Document:

<PAGE>

                                                                   Exhibit 10.55

                         FOURTEENTH AMENDMENT TO LEASE

      This Amendment made as of the 28th day December, 1998 is by and between
GROVE STREET ASSOCIATES OF JERSEY CITY LIMITED PARTNERSHIP, a New Jersey
limited partnership having an office at c/o Mack-Cali Realty Corporation, 11
Commerce Drive, Cranford, New Jersey 07016 (hereinafter called "Landlord"), and
DONALDSON, LUFKIN & JENRETTE SECURITIES CORPORATION, a Delaware corporation
having an office at 277 Park Avenue, New York, New York 10172 (hereinafter
called "Tenant").

                                   WITNESSETH

      WHEREAS, Landlord and Tenant have previously entered into a Lease as
described on the attached Schedule #1 covering certain premises in the building
at 1 Pershing Plaza, Jersey City, New Jersey (the "Building"); and

      WHEREAS, Tenant wishes to lease a portion of the space on the 12th floor
of the Building, currently leased to Combined Data Resource, Inc.

      WHEREAS, the Expiration Date of the Lease is July 13, 2009.

      WHEREAS, Landlord and Tenant desire to amend the Lease as set forth
herein.

      NOW, THEREFORE, in consideration of the foregoing, the sum of Ten Dollars
($10.00) and other good and valuable consideration the receipt and sufficiency
of which are hereby acknowledged, Landlord and Tenant do hereby agree to amend
and modify the Lease as follows:

1.    All defined terms used in this Amendment shall have the meanings ascribed
      to them in the Lease unless otherwise defined herein.

2.    The recitals set forth above are incorporated herein by reference.

3.    From and after January 1, 1999, Landlord hereby leases to Tenant and
      Tenant hereby hires from Landlord approximately 6,811 rentable square feet
      on the 12th floor of the Building (the "CDR" Space) as shown cross-hatched
      on the attached Exhibit A. Tenant has fully inspected the CDR Space, is
      satisfied with the condition thereof, and agrees to accept possession of
      the CDR Space in its current "AS-IS" condition, subject to reasonable wear
      and tear and damage by fire or other cause.

4.    The term applicable to the CDR Space shall commence on October 1, 1998
      (the "CDR Commencement Date") and shall expire on the Expiration Date of
      the Lease.

5.    The first sentence of Section 1.02 of the Lease is hereby amended to read
      in its entirety as follows:

      "The premises hereby leased to Tenant are described on the attached
      Schedule #2."

6.    In addition to the fixed rent to be paid to Landlord by Tenant for the
      Premises as previously set forth in the Lease, Tenant shall pay Landlord
      fixed rent for the CDR Space as follows:

      (i)   TEN THOUSAND EIGHT HUNDRED TWENTY-NINE AND 49/100 DOLLARS
            ($10,829.49) per month for the period commencing October 1, 1998 to
            July 13, 1999;

      (ii)  TWELVE THOUSAND NINE HUNDRED NINETY-SEVEN AND 66/100 DOLLARS
            ($12,997.66) per month for the period commencing July 14, 1999 to
            July 13, 2004;

      (iii) FIFTEEN THOUSAND FIVE HUNDRED NINETY-SEVEN AND 19/100 DOLLARS
            ($15,597.19) per month for the period commencing July 14, 2004 to
            July 13, 2009.

      The fixed rent shall be payable in the same manner and under the same
      terms and conditions as the fixed rent currently provided in the Lease.

7.    As of January 1, 1999, Section 5.01(e) of the Lease is amended to provide
      that Tenant's Proportionate Share shall be 68.41% (67.32% + 1.09%), and
      that the agreed upon rentable square foot area of the Demised Premises
      shall be deemed to be 425,472 square feet. As of October 1, 2000, Section
      5.01(e) of the Lease is amended to provide that Tenant's Proportionate
      Share shall be 72.33% (68.41% + 3.92%), and that the agreed upon rentable
      square foot area of the Demised Premises shall be deemed to be 449,85l
      square feet.

                                       1
<PAGE>

8.    As of January 1, 1999, Section 5.07(k) of the Lease is amended to provide
      that Tenant's Operational Proportionate Share shall be 69.16% (68.06% +
      1.1%). As of October 1, 2000, Section 5.07(k) of the Lease is amended to
      provide that Tenant's Operational Proportionate Share shall be 73.12%
      (69.16% + 3.96%).

