Document:

Exhibit 10.14

                                 LEASE AGREEMENT

                                 BY AND BETWEEN

                              STAVOLA LEASING, LLC
                               656 SHREWSBURY AVE.
                                  TINTON FALLS

                                       AND

                            TWO RIVER COMMUNITY BANK

                                 APRIL   , 2000

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                                TABLE OF CONTENTS
                                -----------------

                      Demised Premises                                        1
Article One           Term                                                    1
Article Two           Payment Of Rent                                         2
Article Three         Repairs And Care                                        3
Article Four          Landlord's Responsibility For Repair & Care             4
Article Five          Glass, etc. Damage Repairs                              4
Article Six           Alternations, Improvements                              4
Article Seven         Signs                                                   5
Article Eight         Compliance With Laws                                    6
Article Nine          Liability Insurance                                     6
Article Ten           Assignment                                              7
Article Eleven        Restriction of Use                                      9
Article Twelve        Mortgage Priority                                       9
Article Thirteen      Condemnation, Eminent Domain                            10
Article Fourteen      Fire & Other Casualty                                   10
Article Fifteen       Reimbursement of Landlord                               11
Article Sixteen       Inspection & Repair                                     11
Article Seventeen     Right to Exhibit                                        12
Article Eighteen      Increase of Insurance Rates                             12
Article Nineteen      Removal of Tenant's Property                            13
Article Twenty        Remedies Upon Tenant's Default                          13
Article Twenty-One    Termination on Default                                  14
Article Twenty-Two    Non-Liability of Landlord                               15
Article Twenty-Three  Non-Waiver of Landlord                                  16
Article Twenty-Four   Non-Performance by Landlord                             16
Article Twenty-Five   Validity of Lease                                       16
Article Twenty-Six    Notices                                                 16
Article Twenty-Seven  Title & Quiet Enjoyment                                 17
Article Twenty-Eight  Entire Contract                                         17

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Article Twenty-Nine   Mechanic's Liens                                        17
Article Thirty        Security                                                17
Article Thirty-One    Due Date for Payment                                    18
Article Thirty-Two    Habitual Late Payment Clause                            18
Article Thirty-Three  Non-Sufficient Funds Clause                             18
Article Thirty-Four   Late Fee                                                18
Article Thirty-Five   Application of Minimum Rent                             19
Article Thirty-Six    Interest                                                19
Article Thirty-Seven  Attorney's Fees                                         19
Article Thirty-Eight  Refuse Removal                                          19
Article Thirty-Nine   Operating Expenses (CAM Charges)                        20
Article Forty         H.V.A.C.                                                20
Article Forty-One     Holdover                                                20
Article Forty-Two     Parking of Business Use Vehicles                        21
Article Forty-Three   Liability                                               21
Article Forty-Four    Surrender of Premises                                   21
Article Forty-Five    Tenant's Compliance With Environmental, Health and
                      Safety Requirements                                     21
Article Forty-Six     Conformity with Laws & Regulations                      24
Article Forty-Seven   Waiver of Trial by Jury                                 24
Article Forty-Eight   Estoppel Certificate                                    24
Article Forty-Nine    General Provisions                                      25
Article Fifty         Broker                                                  26
Signatures                                                                    26

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                                      LEASE
                                      -----

            THIS LEASE, dated this -- day of April, 2000, by and between STAVOLA
LEASING,  LLC, a New Jersey limited liability  company,  having an office at 175
Drift Road, Tinton Falls, New Jersey,  07724,  (mailing address,  P.O. Box #482,
Red Bank, New Jersey  07701),  hereinafter  referred to as  "Landlord",  and TWO
RIVER COMMUNITY BANK, a New Jersey banking  corporation,  with office located at
1250 Highway 35 South,  Middletown,  New Jersey 07748 hereinafter referred to as
"Tenant".

                               W I T N E S S E T H
                               - - - - - - - - - -

                                DEMISED PREMISES

            In consideration of the rents and covenants herein set forth herein,
Landlord  hereby leases to Tenant,  and Tenant hereby rents from  Landlord,  the
premises containing  approximately 3650 square feet, actual square footage to be
determined  located at the 656 Shrewsbury  Avenue,  Tinton Falls, New Jersey, as
depicted  on  Schedule A  (hereinafter  called  "Leased  Premises"  or  "Demised
Premises")  and other  improvements  thereon,  hereinafter  collectively  called
"Building".  This Lease shall be for the Term set forth below and subject to the
terms and conditions set forth in this Lease and the Schedules attached hereto.

            It is understood and agreed that the architectural design, aesthetic
appeal and use of the Building is and shall remain always in the sole control of
Landlord.  Notwithstanding  anything to the contrary contained herein,  Landlord
does hereby  reserve the right from time to time or at any time to make  changes
and additions,  without  restrictions,  to the Building,  improvements  or other
areas,  including  without  limitation,  eliminating  land,  adding other lands,
decreasing  or changing the  Building,  except the Demised  Premises,  which are
deemed desirable by Landlord,  and the making of such changes or additions shall
not  invalidate or affect this Lease or any rights  hereunder nor  constitute an
eviction  of Tenant or a breach  of this  Lease,  nor give rise to any claim for
damages.

                                   ARTICLE ONE
                                      TERM

            The  Term of  this  Lease  shall  commence  August  1,  2000  ("Term
Commencement  Date") and, except as may otherwise be provided  herein,  the Term
shall expire at the end of ten (10) years from the Term  Commencement  Date. The
Demised  Premises  shall be used and occupied only for and for no other purposes
than a retail  bank and bank  administrative  offices  to  conduct  any  banking
activities permitted under the laws of the State of New Jersey and any other use
is a violation of this  restriction.  Rent shall commence  thirty (30) days from
the Term Commencement Date (Rent Commencement  Date).  Landlord and Tenant agree
to execute a writing  setting forth the Term  Commencement  Date, the Expiration
Date and Rent Commencement Date.

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                                   ARTICLE TWO
                                 PAYMENT OF RENT

            2.01  Minimum  Rent.  Tenant  covenants  to pay to Landlord  without
notice, demand, setoff, deduction or abatement at Landlord's address first above
set forth,  or at such other place as may  hereafter be designated in writing by
Landlord,  on the days  and in the  manner  herein  prescribed  for the  payment
thereof, guaranteed minimum rent and additional rent for the Demised Premises as
set forth in this Article.

            Tenant  covenants  to pay a fixed  guaranteed  minimum  annual rent,
herein called "Minimum Rent", as follows:

            YEAR 1:    $26.00/SF        $94,900.00/YEAR     $7,908.33/MONTH
            YEAR 2:    $27.04/SF        $98,700.00/YEAR     $8,225.00/MONTH
            YEAR 3:    $28.12/SF        $102,638.00/YEAR    $8,553.17/MONTH
            YEAR 4:    $29.24/SF        $106,725.00/YEAR    $8,893.75/MONTH
            YEAR 5:    $30.41/SF        $111,000.00/YEAR    $9,250.00/MONTH
            YEAR 6:    $31.68/SF        $115,440.00/YEAR    $9,620.00/MONTH
            YEAR 7:    $32.90/SF        $120,084.00/YEAR    $10,007.00/MONTH
            YEAR 8:    $34.22/SF        $125,000.00/YEAR    $10,416.67/MONTH
            YEAR 9:    $35.59/SF        $129,900.00/YEAR    $10,825.00/MONTH
            YEAR 10:   $37.00/SF        $135,050.04/YEAR    $11,254.17/MONTH

The Minimum Rent shall be payable in the monthly amounts in advance on the first
day of each month throughout the Term of this Lease,  however, the first month's
Minimum Rent shall be payable in advance upon  execution of this Lease,  and the
second  month's  Minimum  Rent  payable in advance on the first day of the month
following the Term Commencement Date. The Minimum Rent for a period of less than
one calendar month shall be prorated.

            2.02  Additional  Rent.  In addition to the Minimum Rent  stipulated
herein,  Tenant  covenants  and agrees to pay to  Landlord as  additional  rent,
hereafter  "Additional  Rent", all other sums and charges which are, pursuant to
the terms of this Lease, to be paid as Additional Rent by the Tenant.  Except as
otherwise  provided in this Lease,  Additional  Rent shall be due and payable on
the first day of the month following the date on which Tenant is given notice of
Additional Rent due.

            2.03 Late Payment. In the event Tenant shall fail to pay any part of
Minimum Rent and/or  Additional  Rent when due in accordance  with terms of this
Lease,  and such default  shall  continue  for 10 days then,  in addition to the
Landlord's  rights as  contained  in Article 20,  interest  shall at  Landlord's
option  accrue  thereon at the rate of fifteen  (15%) percent per annum from the
tenth day after the due date to the date of payment.

            2.04  Option  to  Extend  Term.  So long as  Tenant  has not been in
default  during the Term of this Lease or any  previous  option  period,  Tenant
shall  have the  option to renew  the  within  Lease for two (2),  five (5) year
periods.  The First Option Period shall commence the day after the expiration of
the original Lease Term and end five years thereafter.  The Second Option Period
shall  commence the day after the  expiration of the First Option Period and end
five (5) years  thereafter.  Tenant covenants to pay a fixed guaranteed  Minimum
Rent for the First and Second Option Periods as follows:

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      FIRST, FIVE (5) YEAR OPTION

      YEAR 11:    $38.48/SF         $140,448.00/YEAR    $11,704.00/MONTH
      YEAR 12:    $40.02/SF         $146,073.00/YEAR    $12,172.75/MONTH
      YEAR 13:    $41.62/SF         $151,920.00/YEAR    $12,660.00/MONTH
      YEAR 14:    $43.28/SF         $157,980.00/YEAR    $13,165,00/MONTH
      YEAR 15:    $45.00/SF         $164,250.00/YEAR    $13,687.50/MONTH

      SECOND, FIVE (5) YEAR OPTION

      YEAR 16     $46.80/SF         $170,820.00/YEAR    $14,235.00/MONTH
      YEAR 17     $48.67/SF         $177,648.00/YEAR    $14,804.00/MONTH
      YEAR 18:    $50.62/SF         $184,764.00/YEAR    $15,397.00/MONTH
      YEAR 19:    $52.64/SF         $192,132.00/YEAR    $16,011.00/MONTH
      YEAR 20:    $54.75 SF         $199,821.00/YEAR    $16,651.80/MONTH

Tenant must exercise each renewal option in writing,  by certified mail,  return
receipt  requested,  to  Landlord,  no later than one hundred  eighty (180) days
prior to the  expiration  date of original  Lease Term or prior renewal term, as
applicable.  Time is "of the essence" with respect to the exercising all renewal
options.

            2.05  Utilities.  Tenant shall pay when due all the rents or charges
for all  utilities  used by the Tenant,  which are or may be assessed or imposed
upon the Leased Premises,  or which are or may be charged to the Landlord by the
suppliers thereof during the Term hereof, and if not paid, such rents or charges
shall be added to and become payable as Additional  Rent with the installment of
rent next due or within thirty (30) days of demand  therefor,  whichever  occurs
sooner. If separately metered, Tenant shall register all utility accounts in its
own name.

                                  ARTICLE THREE
                                REPAIRS AND CARE

            Tenant has  examined  the Leased  Premises and has entered into this
Lease without any representation on the part of the Landlord as to the condition
thereof.  Landlord  shall  deliver  Leased  Premises to Tenant in "as-is"  clean
condition,  with all walls,  partitions,  lighting  and other fit up,  excluding
existing bank counters and bank  equipment.  Landlord shall make every effort to
provide  the bank  vault  that is  currently  located  in the  Leased  Premises,
provided  however,  in the event that the bank vault is  removed,  Landlord  and
Tenant shall adjust the Minimum Rent to provide for the cost of a suitable vault
of the same standard and  specification  as the existing vault. The Tenant shall
take good care of the Leased  Premises  and shall,  at the Tenant's own cost and
expense, make all repairs, including painting and decorating, and shall maintain
the Leased  Premises in good  condition  and state of repair,  and at the end or
other  expiration of the Term hereof,  shall deliver the Leased Premises in good
order and condition,  wear and tear from a reasonable use thereof, and damage by
the elements not  resulting  from the neglect or fault of the Tenant,  excepted.
The Tenant shall neither encumber nor obstruct the sidewalks,  driveways, yards,
entrances,  hallways and stairs, but shall keep and maintain the same in a clean
condition, free from debris, trash, refuse, snow and ice.

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                                  ARTICLE FOUR
                   LANDLORD'S RESPONSIBILITY FOR REPAIR & CARE

            Tenant  stipulates  and agrees  that the only duty of  Landlord  for
repair  and care of the  Leased  Premises  is the duty to  repair,  care for and
maintain the structural  elements of the Building  housing the Leased  Premises.
Interior and exterior doors provide access to or through the Leased Premises are
non-structural elements and any and all damage to such doors, no matter what the
cause may be, shall be the repair, replacement and maintenance responsibility of
the Tenant.  Landlord  shall maintain all other doors in the Common Areas of the
Building.  Tenant is advised to protect all non-structural  elements with proper
insurance.  Any and all requests to Landlord from Tenant for repair must be sent
to Landlord by certified mail.

                                  ARTICLE FIVE
                           GLASS, ETC. DAMAGE REPAIRS

            In case of the  destruction  of, or any  damage to, the glass in the
Leased  Premises,  or the  destruction  or damage of any kind  whatsoever to the
Leased  Premises,  the Tenant shall repair the said damage or replace or restore
any  destroyed  parts of the Leased  Premises,  as speedily as possible,  at the
Tenant's own cost and expense.

                                   ARTICLE SIX
                            ALTERATIONS, IMPROVEMENTS

            6.01 Tenant shall make no alterations,  decorations,  installations,
additions or improvements  (hereinafter  "Tenant  Changes") in or to the Demised
Premises  without  in each  instance  obtaining  the  Landlord's  prior  written
consent,  and then  only by  contractors  or  mechanics  subject  to  Landlord's
approval,  which shall not be  unreasonably  withheld  and in  conformance  with
detailed  plans and  specifications  previously  submitted  to the  Landlord and
subject to the Landlord's  prior written  approval.  All Tenant Changes shall be
done at  Tenant's  sole cost and expense and at such times and in such manner as
Landlord may from time to time  designate.  All Tenant  Changes upon the Demised
Premises,  made by either party (excepting only Tenant's movable trade fixtures)
shall,  unless Landlord shall elect otherwise (which election may be made at any
time  prior to  expiration  or other  termination  of this  Lease),  become  the
property of Landlord,  and shall  remain  upon,  and be  surrendered  with,  the
Demised Premises as a part thereof at the end of the Term. In the event Landlord
shall elect  otherwise as to any Tenant Changes upon the Demised  Premises,  the
same shall be removed by Tenant and Tenant shall restore the Demised Premises to
the condition existing immediately prior to such Tenant Changes and such removal
and restoration shall be at Tenant's own cost and expense,  which covenant shall
survive the termination of this Lease.

            6.02 Tenant  agrees that any Tenant  Changes shall be done in a good
and workmanlike manner, in conformity with the plans and specifications approved
by Landlord,  and shall comply with all laws,  ordinances and regulations of all
public authorities having  jurisdiction over the Tenant Changes.  All salvage in
connection therewith shall be properly disposed of by the Tenant.

            6.03 Tenant agrees that it will also procure all  necessary  permits
before making any Tenant Changes.  Landlord agrees that, without cost or expense
to Landlord,  it will cooperate

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with Tenant in obtaining such permits.  Tenant agrees to pay when due the entire
cost of any work done by or for Tenant  upon the  Demised  Premises  so that the
Demised  Premises  shall at all times be free of liens  for labor or  materials.
Tenant agrees to require all  contractors  and  materialmen to waive any and all
rights they may have to any mechanics  notices of intention and mechanics liens.
Tenant also agrees to  indemnify  and save  Landlord  harmless  from any and all
liens,  and any and all  injury,  loss,  claims,  or  damages  to any  person or
property occasioned by or in connection with any Tenant Changes.

            6.04 Prior to the  commencement  of any Tenant  Changes that involve
any  structural  elements  of  the  Demised  Premises,  Tenant  shall  also,  if
requested,  furnish  and  deliver to the  Landlord,  at  Tenant's  sole cost and
expense,  performance and payment bonds from a recognized  surety licensed to do
business in the State of New Jersey for the  performance and payment of Tenant's
Changes.  Such  bonds are  subject  to the  Landlord's  approval  as to form and
amount.  Tenant  shall not be  required to post bonds for  nonstructural  Tenant
Changes.

            6.05 All Tenant  Changes shall be performed in such manner as not to
interfere  with the  occupancy  of any other tenant in the Building nor delay or
impose any additional expense upon Landlord in the construction,  maintenance or
operation of the Building. Throughout the performance of Tenant Changes, Tenant,
at its  expense,  shall  carry  or  cause to be  carried,  and duly  maintained,
worker's compensation and employers liability insurance in statutory limits, and
general  public  liability  insurance  insuring the Landlord  against any an all
liability or claims of liability  arising out of the  performance  of the Tenant
Changes,  occasioned by or resulting  from any accident or otherwise in or about
the Leased  Premises  for  injuries to any person or persons for limits not less
than  $1,000,000.00 for injuries to one person and $3,000,000.00 for injuries to
more than one person, in any one accident or occurrence,  and for loss or damage
to the  property  of any  persons,  for not  less  than  $1,000,000.00,  for any
occurrence in or about the Building,  on which Landlord and its managing  agent,
if any, shall be named as parties insured, with insurers reasonably satisfactory
to  Landlord.  Tenant shall  furnish  Landlord  with  evidence  satisfactory  to
Landlord  that such  insurance is in effect  before the  commencement  of Tenant
Changes  and,  on  request,  at  reasonable   intervals  thereafter  during  the
construction of Tenant's Changes.

                                  ARTICLE SEVEN
                                      SIGNS

            Tenant shall not place nor allow to be placed any  flashing  lights,
sound devices,  advertisements or signs of any kind whatsoever upon, in or about
the Leased  Premises or any part thereof,  except for a design and structure and
in or at such  places  as may be  indicated  and  consented  to by  Landlord  in
writing.  In the  case the  Landlord  or the  Landlord's  agents,  employees  or
representatives  shall  deem it  necessary  to remove any such signs in order to
paint or make any repairs,  alterations  or  improvements  in or upon the Leased
Premises,  or any part thereof,  they may be so removed.  Any signs permitted by
the Landlord shall, at all times, conform with all municipal ordinances or other
laws and regulations applicable thereto. Tenant recognizes and stipulates that a
violation of this covenant is a material and substantial breach of the terms and
grounds for termination and eviction,  for which Landlord may institute  summary
dispossess  action in a court of competent  jurisdiction.  Tenant shall have the
right to seek

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approval  of a time  and  temperature  sign to be  placed  at a  location  to be
approved by Landlord.  Tenant shall secure all necessary  governmental approvals
for such signage.

            If  Tenant's  sign is in  undesirable  condition  and/or  disrepair,
Landlord may require  Tenant to  repair/replace  sign  immediately  upon written
notice from  Landlord,  which  notice will state the  conditions  found to be in
disrepair.  If Tenant does not repair or replace such sign,  Landlord may remove
sign at Tenant's expense.

                                  ARTICLE EIGHT
                              COMPLIANCE WITH LAWS

            Tenant  shall  promptly  comply  with all laws,  ordinances,  rules,
regulations,  requirements  and  directives of the federal,  state and municipal
governments  or public  authorities  and of all their  departments,  bureaus and
subdivisions  applicable to and affecting  the Demised  Premises,  their use and
occupancy, the correction,  prevention and abatement or nuisances, violations or
other  grievances  in, upon or connected with the Demised  Premises,  during the
Term  hereof,   and  shall  promptly   comply  with  all  orders,   regulations,
requirements  and  directives  of the  Board  of Fire  Underwriters  or  similar
authority and of any insurance companies which have issued or are about to issue
policies of insurance  covering the Demised  Premises and its contents,  for the
prevention of fire or other casualty, damage or injury, at the Tenant's own cost
and expense.

                                  ARTICLE NINE
                               LIABILITY INSURANCE

            9.01  Tenant,  at Tenant's  own cost and  expense,  shall  obtain or
provide and keep in full force for the benefit of the Landlord,  during the Term
hereof, general public liability insurance insuring the Landlord against any and
all liability or claims of liability  arising out of, occasioned by or resulting
from any accident or  otherwise in or about the Leased  Premises for injuries to
any person or persons for limits not less than $1,000,000.00 for injuries to one
person  and  $3,000,000.00  for  injuries  to more than one  person,  in any one
accident or  occurrence,  and for loss or damage to the property of any persons,
for not less than $1,000,000.00. The policy or policies of insurance shall be of
a company or  companies  authorized  to do  business  in New Jersey and shall be
delivered to the Landlord, together with evidence of the payment of the premiums
therefor,  not less than  fifteen  days  prior to the  commencement  of the Term
hereof or of the date when the Tenant  shall  enter into  possession,  whichever
occurs sooner.  At least thirty (30) days prior to the expiration or termination
date of any policy,  the Tenant shall  deliver a renewal or  replacement  policy
with proof of the payment of the premium therefor. The Tenant also agrees to and
shall save,  hold and keep harmless and indemnify  Landlord from and for any and
all payments, expenses, costs, attorney fees and from and for any and all claims
and  liability  for  losses or damage to the  property  or  injuries  to persons
occasioned  wholly or in part by or resulting  from any acts or omissions by the
Tenant  or  the  Tenant's  agents,  employees,   guests,  licensees,   invitees,
subtenants,  assignees  or  successors,  or for any cause or  reason  whatsoever
arising  out of or by reason of the  occupancy  by the Tenant and the conduct of
Tenant's business.

            In the event that at any time during the Term or any Renewal Term of
this Lease,  Landlord  shall be advised by its  insurance  representatives  that
increases in one or more insurance

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coverages   are   reasonably   necessary  to  comply  with   insurance   company
recommendations,  Tenant shall  secure such  increases in coverage to the extent
that such coverages are available.

            9.02 All of the aforesaid insurance and any other insurance policies
of the Tenant  shall be  considered  primary  insurance,  and except for workers
compensation,  shall  be  issued  in the name of  Tenant  and  Landlord  and any
designees and/or mortgagees of Landlord,  as additional  insureds,  and shall be
written by one or more qualified,  licensed insurance companies  satisfactory to
Landlord and in form  satisfactory  to  Landlord,  which  approval  shall not be
unreasonably  withheld;  all such insurance policies shall contain  endorsements
providing for at least thirty (30) days prior written  notice to Landlord of any
material change in or cancellation of such policy or coverage.

            9.03 Tenant shall be solely  responsible for payment of premiums and
Landlord  (or its  designee)  shall not be  required to pay any premium for such
insurance.  Tenant shall  deliver to Landlord at least thirty (30) days prior to
the  time  such  insurance  is first  required  to be  carried  by  Tenant,  and
thereafter at least forty-five (45) days prior to the expiration of such policy,
either a duplicate  original or  certificate  of insurance  and true copy of all
policies procured by Tenant in compliance with obligations  hereunder,  together
with satisfactory evidence of the payment of the premiums therefor, it being the
intention  of the parties  hereto that the  insurance  required  under the terms
hereof shall be continuous during the entire term of this lease and renewal,  if
any,  and any other  period of time during  which,  pursuant to the term hereof,
said insurance is required.

            9.04  With  respect  to  the  Demised  Premises  and  the  contents,
improvements,  and  betterments  therein,  Landlord  shall not be liable for any
damage  by fire or  other  peril  includable  in the  coverage  afforded  by the
standard form of all risk property  coverage  insurance  policy  (whether or not
such coverage is in effect),  no matter how caused, it being understood that the
Tenant will look solely to Tenant's insurer for reimbursement.

            9.05 If as a result of the  failure  of  Tenant  to comply  with the
foregoing  provisions,  Landlord  is  adjudged  a  co-insurer  by its  insurance
carrier,  then any loss or damage Landlord shall sustain by reason thereof shall
be borne by  Tenant  and shall be  immediately  paid by  Tenant  upon  demand as
Additional Rent.

