Document:

Exhibit 10.6

PROMISSORY NOTE

Note Amount:                       $90,286,551.00

Maturity Date:                      May 9, 2008

THIS PROMISSORY NOTE
(this “Note”), is made as of May 9, 2006 by the undersigned,
jointly and severally, as maker, each of which is a Delaware limited liability
company, having an address at c/o Mack-Cali Realty Corp., 11 Commerce Drive,
Cranford, New Jersey 07016 (collectively, “Maker”) in favor of GRAMERCY WAREHOUSE
FUNDING I LLC, a Delaware limited liability company, having an address at 420
Lexington Avenue, New York, New York 10170, and its successors or assigns, as
payee (collectively, “Payee”).

R E C I T A L S:

A.            This
Note evidences a loan (the “Loan”) made by Payee to Maker pursuant to
that certain Loan Agreement of even date herewith (the “Loan Agreement”),
by and among Maker, as borrower, and Payee, as lender, in the original
principal amount of NINETY MILLION TWO HUNDRED EIGHTY-SIX THOUSAND FIVE HUNDRED
FIFTY-ONE AND NO/100 DOLLARS ($90,286,551.00) (the “Loan Amount”) and
secured by, inter alia, the Mortgages and the other
Loan Documents;

B.            Maker
and Payee intend these Recitals to be a material part of this Note.

NOW, THEREFORE, FOR VALUE
RECEIVED, Maker does hereby covenant and promise to pay to the order of Payee,
without any counterclaim, setoff or deduction whatsoever, on the Maturity Date
(as hereinafter defined), in immediately available funds, at 420 Lexington
Avenue, New York, New York 10170, or at such other place as Payee may designate
to Maker in writing from time to time, in legal tender of the United States of
America, the Loan Amount and all other amounts due or becoming due hereunder,
to the extent not previously paid in accordance herewith, together with all
interest accrued thereon through the date the Loan is repaid in full, at the
Interest Rate (as hereinafter defined) to be computed on the basis of the
actual number of days elapsed in a 360 day year, on so much of the Loan Amount
as is from time to time outstanding on the first day of the applicable Interest
Accrual Period (as hereinafter defined).

SECTION 1.           DEFINITIONS

As used herein, the
following terms shall have the meanings herein specified unless the context
otherwise requires. Defined terms in this Note shall include in the singular
number the plural and in the plural number the singular. All capitalized terms
not otherwise defined herein shall have the meaning ascribed to them in the
Loan Agreement.

“Additional
Taxes” shall have the meaning set forth in Section 2.1(d) hereof.

 

“Board”
shall mean the Board of Governors of the Federal Reserve System, and any
successor thereof.

“Capital
Adequacy Rule” shall mean any law, rule or regulation regarding
capital adequacy, or any interpretation or administration thereof by any
Governmental Authority, central bank or comparable agency charged with the
interpretation or administration thereof, or any request or directive regarding
capital adequacy (whether or not having the force of law) of any such
authority, central bank or comparable agency.

“Dollar”
and the sign “$” shall mean lawful money of the United States of
America.

“First Interest
Accrual Period” shall mean the period commencing on the Closing Date and
ending on, but excluding, the Payment Date first occurring after the Closing
Date.

“Interest
Accrual Period” shall mean the period from the ninth (9th) day of each
month through and including the eighth (8th) day of the following month,
provided that, notwithstanding the foregoing, (a) Payee shall have the one
(1) time right to change the Interest Accrual Period by giving notice of
such change to Maker and (b) the first (1st) Interest Accrual Period shall
be the First Interest Accrual Period.

“Interest
Determination Date” shall mean (a) with respect to any Interest
Accrual Period prior to the Interest Accrual Period that commences in the month
during which the Secondary Market Transaction Closing Date occurs, two (2) LIBOR
Business Days prior to the fifteenth (15th) day of the calendar month in which
the applicable Interest Accrual Period commences; (b) with respect to the
Interest Accrual Period that commences in the month in which the Secondary
Market Transaction Closing Date occurs, the date that is two (2) LIBOR
Business Days prior to the Secondary Market Transaction Closing Date and (c) with
respect to each Interest Accrual Period thereafter, the date that is two (2) LIBOR
Business Days prior to the fifteenth (15th) day of the calendar month in which
such Interest Accrual Period commences, provided that (i) notwithstanding
the foregoing, Payee shall have the one (1) time right to change the
Interest Determination Date by giving notice of such change to Maker and (ii) with
respect to the First Interest Accrual Period, the Interest Determination Date
shall be two (2) LIBOR Business Days prior to the Closing Date.

“Interest Rate”
shall mean the rate per annum (expressed as a percentage) equal to the LIBOR
Rate plus the LIBOR Margin, or if Payee shall exercise its rights under Section 2.6,
the interest rate specified therein.

“Interest
Shortfall”  shall mean any shortfall
in the amount of interest required to be paid with respect to the Loan Amount
on any Payment Date.

“LIBOR Business
Day” shall mean any day on which banks are open for dealing in foreign
currency and exchange in London, England.

“LIBOR Margin”
shall mean two and 75/100 percent (2.75%) per annum.

