of its Subsidiaries is in violation of its respective articles or certificate of
incorporation, charter or by-laws or similar organizational documents or in default in the performance or observance of any obligation, agreement, covenant or condition contained in any contract, indenture, mortgage, loan agreement, note, lease or
other agreement or instrument to which either the Company or any of its Subsidiaries is a party, or by which it or any of them may be bound or to which any of the property or assets of the Company or any of its Subsidiaries is subject, the effect of
which violation or default in performance or observance would have, singly or in the aggregate, a Material Adverse Effect. 
 5.14. Financial Statements. 
 (a) The
consolidated balance sheets of the Company and all of its Subsidiaries as of December 31, 2004 and December 31, 2003 and related consolidated income statements and statements of changes in shareholders’ equity for the three years
ended December 31, 2004 together with the notes thereto, and the consolidated balance sheets of the Company and all of its Subsidiaries as of September 30, 2005 and the related consolidated income statements and statements of changes in
shareholders’ equity for the nine months then ended, copies of each of which have been provided to the Placement Agents (together, the “Financial Statements”), have been prepared in accordance with generally accepted accounting
principles applied on a consistent basis (“GAAP”) (except as may be disclosed therein) and fairly present in all material respects the financial position and the results of operations and changes in shareholders’ equity of the Company
and all of its Subsidiaries as of the dates and for the periods indicated (subject, in the case of interim financial statements, to normal recurring year-end adjustments, none of which shall be material). 

(b) Since the respective dates of the Financial Statements, there has been (i) no material adverse change or
development with respect to the financial condition or earnings of the Company and all of its Subsidiaries, taken as a whole, or (ii) any dividend or distribution of any kind declared, paid or 

 
made by the Company on any class of its capital stock other than regular quarterly dividends on the Company’s common stock, regular quarterly dividends on the Company’s Series A
preferred stock and regular monthly dividends on the Company’s Series B preferred stock. 
 (c) The
accountants of the Company who certified the Financial Statements are independent public accountants of the Company and its Subsidiaries within the meaning of the Securities Act and the rules and regulations thereunder. 

(d) The books, records and accounts of the Company accurately and fairly reflect, in reasonable detail, the
transactions in, and dispositions of, the assets of, and the results of operations of, the Company. The Company maintains a system of internal accounting controls sufficient to provide reasonable assurances that (i) transactions are executed in
accordance with management’s general or specific authorizations, (ii) transactions are recorded as necessary to permit preparation of financial statements in accordance with GAAP and to maintain asset accountability, (iii) access to
assets is permitted only in accordance with management’s general or specific authorization, and (iv) the recorded accountability for assets is compared with the existing assets at reasonable intervals and appropriate action is taken with
respect to any differences. 
 5.15. Exchange Act Reporting.

The reports filed with the Securities and Exchange Commission (the “Commission”) by the Company under the
Securities Exchange Act of 1934, as amended (the “Exchange Act”) and the regulations thereunder at the time they were filed with the Commission complied as to form in all material respects with the requirements of the Exchange Act and such
reports did not contain an untrue statement of a material fact or omit to state a material fact required to be stated therein or necessary to make the statements therein, in light of the circumstances in which they were made, not misleading. Other
than such instruments, agreements, contracts and other documents as are filed as exhibits to the Company’s Annual Report on Form 10-K, Quarterly Reports on Form 10-Q or Current Reports on Form 8-K, there are no instruments,
agreements, contracts or documents of a character described in Item 601 of Regulation S-K promulgated by the Commission to which the Company is a party, other than the Operative Documents. 

5.16. Governmental Matters.

Neither the Company nor any of its Subsidiaries is subject or is party to, or has received any notice or advice that any
of them may become subject or party to, any investigation with respect to, any cease-and-desist order, agreement, consent agreement, memorandum of understanding or other regulatory enforcement action, proceeding or order with or by, or is a party to
any commitment letter or similar undertaking to, has adopted any board resolutions at the request of, any government, governmental authority, agency or instrumentality or court, domestic or foreign, having jurisdiction over the Company or its
Subsidiaries or their respective property or assets (collectively, the “Governmental Entities”) that currently restricts in any material respect the conduct of their business or that in any material manner relates to their capital
adequacy, their ability or authority to pay dividends or make distributions to their shareholders or make payments of principal or interest on their debt obligations, their management or their business. No filing with, or authorization, approval,
consent, license, order, registration, qualification or decree of, any Governmental Entity, other than those that have been made or obtained, is necessary or required for the performance by the Trust or the Company of their respective obligations
under the Operative Documents, as applicable, or the consummation by the Trust and the Company of the 

 
transactions contemplated by the Operative Documents. Neither the Company nor any of the Subsidiaries is currently unable to pay dividends or make distributions to its shareholders with respect
to any class of its equity securities, or prohibited from paying principal or interest on its debt obligations, due to a restriction or limitation, whether by statute, contract or otherwise, and, in the reasonable judgment of the Company’s
management, neither the Company nor any of the Subsidiaries will be unable in the foreseeable future to pay dividends or make distributions with respect to any class of equity securities, or be prohibited from paying principal or interest on its
debt obligations, due to a restriction or limitation, whether by statute, contract or otherwise. 
 5.17.
No Undisclosed Liabilities.
 Neither the Company nor any of its Subsidiaries has any material
liability, whether known or unknown, whether asserted or unasserted, whether absolute or contingent, whether accrued or unaccrued, whether liquidated or unliquidated, and whether due or to become due, including any liability for taxes (and there is
no past or present fact, situation, circumstance, condition or other basis for any present or future action, suit, proceeding, hearing, charge, complaint, claim or demand against the Company or its Subsidiaries giving rise to any such liability)
that, individually or in the aggregate, could reasonably be expected to have a Material Adverse Effect, except (i) for liabilities set forth in the Financial Statements and (ii) normal fluctuation in the amount of the liabilities referred
to in clause (i) above occurring in the ordinary course of business of the Company and all of its Subsidiaries since the date of the most recent balance sheet included in the Financial Statements. 

5.18. Litigation.
 No charge, investigation, action, suit or proceeding is pending or, to the knowledge of the Offerors, threatened, against or affecting the Company or its Subsidiaries or any of their respective properties
before or by any courts or any regulatory, administrative or governmental official, commission, board, agency or other authority or body, or any arbitrator, wherein an unfavorable decision, ruling or finding could have, singly or in the aggregate, a
Material Adverse Effect. 
 5.19. Labor Matters.

No labor dispute with the employees of the Trust or the Company exists or, to the knowledge of the executive officers of
the Trust or the Company, is imminent, except those which would not, singly or in the aggregate, have a Material Adverse Effect. 
 5.20. Property.
 Except as disclosed in the
Company’s Exchange Act reports and for liens for (i) taxes and other governmental charges and assessments which are not yet delinquent or the amount of which is being contested in good faith by appropriate proceedings;
(ii) encumbrances in the nature of zoning restrictions, easements, rights or restrictions of record on the use of real property; (iii) statutory or common law liens to secure landlords, lessors or renters under leases or rental agreements
confined to the premises rented; (iv) liens created under or in connection with asset securitizations, repurchase agreements, warehouse credit facilities or other loan facilities; and (v) other liens incurred in the ordinary course of
business not material in amount, the Company and each Subsidiary has good and marketable title to all of its respective real and personal properties, in each case free and clear of all liens and defects, except for those that would not, singly or in
the aggregate, have a Material Adverse Effect; and all of the leases and subleases under which the Trust or any Subsidiary holds properties are in full force and effect, except where the failure of such leases and subleases to be in full force and
effect would not, singly or in the aggregate, have a Material Adverse Effect; and neither the Company nor any Subsidiary has any notice of any claim of any sort that has been asserted by anyone adverse to the rights of a Subsidiary or the

 
Company under any such leases or subleases, or affecting or questioning the rights of such entity to the continued possession of the leased or subleased premises under any such lease or sublease,
except for such claims that would not, singly or in the aggregate, have a Material Adverse Effect. 
 5.21.
Tax Matters. 
 (a) Commencing with its taxable year ended December 31, 1985 the Company
has been, and upon the completion of the transactions contemplated hereby, the Company will continue to be, organized and operated in conformity with the requirements for qualification and taxation as a REIT under Sections 856 through 860 of
the Code, and the Company’s proposed method of operation will enable it to continue to meet the requirements for qualification and taxation as a REIT under the Code, and no actions have been taken (or not taken which are required to be taken)
which would reasonably be expected to cause such qualification to be lost. The Company expects to continue to be organized and to operate in a manner so as to qualify as a REIT in the taxable year ending December 31, 2005 and succeeding taxable
years. 
 (b) The Company and each Subsidiary has timely and duly filed all Tax Returns (as defined
below) required to be filed by them, and all such Tax Returns are true, correct and complete, except for such failures to timely file or inaccuracies that would not, singly or in the aggregate, have a Material Adverse Effect. The Company and each
Subsidiary has timely and duly paid in full all material Taxes (as defined below) required to be paid by them (whether or not such amounts are shown as due on any Tax Return) and has timely and duly paid all required estimated Tax payments in
accordance with applicable law. There are no federal, state, or other Tax audits or deficiency assessments proposed or pending with respect to the Company or any Subsidiary, and, to the knowledge of the Offerors, no such audits or assessments are
threatened. As used herein, the terms “Tax” or “Taxes” mean (i) all federal, state, local, and foreign taxes, and other assessments of a similar nature (whether imposed directly or through withholding), including any
interest, additions to tax, or penalties applicable thereto, imposed by any Governmental Entity, and (ii) all liabilities in respect of such amounts arising as a result of being a member of any affiliated, consolidated, combined, unitary or
similar group, as a successor to another person or by contract. As used herein, the term “Tax Returns” means all federal, state, local, and foreign Tax returns, declarations, statements, reports, schedules, forms, and information returns
and any amendments thereto filed or required to be filed with any Governmental Entity. 
 (c) To the
knowledge of the Offerors, there are no rulemaking or similar proceedings before the United States Internal Revenue Service or comparable federal, state, local or foreign government bodies which involve or affect the Company or any Subsidiary,
which, if the subject of an action unfavorable to the Company or any Subsidiary, could result in a Material Adverse Effect. 
 5.22. Insurance.
 The Company and each Subsidiary
and their respective assets and businesses are insured by insurers of recognized financial responsibility against such losses and risks and in such amounts in all material respects as are customary in the businesses in which they are engaged or
propose to engage after giving effect to the transactions contemplated hereby. All policies of insurance and fidelity or surety bonds insuring the Company and each Subsidiary or their respective business, assets, employees, officers and directors
are in full force and effect. The Company and each Subsidiary are in compliance with the terms of such policies and instruments in all material respects. The Company does not have reason to 

 
believe that it or any Subsidiary will not be able to renew such existing insurance coverage as and when such coverage expires or to obtain similar coverage from similar insurers as may be
necessary to continue their respective business at a cost that would not have a Material Adverse Effect. Within the past twelve months, neither the Company nor any Subsidiary has been denied any insurance coverage which it has sought or for which it
has applied. 
 5.23. Corporate Funds.

The Company or, to the knowledge of the Offerors, any person acting on behalf of the Company, including, without
limitation, any director, officer, agent or employee of the Company, has not, directly or indirectly, while acting on behalf of the Company (i) used any corporate funds for unlawful contributions, gifts, entertainment or other unlawful expenses
relating to political activity; (ii) made any unlawful payment to foreign or domestic government officials or employees or to foreign or domestic political parties or campaigns from corporate funds; (iii) violated any provision of the
Foreign Corrupt Practices Act of 1977, as amended; or (iv) made any other unlawful payment. 
 5.24.
Environmental Compliance. 
 (a) Except as would not, individually or in the aggregate, have a
Material Adverse Effect, (i) the Company and each Subsidiary have been and are in compliance with applicable Environmental Laws (as defined below), (ii) neither the Company nor any Subsidiary nor, to the knowledge of the Offerors, any
other owners of any of the real properties currently or previously owned, leased or operated by the Company or any Subsidiary (the “Properties”) at any time or any other party, has at any time released (as such term is defined in CERCLA
(as defined below)) or otherwise disposed of Hazardous Materials (as defined below) on, to, in, under or from the Properties, (iii) neither the Company nor any Subsidiary intends to use or will use the Properties or any subsequently acquired
properties, other than in compliance with applicable Environmental Laws, (iv) neither the Company nor any Subsidiary has received any notice of, or has any knowledge of any occurrence or circumstance which, with notice or passage of time or
both, would give rise to a claim under or pursuant to any Environmental Law with respect to the Properties, or their respective assets or arising out of the conduct of the Company or any Subsidiary, (v) none of the Properties are included or,
to the knowledge of the Offerors, proposed for inclusion, on the National Priorities List issued pursuant to CERCLA by the United States Environmental Protection Agency or, to the knowledge of the Offerors, proposed for inclusion on any similar list
or inventory issued pursuant to any other Environmental Law or issued by any other Governmental Entity, (vi) none of the Company, any Subsidiary, any of their respective agents or, to the knowledge of the Offerors, any other person or entity
for whose conduct any of them is or may be held responsible, has generated, manufactured, refined, transported, treated, stored, handled, disposed, transferred, produced or processed any Hazardous Material at any of the Properties, except in
compliance with all applicable Environmental Laws, and has not transported or arranged for the transport of any Hazardous Material from the Properties to another property, except in compliance with all applicable Environmental Laws, (vii) no
lien has been imposed on the Properties by any Governmental Entity in connection with the presence on or off such Property of any Hazardous Material, and (vii) neither the Company nor any Subsidiary nor, to the knowledge of the Offerors, any
other person or entity for whose conduct the Company or any Subsidiary is or may be held responsible, has entered into or been subject to any consent decree, compliance order, or administrative order with respect to the Properties or any facilities
or improvements or any operations or activities thereon. 

 (b) As used herein, “Hazardous Materials” shall include,
without limitation, any flammable materials, explosives, radioactive materials, hazardous materials, hazardous substances, hazardous wastes, toxic substances or related materials, asbestos, petroleum, petroleum products and any hazardous material as
defined by any federal, state or local environmental law, statute, ordinance, rule or regulation, including, without limitation, the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, as amended, 42 U.S.C.
§§9601-9675 (“CERCLA”), the Hazardous Materials Transportation Act, as amended, 49 U.S.C. §§5101-5127, the Resource Conservation and Recovery Act, as amended, 42 U.S.C. §§6901-6992k, the Emergency Planning and
Community Right-to-Know Act of 1986, 42 U.S.C. §§11001-11050, the Toxic Substances Control Act, 15 U.S.C. §§2602-2692, the Federal Insecticide, Fungicide and Rodenticide Act, 7 U.S.C. §§136-136y, the Clean Air Act, 42
U.S.C. §§7401-7642, the Clean Water Act (Federal Water Pollution Control Act), 33 U.S.C. §§1251-1387, the Safe Drinking Water Act, 42 U.S.C. §§300f-300j-26, and the Occupational Safety and Health Act, 29 U.S.C.
§§651-678, and any analogous state laws, as any of the above may be amended from time to time and in the regulations promulgated pursuant to each of the foregoing (including environmental statutes and laws not specifically defined herein)
(individually, an “Environmental Law” and collective, the “Environmental Laws”) or by any Governmental Entity. 
 (c) In the ordinary course of their respective businesses, the Company and each Subsidiary periodically review the effect of Environmental Laws on their respective businesses, operations and
properties, and periodically identify and evaluate associated costs and liabilities (including, without limitation, any capital or operating expenditures required for clean-up, closure of properties or compliance with Environmental Laws or any
permit, license or approval, any related constraints on operating activities and any potential liabilities to third parties). On the basis of such reviews and the amount of their respective established reserves, the Company has reasonably concluded
that such associated costs and liabilities would not, individually or in the aggregate, have a Material Adverse Effect. 
 5.25. OSHA Compliance.
 Neither the Company nor any
of its Subsidiaries is in violation of any federal or state law or regulation relating to occupational safety and health, and the Company and its Subsidiaries have received all permits, licenses or other approvals required of them under applicable
federal and state occupational safety and health and environmental laws and regulations to conduct their respective businesses, and the Company and each of its Subsidiaries are in compliance with all terms and conditions of any such permit, license
or approval, except any such violation of law or regulation, failure to receive required permits, licenses or other approvals or failure to comply with the terms and conditions of such permits, licenses or approvals which would not, singly or in the
aggregate, result in a Material Adverse Effect. 
 Section 6. Representations and Warranties of the Placement
Agents.
 Each Placement Agent represents and warrants to the Offerors as to itself (but not as to the
other Placement Agent) as follows: 
 6.1. Organization, Standing and Qualification. 

(a) FTN Financial Capital Markets is a division of First Tennessee Bank National Association, a national banking
association duly organized, validly existing and in good standing under the laws of the United States, with full power and authority to own, lease and operate its properties and conduct its 

 
business as currently being conducted. FTN Financial Capital Markets is duly qualified to transact business as a foreign corporation and is in good standing in each other jurisdiction in which it
owns or leases property or conducts its business so as to require such qualification and in which the failure to so qualify would, individually or in the aggregate, have a material adverse effect on the condition (financial or otherwise), earnings,
business, prospects or results of operations of FTN Financial Capital Markets. 
 (b) Keefe,
Bruyette & Woods, Inc. is a corporation duly organized, validly existing and in good standing under the laws of the State of New York, with full power and authority to own, lease and operate its properties and conduct its business as
currently being conducted. Keefe, Bruyette & Woods, Inc. is duly qualified to transact business as a foreign corporation and is in good standing in each other jurisdiction in which it owns or leases property or conducts its business so as
to require such qualification and in which the failure to so qualify would, individually or in the aggregate, have a material adverse effect on the condition (financial or otherwise), earnings, business, prospects or results of operations of Keefe,
Bruyette & Woods, Inc. 
 6.2. Power and Authority.

The Placement Agent has all requisite power and authority to enter into this Agreement, and this Agreement has been duly
and validly authorized, executed and delivered by the Placement Agent and constitutes the legal, valid and binding agreement of the Placement Agent, enforceable against the Placement Agent in accordance with its terms, subject to Bankruptcy and
Equity and except as any indemnification or contribution provisions thereof may be limited under applicable securities laws. No filing with, or authorization, approval, consent, license, order, registration, qualification or decree of, any
Governmental Entity, other than those that have been made or obtained, is necessary or required for the performance by the Placement Agent of its obligations under this Agreement or the consummation by the Placement Agent of the transactions
contemplated by this Agreement. 
 6.3. General Solicitation.

In the case of the offer and sale of the Capital Securities, no form of general solicitation or general advertising was
used by the Placement Agent or its representatives including, but not limited to, advertisements, articles, notices or other communications published in any newspaper, magazine or similar medium or broadcast over television or radio or any seminar
or meeting whose attendees have been invited by any general solicitation or general advertising. Neither the Placement Agent nor its representatives have engaged or will engage in any “directed selling efforts” within the meaning of
Regulation S with respect to the Capital Securities. 
 6.4. Purchasers.

The Placement Agent has made such reasonable inquiry as is necessary to determine that each Purchaser is acquiring the
Capital Securities for its own account, except as contemplated in Section 7.8 hereto, that the Purchasers do not intend to distribute the Capital Securities in contravention of the Securities Act or any other applicable securities laws and that
Preferred Term Securities XX, Ltd. is not a “U.S. person” as that term is defined under Rule 902 of the Securities Act. 
 6.5. Qualified Purchasers.
 The Placement Agent has
not offered or sold and will not arrange for the offer or sale of the Capital Securities except (a) to those the Placement Agent reasonably believes are “qualified purchasers” within the meaning of Section 2(a)(51) of the
Investment Company Act and (b)(i) to those the Placement 

 
Agent reasonably believes are institutional “accredited investors” (as defined in Rule 501(a)(1), (2), (3) or (7) of Regulation D), (ii) in an offshore
transaction complying with Rule 903 of Regulation S, or (iii) in any other manner that does not require registration of the Capital Securities under the Securities Act. In connection with each such sale, the Placement Agent has taken
or will take reasonable steps to ensure that the respective purchaser is aware that (y) such sale is being made in reliance on an exemption under the Securities Act and (z) future transfers of the Capital Securities will not be made except
in compliance with applicable securities laws. 
 6.6. Offering Circulars.

Neither the Placement Agent nor its representatives will include any non-public information about the Company, the Trust
or any of their Affiliates in any registration statement, prospectus, offering circular or private placement memorandum used in connection with any purchase of Capital Securities without the prior written consent of the Trust and the Company.

 Section 7. Covenants of the Offerors.

The Offerors covenant and agree with the Placement Agents and the Purchasers as follows: 

7.1. Compliance with Representations and Warranties.

During the period from the date of this Agreement to the Closing Date, the Offerors shall use their best efforts and take
all action necessary or appropriate to cause their representations and warranties contained in Section 5 hereof to be true as of the Closing Date, after giving effect to the transactions contemplated by this Agreement, as if made on and as of
the Closing Date. 
 7.2. Sale and Registration of Securities.

The Offerors and their Affiliates shall not nor shall any of them permit any person acting on their behalf (other than
the Placement Agents), to directly or indirectly (i) sell, offer for sale or solicit offers to buy or otherwise negotiate in respect of any security (as defined in the Securities Act) that would or could be integrated with the sale of the
Capital Securities in a manner that would require the registration under the Securities Act of the Securities or (ii) make offers or sales of any such Security, or solicit offers to buy any such Security, under circumstances that would require
the registration of any of such Securities under the Securities Act. 
 7.3. Use of
Proceeds.
 The Trust shall use the proceeds from the sale of the Capital Securities and the Common
Securities to purchase the Debentures from the Company. 
 7.4. Investment Company.

The Offerors shall not engage, or permit any Subsidiary to engage, in any activity which would cause it or any Subsidiary
to be an “investment company” under the provisions of the Investment Company Act. 
 7.5.
Reimbursement of Expenses.
 If the sale of the Capital Securities provided for herein is not
consummated (i) because any condition set forth in Section 3 hereof is not satisfied, or (ii) because of any refusal, inability or failure on the part of the Company or the Trust to perform any agreement herein or comply with any
provision hereof other than by reason of a breach by the Placement Agents, the Company shall reimburse the 

 
Placement Agents upon demand for all of their pro rata share of out-of-pocket expenses (including reasonable fees and disbursements of counsel) in an amount not to exceed $50,000.00 that shall
have been incurred by them in connection with the proposed purchase and sale of the Capital Securities. Notwithstanding the foregoing, the Company shall have no obligation to reimburse the Placement Agents for their out-of-pocket expenses if the
sale of the Capital Securities fails to occur because the Placement Agents fail to fulfill a condition set forth in Section 4. 
 7.6. Directed Selling Efforts, Solicitation and Advertising.
 In connection with any offer or sale of any of the Securities, the Offerors shall not, nor shall either of them permit any of their Affiliates or any person acting on their behalf, other than the
Placement Agents, to (i) engage in any “directed selling efforts” within the meaning of Regulation S, or (ii) engage in any form of general solicitation or general advertising (as defined in Regulation D). 

7.7. Compliance with Rule 144A(d)(4) under the Securities Act.

So long as any of the Securities are outstanding and are “restricted securities” within the meaning of
Rule 144(a)(3) under the Securities Act, the Offerors will, during any period in which they are not subject to and in compliance with Section 13 or 15(d) of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or
the Offerors are not exempt from such reporting requirements pursuant to and in compliance with Rule 12g3-2(b) under the Exchange Act, provide to each holder of such restricted securities and to each prospective purchaser (as designated by such
holder) of such restricted securities, upon the request of such holder or prospective purchaser in connection with any proposed transfer, any information required to be provided by Rule 144A(d)(4) under the Securities Act, if applicable. This
covenant is intended to be for the benefit of the holders, and the prospective purchasers designated by such holders, from time to time of such restricted securities. The information provided by the Offerors pursuant to this Section 7.7 will
not, at the date thereof, contain any untrue statement of a material fact or omit to state any material fact necessary to make the statements therein, in light of the circumstances under which they were made, not misleading. 

7.8. Transfer Notice.

The Offerors acknowledge that First Tennessee Bank National Association (“First Tennessee”) may transfer the
Capital Securities that it is purchasing, in whole or in part, at any time and from time to time following the Closing Date by delivering the notice (the “Transfer Notice”) attached as Exhibit B to the Master Custodian Agreement,
dated May 27, 2004, as amended, and attached as Exhibit A to the Subscription Agreement to which First Tennessee is a party. In order to facilitate such transfer, the Company shall execute in blank five additional Capital Securities
certificates, to be delivered at Closing, such certificates to be completed with the name of the transferee(s) to which the Capital Securities, in whole or in part, will be transferred upon the receipt of a Transfer Notice and authenticated by the
Institutional Trustee at the time of each such transfer. 
 7.9. Quarterly Reports.

Within 50 days of the end of each calendar year quarter and within 100 days of the end of each calendar year
during which the Debentures are issued and outstanding, the Offerors shall submit to The Bank of New York a completed quarterly report in the form attached hereto as Exhibit C, with a copy provided to First Tennessee during the period
when it holds any of the Capital Securities; provided, that the financial statements of the Company required to be delivered pursuant to such quarterly report shall be deemed to have been furnished in compliance with such quarterly report if such
financial statements have been duly filed with the Commission as part of the Company’s Annual Report on Form 10-K, Quarterly Reports on Form 10-Q or Current Reports on Form 8-K, as applicable. If First Tennessee transfers the

 
Capital Securities as contemplated by Section 7.8, in addition to the reporting obligations of the Offerors to The Bank of New York and First Tennessee provided for in this Section 7.9,
the Offerors shall submit to the trustee designated in the Transfer Notice such periodic reports as may be required by such trustee in the form and at such times as such trustee may require. The Offerors acknowledge and agree that The Bank of New
York and such designated trustee and its successors and assigns are third party beneficiaries of this Section 7.9. 
 7.10 Continued REIT Status.
 Unless and until the
Company’s Board of Directors determines that it is not in the best interests of the Company’s stockholders, the Company will use its commercially reasonable efforts to meet the requirements to qualify as a REIT under Sections 856 through
860 of the Code for the taxable year ending December 31, 2005 and succeeding taxable years. 
 Section 8.
Covenants of the Placement Agents.
 The Placement Agents covenant and agree with the Offerors that,
during the period from the date of this Agreement to the Closing Date, the Placement Agents shall use their best efforts and take all action necessary or appropriate to cause their representations and warranties contained in Section 6 to be
true as of the Closing Date, after giving effect to the transactions contemplated by this Agreement, as if made on and as of the Closing Date. The Placement Agents further covenant and agree not to engage in hedging transactions with respect to the
Capital Securities unless such transactions are conducted in compliance with the Securities Act. 
 Section 9.
Indemnification. 
 9.1. Indemnification Obligation.