9.    The garage parking space allocation applicable to the CDR Space is six (6)
      spaces. At any time during the Term, Tenant may elect to lease all or less
      than all of these spaces by sending written notice to Landlord of its
      intention to lease same. Upon Tenant's election to lease the garage
      parking spaces, Tenant agrees to pay Landlord the monthly rate Landlord is
      then charging other tenants in the Building for each space so leased.

10.   a.    The cost of electric current which is supplied by Landlord for use
            by Tenant in the CDR Space, other than for air conditioning
            purposes, shall be reimbursed to the Landlord at terms,
            classification and rates normally charged by the public utilities
            corporation serving that part of the municipality where the Premises
            are located.

      b.    Landlord shall, prior to January 1, 1999, estimate the electric
            power demand of the electric lighting fixtures and the electric
            equipment of Tenant to be used in the CDR Space to determine the
            avenge monthly electric consumption thereof. During the Term, Tenant
            shall pay to Landlord, in advance, on the first day of every month
            in conjunction with Tenant's monthly payments of fixed rent, the
            amount estimated by Landlord as Tenant's monthly consumption. Said
            amounts shall be treated as Additional Rent due hereunder.
            Proportionate sums shall be payable for periods of less than a full
            month if the term commences or ends on any other than the first or
            last day of the month. Within sixty (60) days of the October 1,
            1998, Tenant agrees that Landlord's electrical engineering
            consultant shall make a survey of electric power demand of the
            electric lighting fixtures and the electric equipment of Tenant used
            in the CDR Space to determine the average monthly electric
            consumption thereof, and the costs of said survey shall be borne by
            Tenant. The findings of said consultant as to the average monthly
            electric consumption of Tenant shall, unless objected to by Tenant
            within thirty (30) days, be conclusive and binding on Landlord and
            Tenant. After Landlord's consultant has submitted its report, Tenant
            shall pay to Landlord, within ten (10) days after demand therefor by
            Landlord, any underpayment (based on the monthly consumption found
            by such consultant as compared to Landlord's estimate) as owing from
            the CDR Commencement Date, and the then expired months, to include
            the then current month and thereafter, on the first day of every
            month, in advance, the amount set forth as the monthly consumption
            in said report. Any overpayments made by Tenant shall be credited
            against the next electrical charges then payable to Landlord. If
            Tenant objects to Landlord's consultant's survey, Tenant shall
            nevertheless pay and continue to pay the amount determined by
            Landlord's consultant until the issue is finally resolved, but
            Tenant may, at its expense, seek the services of an independent
            electrical consultant who shall make a survey as provided above. If
            Landlord and Tenant's consultant cannot agree as to Tenant's
            consumption within thirty (30) days of Tenant's consultant's
            findings, either Landlord or Tenant may request the American
            Arbitration Association in Somerset, New Jersey to appoint an
            electrical engineering consultant whose decision shall be final and
            binding on Landlord and Tenant, and whose cost shall be shared
            equally. Upon the issue being finally resolved, any overpayment made
            by Tenant shall promptly be refunded by Landlord and any
            underpayment in Tenant's payments shall promptly be paid to
            Landlord.

11.   On or before February 1, 1999, Landlord shall provide Tenant a check in
      the amount of NINETY-EIGHT THOUSAND SEVEN HUNDRED FIFTY-NINE AND 50/100
      DOLLARS ($98,759.50) towards the cost of improving the Premises (the "CDR
      Improvement Allowance"). The CDR Improvement Allowance must be used by
      November 1, 1999, or the allowance shall be withdrawn. All work performed
      in the CDR Space shall be governed by the provisions of Article 13
      "Tenant's Changes" of the Lease. At Landlord's request, Tenant shall
      furnish Landlord with copies of paid invoices evidencing the work
      performed in the Premises which equals or exceeds the CDR Improvement
      Allowance.

12.   With respect to the Fourteenth Lease Amendment, Article 32 "Broker" is
      hereby deleted and the following shall apply to the leasing of the CDR
      Space: "Landlord and Tenant represent and warrant to each other that no
      broker brought about this transaction, and the parties agree to indemnify
      and hold each other harmless from any and all claims of any broker
      (claiming to have dealt with the indemnifying party) arising out of or in
      connection with the negotiations of or entering into of this Amendment by
      Tenant and Landlord. Landlord represents that there is no commission due
      to Cushman and Wakefield in connection with this transaction pursuant to
      any prior agreement between Landlord and Cushman and Wakefield.

                                       2
<PAGE>

13.   The expiration date applicable to the Temporary Storage Space of 112
      square feet located on the 14th Floor of the Building is May 30, 1996.