                                   ARTICLE TEN
                                   ASSIGNMENT

            10.01 Tenant shall not assign, mortgage, hypothecate,  pledge, or in
any manner,  transfer this Lease or any estate or interest  hereunder whether by
operation of law or otherwise  (collectively  "assign") and shall not sublet the
Demised  Premises or any part or parts thereof  ("sublet")  without the previous
written consent of Landlord in each instance.  If Tenant violates the provisions
of this Article 10,  Landlord may, in addition to any remedies it has under this
Lease, accept from any assignee, licensee, concessionaire or anyone who claims a
right to any part of the  interest  of Tenant  under  this  Lease  (collectively
"assignee"),  or  anyone  who  occupies  any part or the  whole  of the  Demised
Premises  ("sublessee"),  the payment of Minimum Rent and Additional Rent and/or
the performance of any of the other  obligations of Tenant under this Lease, but
acceptance  shall  not be deemed to be a waiver  by  Landlord  of the  breach by
Tenant of the  provisions of this Article 10, nor a recognition by Landlord that
any such assignee or

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sublessee  has  succeeded  to the rights of Tenant  hereunder,  nor a release by
Landlord  of Tenant  from  further  performance  by Tenant of the  covenants  on
Tenant's part to be performed under this Lease; provided,  however, that the net
amount of rent actually  collected from any such assignee or sublessee  shall be
applied by Landlord to the rent to be paid hereunder. Any consent by Landlord to
any such assignment, transfer, mortgage license or concession or other matter or
thing  contained in this Article 10  (collectively  "assignment")  or subletting
shall not in any way be construed  to relieve  Tenant from  obtaining  the prior
written consent of Landlord to any other or future assignment or subletting.

            10.02 In the event of a merger or  consolidation,  or if at any time
during  the Term of this  Lease,  (i) if the Tenant is a  corporation  and there
shall occur any change in the  ownership  of, or power to vote,  the majority of
the outstanding  capital stock of Tenant, or (ii) if the Tenant is a partnership
and/or joint venture and the partners and/or joint venturers, owners, or members
of any such partnership  and/or joint venture change in any manner, the Landlord
shall  thereafter  have the right,  at its option,  to  terminate  this Lease by
notice to Tenant.  If such option is exercised,  the Term of this Lease shall in
no event be  earlier  than the end of the  calendar  month in which  occurs  the
thirtieth  (30th) day after the giving of such  notice.  In any such event,  the
collection of rent and/or  acceptance by Landlord of the  performance  of any of
the obligations of Tenant under this Lease shall not be deemed to be a waiver by
Landlord of any of its rights under the provisions of this Section  10.02.  This
Section  10.02 shall not be applicable  to any  corporation  in which all of the
outstanding  voting  stock is, on the date of this  Lease,  listed on a national
securities  exchange  (as defined in the  Securities  Exchange  Act of 1934,  as
amended),  or if sixty percent (60%) or more of the  outstanding  shares of such
voting stock is on such date owned by any fifty (50) or more shareholders.

            10.03  If  Landlord   consents  in  writing  to  an   assignment  or
subletting,  then such consent to an  assignment  or  subletting  shall  (unless
expressed  clearly to the contrary in said consent) be deemed  conditioned  upon
Tenant's further compliance with the following provisions:

            (a) At Landlord's  option, the assignment and/or subletting must be,
respectively,  of all of Tenant's  leasehold  interest and of the entire Demised
Premises and, in the case of assignment, shall also transfer to the assignee all
of the  Tenant's  rights in,  and  interest  under,  this  Lease  including  the
security, if any, deposited hereunder. However,  notwithstanding anything to the
contrary in this Lease,  Tenant,  and the  guarantor,  if any, shall continue to
remain liable,  jointly and  severally,  with any such assignee or subtenant for
all of the obligations of "Tenant" under this Lease.

            (b) At the time of such  assignment  and/or  subletting,  this Lease
must be in full force and effect without any breach or default thereunder on the
part of the Tenant.

            (c) The assignee or sublessee  shall assume,  by written  recordable
instrument, in form and content satisfactory to Landlord, the due performance of
all of Tenant's obligations under this Lease,  including any accrued obligations
at the time of the assignment or subletting.

            (d) A copy of the assignment or sublease and the original assumption
agreement (both in form and content satisfactory to the Landlord) fully executed
and acknowledged by the assignee and/or sublessee together with a certified copy
of properly executed corporate resolutions authorizing such documents,  shall be
delivered to the Landlord  within five (5) days from the effective  date of such
assignment or subletting.

                                       8
<PAGE>

            (e) Any permitted  sublease or assignment  shall be on similar terms
as this Lease insofar as compliance with laws and regulations and permitted uses
are concerned.

            (f) Tenant shall reimburse Landlord's reasonable attorney's fees for
examination  of and/or  preparation  of any  documents in  connection  with such
assignment and/or subletting.

            (g) Landlord may, as a condition of consenting to any  assignment or
subletting,  require  Tenant and any  assignee or  sublessee of Tenant to pay to
Landlord  as  Additional  Rent any and all  consideration  payable  to Tenant in
excess of the Minimum  Rent  required  hereunder  for the area  involved for any
assignment or subletting,  as and when such consideration is payable pursuant to
the assignment or sublease.  Said  consideration  to be computed on the basis of
average  square foot rent for the gross  square  footage  Tenant has assigned or
sublet.

            If this Lease is  assigned  or if the  Demised  Premises or any part
thereof be subleased or occupied by anybody  other than Tenant,  whether with or
without Landlord's consent,  Landlord may collect from the assignee,  sublessee,
occupant,  licensee or  concessionaire,  any rental or other charges  payable by
Tenant under this Lease,  and apply the amount collected to the rental and other
charges herein reserved,  but such collection by Landlord shall not be deemed an
acceptance of the assignee,  sublessee,  occupant, licensee or concessionaire as
tenant nor a release of Tenant from the performance by Tenant of this Lease.

                                 ARTICLE ELEVEN
                               RESTRICTION OF USE

            The Tenant  shall not occupy or use the Leased  Premises or any part
thereof,  nor permit or suffer the same to be occupied or used for any  purposes
other than as herein limited, nor for any purpose deemed unlawful, disreputable,
or extra hazardous, on account of fire or other casualty.

                                 ARTICLE TWELVE
                                MORTGAGE PRIORITY

            This  Lease  shall not be a lien  against  the  Leased  Premises  in
respect to any first  mortgage  that may  hereafter  be placed  upon said Leased
Premises.  The recording of such mortgage  shall have  preference and precedence
and be  superior  and prior in lien to this Lease,  irrespective  of the date of
recording and the Tenant agrees to execute any instruments,  without cost, which
may be deemed  necessary or desirable,  to further effect the  subordination  of
this  Lease to any such  mortgage.  A  refusal  by the  Tenant to  execute  such
instruments  shall  entitle the Landlord to the option of canceling  this Lease,
and the term hereof is hereby expressly limited accordingly.

                                       9
<PAGE>

                                ARTICLE THIRTEEN
                          CONDEMNATION, EMINENT DOMAIN

            If the land and  premises  leased  herein  or of  which  the  Leased
Premises are a part or any portion thereof,  shall be taken under eminent domain
or condemnation proceedings,  or if suit or other action shall be instituted for
the taking or  condemnation  thereof,  or if in lieu of any formal  condemnation
proceedings  or actions,  the Landlord  shall grant an option to purchase and or
shall sell and convey said premises or any portion thereof,  to the governmental
or other public authority,  agency, body or public utility, seeking to take said
land and premises or any portion thereof,  then this Lease, at the option of the
Landlord,  shall terminate, and the Term hereof shall end as of such date as the
Landlord  shall fix by notice in writing  and the Tenant  shall have no claim or
right to claim or be entitled to any portion of any amount  which may be awarded
as damages or paid as the result of such condemnation proceedings or paid as the
purchase  price  for  such  option,   sale  or  conveyance  in  lieu  of  formal
condemnation  proceedings  and all rights of the Tenant to damages,  if any, are
hereby  assigned to the  Landlord.  The Tenant agrees to execute and deliver any
instruments  at the  expense  of the  Landlord,  as may be deemed  necessary  or
required to expedite  any  condemnation  proceedings  or to  effectuate a proper
transfer of title to such governmental or other public authority,  agency,  body
or public utility  seeking to take or acquire the said lands and premises or any
portion  thereof the Tenant  covenants  and agrees to vacate the said  premises,
remove all the Tenant's  personal  property  therefrom  and deliver up peaceable
possession  thereof to the  Landlord  or to such other party  designated  by the
Landlord in the aforementioned  notice. Failure of the Tenant to comply with any
provisions in this Article 13 shall subject the Tenant to such costs,  expenses,
damages and losses as the Landlord  may incur by reason of the  Tenant's  breach
hereof.

                                ARTICLE FOURTEEN
                              FIRE & OTHER CASUALTY

            In the event of fire or other casualty,  Tenant shall give immediate
notice thereof to Landlord.

            In the event that the fire or other casualty and damage shall be the
result of the  carelessness,  negligence  or  improper  conduct  of  Tenant,  or
Tenant's agents, employees, guests, licensees, invitees,  subtenants,  assignees
or successors; Tenant's liability for the payment of rent and the performance of
all other  covenants,  conditions  and  terms to be  performed  by Tenant  shall
continue;  and  Tenant  shall be  liable to  Landlord  for the  damage  and loss
suffered by Landlord;  If the Demised Premises are only partially  damaged,  but
remain  tenantable,  so that  Tenant can  reasonably  continue  its  operations,
Landlord shall repair the damage as rapidly as practicable.

            In the event that the fire or other casualty and damage shall result
from a cause other than that  specified  above and if the Demised  Premises  are
only partially  damaged,  but remain  tenantable,  so that Tenant can reasonably
continue  its  operations,  Landlord  shall  repair  the  damage as  rapidly  as
practicable.  Tenant's  obligation  to pay the rent shall not cease but shall be
pro-rated as to Tenant's usable portion of the Demised Premises, until such time
as Landlord restores the damaged portion of the Demised Premises to its original
condition. At that time, Tenant shall resume payment of the full rent.

                                       10
<PAGE>

            In the  event  that the  Demised  Premises  are so  extensively  and
substantially damaged as to render them untenantable,  then the rent shall cease
until such time as the Demised  Premises  shall be made  tenantable by Landlord.
However,  if the Demised  Premises  are  totally  destroyed,  or, in  Landlord's
opinion,  so damaged as to require  practically a rebuilding  thereof,  then the
rent shall be paid up to the time of such  destruction and from thenceforth this
Lease shall terminate.

            In every case, if Tenant was insured against any of the risks herein
described, then the proceeds of such insurance shall be paid over to Landlord to
the  extent  of  Landlord's  actual  costs  and  expenses  to make  the  repairs
hereunder,  and such insurance  carriers shall have no recourse against Landlord
for reimbursement.

                                 ARTICLE FIFTEEN
                            REIMBURSEMENT OF LANDLORD

            In the event that the Tenant shall fail or refuse to comply with and
perform any of the conditions  and covenants of the Lease,  the Landlord may, if
the Landlord so elects,  carry out and perform such  conditions and covenants at
the cost and  expense  of the  Tenant,  and the said cost and  expense  shall be
payable  on  demand,  or at the  option of the  Landlord,  shall be added to the
installment of Minimum Rent due immediately thereafter but in no case later than
one month  after such  demand,  whichever  occurs  sooner,  and shall be due and
payable as  Additional  Rent.  This  remedy  shall be in  addition to such other
remedies  as the  Landlord  may have  hereunder  by reason of the  breach by the
Tenant of any of the covenants and conditions in this Lease contained.

                                 ARTICLE SIXTEEN
                              INSPECTION AND REPAIR

            Landlord,   by  its  duly  authorized  employees  and  agents,  upon
reasonable  notice and  accompanied  by a Tenant  employee may enter the Demised
Premises at reasonable hours (i) to inspect the same, (ii) to determine  whether
Tenant is  complying  with all its  obligations  hereunder,  (iii) to supply any
other  service  to be  provided  by  Landlord  to  Tenant  under  the  terms and
conditions of this Lease, (iv) to make repairs to any adjoining space or utility
services,  or to make repairs,  alterations or improvements to any other portion
of the Shopping Center and (v) to perform any work therein that may be necessary
to  comply  with  any  laws,  statutes,  ordinances,   regulations,   orders  or
requirements  of any  governmental  authorities  having  jurisdiction  over  the
Demised Premises,  or to prevent waste or deterioration of the Demised Premises;
provided,  however,  that all such work shall be done as promptly as  reasonably
possible  and so as to cause as little  interference  to  Tenant  as  reasonably
possible. Landlord may, during the progress of any work in the Demised Premises,
keep and store upon the Demised  Premises,  all necessary  materials,  tools and
equipment  required for said work.  Landlord shall have the right to use any and
all means which  Landlord  may deem proper to open said doors in an emergency in
order to obtain  entry to the  Demised  Premises,  and any entry to the  Demised
Premises  obtained by Landlord by any of said means or otherwise shall not under
any  circumstances  be construed or deemed to be forcible or unlawful entry into
or a detainer of the Demised  Premises or any portion  thereof.  Notwithstanding
anything  contained in this Article 16,  Landlord shall not be

                                       11
<PAGE>

required  to  incur  overtime  or  additional   expense  in  order  to  minimize
interference with Tenant's use and occupancy of the Demised Premises.

                                ARTICLE SEVENTEEN
                                RIGHT TO EXHIBIT

            The Tenant agrees to permit the Landlord and the Landlord's  agents,
employees  or other  representatives  to show the  Demised  Premises  to persons
wishing to rent or purchase same, and Tenant agrees that on or after one hundred
twenty  (120)  days next  preceding  the  expiration  of the Term or any  option
period,   the   Landlord  or  the   Landlord's   agents,   employees   or  other
representatives  shall  have  the  right to place  notices  on the  front of the
Demised Premises or any part thereof,  offering the Demised Premises for rent or
for sale and the  Tenant  hereby  agrees  to permit  the same to remain  thereon
without hindrance or molestation.

                                ARTICLE EIGHTEEN
                           INCREASE OF INSURANCE RATES

            Increases in Fire Insurance Premiums  Attributable to Tenant. Tenant
shall not keep,  use, sell or offer for sale in or upon the Premises any article
which may be prohibited by the standard form of fire  insurance  policy.  Tenant
agrees to pay one hundred  percent  (100%) of any  increase in premiums for fire
and  extended  coverage  insurance  that may be  charged  during the Term on the
amount  of such  insurance  which  may be  carried  by  Landlord  on  Landlord's
Building, resulting from the type of merchandise sold by Tenant in the Premises,
whether or not  Landlord  has  consented  to the same.  In  determining  whether
increased  premiums are the result of Tenant's use of the Premises,  a schedule,
issued by the  organization  making the insurance rate on the Premises,  showing
the various components of such rate, shall be conclusive evidence of the several
items and charges which make up the fire insurance rate on the premises.

            In the event Tenant's  occupancy  causes any increase of premium for
the fire,  and/or  casualty rates on Landlord's  Building,  Tenant shall pay the
additional  premium on the fire  and/or  casualty  insurance  policies by reason
thereof. The Tenant also shall pay, in such event, any additional premium on the
rent  insurance  policy that may be carried by the Landlord  for its  protection
against rent loss through  fire.  Bills for such  additional  premiums  shall be
rendered by Landlord to Tenant at such times as Landlord may elect, and shall be
due from, and payable by, Tenant when rendered,  and the amount thereof shall be
deemed to be, and be paid as, Additional Rent.

                                ARTICLE NINETEEN
                          REMOVAL OF TENANT'S PROPERTY

            Any equipment,  fixtures, goods or other property of the Tenant, not
removed by the Tenant  upon  termination  of this Lease,  or upon any  quitting,
vacating or  abandonment  of the  premises by the Tenant,  or upon the  Tenant's
eviction,  shall be  considered  as abandoned  and the  Landlord  shall have the
right,  without any notice to the Tenant,  to sell or  otherwise  dispose of the
same, at the expense of the Tenant,  and shall not be  accountable to the Tenant
for any part of the proceeds of such sale, if any.

                                       12
<PAGE>

            ARTICLE TWENTY REMEDIES UPON TENANT'S DEFAULT

            20.01 Tenant shall,  without any previous  demand  therefor,  pay to
Landlord  the Minimum  Rent and  Additional  Rent at the times and in the manner
herein provided.

In the event:

            (a) of default after fifteen (15) days written notice in the payment
            of said  rents  or of any  installment  or part  thereof,  or in the
            payment  of any other sum or any part  thereof  which may become due
            from  Tenant to Landlord  hereunder,  at the times and in the manner
            provided herein, or

            (b) the Demised Premises shall be deserted, abandoned or vacated, or

            (c) of the violation by Tenant of any of the  covenants,  agreements
            and  conditions   herein  provided  or  of  any  of  the  Rules  and
            Regulations  now or  hereafter  established  by  Landlord,  and  the
            failure to cure such violation  within thirty (30) days after notice
            in writing of such violation by Landlord to Tenant;

then upon the happening of any such event, Landlord may, at its option, elect to
terminate  this Lease  and/or  enter the  Demised  Premises,  either by force or
otherwise,  without being liable for any  prosecution  or damage  therefor,  and
relet the Demised  Premises,  and receive the rent therefor,  upon such terms as
shall be  satisfactory  to Landlord,  and all rights of Tenant to repossess  the
Demised  Premises under this Lease shall cease and end upon such  termination or
entry.  Such termination or entry for reletting by Landlord shall not operate to
release Tenant from any Additional  Rent to be paid or covenants to be performed
hereunder  during the full term of this  Lease.  For the  purpose of  reletting,
Landlord  shall be authorized to make such repairs or  alterations  in or to the
Demised  Premises  as may be  necessary  to  place  the same in good  order  and
condition.  Tenant shall be liable for and hereby  agrees to pay to Landlord the
cost of such repairs or alterations and all expenses of such  reletting.  If the
sum realized or to be realized from the reletting is insufficient to satisfy the
rent provided in this Lease,  Landlord,  at its option may require Tenant to pay
such deficiency in advance month by month (or at any greater intervals),  or may
require  Tenant to pay in advance  the  entire  deficiency  resulting  from such
reletting.  Landlord is hereby granted a lien, in addition to any statutory lien
or right to distrain  that may exist,  on all personal  property of Tenant in or
upon the Demised Premises,  including without  limitation,  furniture,  fixtures
(including  trade fixtures) and merchandise of Tenant,  to assure payment of the
rent and  performance  of the covenants and  conditions of this Lease.  Landlord
shall have the right,  as agent of Tenant,  to take  possession  of all personal
property of Tenant  found in or about the Demised  Premises,  including  without
limitation, furniture, fixtures, and merchandise of Tenant, and sell the same at
public or private sale and to apply the  proceeds  thereof to the payment of any
monies  becoming due under this Lease,  or remove all such effects and store the
same in a public  warehouse  or  elsewhere at the cost of and for the account of
Tenant,  or any other  occupant,  Tenant hereby  waiving the benefit of all laws
exempting  property  from  execution,  levy and sale on  distress  or  judgment.
Landlord,  however,  shall not be responsible or liable for any failure to relet
the Demised  Premises,  or for any failure to collect any rent due upon any such
reletting.

                                       13
<PAGE>

            20.02 In the event of any breach or  threatened  breach by Tenant of
any of the agreements,  terms,  covenants or conditions contained in this Lease,
Landlord  shall have the right to invoke any right and remedy  allowed at law or
in equity regardless of whether such remedy is specifically provided for in this
Lease.

            20.03 Each right and remedy of Landlord  provided  for in this Lease
shall be  cumulative  and shall be in  addition  to every  other right or remedy
provided for in this Lease now or  hereafter  existing at law or in equity or by
statute or otherwise,  and the exercise or beginning of the exercise by Landlord
of any one or more of the rights or remedies  provided  for in this Lease or now
or hereafter  existing at law or in equity or by statute or otherwise  shall not
preclude  the  simultaneous  or later  exercise  by Landlord of any or all other
rights or remedies  provided for in this Lease now or hereafter  existing at law
or in equity or by statute or otherwise.

            20.04 If the Term of this Lease shall be  terminated  due to default
by the Tenant of any of the terms or covenants herein contained,  this Lease and
the Term and estate  hereby  granted,  whether or not the Term shall  heretofore
have  commenced,  shall  terminate  with the same effect as if that day were the
expiration  date of the Term of this  Lease,  except that  Tenant  shall  remain
liable for all damages as are provided for herein,  including but not limited to
the  Minimum  Rent for the full Term of this Lease as  originally  provided  for
hereunder.

                               ARTICLE TWENTY-ONE
                             TERMINATION ON DEFAULT

            21.01 At any time  prior to or  during  the Term of this  Lease,  if
Tenant shall make an assignment for the benefit of its  creditors;  or if Tenant
shall file a voluntary petition in bankruptcy; or if Tenant shall be adjudicated
a bankrupt or  insolvent;  or if the affairs of Tenant shall be taken over by or
pursuant  to an  order of any  court or of any  other  officer  or  governmental
authority  pursuant to any federal,  state or other statute or law; or if Tenant
shall admit in writing its inability to pay debts  generally as they become due;
or if Tenant  shall file any  petition  or answer  seeking  any  reorganization,
arrangement,  composition,  readjustment,  liquidation,  dissolution  or similar
relief  under the  present or any  future  federal  bankruptcy  act or any other
present or future  applicable  federal,  state or other  statute  or law;  or if
Tenant shall seek or consent to or acquiesce in the  appointment of any trustee,
receiver  or  liquidator  of  Tenant  or of all or any  substantial  part of its
property; or if, within sixty (60) days after the commencement of any proceeding
against   Tenant   seeking   any   reorganization,   arrangement,   composition,
readjustment,  liquidation,  dissolution  or similar relief under the present or
future federal,  state or other statute or law, such proceedings  shall have not
been dismissed; or if, within sixty (60) days after the appointment, without the
consent or acquiescence of Tenant,  of any trustee,  receiver,  or liquidator of
Tenant or of all or any substantial part of its property, such appointment shall
not have been vacated or stayed on appeal or otherwise, or if, within sixty (60)
days after the expiration of any such stay, such appointment shall not have been
vacated;  or in the event action shall be taken by Tenant in  furtherance of any
of the  aforesaid  purposes,  then and in any such event  Landlord  may, in such
event, terminate this Lease as a result of such bankruptcy,  insolvency, levy or
sale  prior to the  expiration  of its term  only  with the  concurrence  of any
Receiver or Liquidator appointed by such Authority,  provided, that in the event
that this Lease is terminated by any such  Receiver or  Liquidator,  the maximum
claim of Landlord for rent, damages or indemnity resulting from the termination,
rejection or abandonment of the unexpired

                                       14
<PAGE>

term of this Lease by such Receiver or Liquidator  shall, by law, in no event be
greater  that an amount equal to all accrued and unpaid rent to the date of such
termination.

            Such causes for the  termination  of this Lease as set forth in this
Article 21 shall  constitute  a default  by Tenant  and all rights and  remedies
stated or otherwise  shall be available to Landlord.  The word  "Tenant" in this
Article 21 shall be construed to include any surety or guarantor of this Lease.

            21.02  It is  stipulated  and  agreed  that  in  the  event  of  the
termination of this Lease pursuant to this Article 21, Landlord shall forthwith,
notwithstanding any other provisions of this Lease to the contrary,  be entitled
to recover  from  Tenant as and for  liquidated  damages an amount  equal to the
difference between the Minimum Rent reserved hereunder for the unexpired portion
of the  Term  and the  then  fair and  reasonable  rental  value of the  Demised
Premises  for the same  period.  If the Demised  Premises or any part thereof be
relet by Landlord for the  unexpired  Term of said Lease,  or any part  thereof,
before  presentation of proof of such liquidated damages to any court commission
or tribunal,  the amount of rent  reserved  upon such  reletting  shall be prima
facia  evidence as to the fair and  reasonable  rental value for the part or the
whole of the Demised Premises so relet during the Term of the reletting. Nothing
herein contained shall limit or prejudice the right of the Landlord to prove for
and obtain as liquidated  damages by reason of such  termination an amount equal
to the maximum  allowed by any statute or rule of law in such  damages are to be
provided,  whether or not such amount be greater than, equal to or less than the
amount of the difference referred to above.

                               ARTICLE TWENTY-TWO
                            NON-LIABILITY OF LANDLORD

            The  Landlord  shall not be liable for any damage or injury,  except
that caused by its own  negligence,  which may be sustained by the Tenant or any
other person, as a consequence of the failure,  breakage, leakage or obstruction
of the water, plumbing, steam, sewer, waste of sod pipes, roof, drains, leaders,
gutters,  valleys,  downspouts  or the like or of the  electrical,  gas,  power,
conveyer,  refrigeration,   sprinkler,  air  conditioning  or  heating  systems,
elevators or hoisting equipment; or by reason of the elements; or resulting from
the carelessness, negligence or improper conduct on the part of any other Tenant
or this or any other Tenant's agents, employees,  guests,  licensees,  invitees,
subtenants,  assignees or successors;  or attributable to any interference with,
interruption of or failure,  beyond the control of the Landlord, of any services
to be furnished or supplied by the Landlord.