The Offerors shall jointly and severally indemnify and hold harmless the Placement Agents and the Purchasers and each of
their respective agents, employees, officers and directors and each person that controls either of the Placement Agents or the Purchasers within the meaning of Section 15 of the Securities Act or Section 20 of the Exchange Act, and agents,
employees, officers and directors or any such controlling person of either of the Placement Agents or the Purchasers (each such person or entity, an “Indemnified Party”) from and against any and all losses, claims, damages, judgments,
liabilities or expenses, joint or several, to which such Indemnified Party may become subject under the Securities Act, the Exchange Act or other federal or state statutory law or regulation, or at common law or otherwise (including in settlement of
any litigation, if such settlement is effected with the written consent of the Offerors, but excluding any such losses, claims, damages, judgments, liabilities or expenses that are caused by the gross negligence or willful misconduct of the
Indemnified Party), insofar as such losses, claims, damages, judgments, liabilities or expenses (or actions in respect thereof) arise out of, or are based upon, or relate to, in whole or in part, (a) any untrue statement or alleged untrue
statement of a material fact contained in any information (whether written or oral) or documents executed in favor of, furnished or made available to the Placement Agents or the Purchasers by the Offerors, or (b) any omission or alleged
omission to state in any information (whether written or oral) or documents executed in favor of, furnished or made available to the Placement Agents or the Purchasers by the Offerors a material fact required to be stated therein or necessary to
make the statements therein not misleading, and shall reimburse each Indemnified Party for any legal and other expenses as such expenses are reasonably incurred by such Indemnified Party in connection with investigating, defending, settling,
compromising or paying any such loss, claim, damage, judgments, liability, expense or action described in this Section 9.1. In addition to their other obligations under this Section 9, the Offerors hereby agree that, as an interim measure
during the pendency of any claim, action, investigation, inquiry or other proceeding arising out of, or based upon, or related to the matters described above in this Section 9.1, they shall

 
reimburse each Indemnified Party on a quarterly basis for all reasonable legal or other expenses incurred in connection with investigating or defending any such claim, action, investigation,
inquiry or other proceeding, notwithstanding the absence of a judicial determination as to the propriety and enforceability of the possibility that such payments might later be held to have been improper by a court of competent jurisdiction. To the
extent that any such interim reimbursement payment is so held to have been improper, each Indemnified Party shall promptly return such amounts to the Offerors together with interest, determined on the basis of the prime rate (or other commercial
lending rate for borrowers of the highest credit standing) announced from time to time by First Tennessee Bank National Association (the “Prime Rate”). Any such interim reimbursement payments which are not made to an Indemnified Party
within 30 days of a request for reimbursement shall bear interest at the Prime Rate from the date of such request. 
 9.2. Conduct of Indemnification Proceedings.

Promptly after receipt by an Indemnified Party under this Section 9 of notice of the commencement of any action,
such Indemnified Party shall, if a claim in respect thereof is to be made against the Offerors under this Section 9, notify the Offerors in writing of the commencement thereof; but, subject to Section 9.4, the omission to so notify the
Offerors shall not relieve them from any liability pursuant to Section 9.1 which the Offerors may have to any Indemnified Party unless and to the extent that the Offerors did not otherwise learn of such action and such failure by the
Indemnified Party results in the forfeiture by the Offerors of substantial rights and defenses. In case any such action is brought against any Indemnified Party and such Indemnified Party seeks or intends to seek indemnity from the Offerors, the
Offerors shall be entitled to participate in, and, to the extent that they may wish, to assume the defense thereof with counsel reasonably satisfactory to such Indemnified Party; provided, however, if the defendants in any such action
include both the Indemnified Party and the Offerors and the Indemnified Party shall have reasonably concluded that there may be a conflict between the positions of the Offerors and the Indemnified Party in conducting the defense of any such action
or that there may be legal defenses available to it and/or other Indemnified Parties which are different from or additional to those available to the Offerors, the Indemnified Party shall have the right to select separate counsel to assume such
legal defenses and to otherwise participate in the defense of such action on behalf of such Indemnified Party. Upon receipt of notice from the Offerors to such Indemnified Party of their election to so assume the defense of such action and approval
by the Indemnified Party of counsel, the Offerors shall not be liable to such Indemnified Party under this Section 9 for any legal or other expenses subsequently incurred by such Indemnified Party in connection with the defense thereof unless
(i) the Indemnified Party shall have employed such counsel in connection with the assumption of legal defenses in accordance with the proviso in the preceding sentence (it being understood, however, that the Offerors shall not be liable for the
expenses of more than one separate counsel representing the Indemnified Parties who are parties to such action), or (ii) the Offerors shall not have employed counsel reasonably satisfactory to the Indemnified Party to represent the Indemnified
Party within a reasonable time after notice of commencement of the action, in each of which cases the fees and expenses of counsel of such Indemnified Party shall be at the expense of the Offerors. 

9.3. Contribution.
 If the indemnification provided for in this Section 9 is required by its terms, but is for any reason held to be unavailable to or otherwise insufficient to hold harmless an Indemnified Party under
Section 9.1 in respect of any losses, claims, damages, liabilities or expenses referred to herein or therein, then the Offerors shall contribute to the amount paid or payable by such Indemnified Party as a result of any losses, claims, damages,
judgments, liabilities or expenses referred to herein (i) in such proportion as is appropriate to reflect the relative benefits received by the Offerors, on the one hand, and the Indemnified Party, on the other hand, from the offering of such
Capital Securities, or (ii) if the allocation 

 
provided by clause (i) above is not permitted by applicable law, in such proportion as is appropriate to reflect not only the relative benefits referred to in clause (i) above but also
the relative fault of the Offerors, on the one hand, and the Placement Agents, on the other hand, in connection with the statements or omissions or inaccuracies in the representations and warranties herein or other breaches which resulted in such
losses, claims, damages, judgments, liabilities or expenses, as well as any other relevant equitable considerations. The respective relative benefits received by the Offerors, on the one hand, and the Placement Agents, on the other hand, shall be
deemed to be in the same proportion, in the case of the Offerors, as the total price paid to the Offerors for the Capital Securities sold by the Offerors to the Purchasers (net of the compensation paid to the Placement Agents hereunder, but before
deducting expenses), and in the case of the Placement Agents, as the compensation received by them, bears to the total of such amounts paid to the Offerors and received by the Placement Agents as compensation. The relative fault of the Offerors and
the Placement Agents shall be determined by reference to, among other things, whether the untrue statement or alleged untrue statement of a material fact or the omission or alleged omission of a material fact or the inaccurate or the alleged
inaccurate representation and/or warranty relates to information supplied by the Offerors or the Placement Agents and the parties’ relative intent, knowledge, access to information and opportunity to correct or prevent such statement or
omission. The provisions set forth in Section 9.2 with respect to notice of commencement of any action shall apply if a claim for contribution is made under this Section 9.3; provided, however, that no additional notice shall
be required with respect to any action for which notice has been given under Section 9.2 for purposes of indemnification. The Offerors and the Placement Agents agree that it would not be just and equitable if contribution pursuant to this
Section 9.3 were determined by pro rata allocation or by any other method of allocation that does not take account of the equitable considerations referred to in this Section 9.3. The amount paid or payable by an Indemnified Party as a
result of the losses, claims, damages, judgments, liabilities or expenses referred to in this Section 9.3 shall be deemed to include, subject to the limitations set forth above, any legal or other expenses reasonably incurred by such
Indemnified Party in connection with investigating or defending any such action or claim. In no event shall the liability of the Placement Agents hereunder be greater in amount than the dollar amount of the compensation (net of payment of all
expenses) received by the Placement Agents upon the sale of the Capital Securities giving rise to such obligation. No person found guilty of fraudulent misrepresentation (within the meaning of Section 11(f) of the Securities Act) shall be
entitled to contribution from any person who was not found guilty of such fraudulent misrepresentation. 

9.4. Additional Remedies.

The indemnity and contribution agreements contained in this Section 9 are in addition to any liability that the
Offerors may otherwise have to any Indemnified Party. 
 9.5. Additional
Indemnification.
 The Company shall indemnify and hold harmless the Trust against all loss, liability,
claim, damage and expense whatsoever, as due from the Trust under Sections 9.1 through 9.4 hereof. 
 Section 10.
Rights and Responsibilities of Placement Agents. 
 10.1. Reliance.

In performing their duties under this Agreement, the Placement Agents shall be entitled to rely upon any notice,
signature or writing which they shall in good faith believe to be genuine and to be signed or presented by a proper party or parties. The Placement Agents may rely upon any opinions or certificates or other documents delivered by the Offerors or
their counsel or designees to either the Placement Agents or the Purchasers. 

 10.2. Rights of Placement Agents.

In connection with the performance of their duties under this Agreement, the Placement Agents shall not be liable for any
error of judgment or any action taken or omitted to be taken unless the Placement Agents were grossly negligent or engaged in willful misconduct in connection with such performance or non-performance. No provision of this Agreement shall require the
Placement Agents to expend or risk their own funds or otherwise incur any financial liability on behalf of the Purchasers in connection with the performance of any of their duties hereunder. The Placement Agents shall be under no obligation to
exercise any of the rights or powers vested in them by this Agreement. 
 Section 11. Miscellaneous.

 11.1. Disclosure Schedule.

The term “Disclosure Schedule,” as used herein, means the schedule, if any, attached to this Agreement that
sets forth items the disclosure of which is necessary or appropriate as an exception to one or more representations or warranties contained in Section 5 hereof; provided, that any item set forth in the Disclosure Schedule as an exception
to a representation or warranty shall be deemed an admission by the Offerors that such item represents an exception, fact, event or circumstance that is reasonably likely to result in a Material Adverse Effect. The Disclosure Schedule shall be
arranged in paragraphs corresponding to the section numbers contained in Section 5. Nothing in the Disclosure Schedule shall be deemed adequate to disclose an exception to a representation or warranty made herein unless the Disclosure Schedule
identifies the exception with reasonable particularity and describes the relevant facts in reasonable detail. Without limiting the generality of the immediately preceding sentence, the mere listing (or inclusion of a copy) of a document or other
item in the Disclosure Schedule shall not be deemed adequate to disclose an exception to a representation or warranty made herein unless the representation or warranty has to do with the existence of the document or other item itself. Information
provided by the Company in response to any due diligence questionnaire shall not be deemed part of the Disclosure Schedule and shall not be deemed to be an exception to one or more representations or warranties contained in Section 5 hereof
unless such information is specifically included on the Disclosure Schedule in accordance with the provisions of this Section 11.1. 
 11.2. Legal Expenses.
 At Closing, the Placement
Agents shall provide a credit for the Offerors’ transaction-related legal expenses in the amount of $10,000.00. 
 11.3. Non-Disclosure.
 Except as required by
applicable law, including without limitation securities laws and regulations promulgated thereunder, the Offerors shall not, and will cause their advisors and representatives not to, issue any press release or other public statement regarding the
transactions contemplated by this Agreement or the Operative Documents prior to or on the Closing Date. Notwithstanding anything to the contrary, the Offerors may (1) consult any tax advisor regarding U.S. federal income tax treatment or tax
structure of the transaction contemplated under this Agreement and the Operative Documents and (2) disclose to any and all persons, without limitation of any kind, the U.S. Federal income tax structure (in each case, within the meaning of
Treasury Regulation § 1.6011-4) of the transaction contemplated under this Agreement and the Operative Documents and all materials of any kind (including opinions or other tax analyses) that are provided to you relating to such tax treatment
and tax structure. For this purpose, “tax structure” is limited to any facts relevant to the U.S. federal income tax treatment of the transaction and does not include information relating to identity of the parties. 

 11.4. Notices.

Prior to the Closing, and thereafter with respect to matters pertaining to this Agreement only, all notices and other
communications provided for or permitted hereunder shall be made in writing by hand-delivery, first-class mail, telex, telecopier or overnight air courier guaranteeing next day delivery: 

if to the Placement Agents, to: 

FTN Financial Capital Markets 

845 Crossover Lane, Suite 150 

Memphis, Tennessee 38117 

Telecopier: 901-435-4706 

Telephone: 800-456-5460 

Attention: James D. Wingett 

and 

Keefe, Bruyette & Woods, Inc. 

787 7th Avenue 

4th Floor 

New York, New York 10019 

Telecopier: 212-403-2000 

Telephone: 212-403-1004 

Attention: Mitchell Kleinman, General Counsel 

with a copy to: 

Lewis, Rice & Fingersh, L.C. 

500 North Broadway, Suite 2000 

St. Louis, Missouri 63102 

Telecopier: 314-241-6056 

Telephone: 314-444-7600 

Attention: Thomas C. Erb, Esq. 

and 

Sidley Austin Brown & Wood LLP 

787 7th Avenue 

New York, New York 10019 

Telecopier: 212-839-5599 

Telephone: 212-839-5300 

Attention: Renwick Martin, Esq. 

if to the Offerors, to: 

Capstead Mortgage Corporation 

8401 North Central Expressway, Suite 800 

Dallas, Texas 75225-4410 

Telecopier: 214-874-2398 

Telephone: 214-874-2350 

Attention: Andrew F. Jacobs 

 with a copy to: 

Andrews Kurth LLP 

1717 Main Street, Suite 3700 

Dallas, Texas 75201 

Telecopier: 214-659-4401 

Telephone: 214-659-4400 

Attention: David A. Barbour, Esq. 

All such notices and communications shall be deemed to have been duly given (i) at the time delivered by hand, if
personally delivered, (ii) five business days after being deposited in the mail, postage prepaid, if mailed, (iii) when answered back, if telexed, (iv) the next business day after being telecopied, or (v) the next business day
after timely delivery to a courier, if sent by overnight air courier guaranteeing next day delivery. From and after the Closing Date, the foregoing notice provisions shall be superseded by any notice provisions of the Operative Documents under which
notice is given. The Placement Agents, the Offerors, and their respective counsel, may change their respective notice addresses from time to time by written notice to all of the foregoing persons. 

11.5. Parties in Interest, Successors and Assigns.

Except as expressly set forth herein, this Agreement is made solely for the benefit of the Placement Agents, the
Purchasers and the Offerors and any person controlling the Placement Agents, the Purchasers or the Offerors and their respective successors and assigns; and no other person shall acquire or have any right under or by virtue of this Agreement. This
Agreement shall inure to the benefit of and be binding upon the successors and assigns of each of the parties. 

11.6. Counterparts.

This Agreement may be executed by the parties hereto in separate counterparts, each of which when so executed shall be
deemed to be an original and all of which taken together shall constitute one and the same agreement. 

11.7. Headings.
 The headings in this Agreement are for convenience of reference only and shall not limit or otherwise affect the meaning hereof. 

11.8. Governing Law.

THIS AGREEMENT SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE INTERNAL LAWS (AND NOT THE LAWS PERTAINING TO
CONFLICTS OF LAWS) OF THE STATE OF NEW YORK. 
 11.9. Entire Agreement.

This Agreement, together with the Operative Documents and the other documents delivered in connection with the
transactions contemplated by this Agreement, is intended by the parties as a final expression of their agreement and intended to be a complete and exclusive statement of the agreement and understanding of the parties hereto in respect of the subject
matter contained herein and therein. There are no restrictions, promises, warranties or undertakings, other than those set forth or referred to herein and therein. This Agreement, together with the Operative Documents and the other documents
delivered in connection with the transaction contemplated by this Agreement, supersedes all prior agreements and understandings between the parties with respect to such subject matter. 

 11.10. Severability.

In the event that any one or more of the provisions contained herein, or the application thereof in any circumstances, is
held invalid, illegal or unenforceable in any respect for any reason, the validity, legality and enforceability of any such provision in every other respect and of the remaining provisions hereof shall not be in any way impaired or affected, it
being intended that all of the Placement Agents’ and the Purchasers’ rights and privileges shall be enforceable to the fullest extent permitted by law. 

11.11. Survival.
 The Placement Agents and the Offerors, respectively, agree that the representations, warranties and agreements made by each of them in this Agreement and in any certificate or other instrument delivered
pursuant hereto shall remain in full force and effect and shall survive the delivery of, and payment for, the Capital Securities. 
 Signatures appear on the following page 

 If this Agreement is satisfactory to you, please so indicate by signing the
acceptance of this Agreement and deliver such counterpart to the Offerors whereupon this Agreement will become binding between us in accordance with its terms. 

 

			
	 Very truly yours,

	
	 CAPSTEAD MORTGAGE CORPORATION

		
	 By:
	 	 /S/ PHILLIP A. REINSCH

	 Name:
	 	 Phillip A. Reinsch

	 Title:
	 	 Senior Vice President and CFO

  

			
	 CAPSTEAD MORTGAGE TRUST II

		
	 By:
	 	 /S/ PHILLIP A. REINSCH

	 Name:
	 	 Phillip A. Reinsch

	 Title:
	 	 Administrator

 CONFIRMED AND ACCEPTED, 
 as of the date first set forth above 
 FTN FINANCIAL CAPITAL MARKETS,

 a division of First Tennessee Bank National Association, 

as a Placement Agent 
  

			
	 By:
	 	 /S/ JAMES D. WINGETT

	 Name:
	 	 James D. Wingett

	 Title:
	 	 Senior Vice President

 KEEFE, BRUYETTE & WOODS, INC., 

a New York corporation, as a Placement Agent 
  

			
	 By:
	 	 /S/ PETER J. WIRTH

	 Name:
	 	 Peter J. Wirth

	 Title:
	 	 Managing Director

 EXHIBIT A-1 

FORM OF SUBSCRIPTION AGREEMENT 
 CAPSTEAD MORTGAGE TRUST II 
 CAPSTEAD MORTGAGE CORPORATION

 SUBSCRIPTION AGREEMENT 
 December 15, 2005 
 THIS SUBSCRIPTION AGREEMENT
(this “Agreement”) made among Capstead Mortgage Trust II (the “Trust”), a statutory trust created under the Delaware Statutory Trust Act (Chapter 38 of Title 12 of the Delaware Code, 12 Del. C.
§§ 3801, et seq.), Capstead Mortgage Corporation, a Maryland corporation, with its principal offices located at 8401 North Central Expressway, Suite 800, Dallas, Texas 75225-4410 (the “Company” and, collectively
with the Trust, the “Offerors”), and First Tennessee Bank National Association (the “Purchaser”). 

RECITALS: 
 A. The Trust desires to issue 40,000 of its Fixed/Floating Rate Capital Securities (the “Capital Securities”), liquidation amount $1,000.00 per Capital Security, representing an undivided
beneficial interest in the assets of the Trust (the “Offering”), to be issued pursuant to an Amended and Restated Declaration of Trust (the “Declaration”) by and among the Company, Wilmington Trust Company (“WTC”), the
administrators named therein, and the holders (as defined therein); and 
 B. The proceeds from the sale
of the Capital Securities will be combined with the proceeds from the sale by the Trust to the Company of its common securities, and will be used by the Trust to purchase an equivalent amount of Fixed/Floating Rate Junior Subordinated Debentures of
the Company (the “Debentures”) to be issued by the Company pursuant to an indenture to be executed by the Company and WTC, as trustee (the “Indenture”); and 

C. In consideration of the premises and the mutual representations and covenants hereinafter set forth, the
parties hereto agree as follows: 
 ARTICLE I 
 PURCHASE AND SALE OF CAPITAL SECURITIES 
 1.1. Upon the
execution of this Agreement, the Purchaser hereby agrees to purchase from the Trust 16,000 Capital Securities at a price equal to $1,000.00 per Capital Security (the “Purchase Price”) and the Trust agrees to sell such Capital Securities to
the Purchaser for said Purchase Price. The rights and preferences of the Capital Securities are set forth in the Declaration. The Purchase Price is payable in immediately available funds on December 15, 2005, or such other business day as may
be designated by the Purchaser, but in no event later than December 30, 2005 (the “Closing Date”). The Offerors shall provide the Purchaser wire transfer instructions no later than 3 days prior to the Closing Date. 

1.2. As a condition to its purchase of the Capital Securities, Purchaser shall enter into the Joinder Agreement to the
Master Custodian Agreement, the form of which is attached hereto as Exhibit A (the “Custodian Agreement”) and, in accordance therewith, the certificate for the Capital Securities shall be delivered by the Trust on the Closing Date to the
custodian in accordance with the Custodian Agreement. Purchaser shall not transfer the Capital Securities to any person or entity except in accordance with the terms of the Custodian Agreement. 

 1.3. The Placement Agreement, dated December 6, 2005 (the
“Placement Agreement”), among the Offerors and the placement agents identified therein (the “Placement Agents”) includes certain representations and warranties, covenants and conditions to closing and certain other matters
governing the Offering. The Placement Agreement is hereby incorporated by reference into this Agreement and the Purchaser shall be entitled to each of the benefits of the Placement Agents and the Purchaser under the Placement Agreement and shall be
entitled to enforce the obligations of the Offerors under such Placement Agreement as fully as if the Purchaser were a party to such Placement Agreement. 
 1.4. Anything herein or in the Placement Agreement notwithstanding, the Offerors acknowledge and agree that, so long as Purchaser holds some or all of the Capital Securities, the Purchaser may in its
discretion from time to time transfer or sell, or sell or grant participation interests in, some or all of such Capital Securities to one or more parties, provided that any such transaction complies, as applicable, with the registration requirements
of the Securities Act of 1933, as amended (the “Securities Act”) and any other applicable securities laws, is pursuant to an exemption therefrom, or is otherwise not subject thereto. 

ARTICLE II 

REPRESENTATIONS AND WARRANTIES OF PURCHASER 

2.1. The Purchaser understands and acknowledges that neither the Capital Securities nor the Debentures have been
registered under the Securities Act or any other applicable securities law, are being offered for sale by the Trust in transactions not requiring registration under the Securities Act, and may not be offered, sold, pledged or otherwise transferred
by the Purchaser except in compliance with the registration requirements of the Securities Act or any other applicable securities laws, pursuant to an exemption therefrom or in a transaction not subject thereto. 

2.2. The Purchaser represents and warrants that, except as contemplated under Section 1.4 hereof, it is purchasing
the Capital Securities for its own account, for investment, and not with a view to, or for offer or sale in connection with, any distribution thereof in violation of the Securities Act or other applicable securities laws, subject to any requirement
of law that the disposition of its property be at all times within its control and subject to its ability to resell such Capital Securities pursuant to an effective registration statement under the Securities Act or under Rule 144A or any other
exemption from registration available under the Securities Act or any other applicable securities law. 
 2.3.
The Purchaser represents and warrants that neither the Offerors nor the Placement Agents are acting as a fiduciary or financial or investment adviser for the Purchaser. 

2.4. The Purchaser represents and warrants that it is not relying (for purposes of making any investment decision or
otherwise) upon any advice, counsel or representations (whether written or oral) of the Offerors or of the Placement Agents. 
 2.5. The Purchaser represents and warrants that (a) it has consulted with its own legal, regulatory, tax, business, investment, financial and accounting advisers in connection herewith to the extent
it has deemed necessary, (b) it has had a reasonable opportunity to ask questions of and receive answers from officers and representatives of the Offerors concerning their respective financial condition and results of operations and the
purchase of the Capital Securities, and any such questions have been answered to its satisfaction, (c) it has had the opportunity to review all publicly available records and filings concerning the Offerors and it has carefully reviewed such
records and filings that it considers 

 
relevant to making an investment decision, and (d) it has made its own investment decisions based upon its own judgment, due diligence and advice from such advisers as it has deemed
necessary and not upon any view expressed by the Offerors or the Placement Agents. 
 2.6. The Purchaser
represents and warrants that it is a “qualified institutional buyer” as defined under Rule 144A under the Securities Act. If the Purchaser is a dealer of the type described in paragraph (a)(1)(ii) of Rule 144A under the
Securities Act, it owns and invests on a discretionary basis not less than U.S. $25,000,000.00 in securities of issuers that are not affiliated with it. The Purchaser is not a participant-directed employee plan, such as a 401(k) plan, or any other
type of plan referred to in paragraph (a)(1)(i)(D) or (a)(1)(i)(E) of Rule 144A, or a trust fund referred to in paragraph (a)(1)(i)(F) of Rule 144A that holds the assets of such a plan, unless investment decisions with respect to
the plan are made solely by the fiduciary, trustee or sponsor of such plan. 
 2.7. The Purchaser represents and
warrants that on each day from the date on which it acquires the Capital Securities through and including the date on which it disposes of its interests in the Capital Securities, either (i) it is not (a) an “employee benefit
plan” (as defined in Section 3(3) of the United States Employee Retirement Income Security Act of 1974, as amended (“ERISA”)) which is subject to the provisions of Part 4 of Subtitle B of Title I of ERISA,
or any entity whose underlying assets include the assets of any such plan (an “ERISA Plan”), (b) any other “plan” (as defined in Section 4975(e)(1) of the United States Internal Revenue Code of 1986, as amended
(the “Code”)) which is subject to the provisions of Section 4975 of the Code or any entity whose underlying assets include the assets of any such plan (a “Plan”), (c) an entity whose underlying assets
include the assets of any such ERISA Plan or other Plan by reason of Department of Labor regulation section 2510.3-101 or otherwise, or (d) a governmental or church plan that is subject to any federal, state or local law which is
substantially similar to the provisions of Section 406 of ERISA or Section 4975 of the Code (a “Similar Law”); or (ii) the purchase, holding and disposition of the Capital Securities by it will satisfy the
requirements for exemptive relief under Prohibited Transaction Class Exemption (“PTCE”) 84-14, PTCE 90-1, PTCE 91-38, PTCE 95-60, PTCE 96-23 or a similar exemption, or, in the case of a plan subject to a Similar Law, will not result
in a non-exempt violation of such Similar Law. 
 2.8. The Purchaser represents and warrants that it is
acquiring the Capital Securities as principal for its own account for investment and, except as contemplated under Section 1.4 hereof, not for sale in connection with any distribution thereof. It was not formed solely for the purpose of
investing in the Capital Securities, and additional capital or similar contributions were not specifically solicited from any person owning a beneficial interest in it for the purpose of enabling it to purchase any Capital Securities. The Purchaser
is not a (i) partnership, (ii) common trust fund or (iii) special trust, pension, profit sharing or other retirement trust fund or plan in which the partners, beneficiaries or participants, as applicable, may designate the particular
investments to be made or the allocation of any investment among such partners, beneficiaries or participants, and except as contemplated under Section 1.4 hereof, it agrees that it shall not hold the Capital Securities for the benefit of any
other person and shall be the sole beneficial owner thereof for all purposes and that it shall not sell participation interests in the Capital Securities or enter into any other arrangement pursuant to which any other person shall be entitled to a
beneficial interest in the distribution on the Capital Securities. The Capital Securities purchased directly or indirectly by the Purchaser constitute an investment of no more than 40% of its assets. The Purchaser understands and agrees that any
purported transfer of the Capital Securities to a purchaser which would cause the representations and warranties of Section 2.6 and this Section 2.8 to be inaccurate shall be null and void ab initio and the Offerors retain the right
to resell any Capital Securities sold to non-permitted transferees. 
 2.9. The Purchaser represents and
warrants that it has full power and authority to execute and deliver this Agreement, to make the representations and warranties specified herein, and to consummate the transactions contemplated herein and it has full right and power to subscribe for
Capital Securities and perform its obligations pursuant to this Agreement. 