14.   Tenant represents and warrants that this Amendment and the undersigned's
      execution of same has been duly authorized and approved by the
      corporation's Board of Directors. The undersigned officer of the
      corporation represents and warrants he is an officer of the corporation
      with authority to execute this Amendment on behalf of the corporation.
      Landlord represents and warrants that this Amendment and the undersigned's
      execution of same has been duly authorized and approved by all necessary
      partnership and corporate actions. The undersigned officer of the
      corporate general partner of Landlord represents and warrants that he is
      an officer of the corporation with authority to execute this Amendment on
      behalf of the corporate general partner of Landlord, and that the
      corporate general partner of Landlord is authorized to execute this
      Amendment on behalf of Landlord.

15.   EXCEPT as modified herein, the Lease dated July 1, 1987 and all amendments
      and sideletters applicable thereto covering the Premises shall remain in
      full force and effect as if the same had been set forth in full herein and
      Tenant and Landlord hereby ratify and confirm all of the terms and
      conditions thereof. Tenant acknowledges that it has no offsets, defenses
      or counterclaims to its obligations under the Lease as amended hereby.

      THIS Amendment shall be binding upon and inure to the benefit of the
parties hereto and their respective legal representatives, successors and
permitted assigns.

GROVE STREET ASSOCIATES OF            DONALDSON, LUFKIN & JENRETTE
JERSEY CITY LIMITED PARTNERSHIP,      SECURITIES CORPORATION,
LANDLORD                              TENANT

By:   Mack-Cali Sub IV, Inc.
      General Partner

By:   /s/ James G. Nugent             By:   /s/ Robert A. Yurman
      ----------------------------          --------------------------------
      James G. Nugent                       Robert A. Yurman, Sr. Vice President
      Sr. Vice President - Leasing          Director of Administration

                                       3
<PAGE>

                                    EXHIBIT A

                              LOCATION OF CDR SPACE

                              [FLOOR PLAN OMITTED]

<PAGE>

                     SCHEDULE #1 TO LEASE DATED JULY 1, 1987

LANDLORD: Grove Street Associates of Jersey City Limited Partnership

TENANT: Donaldson, Lufkin & Jenrette Securities Corporation

                            DESCRIPTION OF THE LEASE

<TABLE>
<CAPTION>
DATE OF DOCUMENT         DOCUMENT                            SUBJECT
----------------         --------                            -------
<S>                      <C>                                 <C>
July 1, 1987             Lease                               Original Document
July 1, 1987             First Amendment of the Lease        10th Floor Space
July 1, 1987             Side Letter Amendment
June 19, 1989            Side Letter Agreement
March 12, 1992           Second Amendment to Lease           Mezz. B - Storage Space
December 27, 1992        Third Amendment to Lease            11th Floor Space
September 29, 1993       Side Letter Agreement
December 23, 1993        Fourth Amendment to Lease           Mezz. B - Storage Space
May 1, 1994              Fifth Amendment to Lease            12th Floor - Temp. Space
March 9, 1995            Sixth Amendment to Lease            Mezz. B - Temp. Storage Space
June 16, 1995            Seventh Amendment to Lease          14th Flr. - Temp. Storage
                                                             Space
April 4, 1996            Eighth Amendment to Lease           14th & 15th Floor Space
April 4, 1996            Ninth Amendment to Lease            14th & 15th Floor Space
December 31, 1996        Tenth Amendment to Lease            Floor 12A Space
February 7, 1997         Eleventh Amendment to Lease         Dry cooler installation
August 18, 1997          Twelfth Amendment to Lease          12th Floor Space - 4,809 sf
January 12, 1998         Thirteenth Amendment to Lease       Strachan Space (Floors 12 & 12A)
</TABLE>

<PAGE>

                     SCHEDULE #2 to Lease dated July 1, 1987

      Landlord: Grove Street Associates of Jersey City Limited Partnership

          Tenant: Donaldson, Lufkin & Jenrette Securities Corporation

                       Description of the LEASED PREMISES

                                 OFFICE           STORAGE          TEMPORARY
FLOOR(S)                         SPACE             SPACE             SPACE
--------                         -----             -----             -----

         2-9                    256,925
         10                      35,820
                                -------
        2-10                    292,745
        Lobby                     4,800
                                -------
Lobby, 2-10                     297,545
         11                      36,600
Lobby, 2-11                     334,145
Storage(kitchen)                                   8,194
Storage Space #1                                   1,800
Storage Space #2                                   3,747
Storage-Temporary #1                                                  794
        14&15                    73,200
         12A                      6,507                0                0
         12                       4,809
                                -------
Subtotal                        418,661           13,741              794
 CDR Space                        6,811                0                0
                                -------           ------              ---
Subtotal                        425,472           13,741              794
 Strachan 12                     10,307                0                0
 Strachan 12                     14,072                0                0
TOTAL S.F. AREAS                449,851           13,741              794