“LIBOR Rate”
shall mean the rate per annum calculated as set forth below:

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(a)           With respect to each Interest Accrual
Period, the rate for deposits in Dollars, for a period equal to one month,
which appears on the Dow Jones Market Service (formerly Telerate) (or its
successive service) Page 3750 as of 11:00 a.m., London time, on the
related Interest Determination Date. If such rate does not appear on Dow Jones
Market Service Page 3750, the rate for that Interest Accrual Period shall
be determined on the basis of the rates at which deposits in Dollars are
offered by any four major reference banks in the London interbank market
selected by Payee to provide quotation of such rates at approximately 11:00 a.m.,
London time, on the related Interest Determination Date to prime banks in the
London interbank market for a period of one month, commencing on the first day
of such Interest Accrual Period and in an amount that is representative for a
single such transaction in the relevant market at the relevant time. Payee shall
request the principal London office of any four major reference banks in the
London interbank market selected by Payee to provide a quotation of such rates,
as offered by each such bank. If at least two such quotations are provided, the
rate for that Interest Accrual Period shall be the arithmetic mean of the
quotations. If fewer than two quotations are provided as requested, the rate
for that Interest Accrual Period shall be the arithmetic mean of the rates
quoted by major banks in New York City selected by Payee, at approximately
11:00 a.m., New York City time, on the Interest Determination Date with
respect to such Interest Accrual Period for loans in Dollars to leading
European banks for a period equal to one month, commencing on the first day of
such Interest Accrual Period and in an amount that is representative for a
single transaction in the relevant market at the relevant time. Payee shall
determine the LIBOR Rate for each Interest Accrual Period and the determination
of the LIBOR Rate by Payee shall be binding upon Maker absent manifest error.

(b)           In the event that Payee shall have
determined in its reasonable discretion that none of the methods set forth in
the definition of “LIBOR Rate” herein are available, then Payee shall forthwith
give notice by telephone of such determination, confirmed in writing, to Maker
at least one (1) day prior to the last day of the related Interest Accrual
Period. If such notice is given, the LIBOR Rate, commencing with such related
Interest Accrual Period, shall be the LIBOR Rate in effect for the most recent
Interest Accrual Period.

“Maturity Date”
shall have the meaning set forth in Section 2.1(a) hereof.

“Parent”
shall mean, with respect to Payee, any Person controlling Payee.

“Payment”
shall have the meaning set forth in Section 2.2(a) hereof.

“Payment Date”
shall mean the ninth (9th) day of each month, or if such day is not a Business
Day, the immediately preceding Business Day. Notwithstanding the foregoing,
Payee shall have the one (1) time right to change the Payment Date by
giving notice of such change to Maker.

“Secondary
Market Transaction Closing Date” shall mean the date upon which a Secondary
Market Transaction closes.

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SECTION 2            PAYMENTS AND LOAN TERMS

Section 2.1             Interest Payments.

(a)           Payments
under this Note, calculated in accordance with the terms hereof, shall be due
and payable as follows:

(i)            interest only at the Interest Rate for the First
Interest Accrual Period shall be due and payable on June 9, 2006;

(ii)           interest only at the Interest Rate in effect for
the Interest Accrual Period immediately preceding each Payment Date shall be
due and payable on the Payment Date in June, 2006 (as provided in clause (i) above)
and on each subsequent Payment Date through and including the month preceding
the month during which occurs the Maturity Date, as such Maturity Date may be
extended from time to time pursuant to Section 2.1(e) hereof; and

(iii)          the entire outstanding Principal Amount, together
with all accrued and unpaid interest and any other charges and sums due hereon
and on the other Loan Documents (including, without limitation, the Exit Fee) shall
be due and payable on  May 9, 2008
(the “Maturity Date”), as such Maturity Date may be extended from time
to time pursuant to Section 2.1(e) hereof.

(b)           Payments
shall be paid by Maker, without setoff or counterclaim, by wire transfer to
Payee at 420 Lexington Avenue, New York, New York 10170, or to such other
location or account as Payee may specify to Maker from time to time, in Federal
or other immediately available funds in lawful money of the United States of
America, not later than 2:00 p.m., New York City time, on each Payment
Date, subject to the provisions of Section 5.05 of the Loan Agreement and Section 3(b) of
the Deposit Account Agreement, pursuant to which funds on deposit in the Debt
Service Payment Sub-Account are to be transferred to Lender to be applied
towards the Required Debt Service Payment. If any payment hereunder or under
any of the other Loan Documents becomes due and payable on a day other than a
Business Day, such payment shall not be payable until the next succeeding
Business Day; provided, however, if such next succeeding Business Day falls
within the next calendar month, such payment shall be due and payable on the
immediately preceding Business Day. If the date for any payments of principal
is extended on account of the foregoing or on account of operation of law or
otherwise, interest thereon shall be payable at the then applicable rate during
such extension. Nothing contained in this Note, the Loan Agreement or the
Deposit Account Agreement is intended to, nor shall the same be construed to,
relieve the Borrower of its obligation to make timely and fully the payments
required to be made hereunder if the funds on deposit in the Debt Service
Payment Sub-Account, the Liquidity Reserve Escrow Account or any other account
are insufficient to pay the Required Debt Service Payment.

(c)           Payee shall
determine the LIBOR Rate as in effect from time to time on each Interest
Determination Date, and each such determination of the LIBOR Rate shall be
conclusive and binding absent manifest error.

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(d)           Payments made
by Maker under this Note shall be made free and clear of, and without reduction
for or on account of, any present or future income, stamp or other taxes,
levies, imposts, duties, charges, fees, deductions or withholdings, now or
hereafter imposed, levied, collected, withheld or assessed by any Governmental
Authority, excluding income and franchise taxes of the United States of America
or any political subdivision or taxing authority thereof or therein (such
non-excluded taxes being called “Additional Taxes”). If any Additional
Taxes are required to be withheld from any amounts payable to Payee hereunder
or under any of the other Loan Documents, the amounts so payable to Payee shall
be increased to the extent necessary to yield to Payee (after payment of all
Additional Taxes) interest or any such other amounts payable hereunder at the
rates or in the amounts specified in this Note. If Payee is an entity organized
under a foreign (non-U.S.) jurisdiction and is entitled to an exemption from or
reduction of Additional Taxes under the law of the Governmental Authority
imposing the tax or any treaty to which the jurisdiction is a party, with respect
to payments under this Note or under any of the other Loan Documents, Payee
shall deliver to Maker, at the time or times prescribed by applicable law, such
properly completed and executed documentation prescribed by applicable law or
reasonably requested by Maker as will permit such payments to be made without
withholding or at a reduced rate.