 2.10. The Purchaser represents and warrants that no filing with, or
authorization, approval, consent, license, order, registration, qualification or decree of, any governmental body, agency or court having jurisdiction over the Purchaser, other than those that have been made or obtained, is necessary or required for
the performance by the Purchaser of its obligations under this Agreement or to consummate the transactions contemplated herein. 
 2.11. The Purchaser represents and warrants that this Agreement has been duly authorized, executed and delivered by the Purchaser. 

2.12. The Purchaser understands and acknowledges that the Company will rely upon the truth and accuracy of the foregoing
acknowledgments, representations, warranties and agreements and agrees that, if any of the acknowledgments, representations, warranties or agreements deemed to have been made by it by its purchase of the Capital Securities are no longer accurate, it
shall promptly notify the Company. 
 2.13. The Purchaser understands that no public market exists for any of
the Capital Securities, and that it is unlikely that a public market will ever exist for the Capital Securities. 
 2.14. The Purchaser is an “accredited investor” pursuant to Regulation D promulgated under the Securities Act. 

2.15. The Purchaser is a “qualified purchaser” within the meaning of Section 2(a)(51) of the Investment
Company Act. 
 ARTICLE III 
 MISCELLANEOUS 
 3.1. Any notice or other communication
given hereunder shall be deemed sufficient if in writing and sent by registered or certified mail, return receipt requested, international courier or delivered by hand against written receipt therefor, or by facsimile transmission and confirmed by
telephone, to the following addresses, or such other address as may be furnished to the other parties as herein provided: 
  

			
	 To the Offerors:
	  	 Capstead Mortgage Corporation

		  	 8401 North Central Expressway, Suite 800

		  	 Dallas, Texas 75225-4410

		  	 Attention: Andrew F. Jacobs

		  	 Fax: 214-874-2398

  

			
	 To the Purchaser:
	  	 First Tennessee Bank National Association

		  	 845 Crossover Lane, Suite 150

		  	 Memphis, Tennessee 38117

		  	 Attention: David Work

		  	 Fax: 901-435-7983

 Unless otherwise expressly provided herein, notices shall be deemed to have been given on
the date of mailing, except notice of change of address, which shall be deemed to have been given when received. 

 3.2. This Agreement shall not be changed, modified or amended except by a
writing signed by the parties to be charged, and this Agreement may not be discharged except by performance in accordance with its terms or by a writing signed by the party to be charged. 

3.3. Upon the execution and delivery of this Agreement by the Purchaser, this Agreement shall become a binding obligation
of the Purchaser with respect to the purchase of Capital Securities as herein provided. 
 3.4. NOTWITHSTANDING
THE PLACE WHERE THIS AGREEMENT MAY BE EXECUTED BY ANY OF THE PARTIES HERETO, THE PARTIES EXPRESSLY AGREE THAT ALL THE TERMS AND PROVISIONS HEREOF SHALL BE CONSTRUED IN ACCORDANCE WITH AND GOVERNED BY THE LAWS OF THE STATE OF NEW YORK, WITHOUT REGARD
TO PRINCIPLES OF CONFLICTS OF LAW. 
 3.5. The parties agree to execute and deliver all such further documents,
agreements and instruments and take such other and further action as may be necessary or appropriate to carry out the purposes and intent of this Agreement. 
 3.6. This Agreement may be executed in one or more counterparts each of which shall be deemed an original, but all of which shall together constitute one and the same instrument. 

3.7. In the event that any one or more of the provisions contained herein, or the application thereof in any
circumstances, is held invalid, illegal or unenforceable in any respect for any reason, the validity, legality and enforceability of any such provision in every other respect and of the remaining provisions hereof shall not be in any way impaired or
affected, it being intended that all of the Offerors’ and the Purchaser’s rights and privileges shall be enforceable to the fullest extent permitted by law. 
 Signatures appear on the following page 

 IN WITNESS WHEREOF, this Agreement is agreed to and accepted as of
the day and year first written above. 
  

			
	 FIRST TENNESSEE BANK NATIONAL ASSOCIATION

	
	
By:                             
                                         
    

	
Print Name:                          
                                  

	
Title:                            
                                         
  

  

			
	 CAPSTEAD MORTGAGE CORPORATION

	
	
By:                             
                                         
         

	
Name:                            
                                         
     

	
Title:                            
                                         
       

  

			
	 CAPSTEAD MORTGAGE TRUST II

	
	
By:                             
                                         
         

	
Name:                            
                                         
     

	 Title:  Administrator

 EXHIBIT A-2 

FORM OF SUBSCRIPTION AGREEMENT 
 CAPSTEAD MORTGAGE TRUST II 
 CAPSTEAD MORTGAGE CORPORATION

 SUBSCRIPTION AGREEMENT 
 December 15, 2005 
 THIS SUBSCRIPTION AGREEMENT
(this “Agreement”) made among Capstead Mortgage Trust II (the “Trust”), a statutory trust created under the Delaware Statutory Trust Act (Chapter 38 of Title 12 of the Delaware Code, 12 Del. C. §§ 3801, et
seq.), Capstead Mortgage Corporation, a Maryland corporation, with its principal offices located at 8401 North Central Expressway, Suite 800, Dallas, Texas 75225-4410 (the “Company” and, collectively with the Trust, the
“Offerors”), and Preferred Term Securities XX, Ltd. (the “Purchaser”). 
 RECITALS: 

A. The Trust desires to issue 40,000 of its Fixed/Floating Rate Capital Securities (the “Capital
Securities”), liquidation amount $1,000.00 per Capital Security, representing an undivided beneficial interest in the assets of the Trust (the “Offering”), to be issued pursuant to an Amended and Restated Declaration of Trust (the
“Declaration”) by and among the Company, Wilmington Trust Company (“WTC”), the administrators named therein, and the holders (as defined therein); and 

B. The proceeds from the sale of the Capital Securities will be combined with the proceeds from the sale by the
Trust to the Company of its common securities, and will be used by the Trust to purchase an equivalent amount of Fixed/Floating Rate Junior Subordinated Debentures of the Company (the “Debentures”) to be issued by the Company pursuant to
an indenture to be executed by the Company and WTC, as trustee (the “Indenture”); and 
 C. In
consideration of the premises and the mutual representations and covenants hereinafter set forth, the parties hereto agree as follows: 
 ARTICLE I 
 PURCHASE AND SALE OF CAPITAL SECURITIES 

1.1. Upon the execution of this Agreement, the Purchaser hereby agrees to purchase from the Trust 24,000 Capital
Securities at a price equal to $1,000.00 per Capital Security (the “Purchase Price”) and the Trust agrees to sell such Capital Securities to the Purchaser for said Purchase Price. The rights and preferences of the Capital Securities are
set forth in the Declaration. The Purchase Price is payable in immediately available funds on December 15, 2005, or such other business day as may be designated by the Purchaser, but in no event later than December 30, 2005 (the
“Closing Date”). The Offerors shall provide the Purchaser wire transfer instructions no later than 3 days prior to the Closing Date. 
 1.2. The certificate for the Capital Securities shall be delivered by the Trust on the Closing Date to the Purchaser or its designee. 

1.3. The Placement Agreement, dated December 6, 2005 (the “Placement Agreement”), among the Offerors and
the Placement Agents identified therein includes certain representations and 

 
warranties, covenants and conditions to closing and certain other matters governing the Offering. The Placement Agreement is hereby incorporated by reference into this Agreement and the Purchaser
shall be entitled to each of the benefits of the Placement Agents and the Purchaser under the Placement Agreement and shall be entitled to enforce the obligations of the Offerors under such Placement Agreement as fully as if the Purchaser were a
party to such Placement Agreement. 
 ARTICLE II 
 REPRESENTATIONS AND WARRANTIES OF PURCHASER 
 2.1. The
Purchaser understands and acknowledges that neither the Capital Securities nor the Debentures have been registered under the Securities Act of 1933, as amended (the “Securities Act”), or any other applicable securities law, are being
offered for sale by the Trust in transactions not requiring registration under the Securities Act, and may not be offered, sold, pledged or otherwise transferred by the Purchaser except in compliance with the registration requirements of the
Securities Act or any other applicable securities laws, pursuant to an exemption therefrom or in a transaction not subject thereto. 
 2.2. The Purchaser represents, warrants and certifies that (i) it is not a “U.S. person” as such term is defined in Rule 902 under the Securities Act, (ii) it is not acquiring the
Capital Securities for the account or benefit of any such U.S. person, (iii) the offer and sale of Capital Securities to the Purchaser constitutes an “offshore transaction” under Regulation S of the Securities Act, and
(iv) it will not engage in hedging transactions with regard to the Capital Securities unless such transactions are conducted in compliance with the Securities Act and the Purchaser agrees to the legends and transfer restrictions set forth on
the Capital Securities certificate. 
 2.3. The Purchaser represents and warrants that it is purchasing the
Capital Securities for its own account, for investment, and not with a view to, or for offer or sale in connection with, any distribution thereof in violation of the Securities Act or other applicable securities laws, subject to any requirement of
law that the disposition of its property be at all times within its control and subject to its ability to resell such Capital Securities pursuant to an effective registration statement under the Securities Act or under Rule 144A or any other
exemption from registration available under the Securities Act or any other applicable Securities law. 
 2.4.
The Purchaser represents and warrants that it has full power and authority to execute and deliver this Agreement, to make the representations and warranties specified herein, and to consummate the transactions contemplated herein and it has full
right and power to subscribe for Capital Securities and perform its obligations pursuant to this Agreement. 

2.5. The Purchaser, a Cayman Islands Company whose business includes issuance of certain notes and acquiring the Capital
Securities and other similar securities, represents and warrants that it has such knowledge and experience in financial and business matters that it is capable of evaluating the merits and risks of purchasing the Capital Securities, has had the
opportunity to ask questions of, and receive answers and request additional information from, the Offerors and is aware that it may be required to bear the economic risk of an investment in the Capital Securities for an indefinite period of time.

 2.6. The Purchaser represents and warrants that no filing with, or authorization, approval, consent, license,
order, registration, qualification or decree of, any governmental body, agency or court having jurisdiction over the Purchaser, other than those that have been made or obtained, is necessary or required for the performance by the Purchaser of its
obligations under this Agreement or to consummate the transactions contemplated herein. 

 2.7. The Purchaser represents and warrants that this Agreement has been duly
authorized, executed and delivered by the Purchaser. 
 2.8. The Purchaser represents and warrants that
(i) the Purchaser is not in violation or default of any term of its Memorandum of Association or Articles of Association, of any provision of any mortgage, indenture, contract, agreement, instrument or contract to which it is a party or by
which it is bound or of any judgment, decree, order, writ or, to its knowledge, any statute, rule or regulation applicable to the Purchaser which would prevent the Purchaser from performing any material obligation set forth in this Agreement; and
(ii) the execution, delivery and performance of and compliance with this Agreement, and the consummation of the transactions contemplated herein, will not, with or without the passage of time or giving of notice, result in any such material
violation, or be in conflict with or constitute a default under any such term, or the suspension, revocation, impairment, forfeiture or non-renewal of any permit, license, authorization or approval applicable to the Purchaser, its business or
operations or any of its assets or properties which would prevent the Purchaser from performing any material obligations set forth in this Agreement. 
 2.9. The Purchaser represents and warrants that the Purchaser is an exempted company with limited liability duly incorporated, validly existing and in good standing under the laws of the jurisdiction
where it is organized, with full power and authority to perform its obligations under this Agreement. 
 2.10.
The Purchaser understands and acknowledges that the Company will rely upon the truth and accuracy of the foregoing acknowledgments, representations, warranties and agreements and agrees that, if any of the acknowledgments, representations,
warranties or agreements deemed to have been made by it by its purchase of the Capital Securities are no longer accurate, it shall promptly notify the Company. 
 2.11. The Purchaser understands that no public market exists for any of the Capital Securities, and that it is unlikely that a public market will ever exist for the Capital Securities. 

2.12. The Purchaser is a “qualified purchaser” within the meaning of Section 2(a)(51) of the Investment
Company Act. 
 ARTICLE III 
 MISCELLANEOUS 
 3.1. Any notice or other communication
given hereunder shall be deemed sufficient if in writing and sent by registered or certified mail, return receipt requested, international courier or delivered by hand against written receipt therefor, or by facsimile transmission and confirmed by
telephone, to the following addresses, or such other address as may be furnished to the other parties as herein provided: 
  

							
	 To the Offerors:
	  	 Capstead Mortgage Corporation

		  		  	 8401 North Central Expressway, Suite 800
	  	
		  		  	 Dallas, Texas 75225-4410
	  	
		  		  	 Attention: Andrew F. Jacobs
	  	
		  		  	 Fax: 214-874-2398
	  	
		
	 To the Purchaser:
	  	 Preferred Term Securities XX, Ltd.

		  		  	 c/o Maples Finance Limited
	  	
		  		  	 P.O. Box 1093 GT
	  	
		  		  	 Queensgate House
	  	
		  		  	 South Church Street
	  	

							
		  		  	 George Town, Grand Cayman
	  	
		  		  	 Cayman Islands
	  	
		  		  	 Attention: The Directors
	  	
		  		  	 Fax: 345-945-7100
	  	

 Unless otherwise expressly provided herein, notices shall be deemed to have been given on
the date of mailing, except notice of change of address, which shall be deemed to have been given when received. 
 3.2. This Agreement shall not be changed, modified or amended except by a writing signed by the parties to be charged, and this Agreement may not be discharged except by performance in accordance with its
terms or by a writing signed by the party to be charged. 
 3.3. Upon the execution and delivery of this
Agreement by the Purchaser, this Agreement shall become a binding obligation of the Purchaser with respect to the purchase of Capital Securities as herein provided. 

3.4. NOTWITHSTANDING THE PLACE WHERE THIS AGREEMENT MAY BE EXECUTED BY ANY OF THE PARTIES HERETO, THE PARTIES EXPRESSLY
AGREE THAT ALL THE TERMS AND PROVISIONS HEREOF SHALL BE CONSTRUED IN ACCORDANCE WITH AND GOVERNED BY THE LAWS OF THE STATE OF NEW YORK, WITHOUT REGARD TO PRINCIPLES OF CONFLICTS OF LAW. 

3.5. The parties agree to execute and deliver all such further documents, agreements and instruments and take such other
and further action as may be necessary or appropriate to carry out the purposes and intent of this Agreement. 

3.6. This Agreement may be executed in one or more counterparts each of which shall be deemed an original, but all of
which shall together constitute one and the same instrument. 
 3.7. In the event that any one or more of the
provisions contained herein, or the application thereof in any circumstances, is held invalid, illegal or unenforceable in any respect for any reason, the validity, legality and enforceability of any such provision in every other respect and of the
remaining provisions hereof shall not be in any way impaired or affected, it being intended that all of the Offerors’ and the Purchaser’s rights and privileges shall be enforceable to the fullest extent permitted by law. 

Signatures appear on the following page 

 IN WITNESS WHEREOF, I have set my hand the day and year first written
above. 
  

			
	 PREFERRED TERM SECURITIES XX, LTD.

	
	
By:                             
                                         
    

	
Print Name:                          
                                  

	
Title:                            
                                         
  

 IN WITNESS WHEREOF, this Subscription Agreement is agreed to and accepted as of
the day and year first written above. 
  

			
	 CAPSTEAD MORTGAGE CORPORATION

	
	
By:                             
                                         
         

	
Name:                            
                                         
     

	
Title:                            
                                         
       

  

			
	 CAPSTEAD MORTGAGE TRUST II

	
	
By:                             
                                         
         

	
Name:                            
                                         
     

	 Title: AdministratorPLACEMENT AGMNT DATED SEPTEMBER 8, 2006 RELATING TO CMT III PREFERRED SECURITIES

 EXHIBIT 10.10 
 CAPSTEAD MORTGAGE CORPORATION 
 25,000 Capital Securities 

Fixed/Floating Rate Capital Securities 
 (Liquidation Amount $1,000.00 per Capital Security) 
 PLACEMENT AGREEMENT

  
  

September 8, 2006 
 FTN Financial Capital Markets 
 845 Crossover Lane, Suite 150 

Memphis, Tennessee 38117 
 Keefe, Bruyette & Woods, Inc. 
 787 7th Avenue 

4th Floor 
 New
York, New York 10019 
 Ladies and Gentlemen: 

Capstead Mortgage Corporation, a Maryland corporation (the “Company”), and its financing subsidiary, Capstead
Mortgage Trust III, a Delaware statutory trust (the “Trust,” and hereinafter together with the Company, the “Offerors”), hereby confirm their agreement (this “Agreement”) with you as placement agents (the
“Placement Agents”), as follows: 
  

	 	 Section
	 1. Issuance and Sale of Securities. 

 

	 	 1.1.
	 Introduction.

 The Offerors propose to issue and sell at the Closing (as defined in Section 2.3.1 hereof) 25,000 of the Trust’s Fixed/Floating Rate Capital Securities, with a liquidation amount of $1,000.00
per capital security (the “Capital Securities”), to First Tennessee Bank National Association, a national banking association organized under the laws of the United States of America (the “Purchaser”) pursuant to the terms of a
Subscription Agreement entered into, or to be entered into on or prior to the Closing Date (as defined in Section 2.3.1 hereof), between the Offerors and the Purchaser (the “Subscription Agreement”), the form of which is attached
hereto as Exhibit A and incorporated herein by this reference. 
  

	 	 1.2.
	 Operative Agreements.

 The entire proceeds from the sale by the Trust to the holders of the Capital Securities shall be combined with the entire proceeds from the sale by the Trust to the Company of its common securities (the
“Common Securities”), and shall be used by the Trust to purchase $25,774,000.00 in principal amount of the Fixed/Floating Rate Junior Subordinated Debentures (the “Debentures”) of the Company. The Capital Securities and the
Common Securities for the Trust shall be issued pursuant to an Amended and Restated Declaration of Trust among WTC, as Delaware trustee (the “Delaware Trustee”), WTC, as 

 
institutional trustee (the “Institutional Trustee”), the Administrators named therein, and the Company, to be dated as of the Closing Date and in substantially the form heretofore
delivered to the Placement Agents (the “Trust Agreement”). The Debentures shall be issued pursuant to an Indenture (the “Indenture”), to be dated as of the Closing Date, between the Company and WTC, as indenture trustee (the
“Indenture Trustee”). The documents identified in this Section 1.2 and in Section 1.1 are referred to herein as the “Operative Documents.” 

 

	 	 1.3.
	 Rights of Purchaser.

 The Capital Securities shall be offered and sold by the Trust directly to the Purchaser without registration of any of the Capital Securities, the Debentures under the Securities Act of 1933, as amended
(the “Securities Act”), or any other applicable securities laws in reliance upon exemptions from the registration requirements of the Securities Act and other applicable securities laws. The Offerors agree that this Agreement shall be
incorporated by reference into the Subscription Agreement and the Purchaser shall be entitled to each of the benefits of the Placement Agents and the Purchaser under this Agreement and shall be entitled to enforce obligations of the Offerors under
this Agreement as fully as if the Purchaser were a party to this Agreement. The Offerors and the Placement Agents have entered into this Agreement to set forth their understanding as to their relationship and their respective rights, duties and
obligations. 
  

	 	 1.4.
	 Legends.

 Upon original issuance thereof, and until such time as the same is no longer required under the applicable requirements of the Securities Act, the Capital Securities and Debentures certificates shall each
contain a legend as required pursuant to any of the Operative Documents. 
  

	 	 Section
	 2. Purchase of Capital Securities. 

  

	 	 2.1.
	 Exclusive Rights; Purchase Price.

From the date hereof until the Closing Date (which date may be extended by mutual agreement of the Offerors and the
Placement Agents), the Offerors hereby grant to the Placement Agents the exclusive right to arrange for the sale of the Capital Securities to the Purchaser at a purchase price of $1,000.00 per Capital Security. 

 

	 	 2.2.
	 Subscription Agreement.

 The Offerors hereby agree to evidence their acceptance of the subscription by countersigning a copy of the Subscription Agreement and returning the same to the Placement Agents. 

 

	 	 2.3.
	 Closing and Delivery of Payment. 

  

	 	 2.3.1.
	 Closing; Closing Date.

 The sale and purchase of the Capital Securities by the Offerors to the Purchaser shall take place at a closing (the “Closing”) at the offices of Lewis, Rice & Fingersh, L.C., at
10:00 a.m. (St. Louis time) on September 11, 2006, or such other business day as may be agreed upon by the Offerors and the Placement Agents (the “Closing Date”); provided, however, that in no event shall the
Closing Date occur later than September 29, 2006 unless consented to by the Purchaser. Payment by the Purchaser shall be payable in the manner set forth in the Subscription Agreement and shall be made prior to or on the Closing Date.

  
 2 

	 	 2.3.2.
	 Delivery.

 The certificates for the Capital Securities shall be in definitive form, registered in the name of the Purchaser, or the Purchaser’s designee, and in the aggregate amount of the Capital Securities
purchased by the Purchaser. 
  

	 	 2.3.3.
	 Transfer Agent.

 The Offerors shall deposit the certificates representing the Capital Securities with the Institutional Trustee or other appropriate party prior to the Closing Date. 

2.4. Placement Agents’ Fees and Expenses. 

 

	 	 2.4.1.
	 Placement Agents’ Compensation.

Because the proceeds from the sale of the Capital Securities shall be used to purchase the Debentures from the Company,
the Company shall pay an aggregate of $27.50 for each $1,000.00 of principal amount of Debentures sold to the Trust (excluding the Debentures related to the Common Securities purchased by the Company). Of this amount, $13.75 for each $1,000.00 of
principal amount of Debentures shall be payable to FTN Financial Capital Markets and $13.75 for each $1,000.00 of principal amount of Debentures shall be payable to Keefe, Bruyette & Woods, Inc. Such amount shall be delivered to WTC or such
other person designated by the Placement Agents on the Closing Date and shall be allocated between and paid to the respective Placement Agents as directed by the Placement Agents. 

 

	 	 2.4.2.
	 Costs and Expenses.

 Whether or not this Agreement is terminated or the sale of the Capital Securities is consummated, the Company hereby covenants and agrees that it shall pay or cause to be paid (directly or by
reimbursement) all reasonable costs and expenses incident to the performance of the obligations of the Offerors under this Agreement, including all fees, expenses and disbursements of counsel and accountants for the Offerors; all reasonable expenses
incurred by the Offerors incident to the preparation, execution and delivery of the Trust Agreement and the Indenture; and all other reasonable costs and expenses incurred by the Offerors incident to the performance of the obligations of the Company
hereunder and under the Trust Agreement. The Placement Agents shall pay or cause to be paid all costs and expenses incident to the performance of its obligations under this Agreement, including all fees, expenses and disbursements of its counsel and
all other costs and expenses incurred by the Placement Agents incident to the performance of its obligations hereunder. 
  

	 	 2.5.
	 Failure to Close.

 If any of the conditions to the Closing specified in this Agreement shall not have been fulfilled to the satisfaction of the Placement Agents or if the Closing shall not have occurred on or before
10:00 a.m. (St. Louis time) on September 29, 2006, then each party hereto, notwithstanding anything to the contrary in this Agreement, shall be relieved of all further obligations under this Agreement without thereby waiving any rights it
may have by reason of such nonfulfillment or failure; provided, however, that the obligations of the parties under Sections 2.4.2, 7.5 and 9 shall not be so relieved and shall continue in full force and effect. 

 

	 	 Section
	 3. Closing Conditions.

 The obligations of the Purchaser and the Placement Agents on the Closing Date shall be subject to the accuracy, at and as of the Closing Date, of the representations and warranties of the Offerors
contained in this Agreement, to the accuracy, at and as of the Closing Date, of the statements of the Offerors made in any certificates pursuant to this Agreement, to the performance by the Offerors of their respective obligations under this
Agreement, to compliance, at and as of the Closing Date, by the Offerors with their respective agreements herein contained, and to the following further conditions: 

  
 3 

	 	 3.1.
	 Opinions of Counsel.

 On the Closing Date, the Placement Agents shall have received the following favorable opinions, each dated as of the Closing Date: (a) from Andrews Kurth LLP, counsel for the Company and
addressed to the Purchaser, the Placement Agents, the Offerors and WTC in substantially the form set forth on Exhibit B-1 attached hereto and incorporated herein by this reference, (b) from Hogan & Hartson L.L.P., Maryland
counsel for the Company and addressed to the Purchaser, the Placement Agents, the Offerors and WTC in substantially the form set forth on Exhibit B-2 attached hereto and incorporated herein by this reference, (c) from Richards,
Layton & Finger, P.A., special Delaware counsel to the Trust and addressed to the Purchaser, the Placement Agents and the Offerors, in substantially the form set forth on Exhibit B-3 attached hereto and incorporated herein by
this reference and (d) from Lewis, Rice & Fingersh, L.C., special tax counsel to the Offerors, and addressed to the Placement Agents and the Offerors, addressing the items set forth on Exhibit B-4 attached hereto and
incorporated herein by this reference, subject to the receipt by Lewis, Rice & Fingersh, L.C. of a representation letter from the Company in the form set forth in Exhibit B-4 completed in a manner reasonably satisfactory to
Lewis, Rice & Fingersh, L.C. (collectively, the “Offerors’ Counsel Opinions”). In rendering the Offerors’ Counsel Opinions, counsel to the Offerors may rely as to factual matters upon certificates or other documents
furnished by officers, directors and trustees of the Offerors (copies of which shall be delivered to the Placement Agents and the Purchaser) and by government officials, and upon such other documents as counsel to the Offerors may, in their
reasonable opinion, deem appropriate as a basis for the Offerors’ Counsel Opinions. Counsel to the Offerors may specify the jurisdictions in which they are admitted to practice and that they are not admitted to practice in any other
jurisdiction and are not experts in the law of any other jurisdiction. If the Offerors’ counsel is not admitted to practice in the State of New York, the opinion of Offerors’ counsel may assume, for purposes of the opinion, that the laws
of the State of New York are substantively identical, in all respects material to the opinion, to the internal laws of the state in which such counsel is admitted to practice. Such Offerors’ Counsel Opinions shall not state that they are to be
governed or qualified by, or that they are otherwise subject to, any treatise, written policy or other document relating to legal opinions, including, without limitation, the Legal Opinion Accord of the ABA Section of Business Law (1991).