<PAGE>

January 10, 2000

Robert Yurman
Senior Vice President
Donaldson, Lufkin & Jenrette
Securities Corporation
1 Pershing Plaza
Jersey City, NJ 07399

RE:   Lease Agreements (collectively, The "Lease") more particularly described
      on Exhibit "A" annexed hereto

Dear Bob:

This letter shall serve to set forth and confirm our agreement that Donaldson,
Lufkin & Jenrette Securities Corporation ("DLJ") as Tenant under the Lease shall
pay the fixed sum of $451,020.91 per year for each of the calendar years 2000
through 2004 as Tenant's Proportionate Share of management fee charges included
within Operating Expenses for the Premises. The fixed annual sum of $451,020.91
is comprised of $308,000.00 for the original space demised under the Lease and
$143,020.91 for the expansion space located on the 11th, partial 12th and 12A,
14th and 15th floors of the Building currently leased to Tenant. Without
admission or waiver by either Landlord or Tenant regarding management fee
charges for the period prior to 2000, DLJ agrees that $451,020.91 per annum
represents fair and reasonable management fee charges includable within Tenant's
Actual Share of Operating Expenses for the amount of area leased by Tenant as of
the date hereof for the years 2000 through and including 2004. If the area of
the Premises increases after the date hereof, then the management fee shall be
increased proportionately.

Landlord and Tenant further understand and agree that each shall cooperate and
negotiate in good faith with the other in an attempt to agree upon that amount
of management fee charges to be included in Tenant's Actual Share of Operating
Expenses for each calendar year from and including 2005 through the remaining
term of the Lease, provided, however, that in no event shall such amount be less
than the then current annual management fee paid by Tenant in 2004 or
$451,020.91 per year.

All capitalized terms used and not otherwise defined herein shall have those
meanings ascribed to them in the Lease. Except as modified herein, the Lease
remains otherwise unmodified and in full force and effect. Tenant agrees that
it has no offsets, defenses or counterclaims to its obligations under the Lease
as modified hereby.

<PAGE>

Robert Yurman
January 10, 2000
Page 2 of 2

Please acknowledge your agreement to the foregoing by signing both enclosed
counterparts of this letter where indicated and returning one counterpart to the
undersigned at the above address.

Sincerely,

Grove Street Associates of Jersey
City Limited Partnership, Landlord

By:  Mack-Cali Sub IV, Inc.
     General partner

By:  /s/ Brant B. Cali
     --------------------------------
     Brant B. Cali
     Chief Operating Officer

     Agreement acknowledged this 11th day of January, 2000

     Donaldson, Lufkin & Jenrette Securities Corporation

By:  /s/ Robert Yurman
     --------------------------------
     Robert Yurman
     Sr. Vice President

BBC/nh

<PAGE>

                     SCHEDULE #1 TO LEASE DATED JULY 1, 1987

LANDLORD: Grove Street Associates of Jersey City Limited Partnership

TENANT: Donaldson, Lufkin & Jenrette Securities Corporation

                            DESCRIPTION OF THE LEASE

<TABLE>
<CAPTION>
DATE OF DOCUMENT         DOCUMENT                            SUBJECT
----------------         --------                            -------
<S>                      <C>                                 <C>
July 1, 1987             Lease                               Original Document
July 1, 1987             First Amendment of the Lease        10th Floor Space
July 1, 1987             Side Letter Amendment
June 19, 1989            Side Letter Agreement
March 12, 1992           Second Amendment to Lease           Mezz. B - Storage Space
December 27, 1992        Third Amendment to Lease            11th Floor Space
September 29, 1993       Side Letter Agreement
December 23, 1993        Fourth Amendment to Lease           Mezz. B - Storage Space
May 1, 1994              Fifth Amendment to Lease            12th Floor - Temp. Space
March 9, 1995            Sixth Amendment to Lease            Mezz. B - Temp. Storage Space
June 16, 1995            Seventh Amendment to Lease          14th Flr. - Temp. Storage
                                                             Space
April 4, 1996            Eighth Amendment to Lease           14th & 15th Floor Space
April 4, 1996            Ninth Amendment to Lease            14th & 15th Floor Space
December 31, 1996        Tenth Amendment to Lease            Floor 12A Space
February 7, 1997         Eleventh Amendment to Lease         Dry cooler installation
August 18, 1997          Twelfth Amendment to Lease          12th Floor Space - 4,809 sf
January 12, 1998         Thirteenth Amendment to Lease       Strachan Space (Floors 12 & 12A)
December 28, 1998        Fourteenth Amendment to Lease       CDR Space (12th Floor Space)
</TABLE>