(e)           Notwithstanding
anything contained herein or in any other Loan Document, Maker shall have three
(3) consecutive options to extend the term of the Loan from the original
Maturity Date, each of said extension options for a period of one (1) year
(each, an “Extension Option”, and the term extended pursuant thereto, an
“Extension Term”); provided that, with respect to the exercise of each
Extension Option (i) Payee has received written notice not more than one
hundred twenty (120) days but not less than twenty (20) days prior to the Maturity Date that Maker
desires to extend the Maturity Date (the “Maturity Date Notice”), (ii) no
Default or Event of Default has occurred and is continuing on either the date
of the Maturity Date Notice or the date the applicable Extension Term would
commence and (iii) Maker has delivered to Payee, as a condition precedent
to the commencement of an Extension Term, proof, satisfactory to Payee in all
respects, that (A) with respect to the exercise of the second Extension
Option and the third Extension Option, the Debt Service Coverage Ratio as of
the Payment Date which is immediately prior to the then effective Maturity Date
(i.e., without giving effect to such Extension) is 1.10 to 1.00 or greater; and
(B) with respect to each Extension Option, either the existing Rate Cap
Agreement has been extended for a period of not less than one (1) year or
a replacement Rate Cap Agreement has been obtained in form and substance
substantially similar to the Rate Cap Agreement delivered on the Closing Date,
and issued by a cap provider having a long-term unsecured debt  rating of “A” (or its equivalent) by each
Rating Agency, with a LIBOR Rate strike price of seven percent (7%) per annum
and a term of not less than one (1) year (and if Payee is not the named
beneficiary thereunder, the same has been pledged to Payee). Provided that all
of the foregoing conditions have been satisfied, as determined by Payee in its
reasonable discretion, following the giving of the Maturity Date Notice, the
term “Maturity Date” when used herein and in the other Loan Documents shall
mean (unless otherwise expressly provided to the contrary) the date to which
the Maturity Date has been extended as if such date were the original Maturity
Date set forth herein. Simultaneously with the delivery of the Maturity Date
Notice with respect to each of the second Extension Option and the third
Extension Option, Maker shall pay to Payee an extension fee in the amount of
twenty-five one hundredths percent (0.25%) of the outstanding principal balance
of the Loan (as determined by Payee). In the event the conditions set forth in
clause (iii) of this subsection (e) have not been 

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satisfied, the applicable
exercise of such Extension Option shall be of no further force or effect, and
any extension fee previously paid to Payee in connection with the subject
extension request only, and not in connection with any previously consented to
extensions, less any reasonable out-of-pocket costs actually incurred by Payee
in connection with its review of Maker’s request for an extension of the
Maturity Date, shall be credited towards the outstanding principal balance of
the Loan at Maturity. All such costs and expenses incurred by Payee (including
legal fees) in connection with each request for, and, if applicable, each
extension of the Maturity Date, including without limitation, reasonable
attorneys’ fees incurred by Payee and any sums incurred in connection with the
extension or replacement of the Rate Cap Agreement (and, if applicable, the
pledging of same to Payee) shall be at the sole cost and expense of Maker and
shall be paid by Maker promptly after demand by Payee.

Section 2.2             Application of Payments.

(a)           Each and
every payment (a “Payment”) made by Maker to Payee in accordance with
the terms of this Note and/or the terms of any one or more of the other Loan
Documents and all other proceeds received by Payee with respect to the Debt,
shall be applied as follows:

(1)           Payments other than Unscheduled Payments shall be
applied (i) first, to all interest (other than Default Rate Interest)
which shall be due and payable with respect to the Loan Amount pursuant to the
terms hereof as of the date the Payment is received, (ii) second, to all
Late Charges, Default Rate Interest or other premiums and other sums payable
hereunder or under the other Loan Documents (other than those sums included in
clause (i) of this Section 2.2(a)(1)) in such order and priority as
determined by Payee in its sole discretion and (iii) on the Maturity Date,
to the Loan Amount until the Loan Amount has been paid in full.

(2)           Unscheduled Payments shall be applied at the end of
the Interest Accrual Period in which such Unscheduled Payments are received as
a principal prepayment of the Loan Amount to reduce the Loan Amount.

(b)           To the extent
that Maker makes a Payment or Payee receives any Payment or proceeds for Maker’s
benefit, which are subsequently invalidated, declared to be fraudulent or
preferential, set aside or required to be repaid to a trustee, debtor in
possession, receiver, custodian or any other party under any bankruptcy law,
common law or equitable cause, then, to such extent, the obligations of Maker
hereunder intended to be satisfied shall be revived and continue as if such
Payment or proceeds had not been received by Payee.

Section 2.3             Prepayments.

The Debt may not be
prepaid, in whole or in part, except (a) as set forth in Article XV
of the Loan Agreement or (b) in connection with the application of
Insurance Proceeds or Condemnation Proceeds pursuant to the Loan Agreement.

Section 2.4             Indemnity.

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Maker agrees to indemnify
Payee and to hold it harmless from any out-of-pocket cost or expense which
Payee may sustain or incur, if any, as a consequence of (a) Maker making a
payment or prepayment of principal on the Loan on a day which is not a Payment
Date with respect thereto, (b) Maker failing to make any prepayment after
Maker has given a notice of such prepayment or (c) any LIBOR Rate contract
breakage costs or the payment of fees that are payable by Payee to lenders of
funds obtained by it in order to maintain the Loan hereunder in either case incurred
by Payee in connection with any acceleration of the maturity of the Loan by
Payee in accordance with the terms of this Note and the other Loan Documents

Section 2.5             Increased Cost and Reduced
Return.