  

	 	 3.2.
	 Officer’s Certificate.

 At the Closing Date, the Purchaser and the Placement Agents shall have received certificates from an authorized officer of the Company, dated as of the Closing Date, stating that (i) the
representations and warranties of the Offerors set forth in Section 5 hereof are true and correct as of the Closing Date and that the Offerors have complied with all agreements and satisfied all conditions on their part to be performed or
satisfied at or prior to the Closing Date, (ii) since the date of this Agreement the Offerors have not incurred any liability or obligation, direct or contingent, or entered into any material transactions, other than in the ordinary course of
business, which is material to the Offerors, and (iii) covering such other matters as the Placement Agents may reasonably request. 
  

	 	 3.3.
	 Administrator’s Certificate.

At the Closing Date, the Purchaser and the Placement Agents shall have received a certificate of one or more
Administrators of the Trust, dated as of the Closing Date, stating that the representations and warranties of the Trust set forth in Section 5 are true and correct as of the Closing Date and that the Trust has complied with all agreements and
satisfied all conditions on its part to be performed or satisfied at or prior to the Closing Date. 

  
 4 

	 	 3.4.
	 Purchase Permitted by Applicable Laws; Legal Investment.

The purchase of and payment for the Capital Securities as described in this Agreement and pursuant to the Subscription
Agreement shall (a) not be prohibited by any applicable law or governmental regulation, (b) not subject the Purchaser or the Placement Agents to any penalty or, in the reasonable judgment of the Purchaser and the Placement Agents, other
onerous conditions under or pursuant to any applicable law or governmental regulation, and (c) be permitted by the laws and regulations of the jurisdictions to which the Purchaser and the Placement Agents are subject. 

 

	 	 3.5.
	 Consents and Permits.

 The Company and the Trust shall have received all consents, permits and other authorizations, and made all such filings and declarations, as may be required from any person or entity pursuant to any law,
statute, regulation or rule (federal, state, local and foreign), or pursuant to any agreement, order or decree to which the Company or the Trust is a party or to which either is subject, in connection with the transactions contemplated by this
Agreement. 
  

	 	 3.6.
	 Information.

 Prior to or on the Closing Date, the Offerors shall have furnished to the Placement Agents such further information, certificates, opinions and documents addressed to the Purchaser and the Placement
Agents, which the Placement Agents may reasonably request, including, without limitation, a complete set of the Operative Documents or any other documents or certificates required by this Section 3; and all proceedings taken by the Offerors in
connection with the issuance, offer and sale of the Capital Securities as herein contemplated shall be reasonably satisfactory in form and substance to the Placement Agents. 

If any condition specified in this Section 3 shall not have been fulfilled when and as required in this Agreement,
or if any of the opinions or certificates mentioned above or elsewhere in this Agreement shall not be reasonably satisfactory in form and substance to the Placement Agents, this Agreement may be terminated by the Placement Agents by notice to the
Offerors at any time at or prior to the Closing Date. Notice of such termination shall be given to the Offerors in writing or by telephone or facsimile confirmed in writing. 

 

	 	 Section
	 4. Conditions to the Offerors’ Obligations.

The obligations of the Offerors to sell the Capital Securities to the Purchaser and consummate the transactions
contemplated by this Agreement shall be subject to the accuracy, at and as of the Closing Date, of the representations and warranties of the Placement Agents contained in this Agreement and to the following further conditions: 

 

	 	 4.1.
	 Executed Agreement.

 The Offerors shall have received from the Placement Agents an executed copy of this Agreement. 
  

	 	 4.2.
	 Fulfillment of Other Obligations.

The Placement Agents shall have fulfilled all of their other obligations and duties required to be fulfilled under this
Agreement prior to or at the Closing. 

  
 5 

	 	 Section
	 5. Representations and Warranties of the Offerors.

Except as set forth on the Disclosure Schedule (as defined in Section 11.1) attached hereto, if any, the Offerors
jointly and severally represent and warrant to the Placement Agents and the Purchaser as of the date hereof and as of the Closing Date as follows: 
  

	 	 5.1.
	 Securities Law Matters. 

 (a) Neither the Company nor the Trust, nor any of their “Affiliates” (as defined in Rule 501(b) of Regulation D under the Securities Act (“Regulation D”)), nor
any person acting on any of their behalf has, directly or indirectly, made offers or sales of any security, or solicited offers to buy any security, under circumstances that would require the registration under the Securities Act of any of the
Capital Securities or the Debentures (collectively, the “Securities”). 
 (b) Neither the
Company nor the Trust, nor any of their Affiliates, nor any person acting on its or their behalf has (i) other than the Placement Agents, offered for sale or solicited offers to purchase the Securities or (ii) engaged in any form of
offering, general solicitation or general advertising (within the meaning of Regulation D) in connection with any offer or sale of any of the Securities. 
 (c) The Securities satisfy the eligibility requirements of Rule 144A(d)(3) under the Securities Act. 
 (d) Neither the Company nor the Trust is or, after giving effect to the offering and sale of the Capital Securities and the consummation of the transactions described in this Agreement, will be an
“investment company” or an entity “controlled” by an “investment company,” in each case within the meaning of Section 3(a) of the Investment Company Act of 1940, as amended (the “Investment Company Act”).

 (e) Neither the Company nor the Trust has paid or agreed to pay to any person or entity (other than
the Placement Agents) any compensation for soliciting another to purchase any of the Securities. 
 (f)
The Company is a “qualified purchaser” within the meaning of section 2(a)(51) of the Investment Company Act and will purchase the Common Securities for its own account. 

 

	 	 5.2.
	 Organization, Standing and Qualification of the Trust.

The Trust has been duly created and is validly existing in good standing as a statutory trust under the Delaware
Statutory Trust Act (the “Statutory Trust Act”) with the power and authority to own property and to conduct the business it transacts and proposes to transact and to enter into and perform its obligations under the Operative Documents. The
Trust is duly qualified to transact business as a foreign entity and is in good standing in each jurisdiction in which such qualification is necessary, except where the failure to so qualify or be in good standing would not have a material adverse
effect on the Trust. The Trust is not a party to or otherwise bound by any agreement other than the Operative Documents. The Trust is and will, under current law, be classified for federal income tax purposes as a grantor trust and not as an
association taxable as a corporation. 

  
 6 

	 	 5.3.
	 Trust Agreement.

 The Trust Agreement has been duly authorized by the Company and, on the Closing Date, will have been duly executed and delivered by the Company and the Administrators of the Trust, and, assuming due
authorization, execution and delivery by the Delaware Trustee and the Institutional Trustee, will be a valid and binding obligation of the Company and such Administrators, enforceable against them in accordance with its terms, subject to
(a) applicable bankruptcy, insolvency, moratorium, receivership, reorganization, liquidation and other laws relating to or affecting creditors’ rights generally, and (b) general principles of equity (regardless of whether considered
and applied in a proceeding in equity or at law) (“Bankruptcy and Equity”). Each of the Administrators of the Trust is an employee or a director of the Company and has been duly authorized by the Company to execute and deliver the Trust
Agreement. 
  

	 	 5.4.
	 Indenture.

 The Indenture has been duly authorized by the Company and, on the Closing Date, will have been duly executed and delivered by the Company, and, assuming due authorization, execution and delivery by the
Indenture Trustee, will be a valid and binding obligation of the Company enforceable against it in accordance with its terms, subject to Bankruptcy and Equity. 
  

	 	 5.5.
	 Capital Securities and Common Securities.

The Capital Securities and the Common Securities have been duly authorized by the Trust Agreement and, when issued and
delivered against payment therefor on the Closing Date to the Purchaser, in the case of the Capital Securities, and to the Company, in the case of the Common Securities, will be validly issued and represent undivided beneficial interests in the
assets of the Trust. None of the Capital Securities or the Common Securities is subject to preemptive or other similar rights. On the Closing Date, all of the issued and outstanding Common Securities will be directly owned by the Company free and
clear of any pledge, security interest, claim, lien or other encumbrance. 
  

	 	 5.6.
	 Debentures.

 The Debentures have been duly authorized by the Company and, at the Closing Date, will have been duly executed and delivered to the Indenture Trustee for authentication in accordance with the Indenture,
and, when authenticated in the manner provided for in the Indenture and delivered against payment therefor by the Trust, will constitute valid and binding obligations of the Company entitled to the benefits of the Indenture enforceable against the
Company in accordance with their terms, subject to Bankruptcy and Equity. 
  

	 	 5.7.
	 Power and Authority.

 This Agreement has been duly authorized, executed and delivered by the Company and the Trust and constitutes the valid and binding obligation of the Company and the Trust, enforceable against the Company
and the Trust in accordance with its terms, subject to Bankruptcy and Equity. 
  

	 	 5.8.
	 No Defaults.

 The Trust is not in violation of the Trust Agreement or, to the knowledge of the Administrators, any provision of the Statutory Trust Act. The execution, delivery and performance by the Company or the
Trust of this Agreement or the Operative Documents to which it is a party, and the consummation of the transactions contemplated herein or therein and the use of the proceeds therefrom, will not conflict with or constitute a breach of, or a default
under, or result in the creation or imposition of any lien, charge 

  
 7 

 
or other encumbrance upon any property or assets of the Trust, the Company or any of the Company’s Subsidiaries (as defined in Section 5.11 hereof) pursuant to any contract, indenture,
mortgage, loan agreement, note, lease or other instrument to which the Trust, the Company or any of its Subsidiaries is a party or by which it or any of them may be bound, or to which any of the property or assets of any of them is subject, except
for a conflict, breach, default, lien, charge or encumbrance which could not, singly or in the aggregate, reasonably be expected to have a Material Adverse Effect nor will such action result in any violation of the Trust Agreement or the Statutory
Trust Act or require the consent, approval, authorization or order of any court or governmental agency or body. As used herein, the term “Material Adverse Effect” means any one or more effects that individually or in the aggregate
(i) are material and adverse to the Offerors’ ability to consummate the transactions contemplated herein or in the Operative Documents, (ii) could cause the Company to fail to be organized or operated in conformity with the
requirements for qualification and taxation as a real estate investment trust (“REIT”) under Sections 856 through 860 of the Internal Revenue Code of 1986, as amended (the “Code”), or (iii) are material and adverse to
the financial condition, earnings, business, liabilities and assets of the Company and its Subsidiaries taken as whole, whether or not arising from transactions occurring in the ordinary course of business. 

 

	 	 5.9.
	 Organization, Standing and Qualification of the Company.

The Company has been duly incorporated and is validly existing as a corporation in good standing under the laws of
Maryland, with all requisite corporate power and authority to own its properties and conduct the business it transacts and proposes to transact, and is duly qualified to transact business and is in good standing as a foreign corporation in each
jurisdiction where the nature of its activities requires such qualification, except where the failure of the Company to be so qualified would not, singly or in the aggregate, have a Material Adverse Effect. 

 

	 	 5.10.
	 Capital Stock of the Company.

All of the issued and outstanding shares of capital stock of the Company are validly issued, fully paid and
non-assessable; and none of the issued and outstanding capital stock of the Company was issued in violation of any preemptive or similar rights arising by operation of law, under the charter or by-laws of such entity or under any agreement to which
the Company is a party. 
  

	 	 5.11.
	 Subsidiaries of the Company.

The Company has no “significant subsidiaries” (as defined in Section 1-02(w) of Regulation S-X to the
Securities Act. 
  

	 	 5.12.
	 Permits.

 The Company and each of its subsidiaries (as defined in Section 1-02(x) of Regulation S-X to the Securities Act) (the “Subsidiaries”) have all requisite power and authority, and all
necessary authorizations, approvals, orders, licenses, certificates and permits of and from regulatory or governmental officials, bodies and tribunals, to own or lease their respective properties and to conduct their respective businesses as now
being conducted, except such authorizations, approvals, orders, licenses, certificates and permits which, if not obtained and maintained, would not, singly or in the aggregate, have a Material Adverse Effect, and neither the Company nor any of its
Subsidiaries has received any notice of proceedings relating to the revocation or modification of any such authorizations, approvals, orders, licenses, certificates or permits which, singly or in the aggregate, if the failure to be so licensed or
approved is the subject of an unfavorable decision, ruling or finding, would, singly or in the aggregate, have a Material Adverse Effect; and the Company and its Subsidiaries are in compliance with all applicable laws, rules, regulations and orders
and consents, the violation of which would, singly or in the aggregate, have a Material Adverse Effect. 

  
 8 

	 	 5.13.
	 Conflicts, Authorizations and Approvals.

Neither the Company nor any of its Subsidiaries is in violation of its respective articles or certificate of
incorporation, charter or by-laws or similar organizational documents or in default in the performance or observance of any obligation, agreement, covenant or condition contained in any contract, indenture, mortgage, loan agreement, note, lease or
other agreement or instrument to which either the Company or any of its Subsidiaries is a party, or by which it or any of them may be bound or to which any of the property or assets of the Company or any of its Subsidiaries is subject, the effect of
which violation or default in performance or observance would have, singly or in the aggregate, a Material Adverse Effect. 
  

	 	 5.14.
	 Financial Statements. 

 (a) The consolidated balance sheets of the Company and all of its Subsidiaries as of December 31, 2005 and December 31, 2004 and related consolidated income statements and statements of
changes in shareholders’ equity for the three years ended December 31, 2005 together with the notes thereto, and the consolidated balance sheets of the Company and all of its Subsidiaries as of June 30, 2006 and the related
consolidated income statements and statements of changes in shareholders’ equity for the six months then ended, copies of each of which have been provided to the Placement Agents (together, the “Financial Statements”), have been
prepared in accordance with generally accepted accounting principles applied on a consistent basis (“GAAP”) (except as may be disclosed therein) and fairly present in all material respects the financial position and the results of
operations and changes in shareholders’ equity of the Company and all of its Subsidiaries as of the dates and for the periods indicated (subject, in the case of interim financial statements, to normal recurring year-end adjustments, none of
which shall be material). 
 (b) Since the respective dates of the Financial Statements, there has been
(i) no material adverse change or development with respect to the financial condition or earnings of the Company and all of its Subsidiaries, taken as a whole, or (ii) any dividend or distribution of any kind declared, paid or made by the
Company on any class of its capital stock other than regular quarterly dividends on the Company’s common stock, regular quarterly dividends on the Company’s Series A preferred stock and regular monthly dividends on the Company’s
Series B preferred stock. 
 (c) The accountants of the Company who certified the Financial Statements
are independent public accountants of the Company and its Subsidiaries within the meaning of the Securities Act and the rules and regulations thereunder. 
 (d) The books, records and accounts of the Company accurately and fairly reflect, in reasonable detail, the transactions in, and dispositions of, the assets of, and the results of operations of,
the Company. The Company maintains a system of internal accounting controls sufficient to provide reasonable assurances that (i) transactions are executed in accordance with management’s general or 

  
 9 

 
specific authorizations, (ii) transactions are recorded as necessary to permit preparation of financial statements in accordance with GAAP and to maintain asset accountability,
(iii) access to assets is permitted only in accordance with management’s general or specific authorization, and (iv) the recorded accountability for assets is compared with the existing assets at reasonable intervals and appropriate
action is taken with respect to any differences. 
  

	 	 5.15.
	 Exchange Act Reporting.

 The reports filed with the Securities and Exchange Commission (the “Commission”) by the Company under the Securities Exchange Act of 1934, as amended (the “Exchange Act”) and the
regulations thereunder at the time they were filed with the Commission complied as to form in all material respects with the requirements of the Exchange Act and such reports did not contain an untrue statement of a material fact or omit to state a
material fact required to be stated therein or necessary to make the statements therein, in light of the circumstances in which they were made, not misleading. Other than such instruments, agreements, contracts and other documents as are filed as
exhibits to the Company’s Annual Report on Form 10-K, Quarterly Reports on Form 10-Q or Current Reports on Form 8-K, there are no instruments, agreements, contracts or documents of a character described in Item 601 of
Regulation S-K promulgated by the Commission to which the Company is a party, other than the Operative Documents. 
  

	 	 5.16.
	 Governmental Matters.

 Neither the Company nor any of its Subsidiaries is subject or is party to, or has received any notice or advice that any of them may become subject or party to, any investigation with respect to, any
cease-and-desist order, agreement, consent agreement, memorandum of understanding or other regulatory enforcement action, proceeding or order with or by, or is a party to any commitment letter or similar undertaking to, has adopted any board
resolutions at the request of, any government, governmental authority, agency or instrumentality or court, domestic or foreign, having jurisdiction over the Company or its Subsidiaries or their respective property or assets (collectively, the
“Governmental Entities”) that currently restricts in any material respect the conduct of their business or that in any material manner relates to their capital adequacy, their ability or authority to pay dividends or make distributions to
their shareholders or make payments of principal or interest on their debt obligations, their management or their business. No filing with, or authorization, approval, consent, license, order, registration, qualification or decree of, any
Governmental Entity, other than those that have been made or obtained, is necessary or required for the performance by the Trust or the Company of their respective obligations under the Operative Documents, as applicable, or the consummation by the
Trust and the Company of the transactions contemplated by the Operative Documents. Neither the Company nor any of the Subsidiaries is currently unable to pay dividends or make distributions to its shareholders with respect to any class of its equity
securities, or prohibited from paying principal or interest on its debt obligations, due to a restriction or limitation, whether by statute, contract or otherwise, and, in the reasonable judgment of the Company’s management, neither the Company
nor any of the Subsidiaries will be unable in the foreseeable future to pay dividends or make distributions with respect to any class of equity securities, or be prohibited from paying principal or interest on its debt obligations, due to a
restriction or limitation, whether by statute, contract or otherwise. 
  

	 	 5.17.
	 No Undisclosed Liabilities.

 Neither the Company nor any of its Subsidiaries has any material liability, whether known or unknown, whether asserted or unasserted, whether absolute or contingent, whether accrued or unaccrued, whether
liquidated or unliquidated, and whether due or to become due, including any liability for taxes (and there is no past or present fact, situation, circumstance, condition or other basis for any present or future action, suit, proceeding, hearing,
charge, complaint, claim or demand against the Company or its 

  
 10 

 
Subsidiaries giving rise to any such liability) that, individually or in the aggregate, could reasonably be expected to have a Material Adverse Effect, except (i) for liabilities set forth
in the Financial Statements and (ii) normal fluctuation in the amount of the liabilities referred to in clause (i) above occurring in the ordinary course of business of the Company and all of its Subsidiaries since the date of the most
recent balance sheet included in the Financial Statements. 
  

	 	 5.18.
	 Litigation.

 No charge, investigation, action, suit or proceeding is pending or, to the knowledge of the Offerors, threatened, against or affecting the Company or its Subsidiaries or any of their respective properties
before or by any courts or any regulatory, administrative or governmental official, commission, board, agency or other authority or body, or any arbitrator, wherein an unfavorable decision, ruling or finding could have, singly or in the aggregate, a
Material Adverse Effect. 
  

	 	 5.19.
	 Labor Matters.

 No labor dispute with the employees of the Trust or the Company exists or, to the knowledge of the executive officers of the Trust or the Company, is imminent, except those which would not, singly or in
the aggregate, have a Material Adverse Effect. 
  

	 	 5.20.
	 Property.

 Except as disclosed in the Company’s Exchange Act reports and for liens for (i) taxes and other governmental charges and assessments which are not yet delinquent or the amount of which is being
contested in good faith by appropriate proceedings; (ii) encumbrances in the nature of zoning restrictions, easements, rights or restrictions of record on the use of real property; (iii) statutory or common law liens to secure landlords,
lessors or renters under leases or rental agreements confined to the premises rented; (iv) liens created under or in connection with asset securitizations, repurchase agreements, warehouse credit facilities or other loan facilities; and
(v) other liens incurred in the ordinary course of business not material in amount, the Company and each Subsidiary has good and marketable title to all of its respective real and personal properties, in each case free and clear of all liens
and defects, except for those that would not, singly or in the aggregate, have a Material Adverse Effect; and all of the leases and subleases under which the Trust or any Subsidiary holds properties are in full force and effect, except where the
failure of such leases and subleases to be in full force and effect would not, singly or in the aggregate, have a Material Adverse Effect; and neither the Company nor any Subsidiary has any notice of any claim of any sort that has been asserted by
anyone adverse to the rights of a Subsidiary or the Company under any such leases or subleases, or affecting or questioning the rights of such entity to the continued possession of the leased or subleased premises under any such lease or sublease,
except for such claims that would not, singly or in the aggregate, have a Material Adverse Effect. 
  

	 	 5.21.
	 Tax Matters. 

 (a) Commencing with its taxable year ended December 31, 1985 the Company has been, and upon the completion of the transactions contemplated hereby, the Company will continue to be, organized
and operated in conformity with the requirements for qualification and taxation as a REIT under Sections 856 through 860 of the Code, and the Company’s proposed method of operation will enable it to continue to meet the requirements for
qualification and taxation as a REIT under the Code, and no actions have been taken (or not taken which are required to be taken) which would reasonably be expected to cause such qualification to be lost. The Company expects to continue to be
organized and to operate in a manner so as to qualify as a REIT in the taxable year ending December 31, 2006 and succeeding taxable years. 

  
 11 

 (b) The Company and each Subsidiary has timely and duly filed all Tax
Returns (as defined below) required to be filed by them, and all such Tax Returns are true, correct and complete, except for such failures to timely file or inaccuracies that would not, singly or in the aggregate, have a Material Adverse Effect. The
Company and each Subsidiary has timely and duly paid in full all material Taxes (as defined below) required to be paid by them (whether or not such amounts are shown as due on any Tax Return) and has timely and duly paid all required estimated Tax
payments in accordance with applicable law. There are no federal, state, or other Tax audits or deficiency assessments proposed or pending with respect to the Company or any Subsidiary, and, to the knowledge of the Offerors, no such audits or
assessments are threatened. As used herein, the terms “Tax” or “Taxes” mean (i) all federal, state, local, and foreign taxes, and other assessments of a similar nature (whether imposed directly or through withholding),
including any interest, additions to tax, or penalties applicable thereto, imposed by any Governmental Entity, and (ii) all liabilities in respect of such amounts arising as a result of being a member of any affiliated, consolidated, combined,
unitary or similar group, as a successor to another person or by contract. As used herein, the term “Tax Returns” means all federal, state, local, and foreign Tax returns, declarations, statements, reports, schedules, forms, and
information returns and any amendments thereto filed or required to be filed with any Governmental Entity. 

(c) To the knowledge of the Offerors, there are no rulemaking or similar proceedings before the United States
Internal Revenue Service or comparable federal, state, local or foreign government bodies which involve or affect the Company or any Subsidiary, which, if the subject of an action unfavorable to the Company or any Subsidiary, could result in a
Material Adverse Effect. 
  

	 	 5.22.
	 Insurance.

 The Company and each Subsidiary and their respective assets and businesses are insured by insurers of recognized financial responsibility against such losses and risks and in such amounts in all material
respects as are customary in the businesses in which they are engaged or propose to engage after giving effect to the transactions contemplated hereby. All policies of insurance and fidelity or surety bonds insuring the Company and each Subsidiary
or their respective business, assets, employees, officers and directors are in full force and effect. The Company and each Subsidiary are in compliance with the terms of such policies and instruments in all material respects. The Company does not
have reason to believe that it or any Subsidiary will not be able to renew such existing insurance coverage as and when such coverage expires or to obtain similar coverage from similar insurers as may be necessary to continue their respective
business at a cost that would not have a Material Adverse Effect. Within the past twelve months, neither the Company nor any Subsidiary has been denied any insurance coverage which it has sought or for which it has applied. 

 

	 	 5.23.
	 Corporate Funds.

 The Company or, to the knowledge of the Offerors, any person acting on behalf of the Company, including, without limitation, any director, officer, agent or employee of the Company, has not, directly or
indirectly, while acting on behalf of the Company (i) used any corporate funds for unlawful contributions, gifts, entertainment or other unlawful expenses relating to political activity; (ii) made any unlawful payment to foreign or
domestic government officials or employees or to foreign or domestic political parties or campaigns from corporate funds; (iii) violated any provision of the Foreign Corrupt Practices Act of 1977, as amended; or (iv) made any other
unlawful payment. 

  
 12 

	 	 5.24.
	 Environmental Compliance. 

 (a) Except as would not, individually or in the aggregate, have a Material Adverse Effect, (i) the Company and each Subsidiary have been and are in compliance with applicable Environmental
Laws (as defined below), (ii) neither the Company nor any Subsidiary nor, to the knowledge of the Offerors, any other owners of any of the real properties currently or previously owned, leased or operated by the Company or any Subsidiary (the
“Properties”) at any time or any other party, has at any time released (as such term is defined in CERCLA (as defined below)) or otherwise disposed of Hazardous Materials (as defined below) on, to, in, under or from the Properties,
(iii) neither the Company nor any Subsidiary intends to use or will use the Properties or any subsequently acquired properties, other than in compliance with applicable Environmental Laws, (iv) neither the Company nor any Subsidiary has
received any notice of, or has any knowledge of any occurrence or circumstance which, with notice or passage of time or both, would give rise to a claim under or pursuant to any Environmental Law with respect to the Properties, or their respective
assets or arising out of the conduct of the Company or any Subsidiary, (v) none of the Properties are included or, to the knowledge of the Offerors, proposed for inclusion, on the National Priorities List issued pursuant to CERCLA by the United
States Environmental Protection Agency or, to the knowledge of the Offerors, proposed for inclusion on any similar list or inventory issued pursuant to any other Environmental Law or issued by any other Governmental Entity, (vi) none of the
Company, any Subsidiary, any of their respective agents or, to the knowledge of the Offerors, any other person or entity for whose conduct any of them is or may be held responsible, has generated, manufactured, refined, transported, treated, stored,
handled, disposed, transferred, produced or processed any Hazardous Material at any of the Properties, except in compliance with all applicable Environmental Laws, and has not transported or arranged for the transport of any Hazardous Material from
the Properties to another property, except in compliance with all applicable Environmental Laws, (vii) no lien has been imposed on the Properties by any Governmental Entity in connection with the presence on or off such Property of any
Hazardous Material, and (vii) neither the Company nor any Subsidiary nor, to the knowledge of the Offerors, any other person or entity for whose conduct the Company or any Subsidiary is or may be held responsible, has entered into or been
subject to any consent decree, compliance order, or administrative order with respect to the Properties or any facilities or improvements or any operations or activities thereon. 