                              ARTICLE TWENTY-THREE
                             NON-WAIVER OF LANDLORD

            The various rights, remedies, options and elections of the Landlord,
expressed  herein are  cumulative,  and the  failure of the  Landlord to enforce
strict  performance  by the Tenant of the conditions and covenants of this Lease
or to  exercise  any  election  or option or to resort or have  recourse  to any
remedy herein  conferred or the acceptance by the Landlord of any installment of
rent after any breach by the Tenant, in any one or more instances,  shall not be
construed  or deemed to be a waiver or a  relinquishment  for the  future by the
Landlord of any

                                       15
<PAGE>

such  conditions and  covenants,  options,  elections or remedies,  but the same
shall continue in full force and effect.

                               ARTICLE TWENTY-FOUR
                           NON-PERFORMANCE BY LANDLORD

            This  Lease  and  the  obligation  of the  Tenant  to pay  the  rent
hereunder and to comply with the covenants and conditions  hereof,  shall not be
affected,  curtailed, impaired or excused because of the Landlord's inability to
supply any service or material called for herein,  by reason of any rule, order,
regulation or  preemption by any  governmental  entity,  authority,  department,
agency or subdivision of for any delay which may arise by reason of negotiations
for the  adjustment of any fire or other  casualty loss or because of strikes or
other labor trouble or for any cause beyond the control of the Landlord.

                               ARTICLE TWENTY-FIVE
                                VALIDITY OF LEASE

            The terms, conditions,  covenants and provisions of this Lease shall
be deemed to be severable.  If any clause or provision herein contained shall be
adjudged to be invalid or unenforceable by a court of competent  jurisdiction or
by  operation  of any  applicable  law, it shall not affect the  validity of any
other clause or provision  herein,  but such other clauses or  provisions  shall
remain in full force and effect.

                               ARTICLE TWENTY-SIX
                                     NOTICES

            All  notices  required  under the terms of this Lease shall be given
and shall be complete by mailing such notices by certified or  registered  mail,
return receipt requested or receipted  overnight courier,  to the address of the
parties as shown on the first page of this  Lease,  or to such other  address as
may be designated  in writing,  which notice of change of address shall be given
in the same manner.

                              ARTICLE TWENTY-SEVEN
                             TITLE & QUIET ENJOYMENT

            The Landlord covenants and represents that the Landlord is the owner
of the Leased  Premises and has the right and  authority to enter into,  execute
and deliver this Lease;  and does further covenant that the Tenant on paying the
Minimum Rent and performing the conditions and covenants herein contained, shall
and may peaceably and quietly have,  hold and enjoy the Leased  Premises for the
Term.

                                       16
<PAGE>

                              ARTICLE TWENTY-EIGHT
                                 ENTIRE CONTRACT

            This Lease  contains the entire  contract  between the  parties.  No
representative,  agent or employee of the Landlord has been  authorized  to make
any  representations  or promises  with  reference to the Leased  Premises or to
vary, alter or modify the terms hereof. No additions,  changes or modifications,
renewals or extensions  hereof,  shall be binding  unless reduced to writing and
signed by the Landlord and the Tenant.

                               ARTICLE TWENTY-NINE
                                MECHANIC'S LIENS

            If any  mechanics'  or other liens shall be created or filed against
the Leased Premises by reason of labor  performed or materials  finished for the
Tenant in the erection, construction, completion, alteration, repair or addition
to any building or  improvement,  the Tenant shall upon demand,  at the Tenant's
sole cost and expense,  cause such lien or liens to be satisfied and  discharged
of record  together  with any  Notices of  Intention  that may have been  filed.
Failure to do so shall  entitle the  Landlord to resort to such  remedies as are
provided herein in the case of any default of this Lease, in addition to such as
are permitted by law.

                                 ARTICLE THIRTY
                                    SECURITY

            The  Tenant  has  deposited  with the  Landlord  the sum of  Fifteen
Thousand Eight Hundred Sixteen 66/100 ($15,816.66)  Dollars which represents two
(2) months  Minimum Rent as security for the payment of the rent  hereunder  and
the full and faithful  performance by the Tenant of the covenants and conditions
on the part of the Tenant to be performed. On the first year anniversary of this
Lease and on each  anniversary  date  thereafter,  the Tenant shall  deposit the
additional  money due to maintain the security deposit in an amount equal to two
(2) months Minimum Rent.  Thereafter,  the security deposit will always be equal
to two (2)  months  Minimum  Rent.  Said sum shall be  refunded  to the  Tenant,
without  interest,  after the  expiration of the term hereof,  provided that the
Tenant has fully and faithfully  performed all such covenants and conditions and
is not in  arrears  in any  Minimum  Rent or  Additional  Rent.  During the Term
hereof,  the  Landlord  may, if the  Landlord so elects,  have  recourse to such
security,  to make good any  default by the  Tenant,  in which  event the Tenant
shall on demand,  promptly  restore  said  security to its original  amount.  If
Tenant  shall be in  default by  non-payment  of rent,  Landlord  may apply such
security  deposit to Minimum Rent, or Additional  Rents due, and the Lease shall
be declared  terminated and Tenant shall become a month to month Tenant, and not
otherwise.  Liability  to repay said  security to the Tenant  shall run with the
reversion of title to said premises,  whether any change in ownership thereof be
by voluntary alienation or as the result of judicial sale,  foreclosure or other
proceedings, or the exercise of a right of taking or entry by any mortgagee. The
Landlord shall assign or transfer said security,  for the benefit of Tenant,  to
any subsequent  owner or holder of the reversion of title to said  premises,  in
which case the assignee shall become liable for the repayment  thereof as herein
provided, and the assignor shall be deemed to be released by the Tenant from all
liability to return such security.  This provision  shall be applicable to every
alienation  or change  in title  and  shall in no way be  deemed  to permit

                                       17
<PAGE>

the  Landlord  to  retain  the  security  after  termination  of the  Landlord's
ownership of the reversion of title. The Tenant shall not mortgage,  encumber or
assign said security without consent of the Landlord.

                               ARTICLE THIRTY-ONE
                              DUE DATE FOR PAYMENT

            The  Minimum  Rent shall be payable on the first day of each  month,
and in the event this Lease  commences  on a day other than the first day of any
month,  the rent  shall be  pro-rated  for that time and shall be payable on the
first day of the next succeeding month.

                               ARTICLE THIRTY-TWO
                          HABITUAL LATE PAYMENT CLAUSE

            Landlord and Tenant  specifically  agree that,  at the option of the
Landlord,  this Lease shall terminate  without notice the third time Tenant pays
its Minimum Rent fifteen  (15) days  subsequent  to the due date of such Minimum
Rent during any  consecutive  twelve (12) month period.  In the event this Lease
terminates by reason of the late payment of Minimum  Rent,  as provided  herein,
Tenant's  occupancy  thereafter  shall  be on a  month-to-month  basis  and  not
otherwise.

                              ARTICLE THIRTY-THREE
                           NON-SUFFICIENT FUNDS CLAUSE

            Tenant  understands and agrees that upon the return of any one check
for  non-sufficient  funds in Tenant's account,  Tenant will then be placed on a
"Cash,  Certified Check, or Money Order Only" basis and Landlord will not accept
any  personal  checks from  Tenant as payment for Minimum  Rent or for any other
charges which may be due or become due until further notice by Landlord.

                               ARTICLE THIRTY-FOUR
                                    LATE FEE

            Tenant agrees to pay a late charge of One Hundred  00/100  ($100.00)
Dollars for each installment of Minimum Rent which is received by Landlord later
than five (5) days  subsequent to its due date. An additional One Hundred 00/100
($100.00)  Dollars late fee will accrue for each subsequent  thirty (30) days of
delinquency. Such late charge shall be payable as Additional Rent.

                               ARTICLE THIRTY-FIVE
                           APPLICATION OF MINIMUM RENT

            Monies  received  from  Tenant  will be  applied  to an  outstanding
account in an order determined at Landlord's  discretion.  Where the amount paid
does not satisfy all charges due, the  Landlord  may  apportion  the proceeds to
Minimum Rent, taxes,  common area

                                       18
<PAGE>

maintenance, utilities, or any other charges billed to Tenant, without regard to
age or nature of the charge.  Tenant shall not have the right to designate how a
payment shall be applied.

                               ARTICLE THIRTY-SIX
                                    INTEREST

            Amounts  overdue  by more  than  thirty  (30)  days  shall  incur an
interest  charge of fifteen (15%) percent per annum.  This interest charge is in
addition to, and not as a substitute for, any late charge otherwise provided for
herein.  Interest  charges  billed to Tenant shall be  considered  as Additional
Rent.

                              ARTICLE THIRTY-SEVEN
                                 ATTORNEY'S FEES

            In the event Landlord  employs an attorney to enforce the provisions
of this Lease to recover  damages,  rents or otherwise,  or, for any  dispossess
action or other court action,  Tenant  agrees to pay in addition all  reasonable
filing fees, costs and legal fees incurred.  All such costs, fees and legal fees
shall be payable as Additional Rent.

                              ARTICLE THIRTY-EIGHT
                                 REFUSE REMOVAL

            In the  event  that  municipal  refuse  removal  shall  cease  being
provided to the Demised Premises,  Tenant agrees to provide, at its own expense,
a garbage or refuse dumpster at a location to be designated by Landlord.  Tenant
further  agrees to separate all garbage or refuse as per county,  state or local
authority  rules,  regulations or ordinances  and Tenant is responsible  for the
removal of such separated garbage,  refuse or debris. Tenant further agrees that
if spillovers,  refuse and debris  (recyclable  garbage and debris  included) of
Tenant is cleaned up by Landlord,  Landlord's  cost of labor and equipment is to
be  computed  at a rate of  Seventy-Five  ($75.00)  Dollars per hour or any part
thereof and that cost is to be paid by Tenant to Landlord upon  presentation  of
an itemized  statement.  All monies due Landlord  under the  provisions  of this
Article shall be considered as Additional  Rent, and for the nonpayment of which
Landlord shall be entitled to institute a summary  dispossess  action in a court
of competent  jurisdiction.  Tenant further agrees to discontinue the use of any
such dumpster facility upon notification by Landlord to Tenant that the Landlord
has installed and/or procured a common  compactor  disposal unit or other common
disposal facility for the use of all tenants,  and Tenant agrees to participate,
on a pro-rata  basis, in the cost and maintenance of such common unit which cost
is to be included in the common area maintenance  billings generated by Landlord
under the provisions of Article 39 entitled "Operating Expenses."

                               ARTICLE THIRTY-NINE
                        OPERATING EXPENSES (CAM CHARGES)

            During the term of this Lease, or any extension thereof,  the Tenant
is  required to pay, as  Additional  Rent and in addition to the base rent,  his
pro-rata share of the direct  operating

                                       19
<PAGE>

cost of the Building.  This cost to the Tenant shall be pro-rated based upon the
number of square  feet  leased by the  Tenant  as  related  to the whole  square
footage of leasable space.  Operating costs include, but is not limited to, real
estate taxes,  assessments,  janitorial,  guard and maintenance services, labor,
reasonable managerial expenses, insurance,  electricity,  water and sewerage (if
any),  payroll expenses,  materials and supplies,  and all other direct costs of
operating  and  maintaining  the  building.  Landlord  agrees to keep  books and
records reflecting direct operating costs of the premises in accordance with the
standard method of accounting.  This  determination  shall be conclusive between
all parties as to operating  costs.  All such  charges  shall be due and payable
upon  presentation of an invoice.  However,  Landlord may later require that the
Tenant pay an  estimated  monthly or  quarterly  Common Area  Maintenance  (CAM)
charge  during the term of this  Lease,  to be  applied to the annual  operating
expenses  (CAM),  attributable to Tenant.  Upon execution of this Lease,  Tenant
agrees  that its  pro-rata  share of CAM  charges  is  equal to  21.13%  and its
estimated  2000 real estate taxes are  currently Two and 45/100  ($2.45/sq.  ft)
Dollars or Seven Hundred  Forty-Five and 21/100 ($745.21)  Dollars per month. In
the event the Tenant remains open on a twenty four (24) hour a day basis, Tenant
shall  be  solely  liable  for all  additional  CAM  charges  incurred  and will
cooperate with Landlord's contractors as needed to provide necessary services to
the Leased Premises and Building.

                                  ARTICLE FORTY
                                    H.V.A.C.

            In the event this is an original Lease,  Landlord will guarantee the
air conditioning and heating unit for one (1) year and after one (1) year Tenant
must provide  Landlord with proof of a service contract for the air conditioning
and heating unit for the duration of this Lease.

                                ARTICLE FORTY-ONE
                                    HOLDOVER

            If  Tenant  holds  possession  of the  Demised  Premises  after  the
termination  of the Lease or any  extension  or renewal  thereof,  Tenant  shall
become a Tenant from  month-to-month  at two (2) times the Minimum Rent and upon
all  other  terms  of  this  Lease,  and  shall  continue  to be a  tenant  from
month-to-month  until such tenancy shall be  terminated  by Landlord,  or, until
Tenant  shall have given to  Landlord a written  notice of at least one month of
intention to terminate  such tenancy.  Nothing  contained in this Lease shall be
construed as a consent by Landlord to the occupancy or possession of the Demised
Premises  by Tenant  after the  termination  of the  Lease or any  extension  or
renewal thereof, and Landlord,  upon said termination,  shall be entitled to the
benefit  of all  public  general or public  local  laws  relating  to the speedy
recovery of the  possession of lands and tenements held over by tenants that now
may be in force or thereafter may be enacted.

                                ARTICLE FORTY-TWO
                        PARKING OF BUSINESS USE VEHICLES

            Upon notice from the Landlord,  Tenant covenants and agrees that (a)
any and all  motor  vehicles  owned  and/or  used by Tenant  in the  conduct  or
operation of Tenant's business or operation will be parked in an area designated
by  Landlord,  and/or,  (b)  Tenant  shall not  permit

                                       20
<PAGE>

itself or its agent's,  employees or invitees to have vehicles  displaying  "for
sale" signs nor shall Tenant, its agents, employees or invitees conduct the sale
of such  vehicle(s)  in the common  areas of  Building.  Tenant  recognizes  and
stipulates  that a  violation  of this  covenant is a material  and  substantial
breach of the terms and  provisions of this Lease and that any such violation is
grounds for  termination  and  eviction,  for which the Landlord  may  institute
summary dispossess action in a court of competent jurisdiction.

                               ARTICLE FORTY-THREE
                                    LIABILITY

            Tenant and Landlord each for themselves, their heirs and assigns and
subrogees,  hereby releases the other,  to the extent of each other's  insurance
coverage.

                               ARTICLE FORTY-FOUR
                              SURRENDER OF PREMISES

            Tenant shall, upon the expiration or sooner  termination of the term
of this Lease, (i) surrender to Landlord the Leased Premises,  together with all
alterations  (unless  Landlord shall elect to require Tenant to remove same) and
replacements thereof then on the Leased Premises,  in good order,  condition and
repair,  except for  reasonable  wear and tear and (ii)  remove all of  Tenant's
signs from the Building and all directory  signs and replace each such sign with
a blank  white  panel.  The  Leased  Premises  shall  not be deemed to have been
surrendered by Tenant,  and all rental and other payment  obligations under this
Lease  shall  continue,  until  Landlord  has  received  all keys to the  Leased
Premises from Tenant.

                               ARTICLE FORTY-FIVE
                 TENANT'S COMPLIANCE WITH ENVIRONMENTAL, HEALTH
                             AND SAFETY REQUIREMENTS

            45.01  Tenant  shall  comply  with  all  federal,  state  and  local
environmental,  health  and  safety  laws,  including  but  not  limited  to the
Comprehensive Environmental Response,  Compensation and Liability Act, 42 U.S.C.
9601, the New Jersey Industrial Site Recovery Act ("ISRA"),  N.J.S.A. 13:1K-6 et
seq. the New Jersey Spill  Compensation and Control Act, N.J.S.A.  58:10-23.11b,
et seq. all  successor  laws and  amendments  to each of the  foregoing  and all
rules, regulations, orders, directives, notices and requirements of governmental
agencies  or bodies  or  insurance  companies  issued  or  promulgated  under or
relating to such laws (collectively, "Environmental Laws").

            Tenant  agrees  not to  cause or  permit  the  generation,  storage,
handling,  manufacture,  refinement,  transportation,  treatment,  disposal,  or
release of Hazardous  Substances on or about the Premises  other than de minimis
amounts of Hazardous Substances  customarily used for normal business operations
and in strict compliance with all Environmental  Laws. As used herein "Hazardous
Substance" means any substance that is toxic, ignitable,  reactive, or corrosive
or that is  regulated  by any  local,  state or federal  government.  "Hazardous
Substance"  includes but is not limited to, any and all  materials or substances
that are defined as "hazardous waste,"  "extremely  hazardous waste," "hazardous
substance",  "contaminants"  or  "pollutants"

                                       21
<PAGE>

pursuant to  Environmental  Laws.  "Hazardous  Substance"  includes,  but is not
limited  to,  asbestos,   polychlorinated  biphenyls  ("PCBs"),   petroleum  and
petroleum products.

            45.02 Tenant represents to Landlord that: (1) during the term of the
Lease,  Tenant will use the Premises  for a retail bank and bank  administrative
offices to conduct any banking activities  permitted under the laws of the State
of New Jersey; and (2) Tenant's operations,  and its use of the Premises, is not
and  will not  become  subject  to  ISRA,  unless  Landlord's  consent  is first
obtained.  Within ten (10) business days  following the execution of this Lease,
Tenant  shall notify  Landlord of Tenant's  Standard  Industrial  Classification
(SIC)  code as  designated  in the  Standard  Industrial  Classification  Manual
prepared by the Office of Management and Budget,  in the Executive Office of the
President of the United States.  Tenant must provide its SIC code as a condition
precedent to taking  possession  of the  premises.  If the SIC code  provided is
subject to ISRA, or Tenant is otherwise  subject to ISRA, prior to Tenant taking
possession of the leasehold,  Landlord may at its sole discretion terminate this
Lease.

            45.03 After Tenant takes possession of the leasehold,  any change in
use of the  premises  by Tenant  or any  change of  operations  by Tenant  which
results in the Tenant being subject to ISRA,  shall require  Landlord's  written
consent.  The request  for  consent to this  change  shall be sent in writing to
Landlord sixty (60) days prior to the proposed  change or Landlord,  at its sole
option,  may deny  consent.  In the event that  Landlord  denies  consent to the
change,  the Lease  shall be deemed  terminated  as of thirty (30) days from the
date of Landlord's written denial of the request.

            In the event that  Tenant now is, or  hereafter  becomes  subject to
ISRA,  including under any amendment to or successor law to ISRA,  Tenant agrees
that it shall,  at its sole cost and expense,  fulfill,  observe and comply with
all of the terms and provisions of ISRA and all rules, regulations,  ordinances,
opinions,  orders  and  directives  issued  or  promulgated  pursuant  to  or in
connection with ISRA by the Department of Environmental  Protection  ("DEP"), or
any   subdivision   or   bureau   thereof   or   any   other   governmental   or
quasi-governmental agency, authority or body having jurisdiction thereof.

            45.04  Without  limiting  the  foregoing,  upon  Landlord's  request
therefor,  and in all  events  prior to the  earlier of the  termination  of its
leasehold,  or its "closing operations or transferring  ownership or operations"
(as said terms are defined in ISRA) Tenant shall,  at its sole cost and expense,
provide the Landlord with a true copy of  documentation  from DEP (or such other
agency or body  which  shall  then have  jurisdiction  over  matters)  in a form
satisfactory to Landlord stating that ISRA does not apply to Tenant and Tenant's
use and  occupancy of the  Premises.  If the  premises is subject to ISRA,  then
Tenant shall provide Landlord with a negative declaration,  as that term is used
in ISRA, or another document  demonstrating,  to Landlord's  satisfaction,  that
Tenant has complied with ISRA.  Nothing in this paragraph  shall be construed as
limiting  Tenant's  obligation to otherwise  comply with ISRA and  Environmental
Laws.

            45.05 Tenant agrees that it shall, at its sole cost and expense: (i)
post any financial guarantee or other bond required to secure implementation and
completion  of all  investigations,  remedial  action  plans and  cleanup  plans
required by any  Environmental  Laws;  (ii) promptly  implement  and  diligently
prosecute  to  completion  said  work;  and (iii)  bear all  costs and  expenses
resulting  from,  arising out of or connected  with Tenant's use or occupancy of
the  Premises  including,  but not  limited to,  state  agency  oversight  fees,
environmental consulting and engineering fees, investigation, sampling, analysis
and  remedial/cleanup  costs,  filing fees,

                                       22
<PAGE>

attorneys' fees, court costs,  and financial  assurance and suretyship  expenses
(collectively,    "Environmental    Costs").   Tenant   expressly   understands,
acknowledges  and agrees that Tenant's  compliance  with the  provisions of this
section may require  Tenant to expend funds or do acts after the  expiration  or
termination of the Lease Term and Tenant shall not be excused therefrom.

            The   Tenant   shall   immediately   copy   the   Landlord   on  all
correspondence,  reports,  notices,  orders,  findings,  declarations  and other
materials   pertinent  to  the  Tenant's  compliance  with  Environmental  Laws,
including,  but not limited to ISRA.  Tenant agrees to execute such documents as
Landlord  reasonably  deems  necessary  to make such  applications  as  Landlord
reasonably  requires to assure the  Tenant's,  the  Landlord's  or the Premises'
compliance with ISRA and/or any other Environmental Laws.

            Tenant, at its sole cost and expense,  shall promptly  discharge and
remove any lien or  encumbrance  against  the  Premises,  the  building,  or the
complex  imposed due to Tenant's use or occupancy of the Premises or its failure
to comply with Environmental Laws.

            45.06 Prior to the termination of the Lease, Tenant shall remove all
Hazardous Substances from the premises in accordance with Environmental Laws.

            Tenant  agrees to indemnify  and hold harmless the Landlord and each
mortgagee of the Premises from and against any and all  Environmental  Costs and
all liabilities,  damages,  claims,  investigations,  proceedings,  settlements,
fines,  penalties,  losses,  judgments,  causes of  action,  costs and  expenses
(including the reasonable fees and expenses of counsel) which may be incurred by
or on behalf  of the  Landlord  or any  mortgagee,  or which  may be  threatened
against the Landlord or any mortgagee, relating to or arising out of: any breach
by  Tenant  of the  undertakings  set  forth in this  section;  Tenant's  use or
occupancy  of the  Premises;  and any  potential  application  of ISRA or  other
Environmental Laws to Tenant.

            The   foregoing   representations,   covenants,   undertakings   and
indemnifications shall survive the expiration or sooner termination of the Lease
and surrender of the Premises and shall also survive  sale,  lease or assignment
of the Premises by Landlord.

                                ARTICLE FORTY-SIX
                       CONFORMITY WITH LAWS & REGULATIONS

            46.01 The  Landlord  may pursue  the relief or remedy  sought in any
clause that may be declared  invalid by a court of  competent  jurisdiction,  by
conforming  the  said  clause  with  the  provisions  of  the  statutes  or  the
regulations of any governmental  agency in such case made and provided as if the
particular  provisions of the applicable  statutes or regulations were set forth
herein at length.

            46.02 In all references herein to any parties,  persons, entities or
corporations  the use of any particular  gender or the plural or singular number
is  intended  to  include  the  appropriate  gender or number as the text of the
within  instrument may require.  All the terms,  covenants and conditions herein
contained  shall be for and shall  inure to the  benefit  of and shall  bind the
respective parties hereto, their heirs, executors,  administrators,  personal or
legal representatives, successors and assigns.

                                       23
<PAGE>

                               ARTICLE FORTY-SEVEN
                             WAIVER OF TRIAL BY JURY

            To the extent  permitted  by  applicable  law,  Landlord  and Tenant
hereby waive trial by jury in any action,  proceeding or counterclaim brought by
either against the other on any matter  whatsoever  arising out of or in any way
connected with this Lease,  the relationship of Landlord and Tenant and Tenant's
use or  occupancy  of the  Demised  Premises  including  any  claim of injury or
damage, or any emergency or other statutory remedy with respect thereto.