(a)           If, on or
after the date hereof, the adoption of any applicable law, rule or
regulation, or any change in any applicable law, rule or regulation, or
any change in the interpretation or administration thereof by any Governmental
Authority, central bank or comparable agency charged with the interpretation or
administration thereof, or compliance by Payee with any request or directive
(whether or not having the force of law) of any such Governmental Authority,
central bank or comparable agency, or any such Governmental Authority, central
bank or comparable agency shall impose, modify or deem applicable any reserve
(including, without limitation, any such requirement imposed by the Board (but
excluding with respect to any such requirement reflected in the then effective
LIBOR Rate)), special deposit, insurance assessment or similar requirement
against assets of, deposits with or for the account of, or credit extended by,
Payee or shall impose on Payee or on the London interbank market any other
condition affecting any loan bearing interest based upon the LIBOR Rate, and
the result of any of the foregoing is to increase the cost to Payee of
maintaining the Loan at the Interest Rate (based upon the LIBOR Rate), or to
reduce the amount of any sum received or receivable by Payee under this Note
with respect thereto, by an amount deemed by Payee to be material, then, within
ten (10) Business Days after demand by Payee, Maker shall pay to Payee
such additional amount or amounts as will compensate Payee for such increased
cost or reduction.

(b)           If Payee
shall have determined that, after the date hereof, the adoption of any Capital
Adequacy Rule has or would have the effect of reducing the rate of return
on capital of Payee (or its Parent) as a consequence of Payee’s obligations
hereunder to a level below that which Payee (or its Parent) could have achieved
but for such adoption, change, request or directive (taking into consideration
its policies with respect to capital adequacy) by an amount deemed by Payee to
be material, then from time to time, within fifteen (15) Business Days after
demand by Payee, Maker shall pay to Payee such additional amount or amounts as
will compensate Payee (or its Parent) for such reduction.

(c)           Payee will
promptly notify Maker of any event of which it has knowledge, occurring after
the date hereof, which will entitle Payee to compensation pursuant to this Section 2.5.
A certificate of Payee claiming compensation under either Sections 2.5(a) or
2.5(b) and setting forth the additional amount or amounts to be paid to it
hereunder shall be conclusive in the absence of manifest error; provided that
any certificate delivered by Payee pursuant to this Section 2.5(c) shall
(i) in the case of a certificate in respect of amounts payable pursuant to
Section 2.5(a), set forth in reasonable detail the basis for and the
calculation of such amounts, and (ii) in the case of a certificate in
respect of amounts payable pursuant to Section 2.5(b), (A)

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set forth at least the same amount of detail in respect of the
calculation of such amount as Payee provides in similar circumstances to other
similarly situated borrowers from Payee, and (B) include a statement by
Payee that it has allocated to the Loan a proportionately equal amount of any
reduction of the rate of return on Payee’s capital due to a Capital Adequacy Rule as
it has allocated to each of its other outstanding loans that are affected
similarly by such Capital Adequacy Rule.

Section 2.6             Deposits Unavailable.

In the event, and on each
occasion, that (a) Payee shall have determined that Dollar deposits in the
principal amounts of the Loan are not generally available to Payee in the
London interbank market, for such periods and amounts then outstanding
hereunder or that reasonable means do not exist for ascertaining the LIBOR
Rate, or (b) Payee determines that the rate at which such Dollar deposits
are being offered will not adequately and fairly reflect the cost to Payee of
maintaining the Loan at the Interest Rate (based upon the LIBOR Rate) during
such month, Payee shall, as soon as practicable thereafter, give written notice
of such determination (the “Determination Notice”)
to Maker. In the event of any such determination, until the circumstances
giving rise to such notice no longer exist, Lender’s obligation to maintain
interest based on the LIBOR Rate shall be suspended and the rate at which
interest shall thereafter accrue on the Loan shall be equal to the sum of (i) the
weekly average yield on United States Treasury Securities adjusted to a
constant maturity of one year, as made available by the Federal Reserve Board
forty-five (45) days prior to each Interest Determination Date (the “Alternate
Index”) plus (ii) the Alternate Margin (as defined below. The “Alternate
Margin” shall be equal to the remainder (but not less than zero) of (1) the
interest rate applicable to the Interest Accrual Period that precedes the date
of the Determination Notice minus (2) the Alternate Index determined
as of the date of the Determination Notice. In any such event, Maker may elect,
by revocable notice to Payee within ten (10) Business Days after receipt
of such notice from Payee to prepay the Loan, without payment of the Yield
Maintenance Premium, but together with the Exit Fee, which prepayment must
occur within thirty (30) days after delivery of such notice to Payee, unless
such notice is revoked by Maker prior to such thirtieth (30th) day.

Section 2.7             Illegality.

If, on or after the date
of this Note, the adoption of any applicable law, rule or regulation, or
any change in any applicable law, rule or regulation, or any change in the
interpretation or administration thereof by any Governmental Authority, central
bank or comparable agency charged with the interpretation or administration
thereof, or compliance by Payee with any request or directive (whether or not
having the force of law) of any such authority, central bank or comparable
agency shall make it unlawful or impossible for Payee to maintain the Loan at
the Interest Rate (based upon the LIBOR Rate), Payee shall forthwith give
notice thereof to Maker. If Payee shall determine that it may not lawfully
continue to maintain the Loan at the Interest Rate (based upon the LIBOR Rate)
to maturity and shall so specify in such notice, the Loan shall bear interest
at the interest rate applicable to the immediately preceding Interest Accrual
Period. In any such event, Maker may elect, by revocable notice to Payee within
thirty (30) days after receipt of such notice from Payee to prepay the Loan, without
payment of the Yield Maintenance Premium, but together with the Exit Fee, which
prepayment 

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must occur within sixty
(60) days after delivery of such notice to Payee, unless such notice is revoked
by Maker prior to such sixtieth (60th )
day.

SECTION 3            DEFAULTS

Section 3.1             Events of Default.

This Note is secured by,
among other things, the Mortgages which, together with the Loan Agreement, specify
various Events of Default, upon the happening of which all or portions of the
sums owing under this Note may be declared immediately due and payable as more
specifically provided therein. Each Event of Default under any of the Mortgages,
the Loan Agreement or any one or more of the other Loan Documents shall be an
Event of Default hereunder.