<PAGE>

                                    EXHIBIT B

<PAGE>

                       12 FLOOR "CDR" EXISTING CONDITIONS

                              [FLOOR PLAN OMITTED]

<PAGE>

                                   EXHIBIT C

DRINKER BIDDLE & SHANLEY LLP
A Pennsylvania Limited Liability Partnership
500 Campus Drive
Florham Park, New Jersey 07932-1047
(973) 360-1100
Attorneys for Plaintiff
Donaldson, Lufkin & Jennette Securities Corporation

____________________________________
                                    :     SUPERIOR COURT OF NEW JERSEY
DONALDSON, LUFKIN & JENNETTE        :     LAW DIVISION: HUDSON COUNTY
SECURITIES CORPORATION,             :     SPECIAL CIVIL PART
                                    :     LANDLORD/TENANT
            Plaintiff,              :     DOCKET NO._____________
v.                                  :
                                    :           Civil Action
COMBINED DATA RESOURCE, INC.,       :
                                    :     CONSENT JUDGMENT FOR POSSESSION
            Defendant.              :

____________________________________

      THIS MATTER having been opened to the Court by Drinker Biddle & Shanley
LLP, attorney for plaintiff, Donaldson, Lufkin & Jennette Securities Corporation
("DLJ"), by way of Complaint for Summary Dispossess, dated November __, 2000,
against defendant Combined Data Resource, Inc. ("CDR"), and it appearing to the
Court that plaintiff is entitled to the immediate dispossession of the defendant
from the premises located at One Pershing Plaza, Jersey City, New Jersey (the
"Subject Premises"), and CDR, having consented to the within judgment for
possession, and for good cause having been shown,

      IT IS on this __ day of November 2000;

      ORDERED that the relief sought by DLJ in its Complaint for Summary
Dispossess, dated November __, 2000, for possession of the Subject Premises, be
and same is hereby granted, and it is further

<PAGE>

      ORDERED that judgment for possession be and same is hereby entered in
favor of DLJ, and against CDR, awarding to DLJ the immediate possession of the
Subject Premises, and it is further

      ORDERED that CDR shall remove itself and all of its personal property from
the Subject Premises no later than the close of business on November __, 2000,
and it is further

      ORDERED that in the event CDR fails to remove itself from the Subject
Premises by the close of business on November __, 2000, then and in that event a
Warrant of Removal shall issue from this Court directing the Sheriff of Hudson
County immediately to remove CDR from the Subject Premises, and it is further

      ORDERED that a copy of this order shall be served on all counsel within
seven (7) days of its receipt by counsel submitting same.

                                          ________________________
                                                            J.S.C.

We hereby consent to the form and entry of the within order.

DRINKER BIDDLE & SHANLEY LLP
Attorneys for Plaintiff
Donaldson, Lufkin & Jennette Securities Corporation

By: ________________________
    Robert A. Klausner

Combined Data Resource, Inc.
Defendant

By: /s/ Donald J. Garay
    ------------------------
    DONALD J. GARAY
    EVP/COO<PAGE>

                                                                   EXHIBIT 10.56

                          FIFTEENTH AMENDMENT TO LEASE

      This Amendment made as of the 16th day of June, 1999 is by and between
GROVE STREET ASSOCIATES OF JERSEY CITY LIMITED PARTNERSHIP, a New Jersey limited
partnership having an office at c/o Mack-Cali Realty Corporation, 11 Commerce
Drive, Cranford, New Jersey 07016 (hereinafter called "Landlord"), and
DONALDSON, LUFKIN & JENRETTE SECURITIES CORPORATION, a Delaware corporation,
having an office at 277 Park Avenue, New York, New York 10172 (hereinafter
called "Tenant").

                              W I T N E S S E T H

      WHEREAS, Landlord and Tenant have previously entered into a Lease as
described on the attached Schedule #1 (collectively, the "Lease") covering
certain premises in the building at 1 Pershing Plaza, Jersey City, New Jersey
(the "Building"); and

      WHEREAS, Tenant wishes to lease the space on floor 12A of the Building
currently leased to Equitable Life Assurance Society of the United States.

      WHEREAS, the Expiration Date of the Lease is July 13, 2009.

      WHEREAS, Landlord and Tenant desire to amend the Lease as set forth
herein.