                               ARTICLE FORTY-EIGHT
                              ESTOPPEL CERTIFICATE

            48.01 Tenant agrees, at any time and from time to time, as requested
by Landlord,  upon not less than ten (10) days prior written notice,  to execute
and deliver  without  cost or expense to the Landlord or its nominee a statement
in form  satisfactory to Landlord  certifying that, (i) this Lease is unmodified
and in full force and effect  (or if there  have been  approved  modifications),
(ii)  certifying  the dates to which the Minimum Rent and  Additional  Rent have
been paid,  (iii)  stating  whether  or not,  to the best  knowledge  of Tenant,
Landlord  is in  default in  performance  of any of its  obligations  under this
Lease,  and,  if so,  specifying  each such  default  of which  Tenant  may have
knowledge,  (iv) certifying  that the Tenant has made no advancements  for or on
behalf of the  Landlord  for  which it has the  right to  deduct  from or offset
against  future rentals as of the day of the  certificate  and has not paid rent
for more than the current month during which the  certification  is made and (v)
such other  provisions as may be requested by any  mortgagees  having a mortgage
upon the leasehold or fee of the Demised Premises.

            48.02  It is  intended  that  any such  statement  delivered  to the
Landlord  or its nominee  pursuant to this  Article 48 may be relied upon by any
prospective purchaser of the fee or any mortgagee thereof or any assignee of any
mortgage  upon the  leasehold  or fee of the Demised  Premises  or any  proposed
lessee of all or part of the Building.

                               ARTICLE FORTY-NINE
                               GENERAL PROVISIONS

            49.01 This Lease does not create the  relationship  of principal and
agent or of partnership or joint venture or of any association  between Landlord
and Tenant,  the sole  relationship  between Landlord and Tenant,  being that of
landlord and tenant.

            49.02 The  consent to or  approval  by Landlord of any act by Tenant
requiring  Landlord's  consent  or  approval,   including  but  not  limited  to
permission  to assign this Lease or sublet the  Demised  Premises or any portion
thereof, shall not waive or render unnecessary Landlord's consent to or approval
of any subsequent similar act by Tenant.

            49.03  Each term and each  provision  of this lease  performable  by
Tenant shall be construed to be both a covenant and a condition.

                                       24
<PAGE>

            49.04 Unless expressly so provided,  no action required or permitted
to be taken by or on behalf of Landlord  under the terms or  provisions  of this
Lease  shall be deemed to  constitute  an eviction  or  disturbance  of Tenant's
possession of the Demised Premises.

            49.05 The Tenant,  whenever the weather shall require, shall heat or
cool the Demised Premises to a level satisfactory to the Landlord.

            49.06 Space  outside  the  Demised  Premises or space not within the
Demised  Premised  which Tenant may be  permitted to use and/or  occupy shall be
deemed to be used  and/or  occupied  under a  revocable  license and if any such
license shall be revoked or if the amount of such be diminished,  Landlord shall
not be subject to any liability nor shall Tenant be entitled to any compensation
or  diminution  or abatement of rent nor shall such  revocation or diminution be
deemed constructive or actual eviction.

            49.07  The   submission  of  this  Lease  for   examination   or  as
solicitation for an offer does not constitute a reservation of or option for the
Demised Premises, or an offer to lease.

            49.08 The  marginal  and topical  headings of the Articles are not a
part of this Lease,  but are for  convenience  only and do not define,  enlarge,
limit or construe any of the provisions hereof.

            49.09 All preliminary  negotiations are merged into and incorporated
in this Lease.

            49.10 The laws of the State of New Jersey shall govern the validity,
performance and enforcement of this Lease.

            49.11  Tenant  shall not record this Lease,  but if Landlord  should
desire  to  record a short  form  Memorandum  of Lease  setting  forth  only the
parties,  the  Demised  Premises,  and the  Term,  such  Memorandum  of Lease as
prepared or approved by Landlord shall be executed,  acknowledged  and delivered
to Landlord by Tenant.

                                       25
<PAGE>

                                  ARTICLE FIFTY
                                     BROKER

            Tenant and  Landlord  covenant and agree that neither has dealt with
any broker or brokers  concerning  this Lease  transaction.  Tenant and Landlord
agree to  indemnify,  defend and hold the other  harmless  from and  against any
claims for  brokerage  Commission  or finders fee arising out of or based on any
alleged actions of Tenant or Landlord with any other broker or brokers.

            IN WITNESS  WHEREOF the parties hereto have hereunto set their hands
and seals,  or caused  these  presents  to be signed by their  proper  corporate
officers and their proper corporate seal to be hereto affixed,  the day and year
first above written.

WITNESS:                                 STAVOLA LEASING, LLC,
                                         a New Jersey Limited Liability Company

                                         BY:  /s/ James J. Stavola, Jr.
------------------------                     -----------------------------------
                                                  JAMES J. STAVOLA, JR., Member

ATTEST:                                  TWO RIVER COMMUNITY BANK,
                                         a New Jersey Banking Corporation

/s/ Bernice E. Kotza                     BY: /s/ Frank J. Patock
------------------------------               -----------------------------------
ASST. SECRETARY                          Print Name: Frank J. Patock
                                                     ---------------------------
                                         Its: Chairman
                                              ----------------------------------

                                         /s/ Michael J. Gormley
                                         ---------------------------------------
                                         SENIOR VICE PRESIDENT

                                       26Exhibit 10.15

FSR2-POMO (Port Monmouth)

                               SUBLEASE AGREEMENT

                                 BY AND BETWEEN

                    FIRST STATES REALTY, L.P., AS SUBLANDLORD

                                       AND

                     TWO RIVER COMMUNITY BANK., AS SUBTENANT

                                    PREMISES:
                                 357 Highway 36
                            Port Monmouth, New Jersey

<PAGE>

ARTICLE I DEMISE, PREMISES, TERM, COVENANTS

         1.01     Demise and Premises
         1.02     Term
         1.03     Renewal Option
         1.04     Sublandlord's Covenants
         1.05     Subtenant's Covenants, Rights and Privileges
         1.06     Termination Right

ARTICLE II RENT

         2.01     Basic Subrent
         2.02     Annual Increases in Basic Subrent
         2.03     Additional Subrent
         2.04     Interest on Subrent; Late Charges
         2.05     Method of Payment

ARTICLE III - SECURITY DEPOSIT

ARTICLE IV - USE

         4.01     Use
         4.02     Continuous Operations

ARTICLE V - TAXES; UTILITIES

         5.01     Taxes Payable by Subtenant
         5.02     Proration
         5.03     Contests
         5.04     Evidence of Payment
         5.05     Forwarding of Bills
         5.06     Utility Charges

ARTICLE VI - ALTERATIONS

         6.01     Changes, Alterations and Additional Construction
         6.02     Manner of Construction
         6.03     Title to Alterations

ARTICLE VII - SURRENDER

         7.01     Delivery of Possession
         7.02     Removal of Personal Property
         7.03     Retention of Personal Property

                                       i
<PAGE>

ARTICLE VIII - INSURANCE

         8.01     Sublandlord's Insurance
         8.02     Subtenant's Insurance
         8.03     General Requirements
         8.04     Notifications
         8.05     Mutual Waiver of Subrogation

ARTICLE IX - PERFORMANCE OF SUBTENANT'S AGREEMENTS

ARTICLE X - REPAIRS AND MAINTENANCE

         10.01    Repair of Premises
         10.02    No Obligation of Sublandlord to Make Repairs
         10.03    Water/Sewer Line Maintenance
         10.04    Commission of Waste

ARTICLE XI - COMPLIANCE WITH LAWS, ORDINANCES, ETC

         11.01    Compliance with Laws
         11.02    Compliance with Insurance Requirements
         11.03    Contest by Subtenant
         11.04    Permits

ARTICLE XII - MECHANICS' LIENS

ARTICLE XIII - INSPECTION OF PREMISES BY SUBLANDLORD

ARTICLE XIV - INDEMNIFICATION OF LANDLORDS

ARTICLE XV - SUBTENANT'S ACCEPTANCE OF CONDITION OF PREMISES

ARTICLE XVI - DEFAULT BY SUBTENANT

         16.01    Event of Default
         16.02    Multiple Defaults
         16.03    Sublandlord's Remedies for Subtenant's Default
         16.04    Miscellaneous Default Provisions

ARTICLE XVII - DAMAGE AND DESTRUCTION; CONDEMNATION

         17.01    Abatement of Subrent
         17.02    Termination Upon Casualty or Condemnation
         17.03    Notices To Subtenant

ARTICLE XVIII - INTENTIONALLY OMITTED

                                       ii
<PAGE>

ARTICLE XIX - ASSIGNMENT, SUBLETTING AND MORTGAGING

         19.01    Voluntary Assignment or Other Transfer of Sublease
         19.02    Subletting
         19.03    Transactions with Affiliates; Sublandlord's Recapture Rights
         19.04    Subtenant Remains Responsible

ARTICLE XX - NOTICES

ARTICLE XXI - QUIET ENJOYMENT

ARTICLE XXII - ESTOPPEL CERTIFICATES

         22.01    Subtenant's Estoppel
         22.02    Sublandlord's Estoppel

ARTICLE XXIII - SUBLEASE NOT SUBJECT TO TERMINATION

ARTICLE XXIV - ENVIRONMENTAL OBLIGATIONS

         24.01    No Hazardous Materials
         24.02    Definition of Hazardous Materials
         24.03    Notification of Hazardous Materials
         24.04    Sublandlord Access
         24.05    Subtenant Not Liable for Existing Conditions

ARTICLE XXV - MISCELLANEOUS PROVISIONS

         25.01    Subordination, Attornment and Mortgagee Protection
         25.02    Integration
         25.03    No Recording
         25.04    Time of the Essence
         25.05    No Partnership
         25.06    Severability
         25.07    Authority
         25.08    Governing Law
         25.09    Counterparts
         25.10    Plans
         25.11    Headings; Pronouns
         25.12    Binding Effect; Successors and Assigns
         25.13    Limitation of Sublandlord's Liability
         25.14    Survival
         25.15    Brokers
         25.16    Insolvency or Bankruptcy of Subtenant

EXHIBIT "A" - DESCRIPTION OF PREMISES
EXHIBIT "B" - COPY OF MASTER LEASE

                                      iii
<PAGE>

PROPERTY: Port Monmouth

                               SUBLEASE AGREEMENT

            This Sublease Agreement ("Sublease") is entered into this April 11,
2001, by and between FIRST STATES REALTY, L.P., a Pennsylvania partnership, with
an address at 1725 The Fairway, Jenkintown, Pennsylvania 19046 ("Sublandlord"),
and TWO RIVER COMMUNITY BANK with an address at 1250 Highway 35, Middletown, New
Jersey 07748 ("Subtenant").

                                   BACKGROUND

            A. This Sublease pertains to (a) all that certain tract or parcel of
land situated at 357 Highway 36, Port Monmouth, New Jersey, known as Block 244,
Lot 5 on the tax map of the Borough of Middletown, and more particularly
described in Exhibit "A" attached hereto and made a part hereof ("Land"), (b)
the existing, approximately 2,180 sf. building ("Building"), and all parking
lots, driveways, walkways, utility facilities, structures and other improvements
located on the Land (the Building and all items referred to in this clause (b)
are sometimes herein collectively called the "Improvements"), (c) all those
fixtures and building machinery and equipment which are now located in or on the
Improvements, and which are necessary or useful for the supply of heat, air
conditioning, ventilation, electricity, telephone and other utility facilities
to the Improvements, in the quantities and capacities now being supplied to the
Improvements (collectively, "Fixtures"), (d) trade fixtures and other personal
property now located on or in the Land or the Improvements, including any
drive-through bank equipment, vaults, and security systems, but excluding
security system cameras and "smart" control panels, all equipment or systems
that have been leased by the prior user of the Premises, automated teller
machines, computer terminals, adding machines and removable furniture
(collectively, "Personalty"), and (e) all the appurtenances, rights, privileges
and easements unto the Land or Improvements belonging or in anywise appertaining
(the Land, Improvements, Fixtures, Personalty and said appurtenances, rights,
privileges and easements are sometimes herein collectively called the
"Premises").

            B. By Lease dated June 20, 1997 ("Original Lease"), the Estate of
Carl Casriel (together with its successors and assigns, the "Master Landlord")
leased the Premises to FIRST UNION NATIONAL BANK, as successor in interest to
Corestates Bank, N.A. ("Original Tenant").

            C. The Original Lease has not been amended or modified ("Master
Lease"). A redacted copy of the Master Lease is attached as Exhibit "B" hereto.

            D. By Assignment and Assumption Agreement dated August 6, 1999,
Original Tenant assigned all of its right, title and interest in and to the
Master Lease and the Premises to Sublandlord.

                                       1
<PAGE>

            E. Subtenant desires to sublease the entire Premises from
Sublandlord upon the terms and conditions hereinafter set forth.

            Now, therefore, Sublandlord and Subtenant, each intending to be
legally bound, hereby mutually covenant and agree as follows:

ARTICLE I - DEMISE, PREMISES, TERM, COVENANTS
            ---------------------------------

      1.01 Demise and Premises. Sublandlord hereby demises and sublets unto
Subtenant, and Subtenant hereby subleases and takes from Sublandlord, the
Premises for the Term (as hereinafter defined) and upon the covenants, terms and
conditions hereinafter set forth.

      1.02 Term. The term of this Sublease (including any extensions or
renewals, the "Term") shall commence on May 1, 2001 ("Commencement Date"), and
shall end on August 31, 2007 ("Expiration Date"), unless extended or sooner
terminated as herein provided. Notwithstanding the foregoing, Subtenant may
occupy the Premises prior to the Commencement Date for the limited purpose of
making the same ready for Subtenant's use and occupancy, in which event all of
the terms and conditions of this Sublease shall apply, except for Subtenant's
obligation to pay Subrent (defined below).

      1.03 Renewal Option. Intentionally Omitted.
           --------------

      1.04 Sublandlord's Covenants. Any provision of this Sublease to the
contrary notwithstanding, so long as Subtenant is not in default under this
Sublease beyond any applicable notice and cure periods, Sublandlord shall pay to
Master Landlord promptly when due all basic rent, additional rent and all other
charges reserved and covenanted to be paid by the "Tenant" under the Master
Lease, and any failure by Sublandlord to pay such amounts to Master Landlord
when due (and the continuation of such failure beyond any applicable notice and
cure periods expressed in the Master Lease) shall constitute a default by
Sublandlord of its obligations under this Sublease. Where in the Master Lease
there are duties and obligations owed by Master Landlord to Sublandlord that are
necessary for the proper use and enjoyment of the Premises by Subtenant under
this Sublease, Sublandlord shall use Sublandlord's best efforts to obtain the
performance of such duties and obligations by the Master Landlord in favor of
Subtenant, but Sublandlord shall not be liable to Subtenant for the failure of
the Master Landlord to perform said duties and obligations or for the result of
such failure. The only services or rights to which Subtenant is entitled
hereunder are those to which Sublandlord is entitled under the Master Lease, and
for all such services and rights Sublessee shall look to Master Landlord under
the Master Lease.

      1.05 Subtenant's Covenants, Rights and Privileges. Subtenant shall observe
and perform when due all covenants, agreements and obligations of the "Tenant"
under the Master Lease, except for "Tenant's" obligation to pay rent under the
Lease. During the Term hereof, Subtenant shall have all the rights and
privileges of "Tenant" under the Master Lease, except that Subtenant shall not
have the right to (i) exercise any renewal or other option rights of "Tenant"
under the Master Lease or (ii) modify, amend or terminate the Master Lease or
waive any agreement or obligation of or right or remedy of "Tenant" thereunder
against Master Landlord. Subtenant's failure to perform "Tenant's" obligations
under the Master Lease shall also be a

                                       2
<PAGE>

breach of this Sublease and Sublandlord shall have all the rights against
Subtenant as would be available to the Master Landlord under the Master Lease if
such breach were by "Tenant" thereunder. The rights of Master Landlord under the
Master Lease may be enforced by, and are for the benefit of, both the
Sublandlord herein and the Master Landlord. Subtenant shall neither do nor
permit anything to be done which would cause the Master Lease to be terminated
or forfeited by reason of any right of termination or forfeiture reserved or
vested in the Master Landlord under the Master Lease. In the event that any term
or provision of the Master Lease is inconsistent or conflicts with any term or
provision of this Sublease, the terms and provisions of this Sublease shall
control to the extent provided.

      1.06 Termination Right. As expeditiously as possible following the
execution of this Sublease, Subtenant shall apply to the State of New Jersey
Department of Banking and Insurance or any other necessary federal or state
regulatory authorities for approval with respect to the establishment of a
branch bank of Subtenant within the Premises ("Regulatory Approval") and shall
pursue same in good faith and with due diligence. Subtenant shall immediately
give written notice to Sublandlord of Subtenant's receipt of Regulatory Approval
or knowledge of the denial of same. In such connection, if Subtenant has not
received Regulatory Approval and provided Sublandlord with satisfactory evidence
of same by June 30, 2001, this Lease, at the option of the Subtenant, may be
terminated by written notice to Sublandlord at any time thereafter (but prior to
actual receipt of Regulatory Approval and notice to Sublandlord thereof).

ARTICLE II - RENT
             ----

      2.01 Basic Subrent. Beginning on the Commencement Date and continuing
throughout the first Sublease Year, Subtenant shall pay to Sublandlord annual
basic rent ("Basic Subrent") of $34,880.00, payable in equal monthly
installments of $2,906.66. During the second and subsequent Sublease Years
throughout the Term, including any renewal or extensions thereof, the Basic
Subrent payable by Subtenant shall be increased as expressed in Section 2.02
below. As used herein, "Sublease Year" means each consecutive twelve calendar
month period beginning with the Commencement Date, except that if the
Commencement Date is not the first day of a calendar month, then the first
Sublease Year shall also include the days during the Term occurring before the
first day of the first calendar month following the Commencement Date. Each
monthly installment of Basic Subrent shall be payable in advance on the first
day of each month during the Term, the first such installment to be paid on the
Commencement Date, provided, however, if the Commencement Date is not the first
day of a calendar month, then the Basic Subrent for the calendar month in which
the Commencement Date occurs shall be prorated on the basis of the portion of
such month which occurs during the Term, which prorated amount shall be paid on
the Commencement Date.

      2.02 Annual Increases in Basic Subrent. On the first day of the second and
each subsequent Sublease Year throughout the Term, the Basic Subrent payable by
Subtenant shall be increased by an amount determined by multiplying the Basic
Subrent payable during the then current Sublease Year by the greater of the (i)
the CPI Increase or (ii) 3%. The term "CPI Increase" shall mean a fraction,
expressed as a decimal, the numerator of which is the Current CPI minus the
Prior CPI and the denominator of which is the Prior CPI. The "Current CPI" is
the CPI for the calendar month that is three months prior to the first calendar
month of the Sublease Year for which the Basic Subrent increase is being
calculated and the "Prior CPI" is the

                                       3
<PAGE>

CPI for the calendar month that is fifteen months prior to the first calendar
month of the Sublease Year for which the Basic Subrent increase is being
calculated. The term "CPI" shall mean the "Consumer Price Index for All Urban
Consumers (CPI-U)" published by the Bureau of Labor Statistics of the United
States Department of Labor, All Items (1982-84=100), U.S. City Average, or any
successor index thereto, appropriately adjusted. If the CPI ceases to be
published and there is no successor thereto, such other government or
non-partisan index or computation shall be used which would obtain a
substantially similar result as if the CPI has not been discontinued.

      2.03 Additional Subrent. From and after the Commencement Date, and
throughout the Term of this Sublease, Subtenant shall pay as additional rent
("Additional Subrent", the Basic Subrent and Additional Subrent, and each
installment and increment thereof, are sometimes herein collectively called
"Subrent") all costs and expenses attributable to the Premises during the Term
as if Subtenant owned the Premises during the Term, including, without
limitation, all real estate taxes, special and general assessments, and
Sublandlord's insurance premiums. It is intended that (a) Sublandlord shall
incur no cost or expense with respect to the Premises during the Term and (b)
the Basic Subrent shall be an absolute net return to Sublandlord throughout the
Term of this Sublease, without offset or deduction and free of all expenses,
charges, diminution and other deductions whatsoever. In the event of any
non-payment thereof, Sublandlord shall have all the rights and remedies provided
for herein or at law in the case of non-payment of rent.

      2.04. Interest on Subrent; Late Charges. On any Subrent not paid within
ten days following the due date therefor, Subtenant shall pay Sublandlord as
Additional Subrent hereunder, a late charge equal to 5% of the amount of such
Subrent. In addition, any Subrent not paid within thirty (30) days following the
due date therefor shall bear interest at the annual rate of 12% (the "Default
Rate") from its due date until the date Sublandlord receives payment.

      2.05. Method of Payment. All Subrent shall be payable to Sublandlord at
1725 The Fairway, Jenkintown, Pennsylvania 19046, or to such other person and/or
at such other place as shall be designated in writing by Sublandlord to
Subtenant. All Subrent shall be paid by Subtenant without offset, deduction or,
except as otherwise expressly provided for herein, demand.

ARTICLE III - SECURITY DEPOSIT Subtenant shall pay on execution hereof a
security deposit in the sum of $2,906.66 to be retained by Sublandlord, without
interest, and not in trust or a separate account, as security for the faithful
performance and observance by Subtenant of all the covenants and conditions of
this Sublease. In the event Subtenant defaults in any of its obligations under
this Sublease, Sublandlord may apply the whole or any part of said security
deposit on account of unpaid rent hereunder and any expenditures made by
Sublandlord by reason of Subtenant's default. Unless and to the extent the
security deposit shall be so applied by Sublandlord, it shall be paid to
Subtenant within 30 days following the end of the term of this Sublease.

                                       4
<PAGE>

ARTICLE IV - USE
             ---

      4.01 Use. The Premises shall be used solely as a bank branch office, and
for no other purpose without the prior written consent of Sublandlord, which
consent Sublandlord shall not unreasonably withhold or delay.

      4.02 Continuous Operations. From and after the Commencement Date and
continuing throughout the Term of this Sublease and any renewals thereof,
Subtenant covenants and agrees with Sublandlord to operate a bank branch within
the Premises in a manner consistent with the operations of the majority of
Subtenant's other insurance offices. At a minimum, Subtenant shall be open for
business within the Premises weekdays (excluding holidays) for at least six (6)
hours per day. Notwithstanding the foregoing, Subtenant may from time to time
cease or suspend operations within the Premises for not more than six months
during any consecutive twenty-four month period, but no such cessation or
suspension of operations shall release Subtenant from performance of its other
obligations hereunder, including, without limitation, Subtenant's obligation to
pay Subrent and to maintain and repair the Premises as set forth herein.

ARTICLE V - TAXES; UTILITIES
            ----------------

      5.01 Taxes Payable by Subtenant. Subtenant shall pay all taxes, general
and special assessments, excises, levies, license and permit fees and other
governmental charges, general or special, ordinary or extraordinary, unforeseen
or foreseen, of any kind and nature whatsoever (including without limitation all
penalties and interest thereon) which at any time during the Term may be
assessed, levied, imposed upon, or grow or become due and payable out of or in
respect of, the Premises or any part thereof, or the use or occupancy thereof,
or which at any time during the Term hereof may become a lien on the Premises or
any part thereof (all of the foregoing are sometimes herein collectively called
"Taxes"). Taxes shall not include any transfer tax imposed on Sublandlord in
connection with a sale of the Premises, net income taxes, excess profit taxes,
gross receipts taxes, excise taxes, business privilege taxes or fees,
inheritance taxes or any capital stock or franchise taxes.

      5.02 Proration. Any Tax assessed on the basis of a fiscal or tax period of
the relevant taxing authority, a part of which period is included within the
Term and a part of which falls before the Term or after the Term, shall be
prorated between Sublandlord and Subtenant so that Subtenant shall pay such
proportion of said Tax as applies to the Term, and Sublandlord shall pay the
remainder thereof. If Subtenant is permitted to pay, and elects to pay, any Tax
for which Subtenant is responsible in installments, Subtenant may pay such Tax
in the maximum number of installments permitted.

      5.03 Contests. Subtenant shall have the right to contest, at Subtenant's
sole cost and expense, the amount or validity, in whole or in part, of any Tax,
by appropriate proceedings diligently conducted by Subtenant in good faith, but
only after payment of such Tax.

      5.04 Evidence of Payment. Subtenant shall furnish to Sublandlord for
inspection within ten days of demand of Sublandlord, a photocopy of the official
receipt of the appropriate taxing authority, or, in lieu thereof, other proof
satisfactory to Sublandlord evidencing payment of such Tax.

                                       5
<PAGE>

      5.05 Forwarding of Bills. Sublandlord shall, promptly upon receipt of a
bill for any Tax, or notice of assessment, or notice of increase, or other
change therein, forward the same to Subtenant, but Subtenant's nonreceipt
thereof shall not excuse Subtenant from the timely payment of any Tax which
Subtenant is obligated to pay hereunder or otherwise relieve Subtenant of
Subtenant's liabilities and duties hereunder. Subtenant may make arrangements
with the taxing authorities for the transmission of bills and notices
simultaneously to Sublandlord and Subtenant.