Section 3.2             Remedies.

If an Event of Default
shall occur hereunder or under any other Loan Document, interest on the
Principal Amount and, to the extent permitted by applicable law, all accrued
but unpaid interest on the Principal Amount shall, commencing on the date of
the occurrence of such Event of Default, at the option of Payee, immediately
and without notice to Maker, accrue interest at the Default Rate until such
Event of Default is cured or if not cured or such cure is not accepted by
Payee, until the repayment of the Debt. The foregoing provision shall not be
construed as a waiver by Payee of its right to pursue any other remedies
available to it under the Loan Agreement, any of the Mortgages, or any other
Loan Document, nor shall it be construed to limit in any way the application of
the Default Rate.

SECTION 4            EXCULPATION

Section 4.1             Exculpation.

Notwithstanding anything
to the contrary contained in this Note or the other Loan Documents, the
obligations of Maker hereunder shall be non-recourse except with respect to the
Property (as defined in the Mortgages) and as otherwise provided in Section 18.32
of the Loan Agreement, the terms of which are incorporated herein.

SECTION 5            MISCELLANEOUS

Section 5.1             Further Assurances.

Maker shall execute and
acknowledge (or cause to be executed and acknowledged) and deliver to Payee all
documents, and take all actions, reasonably required by Payee from time to time
to confirm the rights created or now or hereafter intended to be created under
this Note and the other Loan Documents, to protect and further the validity,
priority and enforceability of this Note and the other Loan Documents, to
subject to the Loan Documents any property of Maker intended by the terms of
any one or more of the Loan Documents to be encumbered by the Loan Documents,
or otherwise carry out the purposes of the Loan Documents 

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and the transactions
contemplated thereunder; provided, however, that no such further actions,
assurances and confirmations shall (i) result in a material economic change in the transaction (ii) change
the Maturity Date or the interest rate, except in connection with a bifurcation
of the Loan which may result in varying interest rates, but which shall have at
all times the same weighted average coupon of the original Loan, (iii) modify
or amend any other material economic terms of the Loan, or (iv) increase Maker’s
obligations and liabilities or Payee’s rights or decrease Maker’s rights under
the Loan Documents.

Section 5.2             Modification, Waiver in Writing.

No modification,
amendment, extension, discharge, termination or waiver (a “Modification”)
of any provision of this Note, the Loan Agreement, the Mortgages or any one or
more of the other Loan Documents, nor consent to any departure by Maker
therefrom, shall in any event be effective unless the same shall be in a
writing signed by the party against whom enforcement is sought, and then such
waiver or consent shall be effective only in the specific instance, and for the
purpose, for which given. Except as otherwise expressly provided herein, no
notice to, or demand on, Maker shall entitle Maker to any other or future
notice or demand in the same, similar or other circumstances. Payee does not hereby
agree to, nor does Payee hereby commit itself to, enter into any Modification.

Section 5.3             Costs of Collection.

Maker agrees to pay all
costs and expenses of collection reasonably incurred by Payee, in addition to
principal, interest and Late Charges (including, without limitation, reasonable
attorneys’ fees and disbursements) and including all costs and expenses
reasonably incurred in connection with the pursuit by Payee of any of its
rights or remedies referred to in Section 3 hereof or its rights or
remedies referred to in any of the Loan Documents or the protection of or
realization of collateral or in connection with any of Payee’s collection
efforts, whether or not suit on this Note, on any of the other Loan Documents
or any foreclosure proceeding is filed, and all such reasonable costs and
expenses shall be payable on demand, together with interest at the Default Rate
thereon, and also shall be secured by the Mortgage and all other collateral at
any time held by Payee as security for Maker’s obligations to Payee.

Section 5.4             Maximum Amount.

(a)           It is the
intention of Maker and Payee to conform strictly to the usury and similar laws
relating to interest and the collection of other charges from time to time in
force, and all agreements between Maker and Payee, whether now existing or
hereafter arising and whether oral or written, are hereby expressly limited so
that in no contingency or event whatsoever, whether by acceleration of maturity
hereof or otherwise, shall the amount paid or agreed to be paid in the
aggregate to Payee as interest or other charges hereunder or under the other
Loan Documents or in any other security agreement given to secure the Debt, or
in any other document evidencing, securing or pertaining to the Debt, exceed
the maximum amount permissible under applicable usury or such other laws (the “Maximum
Amount”). If under any circumstances whatsoever fulfillment of any
provision hereof, or any of the other Loan Documents, at the time performance
of such provision shall be due, shall involve transcending the Maximum Amount,
then ipso facto, the obligation to be fulfilled shall be reduced to the 

 

 

 

 

 

 

 

 

 

 

 

  10
 
 

 

Maximum Amount. For the purposes of calculating the actual amount of
interest or other charges paid and/or payable hereunder, in respect of laws
pertaining to usury or such other laws, all charges and other sums paid or
agreed to be paid hereunder to the holder hereof for the use, forbearance or
detention of the Debt, outstanding from time to time shall, to the extent
permitted by applicable law, be amortized, prorated, allocated and spread from
the date of disbursement of the proceeds of this Note until payment in full of
all of the Debt, so that the actual rate of interest on account of the Debt is
uniform through the term hereof. The terms and provisions of this Section 5.4
shall control and supersede every other provision of all agreements between
Maker or any endorser and Payee.

(b)           If under any
circumstances Payee shall ever receive an amount which would exceed the Maximum
Amount, such amount shall be deemed a payment in reduction of the Loan Amount
owing hereunder and any other obligation of Maker in favor of Payee, and shall
be so applied in accordance with Section 2.2(a)(2) hereof as an
Unscheduled Payment, or if such excessive interest exceeds the unpaid balance
of the Loan Amount and any other obligation of Maker in favor of Payee, the
excess shall be deemed to have been a payment made by mistake and shall be
promptly refunded to Maker.