      NOW, THEREFORE, in consideration of the foregoing, the sum of Ten Dollars
($10.00) and other good and valuable consideration the receipt and sufficiency
of which are hereby acknowledged, Landlord and Tenant do hereby agree to amend
and modify the Lease as follows:

1.    All defined terms used in this Amendment shall have the meanings ascribed
      to them in the Lease unless otherwise defined herein.

2.    The recitals set forth above are incorporated herein by reference.

3.    From and after July 1, 1999, Landlord hereby leases to Tenant and Tenant
      hereby hires from Landlord approximately 6,019 rentable square feet on
      floor 12A of the Building (the "Equitable Space") as shown cross-hatched
      on the attached Exhibit A. Tenant has fully inspected the Equitable Space,
      is satisfied with the condition thereof, and agrees to accept possession
      of the Equitable Space in its current "AS-IS" condition, subject to
      reasonable wear and tear and damage by fire or other cause.

4.    The "Equitable Space Possession Date" shall be June 1,1999. For the period
      commencing on the Equitable Space Possession Date and ending on the date
      immediately proceeding the Equitable Space Commencement Date (the
      "Construction Period"), Tenant shall be entitled to occupy the Equitable
      Space for the purpose of performing improvements to the Equitable Space
      pursuant to Article 13 of the Lease. Tenant's occupancy of the Equitable
      Space during the Construction Period shall be subject to all of the terms
      and conditions of the Lease (including without limitation, Tenant's
      indemnification obligation pursuant to Article 21 of the Lease and
      Tenant's obligation to maintain insurance pursuant to Article 11 of the
      Lease.)

5.    The term applicable to the Equitable Space shall commence on July 1, 1999
      (the "Equitable Commencement Date") and shall expire on the Expiration
      Date of the Lease.

6.    The first sentence of Section 1.02 of the Lease is hereby amended to read
      in its entirety as follows:

      "The premises hereby leased to Tenant are described on the attached
      Schedule #2."

7.    In addition to the fixed rent to be paid to Landlord by Tenant for the
      Premises as previously set forth in the Lease, Tenant shall pay Landlord
      fixed rent for the Equitable Space as follows:

      (i)   THREE THOUSAND SEVEN HUNDRED FOUR AND 59/100 DOLLARS ($3,704.59) for
            the period from July 1, 1999 to July 13, 1999;

      (ii)  ELEVEN THOUSAND FOUR HUNDRED EIGHTY-SIX AND 26/100 DOLLARS
            ($11,486.26) per month for the period commencing July 14, 1999 to
            July 13, 2004

                                       1
<PAGE>

            and

      (iii) THIRTEEN THOUSAND SEVEN HUNDRED EIGHTY-THREE AND 51/100 DOLLARS
            ($13,783.51) per month for the period commencing July 14, 2004 to
            July 13, 2009.

      The fixed rent shall be payable in the same manner and under the same
      terms and conditions as the fixed rent currently provided in the Lease.

8.    As of July 1, 1999, Section 5.01(e) of the Lease is amended to provide
      that Tenant's Proportionate Share shall be 69.37% (68.41% + .96%), and
      that the agreed upon rentable square foot area of the Demised Premises
      shall be deemed to be 431,491 square feet. As of October 1, 2000, Section
      5.01(e) of the Lease is amended to provide that Tenant's Proportionate
      Share shall be 73.29% (69.37% + 3.92%), and that the agreed upon rentable
      square foot area of the Demised Premises shall be deemed to be 455,870
      square feet.

9.    As of July 1, 1999, Section 5.07(k) of the Lease is amended to provide
      that Tenant's Operational Proportionate Share shall be 70.13% (69.16% +
      .97%). As of October 1, 2000, Section 5.07(k) of the Lease is amended to
      provide that Tenant's Operational Proportionate Share shall be 74.09%
      (70.13% + 3.96%).

10.   The garage parking space allocation applicable to the Equitable Space is
      four (4) spaces. At any time during the Term, Tenant may elect to lease
      all or less than all of these spaces by sending written notice to Landlord
      of its intention to lease same. Upon Tenant's election to lease the garage
      parking spaces, Tenant agrees to pay Landlord the monthly rate Landlord is
      then charging other tenants in the Building for each space so leased.