(b) As used herein, “Hazardous Materials” shall include, without limitation, any flammable materials,
explosives, radioactive materials, hazardous materials, hazardous substances, hazardous wastes, toxic substances or related materials, asbestos, petroleum, petroleum products and any hazardous material as defined by any federal, state or local
environmental law, statute, ordinance, rule or regulation, including, without limitation, the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, as amended, 42 U.S.C. §§9601-9675 (“CERCLA”), the
Hazardous Materials Transportation Act, as amended, 49 U.S.C. §§5101-5127, the Resource Conservation and Recovery Act, as amended, 42 U.S.C. §§6901-6992k, the Emergency Planning and Community Right-to-Know Act of 1986, 42 U.S.C.
§§11001-11050, the Toxic Substances Control Act, 15 U.S.C. §§2602-2692, the Federal Insecticide, Fungicide and Rodenticide Act, 7 U.S.C. §§136-136y, the Clean Air Act, 42 U.S.C. §§7401-7642, the Clean Water
Act (Federal Water Pollution Control Act), 33 U.S.C. §§1251-1387, the Safe Drinking Water Act, 42 U.S.C. §§300f-300j-26, and the Occupational Safety and Health Act, 29 U.S.C. §§651-678, and any analogous state laws, as
any of the above may be amended from time to time and in the regulations promulgated pursuant to each of the foregoing (including environmental statutes and laws not specifically defined herein) (individually, an “Environmental Law” and
collective, the “Environmental Laws”) or by any Governmental Entity. 

  
 13 

 (c) In the ordinary course of their respective businesses, the
Company and each Subsidiary periodically review the effect of Environmental Laws on their respective businesses, operations and properties, and periodically identify and evaluate associated costs and liabilities (including, without limitation, any
capital or operating expenditures required for clean-up, closure of properties or compliance with Environmental Laws or any permit, license or approval, any related constraints on operating activities and any potential liabilities to third parties).
On the basis of such reviews and the amount of their respective established reserves, the Company has reasonably concluded that such associated costs and liabilities would not, individually or in the aggregate, have a Material Adverse Effect.

  

	 	 5.25.
	 OSHA Compliance.

 Neither the Company nor any of its Subsidiaries is in violation of any federal or state law or regulation relating to occupational safety and health, and the Company and its Subsidiaries have received all
permits, licenses or other approvals required of them under applicable federal and state occupational safety and health and environmental laws and regulations to conduct their respective businesses, and the Company and each of its Subsidiaries are
in compliance with all terms and conditions of any such permit, license or approval, except any such violation of law or regulation, failure to receive required permits, licenses or other approvals or failure to comply with the terms and conditions
of such permits, licenses or approvals which would not, singly or in the aggregate, result in a Material Adverse Effect. 
  

	 	 Section
	 6. Representations and Warranties of the Placement Agents.

Each Placement Agent represents and warrants to the Offerors as to itself (but not as to the other Placement Agent) as
follows: 
  

	 	 6.1.
	 Organization, Standing and Qualification. 

(a) FTN Financial Capital Markets is a division of First Tennessee Bank National Association, a national banking
association duly organized, validly existing and in good standing under the laws of the United States, with full power and authority to own, lease and operate its properties and conduct its business as currently being conducted. FTN Financial
Capital Markets is duly qualified to transact business as a foreign corporation and is in good standing in each other jurisdiction in which it owns or leases property or conducts its business so as to require such qualification and in which the
failure to so qualify would, individually or in the aggregate, have a material adverse effect on the condition (financial or otherwise), earnings, business, prospects or results of operations of FTN Financial Capital Markets. 

(b) Keefe, Bruyette & Woods, Inc. is a corporation duly organized, validly existing and in good standing
under the laws of the State of New York, with full power and authority to own, lease and operate its properties and conduct its business as currently being conducted. Keefe, Bruyette & Woods, Inc. is duly qualified to transact business as a
foreign corporation and is in good standing in each other jurisdiction in which it owns or leases property or conducts its business so as to require such qualification and in which the failure to so qualify would, individually or in the aggregate,
have a material adverse effect on the condition (financial or otherwise), earnings, business, prospects or results of operations of Keefe, Bruyette & Woods, Inc. 

  
 14 

	 	 6.2.
	 Power and Authority.

 The Placement Agent has all requisite power and authority to enter into this Agreement, and this Agreement has been duly and validly authorized, executed and delivered by the Placement Agent and
constitutes the legal, valid and binding agreement of the Placement Agent, enforceable against the Placement Agent in accordance with its terms, subject to Bankruptcy and Equity and except as any indemnification or contribution provisions thereof
may be limited under applicable securities laws. No filing with, or authorization, approval, consent, license, order, registration, qualification or decree of, any Governmental Entity, other than those that have been made or obtained, is necessary
or required for the performance by the Placement Agent of its obligations under this Agreement or the consummation by the Placement Agent of the transactions contemplated by this Agreement. 

 

	 	 6.3.
	 General Solicitation.

 In the case of the offer and sale of the Capital Securities, no form of general solicitation or general advertising was used by the Placement Agent or its representatives including, but not limited to,
advertisements, articles, notices or other communications published in any newspaper, magazine or similar medium or broadcast over television or radio or any seminar or meeting whose attendees have been invited by any general solicitation or general
advertising. Neither the Placement Agent nor its representatives have engaged or will engage in any “directed selling efforts” within the meaning of Regulation S with respect to the Capital Securities. 

 

	 	 6.4.
	 Purchaser.

 The Placement Agent has made such reasonable inquiry as is necessary to determine that the Purchaser is acquiring the Capital Securities for its own account, except as contemplated in Section 7.8
hereto, that the Purchaser does not intend to distribute the Capital Securities in contravention of the Securities Act or any other applicable securities laws. 
  

	 	 6.5.
	 Qualified Purchasers.

 The Placement Agent has not offered or sold and will not arrange for the offer or sale of the Capital Securities except (a) to those the Placement Agent reasonably believes are “qualified
purchasers” within the meaning of Section 2(a)(51) of the Investment Company Act and (b)(i) to those the Placement Agent reasonably believes are institutional “accredited investors” (as defined in Rule 501(a)(1), (2),
(3) or (7) of Regulation D) and (ii) in any other manner that does not require registration of the Capital Securities under the Securities Act. In connection with each such sale, the Placement Agent has taken or will take
reasonable steps to ensure that the respective purchaser is aware that (y) such sale is being made in reliance on an exemption under the Securities Act and (z) future transfers of the Capital Securities will not be made except in
compliance with applicable securities laws. 
  

	 	 6.6.
	 Offering Circulars.

 Neither the Placement Agent nor its representatives will include any non-public information about the Company, the Trust or any of their Affiliates in any registration statement, prospectus, offering
circular or private placement memorandum used in connection with any purchase of Capital Securities without the prior written consent of the Trust and the Company. 
  

	 	 Section
	 7. Covenants of the Offerors.

The Offerors covenant and agree with the Placement Agents and the Purchaser as follows: 

  
 15 

	 	 7.1.
	 Compliance with Representations and Warranties.

During the period from the date of this Agreement to the Closing Date, the Offerors shall use their best efforts and take
all action necessary or appropriate to cause their representations and warranties contained in Section 5 hereof to be true as of the Closing Date, after giving effect to the transactions contemplated by this Agreement, as if made on and as of
the Closing Date. 
  

	 	 7.2.
	 Sale and Registration of Securities.

The Offerors and their Affiliates shall not nor shall any of them permit any person acting on their behalf (other than
the Placement Agents), to directly or indirectly (i) sell, offer for sale or solicit offers to buy or otherwise negotiate in respect of any security (as defined in the Securities Act) that would or could be integrated with the sale of the
Capital Securities in a manner that would require the registration under the Securities Act of the Securities or (ii) make offers or sales of any such Security, or solicit offers to buy any such Security, under circumstances that would require
the registration of any of such Securities under the Securities Act. 
  

	 	 7.3.
	 Use of Proceeds.

 The Trust shall use the proceeds from the sale of the Capital Securities and the Common Securities to purchase the Debentures from the Company. 

 

	 	 7.4.
	 Investment Company.

 The Offerors shall not engage, or permit any Subsidiary to engage, in any activity which would cause it or any Subsidiary to be an “investment company” under the provisions of the Investment
Company Act. 
  

	 	 7.5.
	 Reimbursement of Expenses.

 If the sale of the Capital Securities provided for herein is not consummated (i) because any condition set forth in Section 3 hereof is not satisfied, or (ii) because of any refusal,
inability or failure on the part of the Company or the Trust to perform any agreement herein or comply with any provision hereof other than by reason of a breach by the Placement Agents, the Company shall reimburse the Placement Agents upon demand
for all of their pro rata share of out-of-pocket expenses (including reasonable fees and disbursements of counsel) in an amount not to exceed $50,000.00 that shall have been incurred by them in connection with the proposed purchase and sale of the
Capital Securities. Notwithstanding the foregoing, the Company shall have no obligation to reimburse the Placement Agents for their out-of-pocket expenses if the sale of the Capital Securities fails to occur because the Placement Agents fail to
fulfill a condition set forth in Section 4. 
  

	 	 7.6.
	 Solicitation and Advertising.

In connection with any offer or sale of any of the Securities, the Offerors shall not, nor shall either of them permit
any of their Affiliates or any person acting on their behalf, other than the Placement Agents, to engage in any form of general solicitation or general advertising (as defined in Regulation D). 

 

	 	 7.7.
	 Compliance with Rule 144A(d)(4) under the Securities Act.

So long as any of the Securities are outstanding and are “restricted securities” within the meaning of
Rule 144(a)(3) under the Securities Act, the Offerors will, during any period in which they are not subject to and in compliance with Section 13 or 15(d) of the Securities Exchange Act of 1934, as

  
 16 

 
amended (the “Exchange Act”), or the Offerors are not exempt from such reporting requirements pursuant to and in compliance with Rule 12g3-2(b) under the Exchange Act, provide to
each holder of such restricted securities and to each prospective purchaser (as designated by such holder) of such restricted securities, upon the request of such holder or prospective purchaser in connection with any proposed transfer, any
information required to be provided by Rule 144A(d)(4) under the Securities Act, if applicable. This covenant is intended to be for the benefit of the holders, and the prospective purchasers designated by such holders, from time to time of such
restricted securities. The information provided by the Offerors pursuant to this Section 7.7 will not, at the date thereof, contain any untrue statement of a material fact or omit to state any material fact necessary to make the statements
therein, in light of the circumstances under which they were made, not misleading. 
  

	 	 7.8.
	 Transfer Notice.

 The Offerors acknowledge that the Purchaser may transfer the Capital Securities, in whole or in part, at any time and from time to time following the Closing Date by delivering the notice (the
“Transfer Notice”) attached as Exhibit B to the Master Custodian Agreement, dated May 27, 2004, as amended, and attached as Exhibit A to the Subscription Agreement. In order to facilitate such transfer, the Company
shall execute in blank five additional Capital Securities certificates, to be delivered at Closing, such certificates to be completed with the name of the transferee(s) to which the Capital Securities, in whole or in part, will be transferred upon
the receipt of a Transfer Notice and authenticated by the Institutional Trustee at the time of each such transfer. 
  

	 	 7.9.
	 Quarterly Reports.

 Within 50 days of the end of each calendar quarter and within 100 days of the end of each calendar year during which the Debentures are issued and outstanding, the Offerors shall submit to The
Bank of New York a completed quarterly report in the form attached hereto as Exhibit C, with a copy provided to the Purchaser during the period when it holds any of the Capital Securities; provided, that the financial statements of the
Company required to be delivered pursuant to such quarterly report shall be deemed to have been furnished in compliance with such quarterly report if such financial statements have been duly filed with the Commission as part of the Company’s
Annual Report on Form 10-K, Quarterly Reports on Form 10-Q or Current Reports on Form 8-K, as applicable. If the Purchaser transfers the Capital Securities as contemplated by Section 7.8, in addition to the reporting obligations of the Offerors
to The Bank of New York and the Purchaser provided for in this Section 7.9, the Offerors shall submit to the trustee designated in the Transfer Notice such periodic reports as may be required by such trustee in the form and at such times as
such trustee may require. The Offerors acknowledge and agree that The Bank of New York and such designated trustee and its successors and assigns are third party beneficiaries of this Section 7.9. 

 

	 	 7.10.
	 Continued REIT Status.

 Unless and until the Company’s Board of Directors determines that it is not in the best interests of the Company’s stockholders, the Company will use its commercially reasonable efforts to meet
the requirements to qualify as a REIT under Sections 856 through 860 of the Code for the taxable year ending December 31, 2006 and succeeding taxable years. 
  

	 	 Section
	 8. Covenants of the Placement Agents.

The Placement Agents covenant and agree with the Offerors that, during the period from the date of this Agreement to the
Closing Date, the Placement Agents shall use their best efforts and take all action necessary or appropriate to cause their representations and warranties contained in Section 6 to be true as of the Closing Date, after giving effect to the
transactions contemplated by this Agreement, as if made on 

  
 17 

 
and as of the Closing Date. The Placement Agents further covenant and agree not to engage in hedging transactions with respect to the Capital Securities unless such transactions are conducted in
compliance with the Securities Act. 
 Section 9. Indemnification. 

9.1. Indemnification Obligation.

The Offerors shall jointly and severally indemnify and hold harmless the Placement Agents and the Purchaser and each of
their respective agents, employees, officers and directors and each person that controls either of the Placement Agents or the Purchaser within the meaning of Section 15 of the Securities Act or Section 20 of the Exchange Act, and agents,
employees, officers and directors or any such controlling person of either of the Placement Agents or the Purchaser (each such person or entity, an “Indemnified Party”) from and against any and all losses, claims, damages, judgments,
liabilities or expenses, joint or several, to which such Indemnified Party may become subject under the Securities Act, the Exchange Act or other federal or state statutory law or regulation, or at common law or otherwise (including in settlement of
any litigation, if such settlement is effected with the written consent of the Offerors, but excluding any such losses, claims, damages, judgments, liabilities or expenses that are caused by the gross negligence or willful misconduct of the
Indemnified Party), insofar as such losses, claims, damages, judgments, liabilities or expenses (or actions in respect thereof) arise out of, or are based upon, or relate to, in whole or in part, (a) any untrue statement or alleged untrue
statement of a material fact contained in any information (whether written or oral) or documents executed in favor of, furnished or made available to the Placement Agents or the Purchaser by the Offerors, or (b) any omission or alleged omission
to state in any information (whether written or oral) or documents executed in favor of, furnished or made available to the Placement Agents or the Purchaser by the Offerors a material fact required to be stated therein or necessary to make the
statements therein not misleading, and shall reimburse each Indemnified Party for any legal and other expenses as such expenses are reasonably incurred by such Indemnified Party in connection with investigating, defending, settling, compromising or
paying any such loss, claim, damage, judgments, liability, expense or action described in this Section 9.1. In addition to their other obligations under this Section 9, the Offerors hereby agree that, as an interim measure during the
pendency of any claim, action, investigation, inquiry or other proceeding arising out of, or based upon, or related to the matters described above in this Section 9.1, they shall reimburse each Indemnified Party on a quarterly basis for all
reasonable legal or other expenses incurred in connection with investigating or defending any such claim, action, investigation, inquiry or other proceeding, notwithstanding the absence of a judicial determination as to the propriety and
enforceability of the possibility that such payments might later be held to have been improper by a court of competent jurisdiction. To the extent that any such interim reimbursement payment is so held to have been improper, each Indemnified Party
shall promptly return such amounts to the Offerors together with interest, determined on the basis of the prime rate (or other commercial lending rate for borrowers of the highest credit standing) announced from time to time by First Tennessee Bank
National Association (the “Prime Rate”). Any such interim reimbursement payments which are not made to an Indemnified Party within 30 days of a request for reimbursement shall bear interest at the Prime Rate from the date of such request.

 9.2. Conduct of Indemnification Proceedings.

Promptly after receipt by an Indemnified Party under this Section 9 of notice of the commencement of any action,
such Indemnified Party shall, if a claim in respect thereof is to be made against the Offerors under this Section 9, notify the Offerors in writing of the commencement thereof; but, subject to Section 9.4, the omission to so notify the
Offerors shall not relieve them from any liability pursuant to Section 9.1 which the Offerors may have to any Indemnified Party unless and to the extent 

  
 18 

 
that the Offerors did not otherwise learn of such action and such failure by the Indemnified Party results in the forfeiture by the Offerors of substantial rights and defenses. In case any such
action is brought against any Indemnified Party and such Indemnified Party seeks or intends to seek indemnity from the Offerors, the Offerors shall be entitled to participate in, and, to the extent that they may wish, to assume the defense thereof
with counsel reasonably satisfactory to such Indemnified Party; provided, however, if the defendants in any such action include both the Indemnified Party and the Offerors and the Indemnified Party shall have reasonably concluded that
there may be a conflict between the positions of the Offerors and the Indemnified Party in conducting the defense of any such action or that there may be legal defenses available to it and/or other Indemnified Parties which are different from or
additional to those available to the Offerors, the Indemnified Party shall have the right to select separate counsel to assume such legal defenses and to otherwise participate in the defense of such action on behalf of such Indemnified Party. Upon
receipt of notice from the Offerors to such Indemnified Party of their election to so assume the defense of such action and approval by the Indemnified Party of counsel, the Offerors shall not be liable to such Indemnified Party under this
Section 9 for any legal or other expenses subsequently incurred by such Indemnified Party in connection with the defense thereof unless (i) the Indemnified Party shall have employed such counsel in connection with the assumption of legal
defenses in accordance with the proviso in the preceding sentence (it being understood, however, that the Offerors shall not be liable for the expenses of more than one separate counsel representing the Indemnified Parties who are parties to such
action), or (ii) the Offerors shall not have employed counsel reasonably satisfactory to the Indemnified Party to represent the Indemnified Party within a reasonable time after notice of commencement of the action, in each of which cases the
fees and expenses of counsel of such Indemnified Party shall be at the expense of the Offerors. 
 9.3.
Contribution.
 If the indemnification provided for in this Section 9 is required by its terms,
but is for any reason held to be unavailable to or otherwise insufficient to hold harmless an Indemnified Party under Section 9.1 in respect of any losses, claims, damages, liabilities or expenses referred to herein or therein, then the
Offerors shall contribute to the amount paid or payable by such Indemnified Party as a result of any losses, claims, damages, judgments, liabilities or expenses referred to herein (i) in such proportion as is appropriate to reflect the relative
benefits received by the Offerors, on the one hand, and the Indemnified Party, on the other hand, from the offering of such Capital Securities, or (ii) if the allocation provided by clause (i) above is not permitted by applicable law, in
such proportion as is appropriate to reflect not only the relative benefits referred to in clause (i) above but also the relative fault of the Offerors, on the one hand, and the Placement Agents, on the other hand, in connection with the
statements or omissions or inaccuracies in the representations and warranties herein or other breaches which resulted in such losses, claims, damages, judgments, liabilities or expenses, as well as any other relevant equitable considerations. The
respective relative benefits received by the Offerors, on the one hand, and the Placement Agents, on the other hand, shall be deemed to be in the same proportion, in the case of the Offerors, as the total price paid to the Offerors for the Capital
Securities sold by the Offerors to the Purchaser (net of the compensation paid to the Placement Agents hereunder, but before deducting expenses), and in the case of the Placement Agents, as the compensation received by them, bears to the total of
such amounts paid to the Offerors and received by the Placement Agents as compensation. The relative fault of the Offerors and the Placement Agents shall be determined by reference to, among other things, whether the untrue statement or alleged
untrue statement of a material fact or the omission or alleged omission of a material fact or the inaccurate or the alleged inaccurate representation and/or warranty relates to information supplied by the Offerors or the Placement Agents and the
parties’ relative intent, knowledge, access to information and opportunity to correct or prevent such statement or omission. The provisions set forth in Section 9.2 with respect to notice of commencement of any action shall apply if a
claim for contribution is made under this Section 9.3; provided, however, that no additional notice shall be required with respect to any action for which notice has been given under

  
 19 

 
Section 9.2 for purposes of indemnification. The Offerors and the Placement Agents agree that it would not be just and equitable if contribution pursuant to this Section 9.3 were
determined by pro rata allocation or by any other method of allocation that does not take account of the equitable considerations referred to in this Section 9.3. The amount paid or payable by an Indemnified Party as a result of the losses,
claims, damages, judgments, liabilities or expenses referred to in this Section 9.3 shall be deemed to include, subject to the limitations set forth above, any legal or other expenses reasonably incurred by such Indemnified Party in connection
with investigating or defending any such action or claim. In no event shall the liability of the Placement Agents hereunder be greater in amount than the dollar amount of the compensation (net of payment of all expenses) received by the Placement
Agents upon the sale of the Capital Securities giving rise to such obligation. No person found guilty of fraudulent misrepresentation (within the meaning of Section 11(f) of the Securities Act) shall be entitled to contribution from any person
who was not found guilty of such fraudulent misrepresentation. 
 9.4. Additional
Remedies.
 The indemnity and contribution agreements contained in this Section 9 are in addition
to any liability that the Offerors may otherwise have to any Indemnified Party. 
 9.5. Additional
Indemnification.
 The Company shall indemnify and hold harmless the Trust against all loss, liability,
claim, damage and expense whatsoever, as due from the Trust under Sections 9.1 through 9.4 hereof. 

Section 10. Rights and Responsibilities of Placement Agents. 

10.1. Reliance.
 In performing their duties under this Agreement, the Placement Agents shall be entitled to rely upon any notice, signature or writing which they shall in good faith believe to be genuine and to be signed
or presented by a proper party or parties. The Placement Agents may rely upon any opinions or certificates or other documents delivered by the Offerors or their counsel or designees to either the Placement Agents or the Purchaser. 

10.2. Rights of Placement Agents.

In connection with the performance of their duties under this Agreement, the Placement Agents shall not be liable for any
error of judgment or any action taken or omitted to be taken unless the Placement Agents were grossly negligent or engaged in willful misconduct in connection with such performance or non-performance. No provision of this Agreement shall require the
Placement Agents to expend or risk their own funds or otherwise incur any financial liability on behalf of the Purchaser in connection with the performance of any of their duties hereunder. The Placement Agents shall be under no obligation to
exercise any of the rights or powers vested in them by this Agreement. 
 Section 11.
Miscellaneous. 
 11.1. Disclosure Schedule.

The term “Disclosure Schedule,” as used herein, means the schedule, if any, attached to this Agreement that
sets forth items the disclosure of which is necessary or appropriate as an exception to one or more representations or warranties contained in Section 5 hereof; provided, that any item set forth in the Disclosure Schedule as an exception
to a representation or warranty shall be deemed an admission by the Offerors that such item represents an exception, fact, event or circumstance that is reasonably likely to 

  
 20 

 
result in a Material Adverse Effect. The Disclosure Schedule shall be arranged in paragraphs corresponding to the section numbers contained in Section 5. Nothing in the Disclosure Schedule
shall be deemed adequate to disclose an exception to a representation or warranty made herein unless the Disclosure Schedule identifies the exception with reasonable particularity and describes the relevant facts in reasonable detail. Without
limiting the generality of the immediately preceding sentence, the mere listing (or inclusion of a copy) of a document or other item in the Disclosure Schedule shall not be deemed adequate to disclose an exception to a representation or warranty
made herein unless the representation or warranty has to do with the existence of the document or other item itself. Information provided by the Company in response to any due diligence questionnaire shall not be deemed part of the Disclosure
Schedule and shall not be deemed to be an exception to one or more representations or warranties contained in Section 5 hereof unless such information is specifically included on the Disclosure Schedule in accordance with the provisions of this
Section 11.1. 
 11.2. Legal Expenses.

At Closing, the Placement Agents shall provide a credit for the Offerors’ transaction-related legal expenses in the
amount of $10,000.00. 
 11.3. Non-Disclosure.

Except as required by applicable law, including without limitation securities laws and regulations promulgated
thereunder, the Offerors shall not, and will cause their advisors and representatives not to, issue any press release or other public statement regarding the transactions contemplated by this Agreement or the Operative Documents prior to or on the
Closing Date. Notwithstanding anything to the contrary, the Offerors may (1) consult any tax advisor regarding U.S. federal income tax treatment or tax structure of the transaction contemplated under this Agreement and the Operative Documents
and (2) disclose to any and all persons, without limitation of any kind, the U.S. Federal income tax structure (in each case, within the meaning of Treasury Regulation § 1.6011-4) of the transaction contemplated under this Agreement and
the Operative Documents and all materials of any kind (including opinions or other tax analyses) that are provided to you relating to such tax treatment and tax structure. For this purpose, “tax structure” is limited to any facts relevant
to the U.S. federal income tax treatment of the transaction and does not include information relating to identity of the parties. 
 11.4. Notices.
 Prior to the Closing, and thereafter
with respect to matters pertaining to this Agreement only, all notices and other communications provided for or permitted hereunder shall be made in writing by hand-delivery, first-class mail, telex, telecopier or overnight air courier guaranteeing
next day delivery: 
 if to the Placement Agents, to: 

FTN Financial Capital Markets 

845 Crossover Lane, Suite 150 

Memphis, Tennessee 38117 

Telecopier: 901-435-4706 

Telephone: 800-456-5460 

Attention: James D. Wingett 

  
 21 

 and 

Keefe, Bruyette & Woods, Inc. 

787 7th Avenue 

4th Floor 

New York, New York 10019 

Telecopier: 212-403-2000 

Telephone: 212-403-1004 

Attention: Mitchell Kleinman, General Counsel 

with a copy to: 

Lewis, Rice & Fingersh, L.C. 

500 North Broadway, Suite 2000 

St. Louis, Missouri 63102 

Telecopier: 314-241-6056 

Telephone: 314-444-7600 

Attention: Thomas C. Erb, Esq. 

and 

Sidley Austin LLP 

787 7th Avenue 

New York, New York 10019 

Telecopier: 212-839-5599 

Telephone: 212-839-5300 

Attention: Renwick Martin, Esq. 

if to the Offerors, to: 

Capstead Mortgage Corporation 

8401 North Central Expressway, Suite 800 

Dallas, Texas 75225-4410 

Telecopier: 214-874-2398 

Telephone: 214-874-2350 

Attention: Andrew F. Jacobs 

with a copy to: 

Andrews Kurth LLP 

1717 Main Street, Suite 3700 

Dallas, Texas 75201 

Telecopier: 214-659-4401 

Telephone: 214-659-4400 

Attention: David A. Barbour, Esq. 