Section 5.5             Waivers.

Maker hereby expressly
and unconditionally waives presentment, demand, protest, notice of protest or
notice of any kind, including, without limitation, any notice of intention to
accelerate and notice of acceleration, except as expressly provided herein, and
in connection with any suit, action or proceeding brought by Payee on this
Note, any and every right it may have to (a) a trial by jury, (b) interpose
any counterclaim therein (other than a counterclaim which can only be asserted
in the suit, action or proceeding brought by Payee on this Note and cannot be
maintained in a separate action) and (c) have the same consolidated with
any other or separate suit, action or proceeding.

Section 5.6             Governing Law.

This Note and the
obligations arising hereunder shall be governed by, and construed in accordance
with, the laws of the State of New York applicable to contracts made and
performed in such State and any applicable law of the United States of America.

Section 5.7             Headings.

The Section headings
in this Note are included herein for convenience of reference only and shall
not constitute a part of this Note for any other purpose.

Section 5.8             Assignment.

Payee shall have the
right to transfer, sell and assign this Note, the Loan Agreement, the Mortgages
and/or any of the other Loan Documents or any interest therein, and the
obligations hereunder, to any Person. All references to “Payee”
hereunder shall be deemed to include the assigns of the Payee.

Section 5.9             Severability.

  11
 
 

 

Wherever possible, each
provision of this Note shall be interpreted in such manner as to be effective
and valid under applicable law, but if any provision of this Note shall be
prohibited by or invalid under applicable law, such provision shall be
ineffective to the extent of such prohibition or invalidity, without
invalidating the remainder of such provision or the remaining provisions of
this Note.

Section 5.10           Joint and Several.

If Maker consists of more
than one Person or party, the obligations and liabilities of each such Person
or party hereunder shall be joint and several.

[SIGNATURE PAGE
IMMEDIATELY FOLLOWS]

  12
 
 

 

IN WITNESS WHEREOF, this Note has been duly executed by the Maker the
day and year first written above.

ONE GRANDE SPE LLC, 

a Delaware limited liability company

By:/s/ Mitchell E.
Hersh

Name: Mitchell E. Hersh

Title: Chief
Executive Officer

1280 WALL SPE LLC, 

a Delaware limited liability company

By:/s/ Mitchell E.
Hersh

Name: Mitchell E. Hersh

Title: Chief
Executive Officer

10 SYLVAN SPE LLC, 

a Delaware limited liability company

By:/s/ Mitchell E. Hersh

Name: Mitchell E. Hersh

Title: Chief
Executive Officer

5 INDEPENDENCE SPE LLC, 

a Delaware limited liability company

By:/s/ Mitchell E.
Hersh

Name: Mitchell E. Hersh

Title: Chief
Executive Officer

[SIGNATURES CONTINUE ON
NEXT PAGE]

  13
 
 

 

1 INDEPENDENCE SPE LLC, 

a Delaware limited liability company

By:/s/ Mitchell E.
Hersh

Name: Mitchell E. Hersh

Title: Chief
Executive Officer

3 BECKER SPE LLC, 

a Delaware limited liability company

By:/s/ Mitchell E.
Hersh

Name: Mitchell E. Hersh

Title: Chief
Executive Officer

 

  14Exhibit 10.7

PREPARED BY AND UPON
RECORDATION

RETURN TO:

Winston & Strawn
LLP

200 Park Avenue

New York, New York

Attention:   Corey A. Tessler, Esq.

	
  Loan No.: 502856396

  	
   

  	
  4 Becker Farm Road, Roseland, New Jersey

  

 

4 BECKER SPE LLC,

as Borrower

to

WACHOVIA BANK, NATIONAL
ASSOCIATION,

as Lender

MORTGAGE, SECURITY
AGREEMENT AND FIXTURE FILING

Date: May 9, 2006

 

 

 

TABLE OF CONTENTS

	
  

  	
   

  	
   

  	
   

  	
  Page

  
	
  ARTICLE I

  	
  REPRESENTATIONS AND WARRANTIES OF BORROWER

  	
   

  	
  5

  
	
  Section 1.1

  	
   

  	
  Organization; Special Purpose

  	
   

  	
  5

  
	
  Section 1.2

  	
   

  	
  Title

  	
   

  	
  5

  
	
  Section 1.3

  	
   

  	
  No Bankruptcy Filing

  	
   

  	
  6

  
	
  Section 1.4

  	
   

  	
  Full and Accurate Disclosure

  	
   

  	
  6

  
	
  Section 1.5

  	
   

  	
  Proceedings; Enforceability

  	
   

  	
  6

  
	
  Section 1.6

  	
   

  	
  No Conflicts

  	
   

  	
  7

  
	
  Section 1.7

  	
   

  	
  Federal Reserve Regulations; Investment Company Act

  	
   

  	
  7

  
	
  Section 1.8

  	
   

  	
  Taxes

  	
   

  	
  7

  
	
  Section 1.9

  	
   

  	
  ERISA

  	
   

  	
  7

  
	
  Section 1.10

  	
   

  	
  Property Compliance

  	
   

  	
  8

  
	
  Section 1.11

  	
   

  	
  Utilities

  	
   

  	
  8

  
	
  Section 1.12

  	
   

  	
  Public Access

  	
   

  	
  8

  
	
  Section 1.13

  	
   

  	
  Litigation; Agreements

  	
   

  	
  8

  
	
  Section 1.14

  	
   

  	
  Physical Condition

  	
   

  	
  9

  
	
  Section 1.15

  	
   

  	
  Contracts

  	
   

  	
  9

  
	
  Section 1.16

  	
   

  	
  Leases

  	
   

  	
  9

  
	
  Section 1.17

  	
   

  	
  Foreign Person

  	
   

  	
  10

  
	
  Section 1.18

  	
   

  	
  Management Agreement

  	
   

  	
  10

  
	
  Section 1.19

  	
   