      5.06 Utility Charges. Subtenant shall pay, before any interest or penalty
shall accrue thereon, all water and sewer rentals and charges and all charges
for gas, electricity, telephone and communication services and other utility
services used, rendered or consumed upon the Premises during the Term hereof.

ARTICLE VI - ALTERATIONS
             -----------

      6.01 Changes, Alterations and Additional Construction. Subtenant shall not
construct any (a) additional building or improvement on the Premises (i.e., in
addition to the Improvements existing on the date hereof), or (b) change,
alteration or addition in or to the Improvements that would reduce the value
thereof or that would affect the structural elements of the Improvements or the
use of the Premises use as a bank branch, or (c) driveway, roadway or parking
area on the Premises (any and all of the foregoing being herein collectively
called an "Alteration"), unless and until, in each instance, Subtenant shall
have and submitted to Sublandlord and Master Landlord plans, specifications and
other materials as Sublandlord or Master Landlord may request, and Sublandlord
or Master Landlord shall have approved same (which approval Sublandlord shall
not unreasonably withhold or delay). Subtenant may, without Sublandlord's
consent, but only to the extent permitted by the Master Lease and applicable
law, place, erect or maintain signs on or about the Premises, provided Subtenant
shall remove the same at the expiration or sooner termination of the Term.

      6.02 Manner of Construction. (A) All Alterations shall be constructed by
Subtenant, without expense to Sublandlord, in a good, first class and
workmanlike manner, employing new materials of first class quality, and in
compliance with the Sublandlord-approved and, to the extent required under the
Master Lease, Master Landlord-approved plans and specifications therefor and all
applicable permits, laws, ordinances and regulations and orders, rules and
regulations of the Board of Fire Insurance Underwriters or any other body
exercising similar functions, and in compliance with the terms and conditions of
this Sublease and the Master Lease.

            (B) Prior to the commencement of construction of any Alteration,
Subtenant shall deliver to Sublandlord a duly filed waiver of mechanics' liens,
in form acceptable to Sublandlord, covering all contractors, subcontractors,
materialmen and other persons who might be entitled to file a mechanics' lien.

            (C) Promptly upon the completion of construction of each Alteration,
Subtenant shall deliver to Sublandlord one complete set of "as built" drawings
thereof.

                                       6
<PAGE>

      6.03 Title to Alterations. Except to the extent otherwise expressly
provided herein or in the Master Lease, upon the completion of construction of
each Alteration, such Alteration shall automatically be deemed part of the
Improvements and Premises for purposes of this Sublease and, upon any
termination of this Sublease or Subtenant's right of possession of the Premises,
title to such Alterations automatically shall pass to, vest in and belong to
Sublandlord without further action on the part of either party and without cost
or charge to Sublandlord. Notwithstanding the foregoing, Sublandlord may
condition Sublandlord's approval of Subtenant's construction of an Alteration on
Subtenant's agreement to remove all or a portion of such Alteration at the end
of the Term hereof and, in such event, upon any termination of this Sublease or
Subtenant's right of possession of the Premises, all such Alterations, or any
part or parts thereof so designated by Sublandlord at the time of Sublandlord's
approval thereof, shall be removed from the Premises and the Premises restored
substantially to their condition immediately prior to the construction thereof,
all at Subtenant's expense.

ARTICLE VII - SURRENDER
              ---------

      7.01 Delivery of Possession. Subtenant shall, on the Expiration Date of
the Term, or upon any earlier termination of this Sublease, or upon any
termination of Subtenant's right to possess the Premises pursuant to the
provisions of this Sublease, well and truly surrender and deliver up the
Premises into the possession and use of Sublandlord without fraud or delay and
in the condition in which Subtenant has herein and in the Master Lease agreed to
maintain them, broom clean and free and clear of all lettings, occupancies,
liens and encumbrances, other than those existing immediately prior to the
commencement of the Term. If Subtenant holds over in the Premises after the
expiration of the Term or any earlier termination of this Sublease or of
Subtenant's right to possess the Premises, then, at Sublandlord's option, and
without limitation to any right or remedy of Sublandlord or Master Landlord with
respect to such holding over, such holding over shall create a tenancy at
sufferance only, subject to Subtenant's obligation to pay rental equal to 200%
of the Subrent (prorated on a daily basis) in effect immediately prior to such
expiration or termination, and subject to all the provisions and conditions of
this Sublease, other than provisions relating to length of Term, which tenancy
may be terminated at any time by Sublandlord giving notice thereof to Subtenant.
Sublandlord's acceptance of any such rental during the period of Subtenant's
holding over shall not waive or otherwise affect any claim, right or remedy
which Sublandlord or Master Landlord may have with respect to such holding over.

      7.02 Removal of Personal Property. Any and all fixtures, machinery,
equipment, furniture, furnishings and other personal property furnished or
installed by or at the expense of Subtenant which does not constitute part of
the Premises, shall be removed by Subtenant and all damage to the Premises
caused by such removal repaired by Subtenant, prior to the expiration or earlier
termination of the Term or the termination of Subtenant's right to possess the
Premises.

      7.03 Retention of Personal Property. Any personal property which shall
remain on the Premises after the expiration of the Term or earlier termination
of this Sublease or Subtenant's right to possess the Premises may, at the option
of Sublandlord, be deemed to have been abandoned by Subtenant and may be
retained by Sublandlord as Sublandlord's property or be disposed of, without
liability of Sublandlord, in such manner as Sublandlord may see fit, or
Sublandlord, at its option, may require Subtenant to remove the same at
Subtenant's expense. In case of such removal, all costs of removal and of
repairing any damage to the Premises arising

                                       7
<PAGE>

from such removal shall be paid by Subtenant upon Sublandlord's demand.
Subtenant shall pay to Sublandlord on demand (a) a reasonable fee for storing
and disposing of any such personal property, and (b) all costs and expenses
incurred by Sublandlord in storing and disposing of any such personal property
(including, without limitation, counsel fees relating to claims against
Sublandlord by any and all parties claiming interests in such personal
property).

ARTICLE VIII - INSURANCE
               ---------

      8.01 Sublandlord's Insurance. Sublandlord shall at all times during the
Term keep the Premises insured, at Subtenant's sole cost and expense, chargeable
by Sublandlord as Additional Subrent, against such risks, and with such
coverages, as Sublandlord shall from time to time require, including, without
limitation, broad form fire and extended coverage insurance, in an amount not
less than the full replacement value (as from time to time designated by
Sublandlord) of all Improvements, with coverage (in addition to the standard
coverage afforded by such insurance) for theft, vandalism, malicious mischief,
boiler explosion, and Subrent insurance with respect to the Subrent payable for
the one year period following the occurrence of any casualty.

      All insurance policies required by this Section shall contain (a) a
noncontributory mortgagee clause in favor of all holders of mortgages affecting
the Premises, (b) a waiver of subrogation as to Sublandlord and Master Landlord,
and (c) a waiver of co-insurance as to Sublandlord, Master Landlord and all
holders of mortgages on the Premises.

      8.02 Subtenant's Insurance. Subtenant, at Subtenant's sole cost and
expense, shall maintain (i) commercial general liability insurance against any
claims for bodily injury, death or property damage, occurring on, in or about
the Premises, and against contractual liability for any such claims, such
insurance to afford minimum protection in the amount of $2,000,000 or in such
higher amount as Sublandlord may deem reasonably necessary and (ii) "all risk"
property insurance on Subtenant's personal property, fixtures and improvements
or alterations to the Premises made by Subtenant. Sublandlord has no obligation
to insure Subtenant's property or to repair, restore, or replace any of
Subtenant's furniture, furnishings, equipment or other personal property or the
value of any improvements made to the Premises by Subtenant. Sublandlord, and
any mortgagee of the Premises designated by Sublandlord, shall be named as
additional insured under all such policies.

      8.03 General Requirements. Without limitation to the foregoing, the
following provisions shall apply to each and every policy of insurance which
Subtenant is hereby required to carry: (a) the form, amount and coverage of each
policy and the insurer under each policy, shall be subject to Sublandlord's and
Master Landlord's approval, (b) Subtenant shall cause each carrier to deliver
its certificate of insurance to Sublandlord, Master Landlord and any holder of a
mortgage on the Premises designated by Sublandlord or Master Landlord,
certifying the applicable insurance provisions herein required, (c) within
fifteen days after Sublandlord's or Master Landlord's request, Subtenant shall
deliver to Sublandlord, Master Landlord and any holder of a mortgage on the
Premises designated by Sublandlord an original copy of each policy, (d) each
certificate shall state that the applicable policy has been prepaid by Subtenant
for a minimum period of one year (or in lieu of such statement, Subtenant shall
provide Sublandlord with evidence of such prepayment), and shall require 30 days
written notice by the carrier to Sublandlord and any holder of a mortgage on the
Premises designated by Sublandlord prior to

                                       8
<PAGE>

any cancellation, expiration, amendment or lapse thereof, (e) no policy shall
name a loss payee or beneficiary other than Subtenant, Sublandlord, Master
Landlord and any holder of a mortgage on the Premises designated by Sublandlord
and Master Landlord, (f) at least 30 days prior to the expiration of each
policy, Subtenant shall provide Sublandlord, Master Landlord and any holder of a
mortgage on the Premises designated by Sublandlord or Master Landlord with
certificates (or copies of policies, if required by Sublandlord as aforesaid) of
renewal or replacement policies, (g) each policy shall be issued by a carrier
duly licensed in the state in which the Premises are located, (h) Subtenant
shall not permit any condition to exist on the Premises, and shall not commit
any act or omission, which would wholly or partially invalidate any insurance,
(i) jf any insurance shall expire, be withdrawn, lapse, become void or unsecure
by reason of Subtenant's breach of any condition thereof or by reason of the
failure or impairment of the capital of any carrier thereof, or if for any
reason whatsoever the insurance shall be unsatisfactory to Sublandlord,
Subtenant shall place new insurance on the Premises which conforms to the
insurance requirements herein set forth, and (j) in the event of any default by
Subtenant with respect to its obligations pertaining to insurance, Sublandlord,
at its option but without being obliged to do so, and in addition to any other
rights and remedies Sublandlord may have on account of such default, shall have
the right to cure such default (including, without limitation, the right to
purchase single interest coverage protecting only the interest of Sublandlord,
the right to make premium payments and the right to cause changes to be made to
policies then carried by Subtenant), whereupon all costs and expenses incurred
by Sublandlord in curing such default together with interest at the Default Rate
from the respective dates of expenditures by Sublandlord, shall be paid by
Subtenant on demand. Subtenant may maintain any or all of the foregoing
insurance coverages under blanket insurance policies covering other premises and
property owned or leased by Subtenant so long as the coverages afforded with
respect to the Premises under such blanket policies are at least equal to the
required limits hereunder and coverage is not reduced below such limits by
reason of occurrences elsewhere. Prior to the Effective Date of this Sublease,
Subtenant shall deliver insurance certificates evidencing Subtenant's compliance
with this Article VIII.

      8.04 Notifications. Upon the occurrence of any accident, injury or
personal property casualty in or about the Premises, Subtenant shall give
immediate notice thereof to Sublandlord, and shall provide Sublandlord with
evidence that such liability of Sublandlord relating thereto is covered by the
insurance which Subtenant is required by this Sublease to carry. If the
Improvements, or any part thereof, are destroyed or damaged by any cause,
Subtenant shall give immediate notice thereof to Sublandlord.

      8.05 Mutual Waiver of Subrogation. Any provision of this Sublease to the
contrary notwithstanding, Sublandlord and Subtenant each hereby release the
other from any and all liability or responsibility to the other or anyone
claiming through or under them by way of subrogation or otherwise from any and
all liability for any loss or damage to the property of the releasing party to
the extent that the releasing party's loss or damage is insured under
commercially available "all risk" property insurance policies, even if such loss
or damage or legal liability shall be caused by or result from the fault or
negligence of the other party or anyone for whom such party may be responsible
and even if the releasing party is self-insured or the amount of the releasing
party's insurance is inadequate to cover the loss or damage or legal liability.
It is the intention of the parties that Sublandlord and Subtenant shall look
solely to their

                                       9
<PAGE>

respective insurance carriers for recovery against any such loss or damage or
legal liability, without such insurance carriers having any rights of
subrogation against the other party.

ARTICLE IX - PERFORMANCE OF SUBTENANT'S AGREEMENTS If Subtenant shall at any
time fail to observe or perform any of its agreements or obligations under this
Sublease, and such failure shall continue beyond any default cure period
specified herein, then Sublandlord shall have the right, but not the obligation,
in addition to all its other rights and remedies, to observe or perform all or
part (as Sublandlord may elect) of such agreements or obligations on behalf of
Subtenant, in which event Sublandlord shall have the right to enter the Premises
for such purposes. All costs and expenses (including without limitation counsel
fees) incurred by Sublandlord in exercising any of its rights under this
Article, together with interest thereon at the Default Rate from the respective
dates of Sublandlord's incurring of such costs or expenses until the date of
payment, shall constitute Additional Subrent and shall be paid by Subtenant to
Sublandlord on demand.

ARTICLE X - REPAIRS AND MAINTENANCE
            -----------------------

      10.01 Repair of Premises . Throughout the Term of this Sublease,
Subtenant, at Subtenant's sole cost and expense, shall take good care of the
Premises, including the roof, all interior and exterior structural elements, and
the parking lots, sidewalks and curbs (if any) adjoining the Premises, and shall
keep the same in good order and condition, and, to the extent that the same are
not the obligation of Master Landlord under the Master Lease, make all necessary
repairs thereto, ordinary and extraordinary, interior and exterior. When used in
this Article, the term "repairs" shall include all necessary replacements and
alterations as well as the correction of construction defects in the
Improvements. All repairs made by Subtenant shall be in conformity with the
requirements of the Master Lease and substantially equivalent in quality and
class to the original work.

      10.02 No Obligation of Sublandlord to Make Repairs. Sublandlord shall not
be required to furnish any services or facilities or to make any repairs in or
to the Premises. Subtenant hereby assumes the full and sole responsibility for
the condition, operation, repair, replacement, maintenance and management of the
Premises.

      10.03 Water/Sewer Line Maintenance. Notwithstanding anything to the
contrary contained herein, Sublandlord, at Sublandlord's sole cost and expense,
shall be responsible for all necessary repair, replacement and maintenance to
the water/sewer line serving the Premises. Upon notice by the Subtenant of a
sanitary sewer line back-up or failure causing sewerage to come in to the
Premises, the Sublandlord shall take immediate action to remedy the condition
and clean up any sanitary sewerage. The word "immediate" shall be defined for
purposes, herein as within two hours of Subtenant's notice to Sublandlord of
such a condition.

      Should the sanitary sewerage line back up or fail, causing sewerage to
come to the Building and should such an occurrence occur more than two (2) times
in a lease year (May 1 through April 30th) the Sublandlord shall replace at its
own costs and expense, the sanitary sewerage lateral from the building premises
to the sanitary sewerage main.

                                       10
<PAGE>

      Failure of the replacement of the sanitary sewerage lateral to resolve the
aforementioned problem, shall entitle the Subtenant to terminate this Sublease
upon thirty (30) days written notice to Sublandlord.

      10.04 Commission of Waste. Subtenant shall not cause or permit any waste
or damage, disfigurement or injury to any of the Premises or any part or parts
thereof.

ARTICLE XI- COMPLIANCE WITH LAWS, ORDINANCES, ETC
            -------------------------------------

      11.01 Compliance with Laws. Throughout the Term of this Sublease,
Subtenant, at Subtenant's sole cost and expense, shall conform to, comply with
and take any and all action necessary to avoid or eliminate any violation of all
present and future laws, statutes, ordinances, orders, rules, regulations or
requirements of any federal, state or municipal government, agency, department,
commission, board or officer having jurisdiction, foreseen or unforeseen,
ordinary or extraordinary, which shall be applicable to the Premises, or any
part thereof, or to the use or manner of use thereof by any of the occupants
thereof, whether or not such law, ordinance, order, rule, regulation or
requirement necessitates structural changes or improvements or interferes with
the use and enjoyment of the Premises.

      11.02 Compliance with Insurance Requirements. Subtenant shall observe and
comply with the requirements of all policies of insurance which Subtenant is
required hereby to maintain from time to time with respect to the Premises, and
all orders, rules and regulations of the Board of Fire Insurance Underwriters
(or any other body exercising similar functions) applicable thereto, or any use,
manner of use or condition thereof.

      11.03 Contest by Subtenant. To the extent permitted under the Master
Lease, Subtenant shall have the right to contest, by appropriate proceedings
diligently conducted in good faith, without cost or expense to Sublandlord, the
validity or application of any law, ordinance, order, rule, regulation or
requirement of the nature referred to in this Article, provided that the delay
in conformance to or compliance with the same, attendant upon and pending the
prosecution of such proceedings, shall not subject Sublandlord to any fine,
penalty or criminal liability or render the Premises, or any part thereof,
liable to lien, forfeiture or loss. In the event of the termination of this
Sublease prior to the conclusion of such contest, Subtenant shall immediately
comply with any such contested law, ordinance, order, rule, regulation or
requirement. Subtenant shall, within 10 days after Sublandlord's demand,
reimburse Sublandlord for all costs and expenses (including, without limitation,
counsel fees) incurred by Sublandlord in connection with any such contest.
Subtenant shall defend, indemnify and save harmless Sublandlord from all other
liability, costs and expenses incurred in connection with any such contest.

      11.04 Permits. Throughout the Term of this Sublease, Subtenant, at
Subtenant's sole cost and expense, shall procure and maintain all permits,
licenses and authorizations required for the Premises and each part thereof, and
any use of the Premises permitted hereby, and for the lawful and proper
operation and maintenance thereof.

ARTICLE XII - MECHANICS' LIENS Subtenant shall not suffer or permit any
mechanic's lien to be filed against the interest of Sublandlord or Subtenant in
the Premises by reason of work, services or materials supplied to Subtenant, the
Premises, or any part thereof. If any such

                                       11
<PAGE>

lien shall be filed at any time, Subtenant shall promptly, and in any event
within 30 days after the filing thereof (or such shorter period specified in the
Master Lease), cause the same to be discharged of record, provided, if Subtenant
shall promptly bond such lien with a responsible surety company, Subtenant may
contest the amount or validity of any such lien by appropriate proceedings,
diligently prosecuted, and such contest shall defer for its duration Subtenant's
duty hereunder to discharge the same.

ARTICLE XIII - INSPECTION OF PREMISES BY SUBLANDLORD Upon reasonable notice to
Subtenant, Subtenant shall permit Sublandlord, Master Landlord and the duly
authorized representatives of Sublandlord and Master Landlord to enter the
Premises, including without limitation the interior of the Improvements, at all
reasonable times during usual business hours for the purpose of inspecting the
same and for all other purposes reserved unto Master Landlord under the Master
Lease.

ARTICLE XIV - INDEMNIFICATION OF LANDLORDS Subtenant agrees to defend with
counsel reasonably satisfactory to Sublandlord and Master Landlord, indemnify
and save harmless Sublandlord and Master Landlord from and against any and all
claims, damages, losses, costs and expenses, including without limitation
counsel fees, suffered or incurred by Sublandlord or Master Landlord with
respect to: (a) the conduct, operation or management of, or any work, act or
thing whatsoever done in, on or about the Premises by or at the direction of
Subtenant or those for whom Subtenant is legally liable, (b) the condition of
the Premises, (c) any breach or default on the part of Subtenant in the
observance or performance of any of its agreements or obligations hereunder or
under the Master Lease, (d) any act or forbearance of Subtenant or any sublessee
or concessionaire of Subtenant or any of Subtenant's or such sublessee's or
concessionaire's agents, contractors, servants, employees, business invitees,
licensees, visitors or guests with respect to the Premises, and (e) any
accident, injury to or death of any person or damage to any property howsoever
caused in or on the Premises, except to the extent that any of the foregoing
arise from the negligence or intentional misconduct of Sublandlord or Master
Landlord.

ARTICLE XV - SUBTENANT'S ACCEPTANCE OF CONDITION OF PREMISES Sublandlord has
made the Premises available for Subtenant's inspection and testing, and
Subtenant has heretofore inspected and tested same to the extent and as often as
Subtenant deemed necessary. Subtenant hereby leases the Premises, and accepts
them "as is" in their present condition, as a result of whatever inspecting and
testing Subtenant deemed necessary, and not as a result of or in reliance upon
any representation or warranty of any nature whatsoever by Sublandlord, or any
employee or agent of Sublandlord. Sublandlord shall not be liable for any latent
or patent defect in the Premises, including, without limitation, any building or
improvement constituting part thereof.

ARTICLE XVI- DEFAULT BY SUBTENANT
             --------------------

      16.01 Event of Default. Subtenant shall not be deemed to be in default
hereunder unless one or more of the following events ("Event of Default") shall
have occurred:

                                       12
<PAGE>

            (A) Failure on the part of Subtenant to pay the Subrent or any other
sum of money called for herein when due and the continuation of such default for
five days after notice from Sublandlord;

            (B) Failure on the part of Subtenant to observe or perform any other
covenant, agreement or undertaking of the Subtenant contained in this Sublease
or the Master Lease, and the continuation of such failure for twenty days after
notice from Sublandlord (or such shorter period specified in the Master Lease),
provided that, to the extent permitted under the Master Lease, if such default
cannot reasonably be cured within such twenty day (or shorter) period, Subtenant
shall not be in default hereunder if Subtenant commences to cure within such
twenty day (or shorter) period and prosecutes the cure to completion in good
faith and with due diligence;

            (C) If Subtenant abandons or ceases business operations within the
Premises (beyond any applicable grace periods) at any time during the Term of
this Sublease or any renewal thereof;

            (D) If Subtenant shall file a voluntary petition in bankruptcy or
shall be adjudicated a bankrupt or insolvent, or in any action or proceeding
shall file any petition or answer seeking any reorganization, arrangement,
composition, readjustment, liquidation, dissolution or similar relief under any
present or future federal or state bankruptcy, reorganization or debt reduction
law, or shall seek or consent to or acquiesce in the appointment of any trustee,
receiver or liquidator of Subtenant or of all or substantially all of
Subtenant's property or of the Premises; and

            (E) If within 60 days after the commencement of any proceeding
against Subtenant seeking any reorganization, arrangement, composition,
readjustment, liquidation, debt adjustment, dissolution or similar relief under
any present or future federal or state law, such proceeding shall not have been
dismissed; or if, within 60 days after the appointment, without consent or
acquiescence of Subtenant, of any trustee, receiver or liquidator of Subtenant
or of all or substantially all of Subtenant's property or of the Premises, such
appointment shall not have been vacated; or if, within 60 days after the
expiration of any such stay, such appointment shall not have been vacated.

      16.02 Multiple Defaults. Notwithstanding any contrary provision hereof,
Sublandlord shall not be required to give any notice of default to Subtenant
(and the foregoing provisions of this Article determining Events of Default
shall be deemed to exclude all provisions regarding notice of default) if the
Master Lease does not require Master Landlord to give notice of default to
Sublandlord or if, on two or more occasions during any period of not more than
twelve months, Subtenant shall have defaulted in the observance or performance
of any of its agreements or obligations hereunder, and Sublandlord shall have
given Subtenant notice of default with respect thereto.

      16.03 Sublandlord's Remedies for Subtenant's Default. If any Event of
Default shall have occurred and then be continuing, then in addition to all
rights and remedies provided by law or equity, or provided for elsewhere in this
Sublease, Sublandlord shall have all of the rights and remedies specified in the
following paragraphs of this Section and, in addition, any further rights

                                       13
<PAGE>

and remedies afforded Master Landlord following a default by "Tenant" of its
obligations under the Master Lease.

            (A) Sublandlord may, but shall not be obligated to, cure such Event
of Default, and by written notice to Subtenant, charge Subtenant, as Additional
Subrent hereunder, all actual costs and expenses (including but not limited to,
reasonable attorneys' fees) incurred in curing such Event of Default, plus
administrative costs of Sublandlord in a sum equal to twenty percent (20%) of
such costs and/or expenses. Such Additional Subrent, if not paid on the date
specified in Sublandlord's notice to Subtenant, shall be subject to the late
charge provided in Section 16.03(B) hereof, and such late charge shall bear
interest until paid, as provided in Section 16.03(B) hereof. Sublandlord and
Subtenant agree that Sublandlord shall have the right to injunctive or other
equitable relief in the event of a breach or threatened breach by Subtenant of
any of the agreements, conditions, covenants or terms hereof. All rights and
remedies of Sublandlord shall be cumulative, and the exercise of any one or more
of such rights or remedies shall not impair Sublandlord's right to exercise any
other right or remedy, either concurrently or at any later time.