All such notices and communications shall be deemed to have been duly given (i) at the time delivered by hand, if
personally delivered, (ii) five business days after being deposited in the mail, postage prepaid, if mailed, (iii) when answered back, if telexed, (iv) the next business day after being telecopied, or (v) the next business day
after timely delivery to a courier, if sent by overnight air courier guaranteeing next day delivery. From and after the Closing Date, the foregoing notice provisions shall be superseded by any notice provisions of the Operative Documents under which
notice is given. The Placement Agents, the Offerors, and their respective counsel, may change their respective notice addresses from time to time by written notice to all of the foregoing persons. 

  
 22 

 11.5. Parties in Interest, Successors and Assigns.

Except as expressly set forth herein, this Agreement is made solely for the benefit of the Placement Agents, the
Purchaser and the Offerors and any person controlling the Placement Agents, the Purchaser or the Offerors and their respective successors and assigns; and no other person shall acquire or have any right under or by virtue of this Agreement. This
Agreement shall inure to the benefit of and be binding upon the successors and assigns of each of the parties. 

11.6. Counterparts.

This Agreement may be executed by the parties hereto in separate counterparts, each of which when so executed shall be
deemed to be an original and all of which taken together shall constitute one and the same agreement. 

11.7. Headings.
 The headings in this Agreement are for convenience of reference only and shall not limit or otherwise affect the meaning hereof. 

11.8. Governing Law.

THIS AGREEMENT SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE INTERNAL LAWS (AND NOT THE LAWS PERTAINING TO
CONFLICTS OF LAWS) OF THE STATE OF NEW YORK. 
 11.9. Entire Agreement.

This Agreement, together with the Operative Documents and the other documents delivered in connection with the
transactions contemplated by this Agreement, is intended by the parties as a final expression of their agreement and intended to be a complete and exclusive statement of the agreement and understanding of the parties hereto in respect of the subject
matter contained herein and therein. There are no restrictions, promises, warranties or undertakings, other than those set forth or referred to herein and therein. This Agreement, together with the Operative Documents and the other documents
delivered in connection with the transaction contemplated by this Agreement, supersedes all prior agreements and understandings between the parties with respect to such subject matter. 

11.10. Severability.

In the event that any one or more of the provisions contained herein, or the application thereof in any circumstances, is
held invalid, illegal or unenforceable in any respect for any reason, the validity, legality and enforceability of any such provision in every other respect and of the remaining provisions hereof shall not be in any way impaired or affected, it
being intended that all of the Placement Agents’ and the Purchaser’s rights and privileges shall be enforceable to the fullest extent permitted by law. 

11.11. Survival.
 The Placement Agents and the Offerors, respectively, agree that the representations, warranties and agreements made by each of them in this Agreement and in any certificate or other instrument delivered
pursuant hereto shall remain in full force and effect and shall survive the delivery of, and payment for, the Capital Securities. 
 Signatures appear on the following page 

  
 23 

 If this Agreement is satisfactory to you, please so indicate by signing the
acceptance of this Agreement and deliver such counterpart to the Offerors whereupon this Agreement will become binding between us in accordance with its terms. 

 

			
	 Very truly yours,

 
 CAPSTEAD MORTGAGE
CORPORATION

		
	 By:
	 	 /s/ PHILLIP A. REINSCH

	 Name: Phillip A. Reinsch

	 Title: Executive Vice President & CFO

  

			
	 CAPSTEAD MORTGAGE TRUST III

		
	 By:
	 	 /s/ PHILLIP A. REINSCH

	 Name: Phillip A. Reinsch

	 Title: Administrator

  

			
	 CONFIRMED AND ACCEPTED,
 as of the date first set forth above

	
	 FTN FINANCIAL CAPITAL MARKETS,

a division of First Tennessee Bank National Association,

as a Placement Agent

		
	 By:
	 	 /s/ JAMES D. WINGETT

	 Name: James D. Wingett

	 Title: Senior Vice President

  

			
	 KEEFE, BRUYETTE & WOODS, INC.,

a New York corporation, as a Placement Agent

		
	 By:
	 	 /s/ PETER J. WIRTH

	 Name: Peter J. Wirth

	 Title: Managing Director

  
 24 

 EXHIBIT A 

FORM OF SUBSCRIPTION AGREEMENT 
 CAPSTEAD MORTGAGE TRUST III 
 CAPSTEAD MORTGAGE CORPORATION

 SUBSCRIPTION AGREEMENT 
 September 11, 2006 
 THIS SUBSCRIPTION
AGREEMENT (this “Agreement”) made among Capstead Mortgage Trust III (the “Trust”), a statutory trust created under the Delaware Statutory Trust Act (Chapter 38 of Title 12 of the Delaware Code, 12 Del. C.
§§ 3801, et seq.), Capstead Mortgage Corporation, a Maryland corporation, with its principal offices located at 8401 North Central Expressway, Suite 800, Dallas, Texas 75225-4410 (the “Company” and, collectively
with the Trust, the “Offerors”), and First Tennessee Bank National Association (the “Purchaser”). 

RECITALS: 
 A. The Trust desires to issue 25,000 of its Fixed/Floating Rate Capital Securities (the “Capital Securities”), liquidation amount $1,000.00 per Capital Security, representing an undivided
beneficial interest in the assets of the Trust (the “Offering”), to be issued pursuant to an Amended and Restated Declaration of Trust (the “Declaration”) by and among the Company, Wilmington Trust Company (“WTC”), the
administrators named therein, and the holders (as defined therein); and 
 B. The proceeds from the sale
of the Capital Securities will be combined with the proceeds from the sale by the Trust to the Company of its common securities, and will be used by the Trust to purchase an equivalent amount of Fixed/Floating Rate Junior Subordinated Debentures of
the Company (the “Debentures”) to be issued by the Company pursuant to an indenture to be executed by the Company and WTC, as trustee (the “Indenture”); and 

C. In consideration of the premises and the mutual representations and covenants hereinafter set forth, the
parties hereto agree as follows: 
 ARTICLE I 
 PURCHASE AND SALE OF CAPITAL SECURITIES 
 1.1. Upon the
execution of this Agreement, the Purchaser hereby agrees to purchase from the Trust 25,000 Capital Securities at a price equal to $1,000.00 per Capital Security (the “Purchase Price”) and the Trust agrees to sell such Capital Securities to
the Purchaser for said Purchase Price. The rights and preferences of the Capital Securities are set forth in the Declaration. The Purchase Price is payable in immediately available funds on September 11, 2006, or such other business day as may
be designated by the Purchaser, but in no event later than September 29, 2006 (the “Closing Date”). The Offerors shall provide the Purchaser wire transfer instructions no later than 3 days prior to the Closing Date. 

1.2. As a condition to its purchase of the Capital Securities, Purchaser shall enter into the Joinder Agreement to the
Master Custodian Agreement, the form of which is attached hereto as Exhibit A (the “Custodian Agreement”) and, in accordance therewith, the certificate for the Capital Securities shall be delivered by the Trust on the Closing Date to the
custodian in accordance with the Custodian Agreement. Purchaser shall not transfer the Capital Securities to any person or entity except in accordance with the terms of the Custodian Agreement. 

  
 A-1

 1.3. The Placement Agreement, dated September 8, 2006 (the
“Placement Agreement”), among the Offerors and the placement agents identified therein (the “Placement Agents”) includes certain representations and warranties, covenants and conditions to closing and certain other matters
governing the Offering. The Placement Agreement is hereby incorporated by reference into this Agreement and the Purchaser shall be entitled to each of the benefits of the Placement Agents and the Purchaser under the Placement Agreement and shall be
entitled to enforce the obligations of the Offerors under such Placement Agreement as fully as if the Purchaser were a party to such Placement Agreement. 
 1.4. Anything herein or in the Placement Agreement notwithstanding, the Offerors acknowledge and agree that, so long as Purchaser holds some or all of the Capital Securities, the Purchaser may in its
discretion from time to time transfer or sell, or sell or grant participation interests in, some or all of such Capital Securities to one or more parties, provided that any such transaction complies, as applicable, with the registration requirements
of the Securities Act of 1933, as amended (the “Securities Act”) and any other applicable securities laws, is pursuant to an exemption therefrom, or is otherwise not subject thereto. 

ARTICLE II 

REPRESENTATIONS AND WARRANTIES OF PURCHASER 

2.1. The Purchaser understands and acknowledges that neither the Capital Securities nor the Debentures have been
registered under the Securities Act or any other applicable securities law, are being offered for sale by the Trust in transactions not requiring registration under the Securities Act, and may not be offered, sold, pledged or otherwise transferred
by the Purchaser except in compliance with the registration requirements of the Securities Act or any other applicable securities laws, pursuant to an exemption therefrom or in a transaction not subject thereto. 

2.2. The Purchaser represents and warrants that, except as contemplated under Section 1.4 hereof, it is purchasing
the Capital Securities for its own account, for investment, and not with a view to, or for offer or sale in connection with, any distribution thereof in violation of the Securities Act or other applicable securities laws, subject to any requirement
of law that the disposition of its property be at all times within its control and subject to its ability to resell such Capital Securities pursuant to an effective registration statement under the Securities Act or under Rule 144A or any other
exemption from registration available under the Securities Act or any other applicable securities law. 
 2.3.
The Purchaser represents and warrants that neither the Offerors nor the Placement Agents are acting as a fiduciary or financial or investment adviser for the Purchaser. 

2.4. The Purchaser represents and warrants that it is not relying (for purposes of making any investment decision or
otherwise) upon any advice, counsel or representations (whether written or oral) of the Offerors or of the Placement Agents. 
 2.5. The Purchaser represents and warrants that (a) it has consulted with its own legal, regulatory, tax, business, investment, financial and accounting advisers in connection herewith to the extent
it has deemed necessary, (b) it has had a reasonable opportunity to ask questions of and receive answers from officers and representatives of the Offerors concerning their respective financial condition and results of operations and the
purchase of the Capital Securities, and any such questions have been answered to its satisfaction, (c) it has had the opportunity to review all publicly available records and filings concerning the Offerors and it has carefully reviewed such
records and filings that it considers 

  
 A-2

 
relevant to making an investment decision, and (d) it has made its own investment decisions based upon its own judgment, due diligence and advice from such advisers as it has deemed
necessary and not upon any view expressed by the Offerors or the Placement Agents. 
 2.6. The Purchaser
represents and warrants that it is a “qualified institutional buyer” as defined under Rule 144A under the Securities Act. If the Purchaser is a dealer of the type described in paragraph (a)(1)(ii) of Rule 144A under the
Securities Act, it owns and invests on a discretionary basis not less than U.S. $25,000,000.00 in securities of issuers that are not affiliated with it. The Purchaser is not a participant-directed employee plan, such as a 401(k) plan, or any other
type of plan referred to in paragraph (a)(1)(i)(D) or (a)(1)(i)(E) of Rule 144A, or a trust fund referred to in paragraph (a)(1)(i)(F) of Rule 144A that holds the assets of such a plan, unless investment decisions with respect to
the plan are made solely by the fiduciary, trustee or sponsor of such plan. 
 2.7. The Purchaser represents and
warrants that on each day from the date on which it acquires the Capital Securities through and including the date on which it disposes of its interests in the Capital Securities, either (i) it is not (a) an “employee benefit
plan” (as defined in Section 3(3) of the United States Employee Retirement Income Security Act of 1974, as amended (“ERISA”)) which is subject to the provisions of Part 4 of Subtitle B of Title I of ERISA,
or any entity whose underlying assets include the assets of any such plan (an “ERISA Plan”), (b) any other “plan” (as defined in Section 4975(e)(1) of the United States Internal Revenue Code of 1986, as amended
(the “Code”)) which is subject to the provisions of Section 4975 of the Code or any entity whose underlying assets include the assets of any such plan (a “Plan”), (c) an entity whose underlying assets
include the assets of any such ERISA Plan or other Plan by reason of Department of Labor regulation section 2510.3-101 or otherwise, or (d) a governmental or church plan that is subject to any federal, state or local law which is
substantially similar to the provisions of Section 406 of ERISA or Section 4975 of the Code (a “Similar Law”); or (ii) the purchase, holding and disposition of the Capital Securities by it will satisfy the
requirements for exemptive relief under Prohibited Transaction Class Exemption (“PTCE”) 84-14, PTCE 90-1, PTCE 91-38, PTCE 95-60, PTCE 96-23 or a similar exemption, or, in the case of a plan subject to a Similar Law, will not result
in a non-exempt violation of such Similar Law. 
 2.8. The Purchaser represents and warrants that it is
acquiring the Capital Securities as principal for its own account for investment and, except as contemplated under Section 1.4 hereof, not for sale in connection with any distribution thereof. It was not formed solely for the purpose of
investing in the Capital Securities, and additional capital or similar contributions were not specifically solicited from any person owning a beneficial interest in it for the purpose of enabling it to purchase any Capital Securities. The Purchaser
is not a (i) partnership, (ii) common trust fund or (iii) special trust, pension, profit sharing or other retirement trust fund or plan in which the partners, beneficiaries or participants, as applicable, may designate the particular
investments to be made or the allocation of any investment among such partners, beneficiaries or participants, and except as contemplated under Section 1.4 hereof, it agrees that it shall not hold the Capital Securities for the benefit of any
other person and shall be the sole beneficial owner thereof for all purposes and that it shall not sell participation interests in the Capital Securities or enter into any other arrangement pursuant to which any other person shall be entitled to a
beneficial interest in the distribution on the Capital Securities. The Capital Securities purchased directly or indirectly by the Purchaser constitute an investment of no more than 40% of its assets. The Purchaser understands and agrees that any
purported transfer of the Capital Securities to a purchaser which would cause the representations and warranties of Section 2.6 and this Section 2.8 to be inaccurate shall be null and void ab initio and the Offerors retain the right
to resell any Capital Securities sold to non-permitted transferees. 
 2.9. The Purchaser represents and
warrants that it has full power and authority to execute and deliver this Agreement, to make the representations and warranties specified herein, and to consummate the transactions contemplated herein and it has full right and power to subscribe for
Capital Securities and perform its obligations pursuant to this Agreement. 

  
 A-3

 2.10. The Purchaser represents and warrants that no filing with, or
authorization, approval, consent, license, order, registration, qualification or decree of, any governmental body, agency or court having jurisdiction over the Purchaser, other than those that have been made or obtained, is necessary or required for
the performance by the Purchaser of its obligations under this Agreement or to consummate the transactions contemplated herein. 
 2.11. The Purchaser represents and warrants that this Agreement has been duly authorized, executed and delivered by the Purchaser. 

2.12. The Purchaser understands and acknowledges that the Company will rely upon the truth and accuracy of the foregoing
acknowledgments, representations, warranties and agreements and agrees that, if any of the acknowledgments, representations, warranties or agreements deemed to have been made by it by its purchase of the Capital Securities are no longer accurate, it
shall promptly notify the Company. 
 2.13. The Purchaser understands that no public market exists for any of
the Capital Securities, and that it is unlikely that a public market will ever exist for the Capital Securities. 

2.14. The Purchaser is an “accredited investor” pursuant to Regulation D promulgated under the Securities
Act. 
 2.15. The Purchaser is a “qualified purchaser” within the meaning of Section 2(a)(51) of
the Investment Company Act. 
 ARTICLE III 
 MISCELLANEOUS 
 3.1. Any notice or other communication
given hereunder shall be deemed sufficient if in writing and sent by registered or certified mail, return receipt requested, international courier or delivered by hand against written receipt therefor, or by facsimile transmission and confirmed by
telephone, to the following addresses, or such other address as may be furnished to the other parties as herein provided: 
         To the Offerors:          Capstead Mortgage Corporation 

8401 North Central Expressway, Suite 800 

Dallas, Texas 75225-4410 

Attention: Andrew F. Jacobs 

Fax: 214-874-2398 

        To the Purchaser:        First
Tennessee Bank National Association 
 845 Crossover Lane, Suite 150 

Memphis, Tennessee 38117 

Attention: David Work 

Fax: 901-435-7983 

Unless otherwise expressly provided herein, notices shall be deemed to have been given on the date of mailing, except
notice of change of address, which shall be deemed to have been given when received. 

  
 A-4

 3.2. This Agreement shall not be changed, modified or amended except by a
writing signed by the parties to be charged, and this Agreement may not be discharged except by performance in accordance with its terms or by a writing signed by the party to be charged. 

3.3. Upon the execution and delivery of this Agreement by the Purchaser, this Agreement shall become a binding obligation
of the Purchaser with respect to the purchase of Capital Securities as herein provided. 
 3.4. NOTWITHSTANDING
THE PLACE WHERE THIS AGREEMENT MAY BE EXECUTED BY ANY OF THE PARTIES HERETO, THE PARTIES EXPRESSLY AGREE THAT ALL THE TERMS AND PROVISIONS HEREOF SHALL BE CONSTRUED IN ACCORDANCE WITH AND GOVERNED BY THE LAWS OF THE STATE OF NEW YORK, WITHOUT REGARD
TO PRINCIPLES OF CONFLICTS OF LAW. 
 3.5. The parties agree to execute and deliver all such further documents,
agreements and instruments and take such other and further action as may be necessary or appropriate to carry out the purposes and intent of this Agreement. 
 3.6. This Agreement may be executed in one or more counterparts each of which shall be deemed an original, but all of which shall together constitute one and the same instrument. 

3.7. In the event that any one or more of the provisions contained herein, or the application thereof in any
circumstances, is held invalid, illegal or unenforceable in any respect for any reason, the validity, legality and enforceability of any such provision in every other respect and of the remaining provisions hereof shall not be in any way impaired or
affected, it being intended that all of the Offerors’ and the Purchaser’s rights and privileges shall be enforceable to the fullest extent permitted by law. 
 Signatures appear on the following page 

  
 A-5

 IN WITNESS WHEREOF, this Agreement is agreed to and accepted as of
the day and year first written above. 
  

					
	 FIRST TENNESSEE BANK NATIONAL ASSOCIATION

		
	 By:
	 	 
	 Print Name:
	 	 
	 Title:
	 	 

  

			
	 CAPSTEAD MORTGAGE CORPORATION

		
	 By:
	 	 
		
	 Name:
	 	 
		
	 Title:
	 	 

  

			
	 CAPSTEAD MORTGAGE TRUST III

		
	 By:
	 	 
		
	 Name:
	 	 
		
	 Title:
	 	 Administrator

  
 A-6

 EXHIBIT A TO SUBSCRIPTION AGREEMENT 

MASTER CUSTODIAN AGREEMENT 
 This Master Custodian Agreement (this “Agreement”) is made and entered into as of May 27, 2004 by and among each purchaser (each a “Purchaser” and collectively the
“Purchasers”) that enters into a Joinder Agreement attached hereto as Exhibit A (the “Joinder Agreement”), Wilmington Trust Company, a Delaware banking corporation (the “Custodian”) and each financial institution (each
an “Issuer” and collectively the “Issuers”) that enters into a Joinder Agreement. The Purchasers and the Issuers are sometimes referred to herein as the “Interested Parties”. 

RECITALS 
 A. The Purchasers intend to purchase from the Issuers or their respective statutory business trust subsidiaries Securities issued by such Issuers (the “Securities”). 

B. In order to facilitate any future transfer of all or any portion of the Securities by the Purchasers, the Interested
Parties intend to provide for the custody of the Securities and certain other securities on the terms set forth herein. 
 C. The Custodian is willing to hold and administer such securities and to distribute the securities held by it in accordance with the agreement of the Interested Parties and/or arbitral or judicial orders
and decrees as set forth in this Agreement. 
 NOW, THEREFORE, in consideration of the foregoing, the mutual
covenants herein contained and other good and valuable consideration (the receipt, adequacy and sufficiency of which are hereby acknowledged by the parties by their execution hereof), the parties agree as follows: 

1. Joinder Agreement. On or before the delivery to the Custodian of any Securities issued by an Issuer, such Issuer and the
applicable Purchaser or Purchasers shall enter into a Joinder Agreement substantially in the form of Exhibit A attached hereto, with such additional provisions as the Interested Parties may wish to add from time to time. An executed copy of each
such Joinder Agreement shall be delivered to the Custodian on or before the date on which such Issuer’s Securities are issued. This Agreement and each Joinder Agreement constitute the entire agreement among the Purchasers, Issuers and the
Custodian pertaining to the subject matter hereof. 
 2. Delivery of Securities. On or before each date on which an
Issuer enters into a Joinder Agreement: 
 (a) The applicable Issuer shall deliver to the Custodian a signed,
authenticated certificate representing a beneficial interest in such Issuer’s Securities, with the Purchaser designated as owner thereof (the “Original Securities”). The Custodian shall have no responsibility for the genuineness,
validity, market value, title or sufficiency for any intended purpose of the Original Securities. 
 (b) The
applicable Issuer shall deliver to the Custodian five signed, unauthenticated and undated certificates with no holder designated, each of which when completed representing a beneficial interest in such Issuer’s Securities (the “Replacement
Securities”). The Custodian shall have no responsibility for the genuineness, validity, market value, title or sufficiency for any intended purpose of the Replacement Securities. 

  
 A-A-1

 3. Timing of Release from Custody. Upon receipt of a signed transfer notice in the
form of Exhibit B to be delivered in connection with the Purchaser’s transfer of all or any portion of an Issuer’s Securities, on the effective date set forth in such transfer notice, the Custodian shall: 

(a) Deliver the Original Securities certificate corresponding to the Issuer identified in the transfer notice to
Wilmington Trust Company, as Institutional Trustee under the Amended and Restated Declaration of Trust, dated as of the date of the applicable Joinder Agreement, among the Institutional Trustee, the Company and the administrators named therein (the
“Declaration”) or as Trustee under the Indenture, dated as of the date of the applicable Joinder Agreement, between the Company and the Trustee (the “Indenture”), as applicable, for the purpose of canceling the applicable
Original Securities certificate in accordance with the terms of the Issuer’s Amended and Restated Declaration of Trust or Indenture, as applicable; and 
 (b) Deliver the Replacement Securities certificate(s) corresponding to the Issuer identified in the transfer notice in the amount designated in and in accordance with the transfer notice for the purpose
of completing and authenticating the applicable Replacement Securities certificate(s) in accordance with the terms of the Issuer’s Declaration or Indenture, as applicable. 

The initial term of this Agreement shall be one year (the “Initial Term”). Unless FTN Financial Capital Markets
or Keefe, Bruyette & Woods, Inc. shall otherwise notify the Custodian in writing, upon expiration of the Initial Term, this Agreement shall automatically renew for an additional one-year term and shall continue to automatically renew for
succeeding one-year terms until terminated. Upon termination of this Agreement, the Custodian and the Interested Parties shall be released from all obligations hereunder, except for the indemnification obligations set forth in paragraphs 5(b) and
5(c) hereof. 
 4. Concerning the Custodian. 

(a) Each Interested Party acknowledges and agrees that the Custodian (i) shall not be responsible for any of the
agreements referred to or described herein (including without limitation any Issuer’s Declaration or Indenture relating to such Issuer’s Securities), or for determining or compelling compliance therewith, and shall not otherwise be bound
thereby, (ii) shall be obligated only for the performance of such duties as are expressly and specifically set forth in this Agreement on its part to be performed, each of which are ministerial (and shall not be construed to be fiduciary) in
nature, and no implied duties or obligations of any kind shall be read into this Agreement against or on the part of the Custodian, (iii) shall not be obligated to take any legal or other action hereunder which might in its judgment involve or
cause it to incur any expense or liability unless it shall have been furnished with acceptable indemnification, (iv) may rely on and shall be protected in acting or refraining from acting upon any written notice, instruction, instrument,
statement, certificate, request or other document furnished to it hereunder and believed by it to be genuine and to have been signed or presented by the proper person, and shall have no responsibility for determining the accuracy thereof, and
(v) may consult counsel satisfactory to it, including in-house counsel, and the opinion or advice of such counsel in any instance shall be full and complete authorization and protection in respect of any action taken, suffered or omitted by it
hereunder in good faith and in accordance with the opinion or advice of such counsel. 
 (b) The Custodian shall
not be liable to anyone for any action taken or omitted to be taken by it hereunder except in the case of the Custodian’s negligence or willful misconduct in breach of the terms of this Agreement. In no event shall the Custodian be liable for
indirect, punitive, special or consequential damage or loss (including but not limited to lost profits) whatsoever, even if the Custodian has been informed of the likelihood of such loss or damage and regardless of the form of action. 

  
 A-A-2

 (c) The Custodian shall have no more or less responsibility or liability on
account of any action or omission of any book-entry depository, securities intermediary or other subcustodian employed by the Custodian than any such book-entry depository, securities intermediary or other subcustodian has to the Custodian, except
to the extent that such action or omission of any book-entry depository, securities intermediary or other subcustodian was caused by the Custodian’s own negligence, bad faith or willful misconduct in breach of this Agreement. 

(d) The recitals contained herein shall be taken as the statements of each of the Issuers and the Purchaser, and the
Custodian assumes no responsibility for the correctness of the same. The Custodian makes no representations as to the validity or sufficiency of this Agreement or the Securities. The Custodian shall not be accountable for the use or application by
any of the Issuers or the Purchaser of any Securities or the proceeds of any Securities. 
 5. Compensation, Expense
Reimbursement and Indemnification. 
 (a) The Custodian shall be compensated pursuant to a separate fee
agreement. 
 (b) Each of the Interested Parties agrees, jointly and severally, to reimburse the Custodian on
demand for all costs and expenses incurred in connection with the administration of this Agreement or the performance or observance of its duties hereunder which are in excess of its customary compensation for normal services hereunder, including
without limitation, payment of any legal fees and expenses incurred by the Custodian in connection with resolution of any claim by any party hereunder. 
 (c) Each of the Interested Parties covenants and agrees, jointly and severally, to indemnify the Custodian (and its directors, officers and employees) and hold it (and such directors, officers and
employees) harmless from and against any loss, liability, damage, cost and expense of any nature incurred by the Custodian arising out of or in connection with this Agreement or with the administration of its duties hereunder, including but not
limited to attorney’s fees and other costs and expenses of defending or preparing to defend against any claim of liability unless and except to the extent such loss, liability, damage, cost and expense shall be caused by the Custodian’s
negligence, bad faith, or willful misconduct. The provisions in this paragraph 5 shall survive the expiration of this Agreement and the resignation or removal of the Custodian. 