  	
  Fraudulent Transfer

  	
   

  	
  10

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE II

  	
  COVENANTS OF BORROWER

  	
   

  	
  10

  
	
  Section 2.1

  	
   

  	
  Defense of Title

  	
   

  	
  10

  
	
  Section 2.2

  	
   

  	
  Performance of Obligations

  	
   

  	
  11

  
	
  Section 2.3

  	
   

  	
  Insurance

  	
   

  	
  11

  
	
  Section 2.4

  	
   

  	
  Payment of Taxes

  	
   

  	
  16

  
	
  Section 2.5

  	
   

  	
  Casualty and Condemnation

  	
   

  	
  16

  
	
  Section 2.6

  	
   

  	
  Construction Liens

  	
   

  	
  19

  
	
  Section 2.7

  	
   

  	
  Rents and Profits

  	
   

  	
  19

  
	
  Section 2.8

  	
   

  	
  Leases

  	
   

  	
  20

  
	
  Section 2.9

  	
   

  	
  Alienation and Further Encumbrances.

  	
   

  	
  23

  
	
  Section 2.10

  	
   

  	
  Payment of Utilities, Assessments, Charges, Etc

  	
   

  	
  28

  
	
  Section 2.11

  	
   

  	
  Access Privileges and Inspections

  	
   

  	
  29

  
	
  Section 2.12

  	
   

  	
  Waste; Alteration of Improvements

  	
   

  	
  29

  
	
  Section 2.13

  	
   

  	
  Zoning

  	
   

  	
  29

  
	
  Section 2.14

  	
   

  	
  Financial Statements and Books and Records

  	
   

  	
  30

  
	
  Section 2.15

  	
   

  	
  Further Assurances

  	
   

  	
  31

  
	
  Section 2.16

  	
   

  	
  Payment of Costs; Reimbursement to Lender

  	
   

  	
  32

  
	
  Section 2.17

  	
   

  	
  Security Interest

  	
   

  	
  33

  
	
  Section 2.18

  	
   

  	
  Security Agreement

  	
   

  	
  34

  
	
  Section 2.19

  	
   

  	
  Easements and Rights-of-Way

  	
   

  	
  35

  
	
  Section 2.20

  	
   

  	
  Compliance with Laws

  	
   

  	
  35

  

 

 i
 

 

 

	
  Section 2.21

  	
   

  	
  Additional Taxes

  	
   

  	
  36

  
	
  Section 2.22

  	
   

  	
  Secured Indebtedness

  	
   

  	
  36

  
	
  Section 2.23

  	
   

  	
  Borrower’s Waivers

  	
   

  	
  36

  
	
  Section 2.24

  	
   

  	
  SUBMISSION TO JURISDICTION; WAIVER OF JURY TRIAL.

  	
   

  	
  37

  
	
  Section 2.25

  	
   

  	
  Attorney-in-Fact Provisions

  	
   

  	
  38

  
	
  Section 2.26

  	
   

  	
  Management

  	
   

  	
  38

  
	
  Section 2.27

  	
   

  	
  Hazardous Waste and Other Substances.

  	
   

  	
  38

  
	
  Section 2.28

  	
   

  	
  Indemnification; Subrogation.

  	
   

  	
  43

  
	
  Section 2.29

  	
   

  	
  Covenants with Respect to Existence, Indebtedness,
  Operations, Fundamental Changes of Borrower.

  	
   

  	
  44

  
	
  Section 2.30

  	
   

  	
  Embargoed Person

  	
   

  	
  49

  
	
  Section 2.31

  	
   

  	
  Anti-Money Laundering

  	
   

  	
  49

  
	
  Section 2.32

  	
   

  	
  ERISA.

  	
   

  	
  49

  
	
  Section 2.33

  	
   

  	
  Opinion Assumptions

  	
   

  	
  50

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE III

  	
  RESERVES AND CASH MANAGEMENT

  	
   

  	
  51

  
	
  Section 3.1

  	
   

  	
  Reserves Generally.

  	
   

  	
  51

  
	
  Section 3.2

  	
   

  	
  [Payment Reserve.

  	
   

  	
   

  
	
  Section 3.3

  	
   

  	
  Impound Account

  	
   

  	
  53

  
	
  Section 3.4

  	
   

  	
  Immediate Repairs Reserve

  	
   

  	
  54

  
	
  Section 3.5

  	
   

  	
  Replacement Reserve

  	
   

  	
  55

  
	
  Section 3.6

  	
   

  	
  [Rollover Reserve]

  	
   

  	
  56

  
	
  [Holdback
  Reserve

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE IV

  	
  EVENTS OF DEFAULT

  	
   

  	
  58

  
	
  Section 4.1

  	
   

  	
  Events of Default

  	
   

  	
  58

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE V

  	
  REMEDIES

  	
   

  	
  60

  
	
  Section 5.1

  	
   

  	
  Remedies Available

  	
   

  	
  60

  
	
  Section 5.2

  	
   

  	
  Application of Proceeds

  	
   

  	
  62

  
	
  Section 5.3

  	
   

  	
  Right and Authority of Receiver or Lender in the
  Event of Default; Power of Attorney

  	
   

  	
  62

  
	
  Section 5.4

  	
   

  	
  Occupancy After Foreclosure

  	
   

  	
  64

  
	
  Section 5.5

  	
   

  	
  Notice to Account Debtors

  	
   

  	
  64

  
	
  Section 5.6

  	
   

  	
  Cumulative Remedies

  	
   

  	
  64

  
	
  Section 5.7

  	
   

  	
  Payment of Expenses

  	
   

  	
  64

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE VI

  	
  MISCELLANEOUS TERMS AND CONDITIONS

  	
   

  	
  65

  
	
  Section 6.1

  	
   

  	
  Time of Essence

  	
   

  	
  65

  
	
  Section 6.2

  	
   

  	
  Release of Mortgage

  	
   

  	
  65

  
	