            (B) If Subtenant fails to make any payment hereunder on or before
the date such payment is due and payable (without regard to any notice periods
specified herein), Subtenant shall pay to Sublandlord, as Additional Subrent
hereunder, a late charge equal to five percent (5%) of the amount of such late
payment. In addition, such payment shall bear interest at an interest rate equal
to two (2) whole percentage points above the prime rate published in the Money
Rates section of the Wall Street Journal from the date such payment or late
charge, respectively, became due through the date of payment thereof by
Subtenant; provided, however, that nothing contained herein shall be construed
as permitting Sublandlord to charge or receive interest in excess of the maximum
rate then allowed by law.

            (C) At any time following the occurrence of an Event of Default or
the expiration or sooner termination of the Term, Sublandlord immediately shall
have the right, whether or not Sublandlord elects to terminate this Sublease, to
recover possession of the Premises by all lawful means. Subtenant hereby
expressly waives any and all rights of redemption granted by or under any
present or future laws in the event of Subtenant being evicted or dispossessed
of the Premises for any cause, or in the event of Sublandlord obtaining
possession of the Premises, by reason of Subtenant committing an Event of
Default or otherwise.

            (D) If, at any time following the occurrence of an Event of Default,
Sublandlord, without terminating this Sublease, shall recover or be entitled to
recover possession of the Premises, then: (i) Sublandlord may, but shall not be
obliged to, relet the Premises, or any part or parts thereof, and/or, at
Sublandlord's election, renovate the Improvements and relet the remaining
Premises, or any part or parts thereof, on such terms as Sublandlord may deem
desirable, and (ii) Subtenant shall continue to be obliged to pay the full
Subrent reserved by this Sublease and to observe and perform all its agreements
and obligations hereunder. The failure or inability of Sublandlord to relet the
Premises or any part or parts thereof shall not release or affect Subtenant's
liability for such Subrent. If Sublandlord so relets the Premises, then
Sublandlord shall credit against Subtenant's continuing obligation to pay
Subrent, the net rentals actually received by Sublandlord for such reletting,
after first deducting expenses as Sublandlord may incur in connection with such
reletting, including, without limitation, reasonable counsel

                                       14
<PAGE>

fees and expenses, brokerage fees and commissions (to the extent recoverable
under applicable law), reasonable advertising expenses and all reasonable costs
and expenses of possessing and maintaining the Premises, of demolishing or
renovating the Improvements (if, and to the extent, Sublandlord elects to do so)
and of preparing the Premises for reletting. Sublandlord, in putting the
Premises, or any part or parts thereof as Sublandlord may elect, in good order,
or in preparing the same for rerental, may, at Sublandlord's option, make such
alterations, repairs, replacements, and decorations therein as Sublandlord, in
Sublandlord's sole judgment, considers advisable, and the making of such
alterations, repairs, replacements, and/or decorations shall not operate or be
construed to release Subtenant from any liability hereunder. Sublandlord shall
in no event be liable in any way whatsoever for failure to relet the Premises,
or, in the event that the Premises are relet, for failure to collect the rent
under such reletting, and in no event shall Subtenant be entitled to receive any
excess of such net rents, if any, over the Subrent payable by Subtenant to
Sublandlord hereunder. No re-entry or reletting of the Premises by Sublandlord
following Subtenant's default, and no payment by Subtenant of the Subrent
thereafter, shall constitute a release of any of Subtenant's liability hereunder
(except to the extent of such payment of Subrent) or shall prejudice
Sublandlord's claim for and right to collect from Subtenant other sums payable
by Subtenant hereunder, or Sublandlord's actual damages with respect to any
Event of Default occurring hereunder.

            (E) At any time following the occurrence of an Event of Default,
which is continuing beyond any applicable notice and cure periods, Sublandlord
shall give Subtenant written notice of Sublandlord's intention to terminate this
Sublease on a date specified in such notice, and upon such date, the Term hereof
and the estate hereby granted with respect to the Premises shall terminate,
without any right of Subtenant to redeem same or to prevent such forfeiture, and
Subtenant shall surrender possession of the Premises to Sublandlord (except to
the extent Subtenant shall be obliged to remove Alterations pursuant to Article
VI hereof). Upon such termination, Sublandlord shall be entitled to recover from
Subtenant in addition to all accrued rental and other sums due from Subtenant as
of such termination date, any and all damages in an amount equal to: (i) the
costs and expenses incurred by Sublandlord in doing any and all of the
following, to the extent Sublandlord elects to do so: securing possession of the
Premises from Subtenant, disposing of any personalty located in the Premises,
restoring the Premises to the condition in which Subtenant is herein obliged to
surrender same to Sublandlord, preparing and attempting to relet the Premises,
maintaining and safeguarding the Premises, demolishing the Premises, renovating
the Premises, and recovering said damages from Subtenant and (ii) any and all
other damages which Sublandlord may recover on account of an Event of Default
under this Sublease, at law or in equity. Such costs and expenses shall include,
without limitation, attorneys' fees and expenses, brokerage fees and expenses,
watchmen's wages and insurance premiums. No act or proceeding done or undertaken
by Sublandlord with respect to an Event of Default shall constitute a
termination of this Sublease by Sublandlord unless and until Sublandlord shall
give to Subtenant the termination notice provided for above.

            (F) If proceedings shall be commenced to recover possession of the
Premises and Improvements either at the end of the Term or upon sooner
termination of this Sublease or of Subtenant's right to possess the Premises, or
for nonpayment of Subrent or for any other reason, agrees that, any custom or
statute to the contrary notwithstanding, the notice and cure rights expressly
set forth herein shall be sufficient in either or any such case.

                                       15
<PAGE>

      16.04 Miscellaneous Default Provisions. (A) The right to enforce all of
the provisions of this Sublease may, at the option of any assignee of
Sublandlord's rights in this Sublease, be exercised by any such assignee.

            (B) Any notation or statement by Subtenant on any draft, check or
other method of payment of any obligation hereunder, or in any writing
accompanying or accomplishing such payment, which notation, or statement
purports to impose conditions on such payment or to invoke the doctrine of
accord and satisfaction, shall be absolutely void and of no effect, and may be
ignored by Sublandlord.

            (C) No right or remedy herein conferred upon or reserved to
Sublandlord is intended to be exclusive of any other right or remedy, and every
right and remedy shall be cumulative and in addition to any other right or
remedy given hereunder or now or hereafter existing at law or in equity.
Sublandlord shall be entitled to injunctive relief in case of the violation, or
attempted or threatened violation, of any covenant, agreement, condition or
provision of this Sublease and to a decree compelling performance of any
covenant, agreement, condition or provision of this Sublease, or to any other
remedy allowed by law or in equity.

            (D) No failure by Sublandlord to insist upon the strict performance
of any covenant, agreement, term or condition of this Sublease on the part of
Subtenant to be performed, or to exercise any permitted right or remedy
consequent upon a default therein, and no acceptance of Subtenant's performance
or of Subtenant's payment of full or partial Subrent after such default, shall
constitute a waiver by Sublandlord of such default or of such covenant,
agreement, term or condition, or any right or remedy of Sublandlord with respect
thereto.

ARTICLE XVII - DAMAGE AND DESTRUCTION; CONDEMNATION
               ------------------------------------

      17.01 Abatement of Subrent. In the event of any casualty damage to or a
condemnation of the Premises, Subtenant shall immediately notify Sublandlord and
there shall be no abatement of the Basic Subrent or the Additional Subrent or
any other charges payable by Subtenant under this Sublease, except to the extent
that the rent and other charges payable by Sublandlord, as tenant under the
Master Lease, are abated. Notwithstanding anything contained herein to the
contrary, if any damage or destruction to the Premises is caused by or as a
result of any act of negligence of Subtenant or its employees, then to the
extent Sublandlord is not relieved of its obligation to pay its rent under the
Master Lease, Subtenant shall not be relieved of Subtenant's obligation to pay
Basic Subrent and Additional Subrent under this Sublease and Sublandlord shall
retain all rights and remedies available at law to collect damages including
lost of rentals.

      17.02 Termination Upon Casualty or Condemnation. In the event Master
Landlord or Sublandlord has the right to terminate the Master Lease pursuant to
Sections 17 or 18 thereof, and either party elects to do so, this Sublease shall
automatically terminate upon such termination of the Master Lease.

      17.03 Notices To Subtenant. Sublandlord agrees that it will provide
Subtenant with any notice it provides to Prime Landlord regarding its election
to terminate the Master Lease pursuant to Sections 17 or 18 of the Prime Lease.

ARTICLE XVIII - INTENTIONALLY OMITTED
                ---------------------

                                       16
<PAGE>

ARTICLE XIX - ASSIGNMENT, SUBLETTING AND MORTGAGING
              -------------------------------------

      19.01 Voluntary Assignment or Other Transfer of Sublease. (A) Except as
otherwise provided in this Section, Subtenant shall not mortgage, pledge,
hypothecate, assign or transfer this Sublease, or any part or portion of the
Term hereby created, or any interest therein, without, in each instance, having
first obtained the prior written consent of Sublandlord (which consent
Sublandlord shall not unreasonably withhold or delay) and to the extent required
under the Master Lease, Master Landlord. In case any such consent is given, no
subsequent similar transaction shall be entered into by Subtenant or Subtenant's
assignee or transferee without again obtaining the consent of Master Landlord
and Sublandlord thereto, which consent Sublandlord shall not unreasonably
withhold or delay. Notwithstanding Sublandlord's or Master Landlord's consent,
no such assignment or transfer shall be valid unless there shall be delivered to
Sublandlord, within 30 days after the date of the assignment or transfer: (i) a
duplicate original of the instrument of assignment or transfer; (ii) an
instrument of assumption by the assignee or transferee of all of Subtenant's
obligations under this Sublease in form satisfactory to Sublandlord and (iii)
any further documents or information required by Master Landlord under the
Master Lease.

            (B) Subject to the foregoing provisions of this Section, the
obligations of this Sublease shall bind and benefit the assignees and
transferees of Subtenant, and any such assignee or transferee, by accepting such
assignment or transfer, shall be deemed to have assumed all such obligations.

            (C) Except as otherwise provided in this Section, neither this
Sublease, nor the leasehold estate of Subtenant, nor any interest of Subtenant
hereunder in the Premises shall be subject to involuntary assignment, transfer
or sale, or to assignment, transfer or sale by operation of law in any manner
whatsoever, and any such attempted involuntary assignment, transfer or sale
shall be void and of no effect.

      19.02 Subletting. Except as otherwise provided in this Section, Subtenant
shall not sublease the Premises, or any portion thereof, or grant licenses and
concessions thereat, without, in each instance, the prior written consent of
Sublandlord, which consent Sublandlord shall not unreasonably withhold or delay
and, to the extent required under the Master Lease, Master Landlord.
Notwithstanding Sublandlord's or Master Landlord's consent, no such subletting,
license or concession shall be valid, unless Subtenant, prior to the effective
date of such transaction, shall deliver to Sublandlord copies of each instrument
evidencing the sublease, license agreement or concession agreement entered into
by Subtenant any further documents or information required by Master Landlord
under the Master Lease.

      19.03 Transactions with Affiliates; Sublandlord's Recapture Rights. Any
provision of this Article to the contrary notwithstanding, but subject
nevertheless to the provisions of Section 19.04 hereof and any contrary
provisions of the Master Lease, Subtenant shall be permitted to assign this
Sublease or sublet all or a portion of the Premises to any entity that (i)
controls, is controlled by or under common control with Subtenant, (ii) is the
surviving entity of a merger or other corporate combination with or into
Subtenant or (iii) acquires all or substantially all of the assets and
liabilities of Subtenant (any such entity, an "Affiliate"), all upon prior
notice to Sublandlord, but without the need to obtain Sublandlord's consent or
approval. In the event that

                                       17
<PAGE>

Subtenant desires to assign this Sublease or to sublet more than 50% of the
Premises other than to an Affiliate of Subtenant, Subtenant shall first give
Sublandlord written notice of such proposed assignment or subletting, which
notice shall specify the terms and conditions of the proposed assignment or
subletting. In such event, Sublandlord shall have the right, exercisable by
written notice to Subtenant within 30 days following the date of Subtenant's
notice to Sublandlord, either (a) in the case of a proposed assignment of this
Sublease, to terminate this Sublease, effective as of the date set forth in
Subtenant's notice to Sublandlord as the proposed effective date for the
assignment of this Sublease by Subtenant or (b) in the case of a subletting of
more than 50% of the Premises, to recapture and delete from the Premises for the
term of the proposed subletting those portions of the Premises proposed to be
sublet in Subtenant's notice to Sublandlord, effective as of the date set forth
in Subtenant's notice to Sublandlord as the proposed effective date for the
subletting. In the event Sublandlord exercises such termination and recapture
right, all of Subtenant's rights and obligations with respect to the Premises
or, in the case of a subletting, those portions of the Premises covered by the
proposed subletting and only for the term of the proposed subletting, including,
without limitation, Subtenant's obligation to pay Subrent with respect thereto,
shall cease and terminate as of the effective date for the Sublease termination
or Premises recapture as described above. In the event that Sublandlord fails to
timely exercise its termination and recapture rights by written notice to
Subtenant within the 30 day period, such right shall be deemed waived by
Sublandlord and of no further force and effect with respect to the proposed
assignment or subletting transactions described in Subtenant's notice.

      19.04 Subtenant Remains Responsible. Notwithstanding any assignment or
subletting, whether or not consented to or required to be consented to by
Sublandlord, Subtenant and any person who may in the future become a successor
to or guarantor of Subtenant's obligations under this Sublease shall at all
times remain fully responsible and liable for the payment of the Subrent herein
specified and for compliance with all of Subtenant's other obligations under
this Sublease.

ARTICLE XX - NOTICES All notices, demands, requests, consents and other
communications required or relating to this Sublease shall be effective only if
in writing, and shall be personally delivered (by courier, overnight delivery
service or otherwise), or shall be mailed United States registered or certified
mail, return receipt requested, postage prepaid, to the other respective party
at its address set forth below, or at such other address as such other party
shall designate by notice. Any official courier or delivery service receipt or
U. S. Postal Service delivery receipt shall constitute conclusive proof of such
delivery.

If to Sublandlord:         First States Realty, L.P.
                           1725 The Fairway
                           Jenkintown, Pennsylvania 19046

If to Subtenant:           Two River Community Bank
                           1250 Highway 35
                           Middletown, NJ 07748

If to Master Landlord:     Estate of Carl Casriel
                           Casriel & Casriel

                                       18
<PAGE>

                           290 Norwood Avenue
                           Deal, New Jersey 07723-0368

ARTICLE XXI - QUIET ENJOYMENT. Subtenant, upon observing and keeping all
covenants, agreements and conditions of this Sublease on Subtenant's part to be
kept and observed, shall quietly have and enjoy the Premises throughout the Term
without hindrance or molestation by Sublandlord or by anyone claiming by, from,
through or under Sublandlord, subject, however, to the exceptions, reservations
and conditions of this Sublease and the Master Lease. Notwithstanding the
foregoing, or anything to the contrary contained herein, the rights and
obligations of Subtenant and Sublandlord hereunder are contingent upon
Sublandlord obtaining Master Landlord's written consent to this Sublease. The
Sublandlord represents to the Subtenant that it is not in default under the
terms and conditions of the Prime Lease with the Master Landlord and that the
lease is in full force and effect. The Sublandlord shall obtain the Master
Landlord's written consent to this Sublease no later than May 1, 2001. The
Subtenant herein is under no obligation to pay rent to the Sublandlord until
such time as the Sublandlord has obtained the Master Landlord's written consent
to this Sublease. In the event the Sublandlord fails to obtain the Master
Landlord's written consent to this Sublease, the Subtenant herein may void this
agreement without penalty at any time prior to the Sublandlord's obtaining the
Master Landlord's written consent.

ARTICLE XXII - ESTOPPEL CERTIFICATES.
               ---------------------

      22.01 Subtenant's Estoppel. Subtenant agrees, at any time and from time to
time, upon not less than ten days' prior written notice by Sublandlord, to
execute, acknowledge and deliver to Sublandlord a statement in writing
certifying (a) that this Sublease is unmodified and in full force and effect (or
if there have been modifications, that the same is in full force and effect as
modified and stating the modifications), (b) whether there are then existing any
offsets or defenses against the enforcement of any of the terms, covenants or
conditions hereof upon the part of Sublandlord or Subtenant to be performed (and
if so, specifying the same), (c) the dates to which the Subrent and other
charges have been paid in advance, if any, (d) stating whether, to the best
knowledge of Subtenant, Sublandlord is in default in Sublandlord's performance
of any covenant, agreement or condition contained in this Sublease and, if so,
specifying each such default of which Subtenant may have knowledge and also
stating whether any notice of default has been given under this Sublease which
has not been remedied and, if so, stating the date of the giving of said notice
and (e) such other matters as may be reasonably requested by Sublandlord or
required under the terms of the Master Lease, it being intended that any such
statement delivered pursuant to this Section may be relied upon by any
prospective purchaser or mortgagee of the Premises.

      22.02 Sublandlord's Estoppel. Sublandlord agrees, at any time and from
time to time, upon not less than ten days' prior written notice by Subtenant, to
execute, acknowledge and deliver to Subtenant a statement in writing certifying
(a) that this Sublease is unmodified and in full force and effect (or if there
have been modifications, that the same is in full force and effect as modified
and stating the modifications), (b) the dates to which the Subrent and other
charges have been paid in advance, if any, and (c) stating whether, to the best
knowledge of Sublandlord, Subtenant is in default in Subtenant's performance of
any covenant, agreement or condition contained in this Sublease and, if so,
specifying each such default of which Sublandlord may

                                       19
<PAGE>

have knowledge and also stating whether any notice of default has been given
under this Sublease which has not been remedied and, if so, stating the date of
the giving of said notice, it being intended that any such statement delivered
pursuant to this Section may be relied upon by any prospective assignee or
mortgagee of this Sublease or prospective sublessee of the whole or any part of
the Premises.

ARTICLE XXIII - SUBLEASE NOT SUBJECT TO TERMINATION. Except as otherwise
expressly provided herein or in the Master Lease, this Sublease shall not be
deemed terminated, nor shall Subtenant be entitled to any abatement of Subrent,
nor shall the respective obligations of Sublandlord and Subtenant hereunder be
affected, by reason of any damage to or destruction of all or any portion of the
Improvements, any condemnation of a portion thereof, any prohibition of
Subtenant's use of the Premises, any interference with such use by any person,
any eviction by paramount title, Subtenant's acquisition of fee title to the
Premises, any bankruptcy, insolvency, reorganization, composition, readjustment,
liquidation, dissolution, winding-up or other proceeding affecting Sublandlord
or any assignee of Sublandlord, any action by any trustee or receiver of
Sublandlord or any assignee of Sublandlord or by any court, or for any other
cause whether similar or dissimilar to the foregoing, any present or future law
to the contrary notwithstanding, it being the intention of the parties hereto
that the entire Subrent shall continue to be payable in all events unless the
obligation to pay the same shall be terminated pursuant to the express
provisions of this Sublease.

ARTICLE XXIV - ENVIRONMENTAL OBLIGATIONS
               -------------------------

      24.01 No Hazardous Materials. Subtenant covenants that no Hazardous
Materials (as hereinafter defined) shall be brought onto, or stored, disposed of
or used at the Premises by Subtenant or any of its employees, agents,
independent contractors, licensees, subtenants or invitees, except for Hazardous
Materials that are typically found, brought into, stored or used at comparable
general-purpose office complexes similar to the Premises to the extent that the
same is permitted under the Master Lease. Except for Hazardous Materials that
are typically used in the maintenance and/or operation of plumbing or waste
treatment systems of office buildings, no Hazardous Materials shall be placed
into the plumbing or waste treatment systems of the Premises.

      24.02 Definition of Hazardous Materials. "Hazardous Materials" means any
hazardous or toxic substance, material or waste (including constituents thereof)
which is or becomes regulated by one or more applicable governmental or other
authority. The words "Hazardous Material" include any material or substance
which is (a) listed or defined as a "hazardous waste", "extremely hazardous
waste", "restricted hazardous waste", "hazardous substance" or "toxic substance"
under any applicable law, rule, regulation or order, (b) petroleum and its
by-products, (c) asbestos, radon gas, urea formaldehyde foam insulation, (d)
polychorinated biphenyl, or (e) designated as a pollutant, contaminant,
hazardous or toxic waste or substance or words of similar import pursuant to the
Federal Water Pollution Control Act (33 U.S.C. 1317), the Federal Resource
Conservation and Recovery Act (42 U.S.C. 6903), the Comprehensive Environmental
Response, Compensation and Liability Act, as amended (42 U.S.C. 9601 et seq.),
the Toxic Substances control Act (15 U.S.C. et seq.), or the Hazardous Materials
Transportation Act (49 U.S.C. Section 1801 et seq.).

                                       20
<PAGE>

      24.03 Notification of Hazardous Materials. Subtenant shall promptly (but
in any case within 14 days of the occurrence of any of the following events)
notify Sublandlord when Subtenant becomes aware of (i) the presence of Hazardous
Materials in violation of this Section, (ii) the release or suspected release on
or from the Premises and areas immediately adjoining the Premises or in the air
of Hazardous Materials, whether or not caused or permitted by Subtenant or any
subtenant, (iii) the issuance to Subtenant, any subtenant or any sub-subtenant
of space in, or any other user of, the Premises or any assignee of Subtenant of
any written communication, notice, complaint or order of violation or
non-compliance or liability, of any nature whatsoever, with regard to the
Premises or the use thereof with respect to any law, rule regulation or order
applicable thereto, and (iv) any written notice of any applicable governmental
or other authority of a pending or threatened investigation as to whether
Subtenant's (or Subtenant's permitted subtenant's or assignee's) operation on
the Premises are not in compliance with any such laws applicable thereto. Such
notice shall include as much detail as reasonably possible, including identity
of the location, type and quantity, circumstance, date and time of release and
Subtenant's response or proposed response to such release. Subtenant, at its
sole expense, shall promptly (but in any case within 14 days of the occurrence
of any of the following events) give any notices to any applicable governmental
or other authorities with respect to such release or suspected release, and
shall promptly take all actions to remediate the Premises, in accordance with
the laws, rules, orders and regulations applicable thereto, and return the
Premises to the condition existing prior to the events which resulted in any
such release and shall provide to Sublandlord a detailed description of all such
actions, along with copies of communications with or from applicable
governmental or other authorities or other third parties, and any reports,
opinions and data developed from those actions. Subtenant has not and will not,
and will not permit any of its employees, agents, independent contractors,
licensees, subtenants, affiliates or invitees to, engage in any activity at or
on the Premises that will result in liability or potential liability under any
environmental or other law, rule, order or regulation.

      24.04 Sublandlord Access. Upon reasonable notice to Subtenant, Subtenant
shall allow Sublandlord and Master Landlord access to the Premises from time to
time during the Term for the purpose of conducting such environmental
assessments, investigations or tests as Sublandlord deems necessary or desirable
to assess compliance with the terms of this Section. Subtenant shall reimburse
Sublandlord for the cost of such environmental assessment, investigation or test
if it reveals the existence of Hazardous Materials in violation of this Article.

      24.05 Subtenant Not Liable for Existing Conditions. Any provision of this
Article to the contrary notwithstanding, Subtenant shall not be obligated to
remediate any Hazardous Materials that are present on or about the Premises on
the Commencement Date.