6. Voting Rights. The Custodian shall be under no obligation to preserve, protect or exercise rights in the Original Securities,
and shall be responsible only for reasonable measures to maintain the physical safekeeping thereof, and otherwise to perform and observe such duties on its part as are expressly set forth in this Agreement. The Custodian shall not be responsible for
forwarding to any Interested Party, notifying any Interested Party with respect to, or taking any action with respect to, any notice, solicitation or other document or information, written or otherwise, received from an issuer or other person with
respect to the Original Securities, including but not limited to, proxy material, tenders, options, the pendency of calls and maturities and expiration of rights. 
 7. Resignation. The Custodian may at any time resign as Custodian hereunder by giving thirty (30) days’ prior written notice of resignation to each of the Interested Parties. Prior to the
effective date of the resignation as specified in such notice, the Interested Parties will issue to the Custodian a written instruction authorizing redelivery of the Original Securities and the Replacement Securities to a bank or trust company that
they select as successor to the Custodian hereunder. If, however, the Interested Parties shall fail to name such a successor custodian within twenty days after the notice of resignation from the

  
 A-A-3

 
Custodian, the Purchasers shall be entitled to name such successor custodian. If no successor custodian is named by the Interested Parties or the Purchasers, the Custodian may apply to a court of
competent jurisdiction for appointment of a successor custodian. 
 8. Dispute Resolution. It is understood and agreed
that should any dispute arise with respect to the delivery, ownership, right of possession, and/or disposition of the Original Securities or the Replacement Securities, or should any claim be made upon the Custodian, the Original Securities or the
Replacement Securities by a third party, the Custodian upon receipt of notice of such dispute or claim is authorized and shall be entitled (at its sole option and election) to retain in its possession without liability to anyone, all or any of said
Original Securities and Replacement Securities until such dispute shall have been settled either by the mutual written agreement of the parties involved or by a final order, decree or judgment of a court in the United States of America, the time for
perfection of an appeal of such order, decree or judgment having expired. The Custodian may, but shall be under no duty whatsoever to, institute or defend any legal proceedings which relate to the Original Securities and Replacement Securities.

 9. Consent to Jurisdiction and Service. Each of the Interested Parties hereby absolutely and irrevocably consents and
submits to the jurisdiction of the courts in the State of Delaware and of any Federal court located in said State in connection with any actions or proceedings brought against any of the Interested Parties (or each of them) by the Custodian arising
out of or relating to this Agreement. In any such action or proceeding, the Interested Parties each hereby absolutely and irrevocably (i) waives any objection to jurisdiction or venue, (ii) waives personal service of any summons,
complaint, declaration or other process, and (iii) agrees that the service thereof may be made by certified or registered first-class mail directed to such party, as the case may be, at their respective addresses in accordance with paragraph 10
hereof. 
 10. Force Majeure. The Custodian shall not be responsible for delays or failures in performance resulting from
acts beyond its control. Such acts shall include but not be limited to acts of God, strikes, lockouts, riots, acts of war, epidemics, governmental regulations superimposed after the fact, fire, communication line failures, computer viruses, power
failures, earthquakes or other disasters. 
 11. Notices. 

(a) Any notice permitted or required hereunder shall be in writing, and shall be sent by personal delivery, overnight
delivery by a recognized courier or delivery service, mailed by registered or certified mail, return receipt requested, postage prepaid, or by confirmed facsimile accompanied by mailing of the original on the same day by first class mail, postage
prepaid, in each case the parties at their address set forth below (or to such other address as any such party may hereafter designate by written notice to the other parties). 

If to an Issuer, to the address appearing on such Issuer’s Joinder Agreement 

If to the Purchaser, to the address appearing on such Purchaser’s Joinder Agreement 

If to the Custodian: 
 Wilmington Trust Company 
 Rodney Square North 

1100 North Market Street 
 Wilmington, Delaware 19890-1600 
 Attention: Chris
Slaybaugh—Corporate Trust Administration 
 Fax: 302-636-4140 

  
 A-A-4

 12. Miscellaneous. 

(a) Binding Effect. This Agreement shall be binding upon the respective parties hereto and their heirs, executors,
successors and assigns. 
 (b) Modifications. This Agreement may not be altered or modified without the
express written consent of the parties hereto. No course of conduct shall constitute a waiver of any of the terms and conditions of this Agreement, unless such waiver is specified in writing, and then only to the extent so specified. A waiver of any
of the terms and conditions of this Agreement on one occasion shall not constitute a waiver of the other terms of this Agreement, or of such terms and conditions on any other occasion. 

(c) Governing Law. This Agreement shall be governed by and construed in accordance with the internal laws of the
State of Delaware. 
 (d) Reproduction of Documents. This Agreement and all documents relating thereto,
including, without limitation, (a) consents, waivers and modifications which may hereafter be executed, and (b) certificates and other information previously or hereafter furnished, may be reproduced by any photographic, photostatic,
microfilm, optical disk, micro-card, miniature photographic or other similar process. The parties agree that any such reproduction shall be admissible in evidence as the original itself in any judicial or administrative proceeding, whether or not
the original is in existence and whether or not such reproduction was made by a party in the regular course of business, and that any enlargement, facsimile or further reproduction of such reproduction shall likewise be admissible in evidence.

 (e) Counterparts. This Agreement may be executed in several counterparts, each of which shall be
deemed an original, but all of which together shall constitute one and the same instrument. 
 signatures appear on the
following page 

  
 A-A-5

 IN WITNESS WHEREOF, the parties have executed this Agreement as of the day
first above written. 
  

			
	 WILMINGTON TRUST COMPANY

		
	 By:
	 	 /s/ Christopher J. Slaybaugh         

	 Print
	 	 Name: Christopher J. Slaybaugh

	 Title:
	 	 Financial Services Officer

  
 A-A-6

 EXHIBIT A TO MASTER CUSTODIAN AGREEMENT 

FORM OF JOINDER AGREEMENT 
 September 11, 2006 
 This Joinder Agreement (this
“Agreement”) is entered into as of September 11, 2006 by First Tennessee Bank National Association (the “Purchaser”) and Capstead Mortgage Corporation (the “Issuer”). 

RECITALS 
 A. Wilmington Trust Company (the “Custodian”) is party to that certain Master Custodian Agreement dated as of May 27, 2004, as amended (the “Custodian Agreement”). 

B. The Custodian Agreement provides that certain financial institutions that have issued securities (or whose statutory
trust subsidiaries have issued securities) and the Purchaser of such securities will join into the Custodian Agreement pursuant to the terms of a joinder agreement. 

C. On the date hereof, Issuer is issuing securities to the Purchaser and the Issuer and the Purchaser desire to enter
into this Agreement to facilitate the subsequent transfer of the Issuer’s securities by the Custodian. 

NOW, THEREFORE, in consideration of the foregoing, the mutual covenants herein contained and other good and valuable
consideration (the receipt, adequacy and sufficiency of which are hereby acknowledged by the Issuer by its execution hereof), the Issuer agrees as follows: 
 1. Joinder. The Issuer and Purchaser hereby join in the Custodian Agreement and agree to be subject to, and bound by, the terms and provisions of the Custodian Agreement that are ascribed to
“Issuers” and “Purchasers” respectively therein to the same extent as if the Issuer and Purchaser had signed the Custodian Agreement as an original party thereto; provided, however, that the Issuer does not join in
the Custodian Agreement with respect to compensation, cost and expense reimbursement and indemnification of the Custodian by the Interested Parties pursuant to Section 5 of the Custodian Agreement, it being understood that the Issuer shall have
no obligations whatsoever under Section 5 of the Custodian Agreement. 
 2. Notice. Any notice
permitted or required to be sent to an Issuer under the Custodian Agreement shall be sent to the following address: 
 Capstead Mortgage Corporation 
 8401 North Central
Expressway, Suite 800 
 Dallas, Texas 75225-4410 

Attention: Andrew F. Jacobs 

Any notice permitted or required to be sent to a Purchaser under the Custodian Agreement shall be sent to the following
address: 
 First Tennessee Bank National Association 

845 Crossover Lane, Suite 150 

Memphis, Tennessee 38117 

Attention: David Work 

  
 A-A-A-1

 3. Termination. This Agreement and the Purchaser’s and
Issuer’s respective rights and obligations under the Custodian Agreement shall terminate upon the transfer of all of Issuer’s securities pursuant to the Custodian Agreement. 

4. Entire Agreement. This Agreement and the Custodian Agreement constitute the entire agreement among the
Purchaser, Issuer and the Custodian pertaining to the subject matter hereof. 
 IN WITNESS WHEREOF, the Issuer
and Purchaser have executed this Agreement as of the day first above written. 
  

			
	 CAPSTEAD MORTGAGE CORPORATION

		
	 By:
	 	 
	 Name:
	 	 
	 Title:
	 	 

  

			
	 FIRST TENNESSEE BANK NATIONAL
 ASSOCIATION

		
	 By:
	 	 
	 Name:
	 	 
	 Title:
	 	 

  
 A-A-A-2

 EXHIBIT B TO MASTER CUSTODIAN AGREEMENT 

FORM OF TRANSFER NOTICE 
 [DATE] 
 Wilmington Trust Company 

Rodney Square North 
 1100 North Market Street 
 Wilmington, Delaware 19890-1600 

Attention: Corporate Trust Administration 
 Dear Sir or Madam: 
 The undersigned hereby notifies you of the
transfer of [            ] of the Capital Securities of Capstead Mortgage Trust III, such transfer to be effective on [DATE OF TRANSFER]. In accordance with Section 7.9 of
the Placement Agreement dated September 8, 2006 between the Offerors and the placement agents named therein (the “Placement Agreement”), periodic reports shall be delivered to
[                    ] in accordance with such Section 7.9 during the term of the Capital Securities, in the form attached thereto.
Capitalized terms used in this notice and not otherwise defined shall have the meanings ascribed to such terms in the Placement Agreement. 
 The undersigned hereby instructs you as Custodian to deliver the Original Securities certificate to Wilmington Trust Company, as Institutional Trustee (the “Trustee”) under the Amended and
Restated Trust Agreement dated September 11, 2006 among the Trustee, Capstead Mortgage Corporation and the administrative trustees named therein (the “Trust Agreement”) for cancellation in accordance with the terms of the Trust
Agreement and to deliver the Replacement Securities certificate to the Trustee for authentication in accordance with the terms of the Trust Agreement. 
 By copy of this notice, the Institutional Trustee is hereby instructed to make the Replacement Securities certificate registered to [NAME, ADDRESS AND IDENTITY OF TRANSFEREE] in the liquidation amount of
[                ] and bearing the identification number “CUSIP NO.
[                    ]” and to authenticate and deliver the Replacement Securities certificate to
[                    ]. 
  

			
	 FIRST TENNESSEE BANK NATIONAL ASSOCIATION

		
	 By:
	 	 
	 Name:
	 	 
	 Title:
	 	 

  

	 	 cc:
	 Capstead Mortgage Corporation 

	 	     
	 Wilmington Trust Company, as Trustee 

  
 A-A-B-1

 EXHIBIT B-1 

FORM OF COMPANY COUNSEL OPINION 
 September 11, 2006 
  

					
	 First Tennessee Bank National Association

845 Crossover Lane, Suite 150

Memphis, Tennessee 38117
	  	 FTN Financial Capital Markets
 845 Crossover Lane, Suite 150
 Memphis, Tennessee 38117
	  	
			
	 Capstead Mortgage Corporation

8401 North Central Expressway, Suite 800
 Dallas, Texas 75225
	  	 Keefe, Bruyette & Woods, Inc.
 787 7th Avenue, 4th Floor
 New York, New York 10019
	  	
			
		  	 Wilmington Trust Company
 Rodney Square North
 1100 North Market Street

Wilmington, Delaware 19890-1600
	  	

 Ladies and Gentlemen: 

We have acted as special counsel to Capstead Mortgage Corporation, a Maryland corporation (the
“Company”) and Capstead Mortgage Trust III, a Delaware statutory trust (the “Trust”), in connection with the negotiation and execution of the Placement Agreement dated as of September 8, 2006 (the
“Placement Agreement”) among the Company, the Trust, FTN Financial Capital Markets and Keefe, Bruyette & Woods, Inc. (collectively, the “Placement Agents”). We are delivering this opinion to
you pursuant to Section 3.1 of the Placement Agreement. Capitalized terms used and not otherwise defined herein have the meanings given them in the Placement Agreement. 

In our examination we have assumed the genuineness of all signatures, the legal capacity of natural persons, the
authenticity, completeness and accuracy of all documents submitted to us as originals, and the conformity to authentic original documents of all documents submitted to us as facsimile, certified or photostatic copies. In making our examination of
documents executed by parties other than the Company or the Trust, we have assumed that such parties had the power to enter into and perform all obligations thereunder and have also assumed the due authorization by all requisite action, and due
execution and delivery by such parties of such documents and the validity and binding effect thereof. As to any facts material to this opinion that we did not independently establish or verify, we have relied, to the extent we deemed appropriate,
upon (i) written representations of (or made on behalf of) (a) the Company and the officers and other representatives of the Company and representations made in the Placement Agreement and (b) the Trust and the officers and other
representatives of the Trust, and (ii) statements and certifications of public officials. 
 In rendering
the opinions set forth herein, we have examined and relied on originals or copies, certified or otherwise identified to our satisfaction, of the following: 
  

	 	 1.
	 The Placement Agreement; 

  

	 	 2.
	 The Indenture, dated as of the date hereof (the “Indenture”), between the Company and Wilmington Trust Company, as Trustee (in such
capacity, the “Trustee”), pursuant to which the Company will issue fixed/floating rate junior subordinated debentures (the “Debentures”) to evidence loans made to the Company of the proceeds from the issuance by the
Trust of the Capital Securities and the Common Securities; 

  
 B-1-1

	 	 3.
	 The Amended and Restated Declaration of Trust, dated as of the date hereof (the “Trust Agreement”) by and among Wilmington Trust
Company, as Delaware Trustee, Wilmington Trust Company, as Institutional Trustee, the Company, as Sponsor, and Andrew F. Jacobs and Phillip A. Reinsch, as Administrators (Messrs. Jacobs and Reinsch collectively, the
“Administrators”); 

  

	 	 4.
	 The Certificate of Trust filed with the Secretary of State of the State of Delaware on September 5, 2006 with respect to the formation of the
Trust; 

  

	 	 5.
	 Form of Common Securities; 

  

	 	 6.
	 Form of Capital Securities; 

  

	 	 7.
	 The agreements and other documents set forth in Schedule I hereto; 

 

	 	 8.
	 A certificate dated the date hereof (the “Company’s Opinion Support Certificate”), executed by the Chief Financial Officer of
the Company, a copy of which is attached hereto as Exhibit A; 

  

	 	 9.
	 A certificate dated the date hereof (the “Trust’s Opinion Support Certificate”), executed by an Administrator of the Trust, a
copy of which is attached hereto as Exhibit B; and 

  

	 	 10.
	 Such other documents as we have deemed necessary or appropriate as a basis for the opinions set forth below. 

The Placement Agreement, the Indenture, the Trust Agreement, the Capital Securities and the Common Securities are
collectively referred to herein as the “Operative Documents.” 
 We express no opinion
in paragraphs (1) through (8) below as to the laws of any jurisdiction other than (i) the Applicable Laws of the State of Texas, (ii) the Applicable Laws of the State of New York, (iii) the Applicable Laws of the United
States of America, and (iv) certain specified laws of the United States of America to the extent referred to specifically herein. 
 As used herein, the following terms have the respective meanings set forth below: 
 “Applicable Laws” means those laws, rules and regulations that, in our experience, are normally applicable to transactions of the type contemplated by the Placement Agreement,
without our having made any special investigation as to the applicability of any specific law, rule or regulation, and which are not the subject of a specific opinion herein referring expressly to a particular law or laws; provided that the term
“Applicable Laws” does not include: 
  

	 	 1.
	 any municipal or other local law, rule or regulation, and any other law, rule or regulation relating to (i) pollution or protection of the
environment, (ii) zoning, land use, building or construction codes or guidelines, (iii) labor, employee rights and benefits, or occupational safety and health, or (iv) utility regulation; 

 

	 	 2.
	 antitrust laws and other laws regulating competition; 

 

	 	 3.
	 tax laws, rules or regulations; 

  

	 	 4.
	 antifraud laws; 

  

	 	 5.
	 state securities or blue sky laws, rules or regulations; 

  
 B-1-2

	 	 6.
	 the rules and regulations of the National Association of Securities Dealers, Inc.; or 

 

	 	 7.
	 any law, rule or regulation that may have become applicable because of any facts specifically pertaining to the Purchaser or the Placement Agents or
relating to the legal or regulatory status of the Purchaser or the Placement Agents. 

 Based
upon the foregoing and subject to the limitations, qualifications, exceptions and assumptions set forth herein, and with due regard to such legal considerations as we deem relevant, we are of the opinion that: 

1. Neither the issuance and sale of the Common Securities or the Capital Securities nor the purchase by the Trust of the
Debentures, nor the execution and delivery of and compliance with the Operative Documents by the Trust nor the consummation of the transactions contemplated thereby will constitute a breach or violation of the Trust Agreement or the Certificate of
Trust. 
 2. Assuming the Indenture has been duly authorized, executed and delivered by the Indenture Trustee
and the Company and is a legal and enforceable agreement against the Indenture Trustee, the Indenture constitutes a legal, valid and binding obligation of the Company enforceable against the Company in accordance with its terms under the law of the
State of New York, except as limited by bankruptcy, insolvency, reorganization, moratorium or similar laws relating to or affecting creditors’ rights generally (including, without limitation, fraudulent conveyance laws) and by the application
of general principles of equity (regardless of whether enforcement is considered in a proceeding at law or in equity) including, without limitation (A) the possible unavailability of specific performance, injunctive relief or any other
equitable remedy, (B) concepts of materiality, reasonableness, good faith and fair dealing, and (C) the unenforceability under certain circumstances of provisions providing for indemnification or contribution for liabilities where such
indemnification or contribution is against public policy. 
 3. When the Debentures have been duly authorized,
executed and delivered by the Company, authenticated by the Trustee in accordance with the provisions of the Indenture and delivered to the Trust against payment therefore, the Debentures will constitute legal, valid and binding obligations of the
Company, enforceable against the Company in accordance with their terms under the law of the State of New York, except as limited by bankruptcy, insolvency, reorganization, moratorium or similar laws relating to or affecting creditors’ rights
generally (including, without limitation, fraudulent conveyance laws) and by the application of general principles of equity (regardless of whether enforcement is considered in a proceeding at law or in equity) including, without limitation
(A) the possible unavailability of specific performance, injunctive relief or any other equitable remedy, (B) concepts of materiality, reasonableness, good faith and fair dealing, and (C) the unenforceability under certain
circumstances of provisions providing for indemnification or contribution for liabilities where such indemnification or contribution is against public policy. 
 4. Neither the Trust nor the Company is and, following the issuance and sale of the Capital Securities and the consummation of the transactions contemplated by the Operative Documents and the application
of the net proceeds therefrom, neither the Trust nor the Company will be an “investment company” within the meaning of Section 3(a) of the Investment Company Act of 1940, as amended. 

5. Assuming (a) the truth and accuracy of the representations and warranties of the Company, the Trust and the
Placement Agents in the Placement Agreement, (b) compliance by the Purchaser with the transfer restrictions applicable to the Capital Securities, (c) compliance by the Company with the transfer restrictions applicable to the Common
Securities and (d) compliance by the Trust with the transfer restriction applicable to the Debentures, it is not necessary in connection with the offer, sale and delivery of the Common Securities, the Capital Securities and the Debentures
register the same under the Securities Act of 1933, as amended, as contemplated in the Placement Agreement and the Trust Agreement, or to require qualification of the Indenture under the Trust Indenture Act of 1939, as amended. 

  
 B-1-3

 6. The execution, delivery and performance of the Placement Agreement, the
Indenture and the Trust Agreement by the Company and the consummation of the transactions contemplated by such documents do not and will not (A) result in the creation or imposition of any material lien, claim, charge encumbrance or restriction
upon any property or assets of the Company pursuant to, or (B) to the best of our knowledge, constitute a material breach or violation of, or constitute a material default under, with or without notice or lapse of time or both, any of the
terms, provisions or conditions of (x) any contract, indenture, mortgage, deed of trust, loan or credit agreement, note, lease, franchise, license or any other agreement or instrument listed on Schedule I hereto or (y) any order, decree,
judgment, franchise, license, permit, rule or regulation of any court, arbitrator, government, or governmental agency or instrumentality, domestic or foreign, known to us having jurisdiction over the Company or its properties which, in the case of
each of (A) or (B) above, is material to the Company. 
 7. To our knowledge, (A) no action, suit
or proceeding at law or in equity is pending or threatened to which the Company or the Trust is or may be a party, and (B) no action, suit or proceeding is pending or threatened against or affecting the Company or the Trust or any of their
properties, before or by any court or governmental official, commission, board or other administrative agency, authority or body, or any arbitrator, wherein an unfavorable decision, ruling or finding could reasonably be expected to have a material
adverse effect on the consummation of the transactions contemplated by the Operative Documents or the issuance and sale of the Common Securities or the Capital Securities as contemplated therein or the condition (financial or otherwise), earnings,
affairs, business, or results of operations of the Company and the Trust on a consolidated basis. 
 8. Except
for filings, registrations or qualifications that may be required by applicable securities laws, no authorization, approval, consent or order of, or filing, registration or qualification with, any person (including, without limitation, any court,
governmental body or authority) is required under the laws of the State of New York in connection with the transactions contemplated by the Operative Documents in connection with the offer and sale of the Capital Securities or the Common Securities
as contemplated by the Operative Documents. 
 * * * * * 

Our opinions are subject to the following assumptions and qualifications: 

A. The opinion expressed in paragraph 4 above is given in reliance upon facts set forth in the Trust’s Opinion
Support Certificate. 
 B. We express no opinion as to the effect on the opinions expressed herein of the
compliance or non-compliance of the Placement Agents, the Purchaser or any other party (other than the Company) with any state, federal or other laws or regulations applicable to it. 

C. We express no opinion as to the last paragraph of Section 6.12 of the Indenture. 

D. We express no opinion as to any provision (i) relating to severability or separability; (ii) purporting to
require the disregard of mandatory choice of law rules; (iii) purporting to convey jurisdiction on any Federal court located in the State of New York to the extent said court does not have such jurisdiction; or (iv) providing that the
assertion or employment of any right or remedy shall not prevent the concurrent assertion or employment of any other right or remedy, or that each and every remedy shall be cumulative and in addition to every other remedy or that any delay or
omission to exercise any right or remedy shall not impair any other right or remedy or constitute a waiver thereof. 
 This opinion is being furnished only to you in connection with the sale of the Capital Securities under the Placement Agreement occurring today and is solely for your benefit and is not to be used,
circulated, quoted or otherwise referred to for any other purpose or relied upon by any other person or entity, 

  
 B-1-4

 
including any purchaser of any Capital Securities from you and any subsequent purchaser of any Capital Securities, without our express written permission. The opinions expressed herein are as of
the date hereof only and are based on laws, orders, contract terms and provisions, and facts as of such date, and we disclaim any obligation to update this opinion letter after such date or to advise you of changes of facts stated or assumed herein
or any subsequent changes in applicable law. 
  

			
	 Very truly yours,

  
 B-1-5

 EXHIBIT B-2 

FORM OF COMPANY COUNSEL OPINION 
 September 11, 2006 
  

					
	 First Tennessee Bank National Association

845 Crossover Lane, Suite 150

Memphis, Tennessee 38117
	  	 FTN Financial Capital Markets
 845 Crossover Lane, Suite 150
 Memphis, Tennessee 38117
	  	
			
	 Capstead Mortgage Corporation

8401 North Central Expressway, Suite 800

Dallas, Texas 75225
	  	 Keefe, Bruyette & Woods, Inc.
 787 7th Avenue, 4th Floor
 New York, New York 10019
	  	
			
		  	 Wilmington Trust Company
 Rodney Square North
 1100 North Market Street

Wilmington, Delaware 19890-1600
	  	

 Ladies and Gentlemen: 
 This firm has acted as special Maryland counsel to Capstead Mortgage Corporation, a Maryland corporation (the “Company”), in connection with the authorization, execution and delivery by the
Company of a Placement Agreement among the Company, Capstead Mortgage Trust III, FTN Financial Capital Markets and Keefe, Bruyette & Woods, Inc. dated as of September 8, 2006 (the “Placement Agreement”). This opinion letter
is furnished to you pursuant to the requirements set forth in Section 3.1(b) of the Placement Agreement in connection with the closing thereunder on the date hereof. Capitalized terms not otherwise defined herein have the meanings specified in
Schedule 1 attached hereto. 
 For purposes of this opinion letter, we have examined copies of the documents listed on
Schedule 1 attached hereto (the “Documents”). 
 In our examination of the Placement Agreement and other
Documents, we have assumed the genuineness of all signatures, the legal capacity of all natural persons, the accuracy and completeness of all of the Documents, the authenticity of all originals of the Documents and the conformity to the
authentic originals of all of the Documents submitted to us as copies (including telecopies). As to all matters of fact relevant to the opinions expressed and other statements made herein, we have relied on the representations and statements of fact
made in the Documents, we have not independently established the facts so relied on and we have not made any investigation or inquiry other than our examination of the Documents. We have also assumed the validity and constitutionality of each
relevant statute, rule, regulation and agency action covered by this opinion letter. This opinion letter is given, and all statements herein are made, in the context of the foregoing. 

This opinion letter is based as to matters of law solely on applicable provisions of the General Corporation Law of the State of
Maryland, as amended, as currently in effect (the “MGCL”). 
 Based upon, subject to and limited by the foregoing, we
are of the opinion that: 

  
 B-2-1

 (a) The Company is validly existing as a corporation and in good standing as
of the date of the certificate specified in paragraph 3 of Schedule 1 attached hereto under the laws of the State of Maryland. 
 (b) The Company has the corporate power to own and lease its properties and to conduct its business as described under “Business” and “Properties” in its Annual Report on Form 10-K for
the year ended December 31, 2005 referred to in paragraph 5 of Schedule 1 attached hereto. 
 (c) The
Company has the corporate power to execute and deliver the Operative Documents and the Subscription Agreements and to perform its obligations under the Operative Documents. 