11.   a.    The cost of electric current which is supplied by Landlord for
            use by Tenant in the Equitable Space, other than for air
            conditioning purposes, shall be reimbursed to the Landlord at terms,
            classification and rates normally charged by the public utilities
            corporation serving that part of the municipality where the Premises
            are located.

      b.    Landlord shall, prior to July 1, 1999, estimate the electric power
            demand of the electric lighting fixtures and the electric equipment
            of Tenant to be used in the Equitable Space to determine the average
            monthly electric consumption thereof. During the Term, Tenant shall
            pay to Landlord, in advance, on the first day of every month in
            conjunction with Tenant's monthly payments of fixed rent, the amount
            estimated by Landlord as Tenant's monthly consumption. Said amounts
            shall be treated as Additional Rent due hereunder. Proportionate
            sums shall be payable for periods of less than a full month if the
            term commences or ends on any other than the first or last day of
            the month. Within sixty (60) days of July 1,1999, Tenant agrees that
            Landlord's electrical engineering consultant shall make a survey of
            electric power demand of the electric lighting fixtures and the
            electric equipment of Tenant used in the Equitable Space to
            determine the average monthly electric consumption thereof, and the
            costs of said survey shall be borne by Tenant. The findings of said
            consultant as to the average monthly electric consumption of Tenant
            shall, unless objected to by Tenant within thirty (30) days, be
            conclusive and binding on Landlord and Tenant. After Landlord's
            consultant has submitted its report, Tenant shall pay to Landlord,
            within ten (10) days after demand therefor by Landlord, any
            underpayment (based on the monthly consumption found by such
            consultant as compared to Landlord's estimate) as owing from the
            Equitable Commencement Date, and the then expired months, to include
            the then current month and thereafter, on the first day of every
            month, in advance, the amount set forth as the monthly consumption
            in said report. Any overpayments made by Tenant shall be credited
            against the next electrical charges then payable to Landlord. If
            Tenant objects to Landlord's consultant's survey, Tenant shall
            nevertheless pay and continue to pay the amount determined by
            Landlord's consultant until the issue is finally resolved, but
            Tenant may, at its expense, seek the services of an independent
            electrical consultant who shall make a survey as provided above. If
            Landlord and Tenant's consultant cannot agree as to Tenant's
            consumption within thirty (30) days of Tenant's consultant's
            findings, either Landlord or Tenant may request the American
            Arbitration Association in Somerset, New Jersey to appoint an
            electrical engineering consultant whose decision shall be final and
            binding on Landlord and Tenant, and whose cost shall be shared
            equally. Upon the issue being finally resolved, any overpayment made
            by Tenant shall promptly be refunded by Landlord and any

                                        2
<PAGE>

            underpayment in Tenant's payments shall promptly be paid to
            Landlord.

12.   On or before August 1, 1999, Landlord shall provide Tenant a check in the
      amount of EIGHTY-ONE THOUSAND, EIGHT HUNDRED EIGHTY-THREE AND 96/100
      ($81,883.96) towards the cost of improving the Premises (the "Equitable
      Improvement Allowance"). The Equitable Improvement Allowance must be used
      by June 30, 2000, or the allowance shall be withdrawn. All work performed
      in the Equitable Space be governed by the provisions of Article 13
      "TENANT'S CHANGES" of the Lease. At Landlord's request, Tenant shall
      furnish Landlord with copies of paid invoices evidencing the work
      performed in the Premises which equals or exceeds the Equitable
      Improvement Allowance.

13.   With respect to this Fifteenth Amendment to Lease. Article 32 (Broker) is
      hereby deleted and the following shall apply to the leasing of the
      Equitable Space: "Landlord and Tenant represent and warrant to each other
      that no broker brought about this transaction, and the parties agree to
      indemnify and hold each other harmless from any and all claims of any
      broker (claiming to have dealt with the indemnifying party) arising out of
      or in connection with the negotiations of or entering into of this
      Amendment by Tenant and Landlord. Landlord represents that there is no
      commission due to Cushman and Wakefield in connection with this
      transaction pursuant to any prior agreement between Landlord and Cushman
      and Wakefield.

14.   Tenant represents and warrants that this Amendment and the undersigned's
      execution of same has been duly authorized and approved by the
      corporation's Board of Directors. The undersigned officer of the
      corporation represents and warrants he is an officer of the corporation
      with authority to execute this Amendment on behalf of the corporation.
      Landlord represents and warrants that this Amendment and the undersigned's
      execution of same has been duly authorized and approved by all necessary
      partnership and corporate actions. The undersigned officer of the
      corporate general partner of Landlord represents and warrants that he is
      an officer of the corporation with authority to execute this Amendment on
      behalf of the corporate general partner of Landlord, and that the
      corporate general partner of Landlord is authorized to execute this
      Amendment on behalf of Landlord.