ARTICLE XXV - MISCELLANEOUS PROVISIONS
              ------------------------

      25.01 Subordination, Attornment and Mortgagee Protection. This Sublease is
subject and subordinate to the Master Lease and all rights and remedies of
Master Landlord thereunder and to all mortgages, deeds of trust, encumbrances
and any renewals, modifications, replacements or extensions thereof
("Mortgages") now or hereafter placed upon the Premises and all other
encumbrances and matters of public record applicable to the Property, provided,
however, with respect to any such Mortgage hereafter placed upon the Premises,
Subtenant shall subordinate and attorn to the holder of such Mortgage ("Holder")
provided such Holder agrees

                                       21
<PAGE>

not to disturb Subtenant's possession hereof as long as Subtenant is not in
default hereunder and has failed to cure within the time periods provided for
herein. If any foreclosure proceedings are initiated by any Holder or a deed in
lieu is granted (or if any ground lease is terminated), Subtenant agrees, upon
written request of any such Holder or any purchaser at foreclosure sale, to
attorn and pay Subrent to such party and to execute and deliver any instruments
necessary or appropriate to evidence or effectuate such attornment (provided
such Holder or purchaser shall agree to accept this Sublease and not disturb
Subtenant's occupancy, so long as Subtenant does not default and fail to cure
within the time permitted hereunder. However, in the event of attornment, no
Holder shall be: (i) liable for any act or omission of Sublandlord, or subject
to any offsets or defenses which Subtenant might have against Sublandlord (prior
to such Holder becoming Sublandlord under such attornment), (ii) liable for any
security deposit or bound by any prepaid Subrent not actually received by such
Holder, or (iii) bound by any future modification of this Sublease not consented
to by such Holder. Any Holder may elect to make this Sublease prior to the lien
of its Mortgage, by written notice to Subtenant, and if the Holder of any prior
Mortgage shall require, this Sublease shall be prior to any subordinate
Mortgage. Subtenant agrees to give any Holder by certified mail, return receipt
requested, a copy of any notice of default served by Subtenant upon Sublandlord,
provided that prior to such notice Subtenant has been notified in writing of the
address of such Holder. Subtenant further agrees that if Sublandlord shall have
failed to cure such default any Holder whose address has been provided to
Subtenant shall have an additional period of thirty (30) days in which to cure
(or such additional time as may be required due to causes beyond such Holder's
control, including time to obtain possession of the Property by power of sale or
judicial action). Subtenant shall execute such documentation as Sublandlord may
reasonably request from time to time, in order to confirm the matters set forth
in this Section in recordable form.

      25.02 Integration. This Sublease and the documents referred to herein set
forth all the promises, agreements, conditions and understandings between
Sublandlord and Subtenant relative to the leasing of the Premises, and there are
no promises, agreements, conditions or understandings, either oral or written,
between them other than as are herein set forth. No subsequent alteration,
amendment, supplement, change or addition to this Sublease shall be binding upon
Sublandlord or Subtenant unless reduced to writing and signed by them.

      25.03 No Recording. This Sublease shall not be recorded or otherwise filed
or made a matter of public record, and any attempt to record or file same by
Subtenant shall be deemed a default by it hereunder.

      25.04 Time of the Essence. Time wherever specified herein for satisfaction
of conditions or performance of obligations by the parties is of the essence of
this Sublease.

      25.05 No Partnership. The parties do not intend to create hereby any
partnership or joint venture between themselves with respect to the Premises or
any other matter.

      25.06 Severability. Any provision of this Sublease that shall be
prohibited or unenforceable in any jurisdiction or with respect to any person
shall, as to such jurisdiction or person, be ineffective only to the extent of
such prohibition or unenforceability, without invalidating the remaining
provisions hereof, and any such prohibition or unenforceability shall not
invalidate or render unenforceable such provision in any other jurisdiction or,
as the case

                                       22
<PAGE>

may be, with respect to any other person. To the extent permitted by applicable
law, the parties hereto hereby waive any law that renders any provision hereof
prohibited or unenforceable in any respect.

      25.07 Authority. Each party warrants that it has full power, authority and
legal right to execute and deliver this Sublease, and to keep and observe all of
the terms and provisions of this Sublease on such party's part to be observed
and performed. Each party warrants that this Sublease is its valid and
enforceable obligation, subject to bankruptcy, insolvency, reorganization,
moratorium or similar laws affecting the enforceability of rights of creditors
generally and subject to the application of equitable principles.

      25.08 Governing Law. This Sublease and all issues arising hereunder shall
be governed by the laws of the State in which the Premises are located.

      25.09 Counterparts. This Sublease may be executed by the parties hereto in
separate counterparts, all of which, when delivered, shall together constitute
one and the same instrument.

      25.10 Plans. Nothing shown on any recorded subdivision plan with respect
to the Premises, or on any plan referred to in this Sublease, or on any other
plan, shall create or constitute an additional covenant, representation or
agreement of Subtenant or grant to Sublandlord any easement or right.

      25.11. Headings; Pronouns. The headings of the sections of this Sublease
are for convenience only and have no meaning with respect to this Sublease or
the rights or obligations of the parties hereto. Unless the context clearly
indicates a contrary intent or unless otherwise specifically provided herein:
"person", as used herein, includes an individual, corporation, partnership,
trust, unincorporated association, government, governmental authority, or other
entity; "Premises" includes each portion of the Premises and each estate or
interest therein; "hereof", "herein", and "hereunder" and other words of similar
import refer to this Sublease as a whole; "Master Lease" includes the Master
Lease as supplemented or amended from time to time by written instrument(s)
entered into by Master Landlord, Sublandlord and, to the extent that the same
adversely affect the rights and remedies or increase the duties and obligations
of Subtenant hereunder, Subtenant; "Master Landlord" includes Master Landlord's
successors and assigns; "Sublease" includes these presents as supplemented or
amended from time to time by written instrument(s) entered into by Subtenant and
Sublandlord; "Sublandlord" includes Sublandlord's successors and assigns;
"Subtenant" includes Subtenant's successors and permitted assigns; and "parties"
means Sublandlord and Subtenant. Whenever the context may require, any pronoun
used herein shall include the corresponding masculine, feminine or neuter forms,
and the singular form of pronouns or nouns shall include the plural and vice
versa.

      25.12 Binding Effect; Successors and Assigns. Subject to all provisions
hereof dealing with assignments, the terms and provisions of this Sublease, and
the respective rights and obligations hereunder of the parties hereto, shall be
binding upon, and inure to the benefit of, the parties and their respective
successors and assigns.

      25.13 Limitation of Sublandlord's Liability. The obligations of
Sublandlord under this Sublease do not constitute personal obligations of the
individual partners, directors, officers, or

                                       23
<PAGE>

shareholders of Sublandlord, and Subtenant shall look solely to the real estate
that is the subject of this Sublease and to no other assets or property of the
Sublandlord for satisfaction of any liability in respect of this Sublease and
shall not seek recourse against any other property of Sublandlord, or against
the individual partners, directors, officers or shareholders of Sublandlord or
any of their personal assets for such satisfaction.

      25.14 Survival. All agreements and obligations of Subtenant hereunder
which require observance or performance after the expiration or termination of
this Sublease, or which can not reasonably be ascertained as having been
observed or performed at the time of such expiration or termination, shall
survive, and be enforceable against Subtenant following, such expiration or
termination.

      25.15 Brokers. Subtenant represents that it has not engaged any broker,
finder or other person who may be entitled to a commission or fee in connection
with the transactions contemplated by this Sublease and covenants and agrees
that Subtenant shall indemnify and hold Sublandlord harmless from and against
any such claim. Sublandlord shall be responsible for and pay all broker's
commissions and fees due persons engaged by Sublandlord and shall indemnify and
hold Subtenant harmless from and against any failure to do so.

      25.16 Insolvency or Bankruptcy of Subtenant. Notwithstanding any other
provisions contained in this lease, in the event (a) Subtenant or its successors
or assignees shall become insolvent or bankrupt, or if it or their interests
under this Sublease shall be levied upon or sold under execution or other legal
process, or (b) the depository institution then operating on the Premises is
closed, or is taken over by any depository institution supervisory authority
("Authority"), Sublandlord may, in either such event, terminate this Lease only
with the concurrence of any Receiver or Liquidator appointed by such Authority,
to the extent that such Receiver's or Liquidator's consent is required by
applicable law. In the event this Sublease is terminated by the Receiver or
Liquidator, the maximum claim of Sublandlord for rent, damages, or indemnity for
injury resulting from the termination, rejection, or abandonment of the
unexpired Sublease shall not exceed the maximum amount permitted under
applicable law.

                                       24
<PAGE>

            IN WITNESS WHEREOF, Sublandlord and Subtenant have caused this
Sublease Agreement to be duly executed, all as of the day and year first above
written.

Witness:                                 FIRST STATES REALTY, L.P.

/s/ Jeanette Talese                      By:  /s/ Glenn Blumenthal
---------------------------------           ------------------------------------
Jeanette Talese                              Name:  Glenn Blumenthal
                                             Title: Vice President

Witness:                                 TWO RIVER COMMUNITY BANK

                                         By:  /s/ Barry B. Davall
---------------------------------           ------------------------------------
                                             Name:  Barry B Davall,
                                                    President & CEO

                                       25
<PAGE>

                                   EXHIBIT "A"

                             DESCRIPTION OF PREMISES
                             -----------------------

                                       26
<PAGE>

                                   EXHIBIT "B"

                              COPY OF MASTER LEASE

                                       27
<PAGE>

                                      LEASE
                                      -----

                        ESTATE OF CARL CASRIEL, Landlord

                                       and

                          CORESTATES BANK, N.A., Tenant

Premises:   CoreStates Bank Branch Building
            Port Monmouth Shopping Center
            Highway 36 and Bray Avenue
            Port Monmouth, Middletown, New Jersey

                                  June 20, 1997

                                       1
<PAGE>

                                      LEASE
                                TABLE OF CONTENTS

Article 1   Premises...........................................................1

Article 2   Use................................................................1

Article 3   Term...............................................................1

Article 4   Base Rent..........................................................1

Article 5   Option Term........................................................2

Article 6   Additional Rent ...................................................3

Article 7   Repairs and Care ..................................................4

Article 8   Glass. etc ........................................................4

Article 9   Alterations; Improvements .........................................4

Article 10  Signs..............................................................5

Article 11  Utilities .........................................................5

Article 12  Compliance with Laws, etc..........................................5

Article 13  Indemnification ...................................................5

Article 14  A. Assignment .....................................................6

Article 15  Restriction of Use; Environmental Responsibility...................6

Article 16  Mortgage Priority..................................................6

Article 17  Condemnation; Eminent Domain ......................................6

Article 18  Fire and other Casualty ...........................................7

Article 19  Reimbursement of Landlord..........................................7

Article 20  Inspection and Repair .............................................7

Article 21  Right to Exhibit ..................................................7

Article 22  ...................................................................8

Article 23  Removal of Tenant's Property.......................................8

                                       2
<PAGE>

Article 25  Remedies upon Tenant's Default ....................................8

Article 26  Non-Liability of Landlord .........................................9

Article 27  Non-Waiver by Landlord ............................................9

Article 28  Non-Performance by Landlord .......................................9

Article 29  Validity of Lease .................................................9

Article 30  Notices ...........................................................9

Article 31  Title and Quiet Enjoyment .........................................9

Article 32  Entire Contract ...................................................9

Article 33  Mechanics' Liens ..................................................9

Article 34  Waiver of Subrogation Rights......................................10

Article 35  Miscellaneous ....................................................10

                                       3
<PAGE>

                                      LEASE
                                      -----

THIS LEASE AGREEMENT, dated as of June 20, 1997,

between ESTATE OF CARL CASRIEL (the "Landlord") located at
                                     --------

c/o Casriel & Casriel
Attorneys At Law
290 Norwood Avenue
P.O. Box 368
Deal, New Jersey, 07723-0368

and CORESTATES BANK, NA, a National Banking Association (the "Tenant"), located
at

Attention:    Corporate Real Estate Department
              FC-1-1-18-2
              Philadelphia, PA 19101

      Article 1. Premises. The Landlord leases to the Tenant and the Tenant from
the Landlord,  the following described premises (referred to as the "Premises"),
the bank branch  building of  approximately  2,180  square feet,  together  with
drive-through  and  stacking  lanes,  currently  leased  by the  Tenant;  at the
shopping center known as Pomon Shopping Center or Port Monmouth  Shopping Center
(the  "Shopping  Center"),  located  at 357 - 375  Highway  36,  Port  Monmouth,
Middletown,  New Jersey, known as Block 244, Lot 5 the tax map of the Borough of
Middletown. The Shopping Center is shown on Schedule A, attached.

      Article 2. Use. The  Premises  are to be used and occupied  solely for the
following  purpose:  bank branch office (except as set forth in Article 14). The
Premises must be so used and occupied by the Tenant during normal business hours
during the term of this  Lease,  except as set forth in Article  14. The use and
occupation  by the Tenant of the Premises  shall  include the use in common with
others entitled thereto of the common areas,  employees' parking areas,  loading
area, sidewalks and car parking areas, in the Shopping Center, subject, however,
to the terms and conditions of this Lease.

      Article 3. Term. This Lease shall be for a term of ten years commencing on
September 1, 1997, and ending on August 31, 2007.

      Article  4. Base  Rent.  The  Tenant  covenants  and  agrees to pay to the
Landlord,  without setoff,  deduction or demand, at the address set out above or
as the Landlord may  designate in writing,  as base rent for and during the term
hereof, the following payments:

                                       4
<PAGE>

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<CAPTION>
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Period ("lease year")                      Rent Per Annum                      Rent per month
----------------------------------------------------------------------------------------------------
<S>                          <C>                                                 <C>
September 1, 1997 to
August 31, 1998
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September 1, 1998 to
August 31, 1999
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September 1, 1999 to
August 31, 2000
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September 1, 2000 to
August 31, 2001
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September 1, 2001 to
August 31, 2002
----------------------------------------------------------------------------------------------------
September 1, 2002 to        The prior lease year's rent, increased by the
August 31, 2003                CPI increase during the 12 month period
                                        ending July 31, 2002.
----------------------------------------------------------------------------------------------------
September 1, 2003 to        The prior lease year's rent, increased by the
August 31, 2004                CPI increase during the 12 month period
                                        ending July 31, 2003.
----------------------------------------------------------------------------------------------------
September 1, 2004 to        The prior lease year's rent, increased by the
August 31, 2005                CPI increase during the 12 month period
                                        ending July 31, 2004
----------------------------------------------------------------------------------------------------
September 1, 2005 to        The prior lease year's rent, increased by the
August 31, 2006                CPI increase during the 12 month period
                                        ending July 31, 2005
----------------------------------------------------------------------------------------------------
September 1, 2006 to        The prior lease year's rent, increased by the
August 31, 2007                CPI increase during the 12 month period
                                        ending July 31, 2006
----------------------------------------------------------------------------------------------------
</TABLE>

      Rent shall be paid each month in advance,  on the first of each month.  In
the event that the  Consumer  Price Index for Urban Wage  Earners  and  Clerical
Workers  (CPI-W) for New York, NY -  Northeastern  New Jersey is not  available,
Landlord shall use its reasonable discretion to select a comparable,  substitute
index.

                                       5
<PAGE>

      Net Lease.  It is the  intentions  of the  parties  that the rent  payable
hereunder  shall be net to Landlord,  so that this Lease shall yield to landlord
the net monthly rent  specified  herein during the term of this Lease,  and that
all costs, expenses and obligations of every kind and nature whatsoever relating
to the Premises (except with respect to mortgages on the fee, which shall be and
remain the sole obligation of the Landlord), shall be paid by Tenant.

      Article 5.  Option  Term.  The  Tenant  shall have the option to lease the
Premises  for one  additional  term of five (5) years.  The option  term is from
September 1, 2007 to August 31, 2012.  During the option term, the tenancy shall
be on all the terms and conditions of the Lease,  except that base rent shall be
increased  each lease year to an amount equal to the preceding  lease year rent,
increased by the CPI increase for each preceding twelve month period ending July
31st Base rent shall be paid each month, in advance, on the first of each month.
In order to  exercise  the option  term,  Tenant  must  deliver  written  notice
received on or before February 28, 2007, and Tenant must be good standing at the
time such notice is delivered. Otherwise this option shall be void.

      Article 6. Additional Rent
                 ---------------

            A. Tenant  shall pay Tenants  proportionate  share of all  Operating
Costs relating to, arising out of or in connection  with the Shopping  Center of
which the  Premises  forms a part.  Tenant  shall pay to  Landlord,  monthly  in
advance, at the same time and in the same manner as the Minimum Rent is due, the
amount  reasonably  estimated by Landlord  based on prior years  expenses at the
Shopping Center as to be Tenant's proportionate share of such Operating Costs in
anticipation  of actual  Operating  Costs for the then  current  calendar  year.
Annually,  on a calendar  year basis,  on or about  February  28th of each year,
there shall be an adjustment between Landlord and Tenant, with regard to payment
to or repayment or credit by, Landlord, as the case may require.  Landlord shall
provide  Tenant  with  supporting  documentation  reasonably  required to verify
Landlord's calculations.

            B. Landlord's "Operating Costs" shall mean and refer to all expenses
of any kind or nature  incurred or  sustained by Landlord in the  operation  and
maintenance of the Shopping  Center in a manner  reasonable and  appropriate for
shopping  centers of a similar calibre and locale,  and in the best interests of
the Shopping Center,  including,  without limitation by reason of specification,
the following:

            C.    (i) All costs and  expenses  directly  related to the Shopping
Center  of  operation,  repair,  maintenance,  alteration,  lighting,  cleaning,
insurance,  removal of snow,  ice,  waste and debris,  policing  and  regulating
traffic in the Shopping Center;

                  (ii) All costs and expenses of replacing (capitalized over the
useful life of the replacement),  repairing,  restriping and maintaining paving,
curbs, walkways,  roofs, landscaping (including replanting and replacing flowers
and other plants), sewer lines, drainage and lighting facilities in the Shopping
Center and adjacent areas thereto;

                  (iii) Electricity used in lighting the Shopping Center, except
as respects  the  electricity  serving only the Premises for which the Tenant is
directly liable and obligated;

                                       6
<PAGE>

                  (iv)  Maintenance  and  repair  of  parking  areas  and  other
so-called common areas of the Shopping Center;

                  (v) Painting  arid  decoration of all such common areas in the
Shopping Center and the areas adjacent thereto;

                  (vi) Real estate  taxes and  assessments,  on land only at the
Shopping Center, ordinary or extraordinary, for the Shopping Center, of any kind
or nature,  ordinary or  extraordinary,  for the Shopping Center, as well as any
tax imposed by any governmental authority in lieu of the foregoing to the extent
the same are in lieu of real  estate  taxes,  assessments  for  improvements  or
similar governmental impositions;

                  (vii) Management fees, commissions,  wages and salaries of all
persons engaged in the maintenance, leasing and operation of the Shopping Center
(not to exceed 5% of the aggregate other Operating Costs); and

                  (viii)  All other  expenses  of any kind or  nature  which may
reasonably   be  considered   and  expenses   regarding  or  incidental  to  the
maintenance, operation or repair of the Shopping Center.

            D. Tenant's Share. The "Proportionate Share" to be paid by Tenant of
such  Operating  Costs  shall be  computed  on the ratio  that the total  square
footage of the floor area of the Premises  bears to the total square  footage of
the store  space in the  Shopping  Center.  Tenant's  square  footage  is 2,180.
Tenant's Proportionate Share is 7.423% percent.

            E.  Records.   Landlord  shall  keep  accurate  records  showing  in
reasonable detail all expenses Incurred for Operating Costs described in and for
which Tenant shall be charged  pursuant to this  Article.  Such records shall be
made  available on reasonably  advance  notice by Tenant to Landlord at any time
within 30 days following the date Landlord shall have sent any invoice to Tenant
with  respect  to such  Operating  Costs.  Such  availability  and review of the
records shall take place at Landlord's  office  during  normal  business  hours.
Tenant shall not be required to pay any such  Operating  Costs so invoiced until
the  earlier  of the date on which  Tenant  shall  review  the  records  so made
available  by  Landlord  or the 31st day  following  the  sending  of an invoice
pertaining to Operating Costs by Landlord to Tenant.

            F.  Additional  Rent/Tax  on  Premises  Building.  As  part  of  the
Proportionate  Share/Operating  Costs  payments  made to Landlord,  Tenant shall
reimburse  Landlord  for all real  estate  taxes  attributable  to the  Premises
building,  as follows:  the Tenant  shall pay to  Landlord  each month a payment
equal to one-twelfth of 100% of the Middletown Township Tax Assessor's valuation
of the Premises  building,  multiplied by the tax rate applicable to the year in
question.  These  payments shall be subject to the year end adjustment set forth
in this Article 6.

      Article 7. Repairs and Care

            A. The  Premises  are leased "as is".  The Tenant has  examined  the
Premises and has entered into this Lease without any  representation on the part
of the Landlord as to the condition  thereof.  The Tenant shall neither encumber
nor obstruct the sidewalks,  driveways,

                                       7
<PAGE>

yards, entrances, hallways and stairs, but shall keep and maintain the same in a
dean condition, free from debris, trash, refuse, snow and ice.

            B. The Tenant  shall take good care of the Premises and shall at the
Tenant's own cost and expense,  make all repairs,  including  but not limited to
structural  and non  structural  repairs,  HVAC and  electrical  systems,  water
heater, plumbing, roof, ceiling tiles, redecoration, painting and renovations of
the  premises  as may be  necessary  to  keep  them  in  good  repair  and  good
appearance, and at the end and other expiration of the term shall deliver up the
premises in good order and condition, damages by the elements, ordinary wear and
tear, fire and other hazards excepted.

            C. Tenant shall repair, repave and restripe as necessary the parking
spaces,  driveways  and  drive-through  lanes,  and  maintain  the  landscaping,
immediately contiguous to the building Premises, which are primarily for the use
of the Tenant,  its  employees  and  customers.  This  repair,  landscaping  and
repaving area is marked in Schedule C, attached.

      Article 8. Glass.  etc. Damage  Repairs.  In case of the destruction of or
any damage to the glass in the Premises, or in the case of the destruction of or
damage  of any lend  whatsoever  to the  Premises  caused  by the  carelessness,
negligence or improper conduct on the part of the Tenant or the Tenant's agents,
employees, guests, licensees, invitees, subtenants, assignees or successors, the
Tenant shall repair the said damage or replace or restore any destroyed parts of
the Premises,  as speedily as possible, at the Tenant's own cost and expense. In
addition to the foregoing  obligations,  the Tenant must maintain and repair the
Premises as set forth in Article 7.

      Article 9. Alterations:  Improvements.  (A) Tenant may effect alterations,
additions  or  Improvements  to the  Premises,  upon the written  consent of the
Landlord. All such alterations,  additions, improvements and/or building systems
shall be completed in a good and workmanlike manner and when made,  installed in
or attached to the Premises (with the exception, at the option of the Tenant, of
a bank vault), shall belong to and become the property of the Landlord and shall
be  surrendered  with the Premises and as part  thereof upon the  expiration  or
sooner termination of this lease,  without hindrance,  molestation or injury. In
the case of expiration of the Lease,  or termination of the Lease by the Tenant,
Tenant  shall be deemed to have  elected to abandon  those  trade  fixtures  not
removed by the Tenant prior to the Lease termination/expiration.  In the case of
default by the Tenant as set forth in Articles 24 and 25, Tenant shall be deemed
to have elected to abandon those trade  fixtures not removed by the Tenant prior
to ten (10) days after the date  Landlord  re-enters  the  Premises or obtains a
Judgment for Possession of the Premises, whichever is first to occur.

            (B) Landlord reserves the right to expand,  renovate and remodel the
Shopping Center,  provided however that Landlord shall construct no buildings in
the area  delineated  in Schedule C.  Landlord  shall use their best  efforts to
minimize any such expansion/renovation's impact on the existing traffic flow and
stacking at the Premises.  In the event that the Shopping  Center store space is
expanded  or  reduced,  the  Tenant's  Proportionate  Share  shall  be  adjusted
accordingly by the Landlord.

      Article 10.  Signs.  The Tenant shall not place nor allow to be placed any
signs  of any  kind  whatsoever,  upon,  in or about  the  Premises  or any part
thereof,  except of a design and

                                       8
<PAGE>

structure  and in or at such places as may be indicated  and consented to by the
Landlord in writing,  such consent not to be unreasonably  withheld. In case the
Landlord or the Landlord's agents,  employees or  representatives  shall deem it
necessary  to  remove  any such  signs  in  order to paint or make any  repairs,
alterations or  improvements  in or upon the Premises or any part thereof,  they
may be so removed, but shall be replaced at the Landlord's expense when the said
repairs,  alterations  or  improvements  shall  have been  completed.  Any signs
permitted  by the  Landlord  shall  at all  times  conform  with  all  municipal
ordinances  or other  laws and  regulations  applicable  thereto.  The  Landlord
consents to the existing signs of the Tenant at the Premises. Tenant's presently
existing signage is hereby approved.

      Article  11.  Utilities.  The  Tenant  shall pay when due all the rents or
charges for water or other  utilities  used by the  Tenant,  which are or may be
assessed  or  imposed  upon the  Premises  or which are or may be charged to the
Landlord with respect to the Premises by the suppliers  thereof  during the term
hereof,  and if not paid,  such  rents or  charges  shall be added to and become
payable as additional  rent with the  installment  of rent next due or within 30
days of demand therefor, whichever occurs sooner.