(d) The execution and delivery of the Operative Documents and the Subscription Agreements and the performance on the date
hereof by the Company of the Operative Documents do not violate the Charter or By-Laws of the Company. 
 (e)
The Operative Documents and the Subscription Agreements have each been duly authorized, executed and delivered on behalf of the Company. 
 (f) No authorization, approval, consent or order of, or filing, registration or qualification is required to be obtained or made by the Company with, any Maryland governmental authority under the MGCL in
connection with the execution and delivery of the Operative Documents and the Subscription Agreements and the performance on the date hereof by the Company of its obligations under the Operative Documents. 

We express no opinion herein as to any other laws and regulations not specifically identified above (and in particular, we express no
opinion as to any effect that such other laws and regulations may have on the opinions expressed herein). We express no opinion herein as to federal or state securities, antitrust, unfair competition, banking, or tax laws or regulations or laws or
regulations of any political subdivision below the state level. 
 We assume no obligation to advise you of any changes in the
foregoing subsequent to the delivery of this opinion letter. This opinion letter has been prepared solely for your use in connection with the closing under the Placement Agreement on the date hereof, and should not be quoted in whole or in part or
otherwise be referred to, and should not be filed with or furnished to any governmental agency or other person or entity, without the prior written consent of this firm. 
 Very truly yours, 
 HOGAN & HARTSON L.L.P. 

  
 B-2-2

 Schedule 1 

 

	 	 1.
	 The charter of the Company, as certified by the Maryland State Department of Assessments and Taxation on December 13, 2005, and as certified by
the Secretary of the Company on the date hereof as being complete, accurate and in effect on the date hereof (the “Charter”). 

  

	 	 2.
	 The by-laws of the Company, as certified by the Secretary of the Company on the date hereof as being complete, accurate and in effect on the date
hereof (the “By-laws”). 

  

	 	 3.
	 A certificate of good standing of the Company issued by the Maryland State Department of Assessments and Taxation dated September 8, 2006.

  

	 	 4.
	 Certain resolutions of the Board of Directors of the Company adopted July 20, 2006 and a written consent of the Executive Committee of the
Board of Directors of the Company adopted on August 16, 2006, each as certified by the Secretary of the Company on the date hereof as being complete, accurate and in effect, relating to, among other things, the authorization of the Placement
Agreement and the performance of the transactions contemplated thereby. 

  

	 	 5.
	 The Company’s Annual Report on Form 10-K for the year ended December 31, 2005 as filed with the Securities and Exchange Commission on
March 13, 2006 via the EDGAR database of the Securities and Exchange Commission. 

  

	 	 6.
	 An executed copy of the Placement Agreement. 

  

	 	 7.
	 An executed copy of the Subscription Agreement dated as of September 11, 2006, made among the Company, Capstead Mortgage Trust III and First
Tennessee Bank National Association (the “First Tennessee Subscription Agreement”). 

  

	 	 8.
	 An executed copy of the Amended and Restated Trust Agreement establishing Capstead Mortgage Trust III dated as of September 11, 2006 among the
Company, Wilmington Trust Company, and the Administrators named therein (the “Trust Agreement”). 

  

	 	 9.
	 An executed copy of the Indenture, dated as of September 11, 2006, between the Company, as issuer, and Wilmington Trust Company, as trustee
(the “Indenture”). 

  

	 	 10.
	 An executed copy of the Fixed/Floating Rate Capital Securities dated as of September 11, 2006 issued by the Company to the Trust (the
“Debenture,” and together with the Placement Agreement, the Trust Agreement and the Indenture, the “Operative Documents”). 

  

	 	 11.
	 Certificates of certain officers of the Company, dated the date hereof, as to certain facts relating to the Company and as to the incumbency and
signature of certain officers of the Company. 

  
 B-2-3

 EXHIBIT B-3 

FORM OF DELAWARE COUNSEL OPINION 
 To Each of the Persons 
 Listed on Schedule A Hereto 

Re: Capstead Mortgage Trust III 
 Ladies and Gentlemen: 
 We have acted as special Delaware counsel
for Capstead Mortgage Trust III, a Delaware statutory trust (the “Trust”), in connection with the matters set forth herein. At your request, this opinion is being furnished to you. 

For purposes of giving the opinions hereinafter set forth, our examination of documents has been limited to the
examination of originals or copies of the following: 
 (a) The Certificate of Trust of the Trust (the
“Certificate of Trust”), as filed in the office of the Secretary of State of the State of Delaware (the “Secretary of State”) on September 5, 2006; 

(b) The Declaration of Trust, dated as of September 5, 2006, among Capstead Mortgage Corporation, a Maryland
corporation (the “Company”), Wilmington Trust Company, a Delaware banking corporation (“WTC”), as trustee and the administrators named therein (the “Administrators”); 

(c) The Amended and Restated Declaration of Trust of the Trust, dated as of September 11, 2006 (including the form
of Capital Securities Certificate attached thereto as Exhibits A-1 and A-2 and the terms of the Capital Securities attached as Annex I) (the “Declaration of Trust”), among the Company, as sponsor, WTC, as Delaware trustee (the
“Delaware Trustee”) and institutional trustee (the “Institutional Trustee”), the Administrators and the holders, from time to time, of undivided beneficial interests in the assets of the Trust; 

(d) The Placement Agreement, dated September 8, 2006 (the “Placement Agreement”), among the Company, the
Trust, and FTN Financial Capital Markets and Keefe, Bruyette & Woods, Inc., as placement agents; 
 (e)
The Subscription Agreement, dated September 11, 2006 (the “Subscription Agreement”), among the Trust, the Company and First Tennessee Bank National Association (the documents identified in items (c) through (e) being
collectively referred to as the “Operative Documents”); 
 (f) The Capital Securities being issued on
the date hereof (the “Capital Securities”); 
 (g) The Common Securities being issued on the date
hereof (the “Common Securities”) (the documents identified in items (f) and (g) being collectively referred to as the “Trust Securities”); and 

(h) A Certificate of Good Standing for the Trust, dated September 8, 2006, obtained from the Secretary of State.

  
 B-3-1

 Capitalized terms used herein and not otherwise defined are used as defined
in the Declaration of Trust, except that reference herein to any document shall mean such document as in effect on the date hereof. This opinion is being delivered pursuant to Section 3.1 of the Placement Agreement. 

For purposes of this opinion, we have not reviewed any documents other than the documents listed in paragraphs
(a) through (h) above. In particular, we have not reviewed any document (other than the documents listed in paragraphs (a) through (h) above) that is referred to in or incorporated by reference into the documents reviewed by us.
We have assumed that there exists no provision in any document that we have not reviewed that is inconsistent with the opinions stated herein. We have conducted no independent factual investigation of our own but rather have relied solely upon the
foregoing documents, the statements and information set forth therein and the additional matters recited or assumed herein, all of which we have assumed to be true, complete and accurate in all material respects. 

With respect to all documents examined by us, we have assumed (i) the authenticity of all documents submitted to us
as authentic originals, (ii) the conformity with the originals of all documents submitted to us as copies or forms, and (iii) the genuineness of all signatures. 

For purposes of this opinion, we have assumed (i) that the Declaration of Trust constitutes the entire agreement
among the parties thereto with respect to the subject matter thereof, including with respect to the creation, operation, and termination of the Trust, and that the Declaration of Trust and the Certificate of Trust are in full force and effect and
have not been amended further, (ii) that there are no proceedings pending or contemplated, for the merger, consolidation, liquidation, dissolution or termination of the Trust, (iii) except to the extent provided in paragraph 1 below, the
due creation, due formation or due organization, as the case may be, and valid existence in good standing of each party to the documents examined by us under the laws of the jurisdiction governing its creation, formation or organization,
(iv) that each party to the documents examined by us is qualified to do business in each jurisdiction where such qualification is required generally or necessary in order for such party to enforce its rights under the documents examined by us,
(v) the legal capacity of each natural person who is a party to the documents examined by us, (vi) except to the extent set forth in paragraph 2 below, that each of the parties to the documents examined by us has the power and authority to
execute and deliver, and to perform its obligations under, such documents, (vii) except to the extent provided in paragraph 3 below, that each of the parties to the documents examined by us has duly authorized, executed and delivered such
documents, (viii) the receipt by each Person to whom a Capital Security is to be issued by the Trust (the “Capital Security Holders”) of a Capital Security Certificate for the Capital Security and the payment for the Capital
Securities acquired by it, in accordance with the Declaration of Trust and the Subscription Agreement, (ix) that the Capital Securities are issued and sold to the Holders of the Capital Securities in accordance with the Declaration of Trust and
the Subscription Agreement, (x) the receipt by the Person (the “Common Securityholder”) to whom the common securities of the Trust representing common undivided beneficial interests in the assets of the Trust (the “Common
Securities” and, together with the Capital Securities, the “Trust Securities”) are to be issued by the Trust of a Common Security Certificate for the Common Securities and the payment for the Common Securities acquired by it, in
accordance with the Declaration of Trust, (xi) that the Common Securities are issued and sold to the Common Securityholder in accordance with the Declaration of Trust, (xii) that each of the parties to the documents reviewed by us has
agreed to and received the stated consideration for the incurrence of its obligations under such documents, (xiii) that each of the documents reviewed by us (other than the Declaration of Trust) is a legal, valid, binding and enforceable
obligation of the parties thereto in accordance with the terms thereof and (xiv) that the Trust derives no income from or connected with sources within the State of Delaware and has no assets, activities (other than having a trustee and the
filing of documents with the Secretary of State) or employees in the State of Delaware. We have not participated in the preparation of any offering materials with respect to the Trust Securities and assume no responsibility for its contents.

  
 B-3-2

 This opinion is limited to the laws of the State of Delaware (excluding the
securities laws of the State of Delaware), and we have not considered and express no opinion on the laws of any other jurisdiction, including federal laws and rules and regulations relating thereto. Our opinions are rendered only with respect to
Delaware laws and rules, regulations and orders thereunder that are currently in effect. 
 We express no
opinion as to (i) the effect of suretyship defenses, or defenses in the nature thereof, with respect to the obligations of any applicable guarantor, joint obligor, surety, accommodation party, or other secondary obligor or any provisions of the
Declaration of Trust with respect to indemnification or contribution and (ii) the accuracy or completeness of any exhibits or schedules to the Operative Documents. No opinion is given herein as to the choice of law or internal substantive rules
of law that any court or other tribunal may apply to the transactions contemplated by the Operative Documents. 

We express no opinion as to the enforceability of any particular provision of the Declaration of Trust or the other
Operative Documents relating to remedies after default. 
 We express no opinion as to the enforceability of any
particular provision of any of the Operative Documents relating to (i) waivers of rights to object to jurisdiction or venue, or consents to jurisdiction or venue, (ii) waivers of rights to (or methods of) service of process, or rights to
trial by jury, or other rights or benefits bestowed by operation of law, (iii) waivers of any applicable defenses, setoffs, recoupments, or counterclaims, (iv) waivers or variations of provisions which are not capable of waiver or
variation under the Uniform Commercial Code (“UCC”) of the State, (v) the grant of powers of attorney to any person or entity, or (vi) exculpation or exoneration clauses, indemnity clauses, and clauses relating to releases or
waivers of unmatured claims or rights. 
 We have made no examination of, and no opinion is given herein as to
the Trustee’s or the Trust’s title to or other ownership rights in, or the existence of any liens, charges or encumbrances on, or adverse claims against, any asset or property held by the Institutional Trustee or the Trust. We express no
opinion as to the creation, validity, attachment, perfection or priority of any mortgage, security interest or lien in any asset or property held by the Institutional Trustee or the Trust. 

We express no opinion as to the effect of events occurring, circumstances arising, or changes of law becoming effective
or occurring, after the date hereof on the matters addressed in this opinion letter, and we assume no responsibility to inform you of additional or changed facts, or changes in law, of which we may become aware. 

We express no opinion as to any requirement that any party to the Operative Documents (or any other persons or entities
purportedly entitled to the benefits thereof) qualify or register to do business in any jurisdiction in order to be able to enforce its rights thereunder or obtain the benefits thereof. 

Based upon the foregoing, and upon our examination of such questions of law and statutes of the State of Delaware as we
have considered necessary or appropriate, and subject to the assumptions, qualifications, limitations and exceptions set forth herein, we are of the opinion that: 

1. The Trust has been duly created and is validly existing in good standing as a statutory trust under the Delaware
Statutory Trust Act (12 Del. C. § 3801, et seq.) (the “Act”). All filings required under the laws of the State of Delaware with respect to the creation and valid existence of the Trust as a statutory trust have been
made. 

  
 B-3-3

 2. Under the Declaration of Trust and the Act, the Trust has the trust power
and authority to (A) execute and deliver the Operative Documents, (B) perform its obligations under such Operative Documents and (C) issue the Trust Securities. 

3. The execution and delivery by the Trust of the Operative Documents, and the performance by the Trust of its
obligations thereunder, have been duly authorized by all necessary trust action on the part of the Trust. 
 4.
The Declaration of Trust constitutes a legal, valid and binding obligation of the Company, the Trustees and the Administrators, and is enforceable against the Company, the Trustees and the Administrators, in accordance with its terms. 

5. Each of the Operative Documents constitutes a legal, valid and binding obligation of the Trust, enforceable against
the Trust, in accordance with its terms. 
 6. The Capital Securities have been duly authorized for issuance by
the Declaration of Trust, and, when duly executed and delivered to and paid for by the purchasers thereof in accordance with the Declaration of Trust, the Subscription Agreement and the Placement Agreement, the Capital Securities will be validly
issued, fully paid and, subject to the qualifications set forth in paragraph 8 below, nonassessable undivided beneficial interests in the assets of the Trust and will entitle the Capital Securities Holders to the benefits of the Declaration of
Trust. The issuance of the Capital Securities is not subject to preemptive or other similar rights under the Act or the Declaration of Trust. 
 7. The Common Securities have been duly authorized for issuance by the Declaration of Trust and, when duly executed and delivered to the Company as Common Security Holder in accordance with the
Declaration of Trust, will be validly issued, fully paid and, subject to paragraph 8 below and Section 9.1(b) of the Declaration of Trust (which provides that the Holder of the Common Securities are liable for debts and obligations of Trust),
nonassessable undivided beneficial interests in the assets of the Trust and will entitle the Common Security Holder to the benefits of the Declaration of Trust. The issuance of the Common Securities is not subject to preemptive or other similar
rights under the Act or the Declaration of Trust. 
 8. Under the Declaration of Trust and the Act, the Holders
of the Capital Securities, as beneficial owners of the Trust, will be entitled to the same limitation of personal liability extended to stockholders of private corporations for profit organized under the General Corporation Law of the State of
Delaware. We note that the Holders of the Capital Securities and the Holder of the Common Securities may be obligated, pursuant to the Declaration of Trust, (A) to provide indemnity and/or security in connection with and pay taxes or
governmental charges arising from transfers or exchanges of Capital Security Certificates and the issuance of replacement Capital Security Certificates, and (B) to provide security or indemnity in connection with requests of or directions to
the Institutional Trustee to exercise its rights and powers under the Declaration of Trust. 
 9. Neither the
execution, delivery and performance by the Trust of the Operative Documents, nor the consummation by the Trust of any of the transactions contemplated thereby, requires the consent or approval of, the authorization of, the withholding of objection
on the part of, the giving of notice to, the filing, registration or qualification with, or the taking of any other action in respect of, any governmental authority or agency of the State of Delaware, other than the filing of the Certificate of
Trust with the Secretary of State (which Certificate of Trust has been duly filed). 
 10. Neither the
execution, delivery and performance by the Trust of the Trust Documents, nor the consummation by the Trust of the transactions contemplated thereby, (i) is in 

  
 B-3-4

 
violation of the Declaration of Trust or of any law, rule or regulation of the State of Delaware applicable to the Trust or (ii) to the best of our knowledge, without independent
investigation, violates, contravenes or constitutes a default under, or results in a breach of or in the creation of any lien (other than as permitted by the Operative Documents) upon any property of the Trust under any indenture, mortgage, chattel
mortgage, deed of trust, conditional sales contract, bank loan or credit agreement, license or other agreement or instrument to which the Trust is a party or by which it is bound. 

11. Assuming that the Trust will not be taxable as a corporation for federal income tax purposes, but rather will be
classified for such purposes as a grantor trust under Subpart E, Part I of Subchapter J of the Internal Revenue Code of 1986, as amended, the Trust will not be subject to any tax, fee or governmental charge under the laws of the State of Delaware.

 The opinions expressed in paragraph 4, 5, 6, 7 and 8 above are subject, as to enforcement, to the effect upon
the Declaration of Trust of (i) bankruptcy, insolvency, moratorium, receivership, reorganization, liquidation, fraudulent conveyance and transfer, and other similar laws relating to or affecting the rights and remedies of creditors generally,
(ii) principles of equity, including applicable law relating to fiduciary duties (regardless of whether considered and applied in a proceeding in equity or at law), and (iii) the effect of applicable public policy on the enforceability of
provisions relating to indemnification or contribution. 
 Circular 230 Notice. Any advice contained in
this communication with respect to any federal tax matter was not intended or written to be used, and it cannot be used by any taxpayer, for the purpose of avoiding penalties that the Internal Revenue Service may impose on the taxpayer. If any such
advice is made to any person other than to our client for whom the advice was prepared, the advice expressed above is being delivered to support the promotion or marketing (by a person other than Richards, Layton & Finger) of the
transaction or matter discussed or referenced, and such taxpayer should seek advice based on the taxpayer’s particular circumstances from an independent tax advisor. 

In basing the opinions set forth herein on “our knowledge,” the words “our knowledge” signify that no
information has come to the attention of the attorneys in the firm who are directly involved in the representation of the Trust in this transaction that would give us actual knowledge that any such opinions are not accurate. Except as otherwise
stated herein, we have undertaken no independent investigation or verification of such matters. 
 We consent to
your relying as to matters of Delaware law upon this opinion in connection with the Placement Agreement. We also consent to Lewis, Rice & Fingersh, L.C.’s and Andrews Kurth LLP’s relying as to matters of Delaware law upon
this opinion in connection with opinions to be rendered by them on the date hereof pursuant to the Placement Agreement. Except as stated above, without our prior written consent, this opinion may not be furnished or quoted to, or relied upon by, any
other Person for any purpose. 
  

			
	 Very truly yours,

  
 B-3-5

 SCHEDULE A 

Wilmington Trust Company 
 FTN Financial Capital Markets 
 Keefe, Bruyette & Woods, Inc. 

First Tennessee Bank National Association 
 Capstead Mortgage Corporation 
 Capstead Mortgage Trust III 

  
 B-3-6

 EXHIBIT B-4 

TAX COUNSEL OPINION ITEMS 
  

	 1.
	 The Debentures will be classified as indebtedness of the Company for U.S. federal income tax purposes. 

 

	 2.
	 The Trust will be characterized as a grantor trust and not as an association taxable as a corporation for U.S. federal income tax purposes.

  
 B-4-1

 Lewis, Rice & Fingersh, L.C. 

500 N. Broadway, Suite 2000 
 St. Louis, Missouri 63102 
  

	 	 Re:
	 Representations Concerning the Issuance of Junior Subordinated Debentures (the “Debentures”) to Capstead Mortgage Trust III (the
“Trust”) and Sale of Trust Securities (the “Trust Securities”) of the Trust 

 Ladies
and Gentlemen: 
 In accordance with your request, Capstead Mortgage Corporation (the “Company”)
hereby makes the following representations in connection with the preparation of your opinion letter as to the United States federal income tax consequences of the issuance by the Company of the Debentures to the Trust and the sale of the Trust
Securities. 
 Company hereby represents that: 

1. The sole assets of the Trust will be the Debentures, any interest paid on the Debentures to the extent not
distributed, proceeds of the Debentures, or any of the foregoing. 
 2. The Company intends to use the net
proceeds from the sale of the Debentures for general corporate purposes. 
 3. The Trust was not formed to
conduct any trade or business and is not authorized to conduct any trade or business. The Trust exists for the exclusive purposes of (i) issuing and selling the Trust Securities, (ii) using the proceeds from the sale of Trust Securities to
acquire the Debentures, and (iii) engaging only in activities necessary or incidental thereto. 
 4. The
Company has not entered into an agency agreement with the Trust or authorized the trustee to act as its agent in dealing with third parties. To the Company’s knowledge, after due inquiry, the Trust has not acted as the agent of the Company or
of anyone else in dealing with third parties. 
 5. The Trust was formed to facilitate direct investment in the
assets of the Trust, and the existence of multiple classes of ownership is incidental to that purpose. There is no intent to provide holders of such interests in the Trust with diverse interests in the assets of the Trust. 

6. The Company intends to create a debtor-creditor relationship between the Company, as debtor, and the Trust, as a
creditor, upon the issuance and sale of the Debentures to the Trust by the Company. The Company will (i) record and at all times continue to reflect the Debentures as indebtedness on its separate books and records for financial accounting
purposes, and (ii) treat the Debentures as indebtedness for all United States tax purposes. 
 7. During
each year, the Trust’s income will consist solely of payments made by the Company with respect to the Debentures. Such payments will not be derived from the active conduct of a financial business by the Trust. Both the Company’s obligation
to make such payments and the measurement of the amounts payable by the Company are defined by the terms of the Debentures. Neither the Company’s obligation to make such payments nor the measurement of the amounts payable by the Company is
dependent on income or profits of the Company or any affiliate of the Company. 

  
 B-4-2

 8. The Company expects that it will be able to make, and will make, timely
payment of amounts identified by the Debentures as principal and interest in accordance with the terms of the Debentures with available capital or accumulated earnings. 

9. Immediately after the issuance of the Debentures, the debt-to-equity ratio of the Company (as determined on a
consolidated basis for financial accounting purposes) will be within industry norms of debt-to-equity ratios of publicly traded real estate investment trusts whose principal holdings are mortgage-backed securities and, in any event, will be no
higher than fifteen to one (15 : 1). 
 10. The Company believes that, were it not issuing the Debentures, the
Company would be able to borrow Twenty-Five Million Dollars from financial institutions or other lenders not related to the Company through stock ownership, on terms and conditions closely comparable to the terms and conditions set forth in the
Debentures. The Company has not received advice from any financial institution or any investment banker with which it works that is inconsistent with this belief. 

11. To the best of our knowledge, the Company is currently in compliance with all federal, state, and local capital
requirements, except to the extent that failure to comply with any such requirements would not have a material adverse effect on the Company and its affiliates. 
 12. The Company will not issue any class of common stock or preferred stock senior to the Debentures during their term. 

13. The Internal Revenue Service has not challenged the interest deduction on any class of the Company’s debt in the
last ten (10) years on the basis that such debt constitutes equity for federal income tax purposes. 
 The
above representations are accurate as of the date below and will continue to be accurate through the issuance of the Trust Securities, unless you are otherwise notified by us in writing. The undersigned understands that you will rely on the
foregoing in connection with rendering certain legal opinions, and possesses the authority to make the representations set forth in this letter on behalf of the Company. 

 

							
		 		 	 Very truly yours,

			
		 		 	 CAPSTEAD MORTGAGE CORPORATION

				
	 Date: September 8, 2006
	 		 	 By:
	 	 
				
		 		 	 Title:
	 	 

  
 B-4-3

 EXHIBIT C 

FORM OF QUARTERLY REPORT 
 The Bank of New York 
 Collateralized Debt Obligation Group 

101 Barclay Street, 8E 
 New York, New York 10286 
 Attention: Franco B. Talavera 

CDO Relationship Manager 
 The undersigned, the [Chairman/Vice Chairman/Chief Executive Officer/President/Vice President/Chief Financial Officer/Treasurer/Assistant Treasurer], hereby certifies, pursuant to Section 7.9 of the
Placement Agreement, dated as of September 8, 2006, among Capstead Mortgage Corporation. (the “Company”), Capstead Mortgage Trust III (the “Trust”), on the one hand, and FTN Financial Capital Markets and Keefe,
Bruyette & Woods, Inc., on the other hand, that, as of [date], [20__], the Company, if applicable, and its subsidiaries, if applicable, had the following ratios and balances: 

As of [Quarterly/Annual Financial Date], 20__ 
  

					
	 Senior secured indebtedness for borrowed money (“Debt”)
	  	 	$________	  
		
	 Senior unsecured Debt
	  	 	$________	  
		
	 Subordinated Debt
	  	 	$________	  
		
	 Total Debt
	  	 	$________	  
		
	 Preferred Stock
	  	 	$________	  
		
	 Total Shareholders’ Equity
	  	 	$________	  
		
	 Ratio of senior secured and unsecured Debt to total Debt
	  	 	______%	  
		
	 Ratio of total Debt to total Capital
	  	 	______%	  
		
	 Net Interest Margin
	  	 	______%	  
		
	 Interest coverage ratio (EBITDA/Interest expense)
	  	 	______%	  
		
	 Fixed charge coverage ratio (EBITDA/Interest expense + preferred dividends + amortization of amortized
debt)
	  	 	______%	  
		
	 Net Income
	  	 	$________	  
		
	 Most recently declared common stock dividend per share (amount per share and date of declaration)
	  	 	$________	  
		
		  	 	__/__/____	  

  
 C-1

 [FOR FISCAL YEAR END: Attached hereto are the audited consolidated financial
statements (including the balance sheet, income statement and statement of cash flows, and notes thereto, together with the report of the independent accountants thereon) of the Company and its consolidated subsidiaries for the three years ended
[date], 20            and all financial statements required to be filed with any Governmental Entity (as defined in the Placement Agreement) other than the Securities and Exchange
Commission for the year ended [date], 20__] 
 [FOR FISCAL QUARTER END: Attached hereto are the unaudited consolidated
and consolidating financial statements (including the balance sheet and income statement) of the Company and its consolidated subsidiaries and all financial statements required to be filed with any Governmental Entity (as defined in the Placement
Agreement) other than the Securities and Exchange Commission for the fiscal quarter ended [date], 20__.] 
 The financial
statements fairly present in all material respects, in accordance with U S generally accepted accounting principles (“GAAP”), the financial position of the Company and its consolidated subsidiaries, and the results of operations and
changes in financial condition as of the date, and for the [            quarter interim] [annual] period ended [date], 20__, and such financial statements have been prepared in
accordance with GAAP consistently applied throughout the period involved (except as otherwise noted therein). 

IN WITNESS WHEREOF, the undersigned has executed this Officer’s Financial Certificate as of this
            day of                     , 20__. 

 

			
	 CAPSTEAD MORTGAGE CORPORATION

		
	 By:
	 	 
	 Name:
	 	 
	
	 8401 North Central Expressway, Suite 800

Dallas, Texas 75225-4410
 214-874-2350

  
 C-2

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