15.   EXCEPT as modified herein, the Lease dated July 1, 1987 and all
      amendments and sideletters applicable thereto covering the Premises shall
      remain in full force and effect as if the same had been set forth in full
      herein and Tenant and Landlord hereby ratify and confirm all of the terms
      and conditions thereof. Tenant acknowledges that it has no offsets,
      defenses or counterclaims to its obligations under the Lease as amended
      hereby.

      THIS Amendment shall be binding upon and inure to the benefit of the
parties hereto and their respective legal representatives, successors and
permitted assigns.

GROVE STREET ASSOCIATES OF                DONALDSON, LUFKIN & JENRETTE
JERSEY CITY LIMITED PARTNERSHIP,          SECURITIES CORPORATION,
LANDLORD                                  TENANT

By:   Mack-Cali Sub IV, Inc.
      General Partner

By:   /s/ James G. Nugent                 By:   /s/ Robert A. Yurman
      -----------------------------             --------------------------------
      James G. Nugent                           Robert A. Yurman, Sr. Vice
      Sr. Vice President - Leasing              President
                                                Director of Administration

                                       3
<PAGE>

                                    EXHIBIT A
                           LOCATION OF EQUITABLE SPACE

                                    [GRAPHIC]

<PAGE>

                     SCHEDULE #1 TO LEASE DATED JULY 1, 1987

      LANDLORD: Grove Street Associates of Jersey City Limited Partnership

      TENANT: Donaldson, Lufkin & Jenrette Securities Corporation

                            DESCRIPTION OF THE LEASE

<TABLE>
<CAPTION>

           DATE OF DOCUMENT        DOCUMENT                          SUBJECT
           ----------------        --------                          -------

<S>                                <C>                               <C>
           July 1,1987             Lease                             Original Document
           July 1, 1987            First Amendment of the Lease      10th Floor Space
           July 1, 1987            Side Letter Amendment
           June 19, 1989           Side Letter Agreement
           March 12, 1992          Second Amendment to Lease         Mezz. B - Storage Space
           December 27, 1992       Third Amendment to Lease          11th Floor Space
           September 29, 1993      Side Letter Agreement
           December 23, 1993       Fourth Amendment to Lease         Mezz. B - Storage Space
           May 1, 1994             Fifth Amendment to Lease          12th Floor - Temp. Space
           March 9, 1995           Sixth Amendment to Lease          Mezz. B - Temp. Storage Space
           June 16, 1995           Seventh Amendment to Lease        14th Flr. - Temp. Storage Space
           April 4, 1996           Eighth Amendment to Lease         14th & 15th Floor Space
           April 4, 1996           Ninth Amendment to Lease          14th & 15th Floor Space
           December 31, 1996       Tenth Amendment to Lease          Floor 12A Space
           February 7, 1997        Eleventh Amendment to Lease       Dry cooler installation
           August 18, 1997         Twelfth Amendment to Lease        12th Floor Space - 4,809 sf
           January 12, 1998        Thirteenth Amendment to Lease     Strachan Space (Floors 12 & 12A)
           December 28, 1998       Fourteenth Amendment to Lease     CDR Space (12th Floor Space)
</TABLE>

<PAGE>

                     SCHEDULE #2 TO LEASE DATED JULY 1, 1987

      LANDLORD: Grove Street Associates of Jersey City Limited Partnership

           TENANT: Donaldson, Lufkin & Jenrette Securities Corporation

                       DESCRIPTION OF THE LEASED PREMISES

<TABLE>
<CAPTION>

                                     OFFICE          STORAGE        TEMPORARY
    FLOOR(S)                         SPACE           SPACE            SPACE
    --------                         -----           -----            -----
<S>                                 <C>               <C>                 <C>

               2-9                  256,926
               10                    35,820
                                 ----------
              2-10                  292,745
              Lobby                   4,800
                                 ----------
  Lobby, 2-10                       297,546
               11                    36,600
                                 ----------
  Lobby, 2-11                       334,145
  Storage (kitchen)                                    8,194
  Storage Space #1                                     1,800
  Storage Space #2                                     3,747
  Storage-Temporary #1                                                    794
             14&15                   73,200
             12A                      6,507
             12                       4,809
                                 ----------
  Subtotal                          418,661           13,741              794
   CDR Space                          6,811                0                0
                                 ----------
  Subtotal                          425,472           13,741              794
   Equitable Space                    6,019                0                0
                                 ----------          -------              ---
  Subtotal                          431,491           13,741              794
   Strachan 12                       10,307                0                0
   Strachan 12A                      14,072                0                0
                                 ----------
 TOTAL S.F. AREAS                   456,870           13,741              794
                                 ----------          -------              ---
</TABLE>

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00022-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00022-of-00352.parquet"}]]