      Article 12.  Compliance  with Laws etc. The Tenant shall  promptly  comply
with all laws, ordinances,  rules,  regulations,  requirements and directives of
the Federal,  State and Municipal  Governments or Public  Authorities and of all
their  departments,  bureaus and  subdivisions,  applicable to and affecting the
Premises, their use and occupancy, for the correction,  prevention and abatement
of nuisances,  violations  or other  grievances  in, upon or connected  with the
Premises,  during the term hereof;  and shall  promptly  comply with all orders,
regulations,  requirements  and directives of the Board of Fire  Underwriters or
similar authority and of any insurance  companies which have issued or are about
to issue policies of insurance  covering the Premises and its contents,  for the
prevention of fire or other casualty, damage or injury, at the Tenant's own cost
and  expense.  In the  alternative,  Tenant  need  not  comply  if the  cost  of
compliance  exceeds  $2,500 and Tenant ceases  business at the  Premises.  (Such
ceasing of business  shall not effect the  Tenant's  obligation  to pay rent and
perform other  covenants  contained in this Lease.) If Tenant does not make such
corrections  (or commence a cure in the case  described  below)  within a thirty
(30) day period,  (or cease business at the Premises within a 180 day period) or
a lesser period if required by law, then the Landlord or the  Landlord's  agents
may  enter  the  Premises  and  comply  with any and all of the  said  statutes,
ordinances,  rules, orders, regulations or requirements, at the cost and expense
of the Tenant and in case of the Tenant's failure to pay therefor, the said cost
and expense  shall be added to the next  month's  rent and be due and payable as
such,  or the Landlord may deduct the same from the balance of any sum remaining
in the Landlord's  hands.  If the nature of such violation or order is such that
it cannot be cured or implemented  within the applicable  time period,  then the
Tenant shall commence and  diligently  pursue  compliance  within the applicable
time  period.  Each  party  will give  prompt  notice to the other of notices of
violations  received by such party  relating to the  Premises.  Tenant  shall be
responsible  for any and all fines  assessed by reason of failure to comply with
law at the Premises.

      Article 13. Indemnification. The Tenant agrees to and shall save, hold and
keep  harmless and  indemnify  the Landlord  from and for any and all  payments,
expenses, costs, attorney fees and from and for any and all claims and liability
for losses or damage to property or Injuries to persons  occasioned wholly or in
part by or  resulting  from any acts or  omissions by the

                                       9
<PAGE>

Tenant  or  the  Tenant's  agents,  employees,   guests,  licensees,   invitees,
subtenants,  assignees  or  successors,  or for any cause or  reason  whatsoever
arising out of or by reason of the  occupancy  of the Premises by the Tenant and
the conduct of the Tenant business.

      Article  14.

            A. Assignment.  The Tenant shall not, without the written consent of
the  Landlord,  assign,  mortgage,  or  hypothecate  this  lease,  nor sublet or
sublease  the  Premises  or  any  part  thereof,  except  through  a  merger  or
consolidation of Tenant,  or a sale of not fewer than three bank branches.  Such
consent shall not be  unreasonably  withheld or delayed.  If Tenant assigns this
lease or sublets,  Tenant shall  remain  liable as a surety to Landlord for full
performance of Tenant's obligations.

            B. Use Following Assignment.  Provided Tenant makes an assignment or
enters into a sublease,  pursuant to this Article, use of the Premises for other
than bank use may be any  lawful,  retail or office use except for any use which
materially  competes  with any tenant at the Shopping  Center at such time,  and
except for the prohibited uses set forth in Schedule B.

            C.  Tenant's  Right to  Cease  Business/Landlord's  Right to  Cancel
Lease. Notwithstanding Article 2 (Use), Tenant may, at any time during the Lease
term or the option term,  cease  business  operations at the Premises.  However,
should Tenant cease business at the Premises for 90 days or more,  Landlord may,
at  Landlord's  discretion,  cancel  the Lease upon ten days  written  notice to
Tenant.

      Article 15. Restriction of Use; Environmental  Responsibility.  The Tenant
shall not occupy or use the Premises or any part  thereof,  nor permit or suffer
the same to be occupied or used for any purposes  other than as herein  limited,
nor for any  purpose  deemed  unlawful,  disreputable,  or extra  hazardous,  on
account  of fire or other  casualty.  The Tenant  shall not store any  hazardous
materials  on the  Premises.  The Tenant  shall  indemnify  the Landlord for any
environmental expenses or legal liability incurred by the Landlord,  relating to
the Premises and caused by the use of the Premises by the Tenant, its guests and
invitees. The foregoing  indemnification shall apply to normal ECRA reporting if
required in connection with termination of this tenancy.

      Article 16. Mortgage Priority.  This lease shall not be a lien against the
Premises  in respect to any  mortgages  that may  hereafter  be placed  upon the
Premises.  The recording of such mortgage or mortgages shall have preference and
precedence and be superior and prior in lien to this lease,  irrespective of the
date of  recording  and the Tenant  agrees to execute any  instruments,  without
cost,  which may be  deemed  necessary  or  desirable,  to  further  effect  the
subordination of this lease to any such mortgage or mortgages.  A refusal by the
Tenant to execute such  instruments  shall entitle the Landlord to the option of
canceling  this  lease,  and  the  term  hereof  is  hereby  expressly   limited
accordingly.  Landlord  shall use its best  efforts to obtain a  non-disturbance
agreement from any present or future mortgagee, in form and content satisfactory
to Tenant.

      Article 17. Condemnation: Eminent Domain

            A. If any  portion  of the  Premises,  or any  material  portion  of
Tenant's Drive Thru lanes or the supporting  stacking or traffic lanes, shall be
taken under  eminent  domain or

                                       10
<PAGE>

condemnation proceedings, or if suit or other action shall be instituted for the
taking  or  condemnation  thereof,  or if in  lieu  of any  formal  condemnation
proceedings or actions, the Landlord shall grant an option to, and or shall sell
and convey the Premises or any material portion thereof,  to the governmental or
other public  authority,  agency,  body or public utility,  seeking to take said
Premises or any material portion thereof,  then this Lease, at the option of the
Tenant,  shall  terminate,  and the term  hereof  shall end as of such date such
property is surrendered to the condemning authority.

            B. [INTENTIONALLY OMITTED]

            C. In the event that the Lease is terminated by Tenant,  pursuant to
this Article, the Tenant shall have no claim or right to claim or be entitled to
any portion of any amount  which may be awarded as damages or paid as the result
of such condemnation  proceedings or paid as the purchase price for such option,
sale or conveyance in lieu of formal condemnation proceedings. All rights of the
Tenant to damages,  if any, are hereby  assigned to the Landlord,  except for an
award made to Tenant for  Tenant's  moving  expenses or for the loss of Tenant's
trade fixtures and tangible personal property if a separate award for such items
is made to the Tenant. The Tenant agrees to execute and deliver any instruments,
at the  expense of the  Landlord,  as may be deemed  necessary  or  required  to
expedite any  condemnation  proceedings  or to  effectuate a proper  transfer of
title to such  governmental or other public  authority,  agency,  body or public
utility  seeking to take or acquire  the said lands and  premises or any portion
thereof. If given notice to quit from the Landlord,  the Tenant agrees to vacate
the Premises, remove all the Tenant's personal property therefrom and deliver up
peaceable  possession  thereof to the Landlord or to such other party designated
by the Landlord in the  aforementioned  notice.  Failure by the Tenant to comply
with any  provisions  in this  clause  shall  subject  the Tenant to such costs,
expenses, damages and losses as the Landlord may incur by reason of the Tenant's
breach hereof.

      Article 18. Fire and other Casualty

            A. In  case  of  fire or  other  casualty,  the  Tenant  shall  give
immediate notice to the Landlord.  If the Premises shall be partially damaged by
fire,  the elements or other  casualty,  the  Landlord  shall repair the same as
speedily as practicable,  but the Tenant's  obligation to pay the rent hereunder
shall not cease. If the Premises be so extensively and substantially  damaged as
to render  them  untenantable,  then the rent shall cease until such time as the
Premises  shall  be  made  tenantable  by  the  Landlord.  However,  if,  in the
reasonable opinion of the Landlord,  the Premises building is more than one-half
destroyed,  then at the option of either  party the rent shall be paid up to the
time of such  destruction and then and from thenceforth this lease shall come to
an end.  The parties  option to cancel the Lease under this  Article 18 shall be
deemed waived if not  exercised  within 60 days of such  casualty.  The Premises
shall be deemed to be more than  one-half  destroyed  if, in the  opinion of the
Landlord's  licensed  architect,  the cost of necessary  repairs to the Premises
building  would exceed  one-half  the  replacement  cost of the entire  Premises
building.

            B. In any case under this  Article 18, if the Tenant shall have been
insured  against  any of the risks  herein  covered,  then the  proceeds of such
insurance  shall be paid over to the  Landlord  to the extent of the  Landlord's
costs  and  expenses  to make the  repairs  hereunder,  or

                                       11
<PAGE>

to the extent of the  assessed  value of the  Premises  building if the Lease is
terminated,  and such  insurance  carriers  shall have no  recourse  against the
Landlord for reimbursement.

            C. In the event  that a  casualty  loss  occurs  and  neither  party
cancels  the Lease,  then  Tenant may  continue  to operate  out of a  temporary
structure, such as a trailer, located on the Premises,  provided that (i) Tenant
obtains all necessary government approvals, and (ii) rent not be abated.

      Article 19. Reimbursement of Landlord.  If the Tenant shall fail or refuse
to comply with and  perform  any  conditions  and  covenants  of the Lease after
notice and reasonable  opportunity to cure, the Landlord may, if the Landlord so
elects,  carry out and perform such  conditions and  covenants,  at the cost and
expense of the Tenant, and the said cost and expense shall be payable on demand,
or at the option of the Landlord  shall be added to the  installment of rent due
immediately  thereafter  but in no case later than one month after such  demand,
whichever occurs sooner, and shall be due and payable as such. This remedy shall
be in addition to such other  remedies as the Landlord may have  hereunder or at
law by reason of the breach by the Tenant of any of the covenants and conditions
in this lease contained.

      Article 20. Inspection and Repair. The Tenant agrees that the Landlord and
the Landlord's agents, employees or other representatives,  shall have the right
to enter  into and upon the  Premises  or any part  thereof,  at all  reasonable
hours,  for the  purpose  of  examining  the  same or  making  such  repairs  or
alterations therein as may be necessary for the safety and preservation thereof.
This  clause  shall  not be  deemed  to be a  covenant  by the  Landlord  nor be
construed  to  create an  obligation  on the part of the  Landlord  to make such
inspection or repairs.

      Article 21. Right to Exhibit. The Tenant agrees to permit the Landlord and
the Landlord's agents,  employees or other  representatives to show the Premises
to  persons  wishing  to  rent  or  purchase  the  same,  at  reasonable   times
co-ordinated with Tenant which may be after regular business hours.

      Article 22. [INTENTIONALLY OMITTED]

      Article 23. Removal of Tenant's Property. Any equipment,  fixtures,  goods
or other property of the Tenant;  not removed by the Tenant upon the termination
of this Lease, or upon the Tenant's eviction, whichever shall occur first, shall
be considered as abandoned  and the Landlord  shall have the right;  without any
notice to the Tenant;  to sell or otherwise  dispose of the same, at the expense
of the Tenant;  and shall not be  accountable  to the Tenant for any part of the
proceeds of such sale, if any. Upon the occurrence of an Event of Default of the
Tenant, Landlord shall have the additional rights set forth in Article 25.

      Article  24.  Default by Tenant.  Each of the  following  events  shall be
deemed an Event of Default by the Tenant under this Lease:

            (i)  Tenant  shall  fail to pay  any  installment  of  base  rent or
additional rent within 10 days after receipt of written notice of non-payment;

            (ii) Tenant shall fail to comply with,  perform or observe any other
term, condition or covenant of the Lease applying to Tenant and Tenant shall not
cure such failure or

                                       12
<PAGE>

default  within 30 days  after  Landlord's  written  notice of said  failure  or
default,  or such  longer  time as  necessary  to cure such  failure or default;
provided that Tenant has promptly and diligently  commenced cure of such failure
or default; or

            (iii)  Proceedings  be  commenced  by  or  against  the  Tenant  for
bankruptcy, insolvency,  receivership, agreement of composition, or Tenant shall
make an assignment for the benefit of creditors.

      Article 25. Remedies upon Tenant's Default

      If there should occur any Event of Default on the part of the Tenant;  the
Landlord,  in  addition  to any other  remedies  herein  contained  or as may be
permitted  by law, may either  terminate  this Lease or re-enter the Premises as
agent for the Tenant, by appropriate  judicial remedy,  without being liable for
prosecution  therefor, or for damages, and all rights of Tenant under this Lease
to possess the Premises shall cease.  In all cases,  the Tenant's  obligation to
pay all rent shall continue. Landlord, as agent for the Tenant or otherwise, may
re-let the Premises and receive the rents therefor and apply the same,  first to
the payment of such expenses, realtor commissions,  reasonable attorney fees and
costs, as the Landlord may have incurred in (1) re-entering and repossessing the
same, (2) in making such repairs and  alterations as may be necessary and (3) in
re-letting  the Premises;  and second to the payment of the rents due hereunder.
The Tenant shall remain  liable for such rents as may be in arrears and also the
rents as may accrue subsequent to the re-entry by the Landlord, to the extent of
the  difference  between the rents  reserved  hereunder  and the rents,  if any,
received by the  Landlord  during the  remainder of the  unexpired  term hereof,
after deducting the aforementioned  expenses,  commissions,  fees and costs. The
Landlord at its option may require the Tenant to pay such  deficiencies  as they
arise and are  ascertained  each month,  or may hold Tenant in advance for a sum
equal to the Landlord's reasonable protection of the entire deficiency resulting
from such reletting.  Tenant shall not be entitled to any surplus  accruing as a
result of the  reletting.  Landlord  hereby waives any lien,  statutory  lien or
right to distrain that may exist; on all personal  property of Tenant in or upon
the Premises, including without limitation, furniture, fixtures (including trade
fixtures) and  merchandise of Tenant.  No waiver by Landlord of any such breach,
violation or default by Tenant shall  constitute  or be construed as a waiver of
any other such breach,  violation or default, nor shall lapse of time after such
breach,  violation or default by Tenant before Landlord shall exercise any right
with  respect  thereto  operate  to defeat or  adversely  affect  the  rights of
Landlord.  Landlord shall make its best efforts to mitigate damages,  consistent
with  the  tenor  of the  Shopping  Center.  If  Landlord  or  Tenant  commences
litigation to enforce their rights under this Lease,  the prevailing party shall
be entitled to reasonable attorneys fees as part of its damage award.

      Article 26.  Non-Liability  of Landlord.  The Landlord shall not be liable
for any  damage or  injury  which may be  sustained  by the  Tenant or any other
person, as a consequence of the failure, breakage, leakage or obstruction of the
water,  plumbing,  steam,  sewer, waste or soil pipes,  roof,  drains,  leaders,
gutters,  valleys,  downspouts  or the like or of the  electrical,  gas,  power,
conveyor,  refrigeration,   sprinkler,  air  conditioning  or  heating  systems,
elevators or hoisting equipment; or by reason of the elements; or resulting from
the carelessness, negligence or improper conduct on the part of any other Tenant
or this or any other Tenant's agents, employees,  guests,  licensees,  invitees,
subtenants,  assignees or successors;  or attributable to any

                                       13
<PAGE>

interference  with,  interruption  of or  failure,  beyond  the  control  of the
landlord, or any services to be furnished or supplied by the Landlord.

      Article 27. Non-Waiver by Landlord. The various rights, remedies,  options
and elections of the Landlord, expressed herein, are cumulative, and the failure
of the Landlord to enforce  strict  performance  by the Tenant of the conditions
and covenants of this lease or to exercise any election or option,  or to resort
or have  recourse  to any  remedy  herein  conferred  or the  acceptance  by the
Landlord of any  installment of rent after any breach by the Tenant,  in any one
or more  instances,  shall  not be  construed  or  deemed  to be a  waiver  or a
relinquishment  for the  future  by the  Landlord  of any  such  conditions  and
covenants,  options,  elections or remedies, but the same shall continue in full
force and effect.

      Article 28. Non-Performance by Landlord.  This lease and the obligation of
the  Tenant to pay the rent  hereunder  and to  comply  with the  covenants  and
conditions hereof, shall not be affected, curtailed, impaired or excused because
of the Landlord's inability to supply any service or material called for herein,
by reason of any rule,  order,  regulation  or  preemption  by any  governmental
entity, authority,  department, agency or subdivision or for any delay which may
arise by reason of negotiations for the adjustment of any fire or other casualty
loss or because of strikes or other  labor  trouble or for any cause  beyond the
control of the Landlord.

      Article  29.  Validity  of Lease.  The terms,  conditions,  covenants  and
provisions  of this  lease  shall be deemed to be  severable.  If any  clause or
provision herein contained shall be adjudged to be invalid or unenforceable by a
court of competent  jurisdiction or by operation of any applicable law, it shall
not affect the validity of any other clause or provision herein,  but such other
clauses or  provisions  shall remain in full force and effect.  The Landlord may
pursue the relief or remedy sought in any invalid clause, by conforming the said
clause  with  the  provisions  of  the  statutes  or  the   regulations  of  any
governmental  agency  in  such  case  made  and  provided  as if the  particular
provisions of the applicable  statutes or  regulations  were set forth herein at
length.

      Article 30.  Notices.  All notices  required under the terms of this lease
shall be given by mailing such notices by certified or registered  mail,  return
receipt  requested,  or delivered by overnight courier (Federal Express,  United
Parcel Service,  etc.) providing proof of delivery to the address of the parties
as  shown  at the  head  of  this  lease,  or to such  other  address  as may be
designated  in writing,  which notice of change of address shall be given in the
same  manner.  Notices  shall be  effective  when  received.  In the event of an
emergency, any reasonable method of notification shall be acceptable.

      Article  31.  Title and Quiet  Environment.  The  Landlord  covenants  and
represents  that the Landlord is the owner of the Premises herein leased and has
the right and authority to enter into,  execute and deliver this lease, and does
further  covenant  that  the  Tenant  on  paying  the rent  and  performing  the
conditions and covenants herein  contained,  shall and may peaceably and quietly
have, hold and enjoy the Premises for the term aforementioned.

      Article 32.  Entire  Contract.  This lease  contains  the entire  contract
between the parties.  No  representative,  agent or employee of the Landlord has
been  authorized to make any  representations  or promises with reference to the
within  letting or to vary,  alter or modify  the

                                       14
<PAGE>

terms hereof.  No additions,  changes or  modifications,  renewals or extensions
hereof,  shall be binding  unless  reduced to writing and signed by the Landlord
and the Tenant.

      Article 33.  Mechanics'  Liens.  If any mechanics' or other liens shall be
created or filed against the Premises by reason of labor  performed or materials
furnished for the Tenant in the erection, construction,  completion, alteration,
repair or addition to any building or improvement, the Tenant shall upon demand,
at the Tenant's  own cost and expense,  cause such lien or liens to be satisfied
and  discharged of record  together with any Notices of Intention  that may have
been  filed.  Failure so to do,  shall  entitle  the  Landlord to resort to such
remedies as are  provided  herein in the case of any  default of this lease,  in
addition to such as are permitted by law.

      Article 34. Waiver of Subrogation  Rights. The Tenant waives all rights of
recovery  against  the  Landlord  or  Landlord's  agents,   employees  or  other
representatives,  for any loss,  damages or injury of any nature  whatsoever  to
property  or persons for which the Tenant is insured.  The Tenant  shall  obtain
from Tenant's  insurance  carriers and will deliver to the Landlord,  waivers of
the subrogation rights under the respective policies.

      Article 35. Miscellaneous

            A. The Tenant  shall not  install,  construct  or allow any  vending
machines or storage containers outside the store.

            B. [Intentionally omitted.]

            C. Should any rent remain unpaid for ten days after notice that rent
has not been received, Tenant shall pay a late charge of 5%, such late charge to
be deemed Additional Rent.

            D. Additional Rules. The Landlord at any time or times and from time
to time may make such reasonable rules and regulations as in the judgment of the
Landlord may from time to time be reasonably  necessary for the safety, care and
cleanliness of the Premises and Shopping Center, and for the preservation of the
good order therein.  Such rules and/or  regulations  shall, when communicated in
writing to the Tenant; form a part of this lease.

            E This  Lease  Agreement  may be  executed  by  facsimile  and/or by
counterpart and each  counterpart  when taken together shall  constitute one and
the same  instrument.  This Lease Agreement shall be governed by the laws of New
Jersey.  In  all  references  herein  to  any  parties,   persons,  entities  or
corporations  the use of any particular  gender or the plural or singular number
is  intended  to  include  the  appropriate  gender or number as the text of the
within instrument may require.

                                       15
<PAGE>

            F. All the terms, covenants and conditions herein contained shall be
for and shall  inure to the  benefit  of and shall bind the  respective  parties
hereto,  and  their  heirs,   executors,   administrators,   personal  or  legal
representatives, successors and assigns.

SIGNED:

Witnessed as to Landlord:                    ESTATE OF CARL CASRIEL, Landlord

                                             By:         /s/ Eric Casriel
--------------------------------                 -------------------------------
                                                   Eric Casriel, Executor

Attest as to Tenant:                         CORESTATES BANK, N.A., Tenant

     /s/ Carl L. Grossman                    By:        /s/ Dan G. Griffith
--------------------------------                 -------------------------------
     CARL L. GROSSMAN                              DAN G. GRIFFITH
     ASSISTANT SECRETARY                           VICE PRESIDENT

                                       16
<PAGE>

                                   Schedule A
                          Port Monmouth Shopping Center

                                       MAP

                                       17
<PAGE>

                                   Schedule B
                               Restrictions on Use

            1.  Grocery/Drug  Restrictions.  The types of uses  permitted in the
Premises shall be of a retail,  office and/or  commercial  nature.  The Premises
(nor  any  part  thereof)  shall  not  be  (i)  used  or  occupied  as a  retail
supermarket,  drug store or combination  thereof,  nor (ii) used for the sale of
any of the following:  (1) fish or meat; (2) liquor or other alcoholic beverages
in package form, including, but not limited to, beer, wine and ale; (3) produce;
(4) baked goods;  (5) floral items; (6) any combination of food items sufficient
to be commonly  known as a convenience  food store or  department;  (7) greeting
cards;  (8) photo  processing;  (9)  health  and  beauty  aids;  and (10)  items
requiring  dispensation by or through a pharmacy or requiring dispensation by or
through a registered or licensed pharmacist.

            2. General  Restrictions.  In addition,  none of the following  uses
shall be conducted  at the  Premises:  (a) funeral  homes;  (b) any  production,
manufacturing,  industrial  or  storage  use of any kind or  nature,  except for
storage and/or production of products incidental to the retail sale thereof from
the Premises;  (c) entertainment or recreational  facilities  ("entertainment or
recreational  facilities"  include  but are not  limited  to, a  bowling  alley,
skating rink, electronic or mechanical games arcade (except as an incidental use
to a retail or commercial  business,  in which case such use shall be restricted
to less than five  percent  (5%) of the floor area  occupied by such  business),
theater,  billiard  room or pool hall,  health spa or studio or fitness  center,
massage  parlor,  discotheque,  dance hall,  banquet  hall,  night club,  bar or
tavern,  "head  shop",  pornographic  or  "adult"  store,  racquetball  court or
gymnasium,  or other place of public  amusement);  (d)  training or  educational
facilities  ("training or educational  facilities"  include, but are not limited
to, a beauty school,  barber college,  library,  reading room,  church,  school,
place of instruction,  or any other operation  catering primarily to students or
trainees rather than to customers); (e) restaurants; (f) car washes, gasoline or
service stations, or the displaying, repairing, renting, leasing, or sale of any
motor vehicle, boat or trailer; (g) dry cleaner with on-premises  cleaning;  (h)
any use which creates a nuisance or materially  increases  noise or the emission
of dust,  odor,  smoke,  gases,  or  materially  increases  fire,  explosion  or
radioactive hazards in the Shopping Center beyond that created by any restaurant
business;  (i)  second-hand or thrift stores,  or flea markets;  and (j) any use
involving  Hazardous  Material,  except  as  may be  customary  in  first  class
neighborhood shopping centers in the metropolitan area where the Shopping Center
is  located.  It is the  Parties'  intent  that the  parking  and  other  common
facilities  shall not be burdened by either  large  scale or  protracted  use by
persons other than customers of occupants of the Shopping Center.

                                       18

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