  Section 6.3

  	
   

  	
  Certain Rights of Lender

  	
   

  	
  65

  
	
  Section 6.4

  	
   

  	
  Waiver of Certain Defenses

  	
   

  	
  65

  
	
  Section 6.5

  	
   

  	
  Notices

  	
   

  	
  65

  
	
  Section 6.6

  	
   

  	
  Successors and Assigns; Joint and Several Liability

  	
   

  	
  66

  
	
  Section 6.7

  	
   

  	
  Severability

  	
   

  	
  66

  
	
  Section 6.8

  	
   

  	
  Gender

  	
   

  	
  66

  
	
  Section 6.9

  	
   

  	
  Waiver; Discontinuance of Proceedings

  	
   

  	
  66

  

 

 ii
 

 

 

	
  Section 6.10

  	
   

  	
  Section Headings

  	
   

  	
  67

  
	
  Section 6.11

  	
   

  	
  GOVERNING LAW

  	
   

  	
  67

  
	
  Section 6.12

  	
   

  	
  Counting of Days

  	
   

  	
  67

  
	
  Section 6.13

  	
   

  	
  Relationship of the Parties

  	
   

  	
  67

  
	
  Section 6.14

  	
   

  	
  Application of the Proceeds of the Note

  	
   

  	
  67

  
	
  Section 6.15

  	
   

  	
  Unsecured Portion of Indebtedness

  	
   

  	
  67

  
	
  Section 6.16

  	
   

  	
  Cross Default

  	
   

  	
  67

  
	
  Section 6.17

  	
   

  	
  Interest After Sale

  	
   

  	
  67

  
	
  Section 6.18

  	
   

  	
  Inconsistency with Other Loan Documents

  	
   

  	
  68

  
	
  Section 6.19

  	
   

  	
  Construction of this Document

  	
   

  	
  68

  
	
  Section 6.20

  	
   

  	
  No Merger

  	
   

  	
  68

  
	
  Section 6.21

  	
   

  	
  Rights With Respect to Junior Encumbrances

  	
   

  	
  68

  
	
  Section 6.22

  	
   

  	
  Lender May File Proofs of Claim

  	
   

  	
  68

  
	
  Section 6.23

  	
   

  	
  Fixture Filing

  	
   

  	
  68

  
	
  Section 6.24

  	
   

  	
  After-Acquired Property

  	
   

  	
  69

  
	
  Section 6.25

  	
   

  	
  No Representation

  	
   

  	
  69

  
	
  Section 6.26

  	
   

  	
  Counterparts

  	
   

  	
  69

  
	
  Section 6.27

  	
   

  	
  Personal Liability

  	
   

  	
  69

  
	
  Section 6.28

  	
   

  	
  Recording and Filing

  	
   

  	
  69

  
	
  Section 6.29

  	
   

  	
  Entire Agreement and Modifications

  	
   

  	
  69

  
	
  Section 6.30

  	
   

  	
  Intentionally Reserved.

  	
   

  	
  70

  
	
  Section 6.31

  	
   

  	
  Secondary Market

  	
   

  	
  70

  
	
  Section 6.32

  	
   

  	
  Dissemination of Information

  	
   

  	
  70

  
	
  Section 6.33

  	
   

  	
  Certain Matters Relating to Property Located in the
  State of
                  

  	
   

  	
  70

  
	
  Section 6.34

  	
   

  	
  REMIC Opinions

  	
   

  	
  70

  
	
  Section 6.35

  	
   

  	
  [For Loans in Excess of $20,000,000

  	
   

  	
  70

  

 

 iii

MORTGAGE, SECURITY AGREEMENT AND
FIXTURE FILING

THIS MORTGAGE, SECURITY AGREEMENT AND FIXTURE
FILING (as the same may be from time to time amended,
consolidated, renewed or replaced, this “Mortgage”) is made as of May 9, 2006 by 4
BECKER SPE LLC, a Delaware limited liability company, as grantor (“Borrower”),
whose address c/o Mack-Cali Realty,
L.P. at 11 Commerce Drive, Cranford, New Jersey 07016, to WACHOVIA BANK,
NATIONAL ASSOCIATION, a national banking association, as beneficiary (together
with its successors and assigns, “Lender”),
whose address is Commercial Real Estate Services, 8739 Research Drive URP — 4,
NC 1075, Charlotte, North Carolina 28262.

W I T N
E S S E T H:

THAT FOR AND IN
CONSIDERATION OF THE SUM OF TEN AND NO/100 DOLLARS ($10.00), AND OTHER VALUABLE
CONSIDERATION, THE RECEIPT AND SUFFICIENCY OF WHICH ARE HEREBY ACKNOWLEDGED,
BORROWER HEREBY IRREVOCABLY MORTGAGES, GRANTS, BARGAINS, SELLS, CONVEYS,
TRANSFERS, PLEDGES, SETS OVER AND ASSIGNS, with power of sale, all of Borrower’s
estate, right, title and interest in, to and under any and all of the following
described property, whether now owned or hereafter acquired by Borrower
(collectively, the “Property”):

(A)          All that certain real
property situated in the County of Essex, State of New Jersey, more
particularly described on Exhibit A attached hereto and
incorporated herein by this reference (the “Premises”), together with all of the easements,
rights, privileges, franchises, tenements, hereditaments and appurtenances now
or hereafter thereunto belonging or in any way appertaining thereto, and all of
the estate, right, title, interest, claim and demand whatsoever of Borrower
therein or thereto, either at law or in equity, in possession or in expectancy,
now or hereafter acquired;

(B)           All structures,
buildings and improvements of every kind and description now or at any time
hereafter located or placed on the Premises (the “Improvements”);

(C)           All furniture,
furnishings, fixtures, goods, equipment, inventory or personal property owned
by Borrower and now or hereafter located on, attached to or used in and about
the Improvements, including, but not limited to, all machines, engines,
boilers, dynamos, elevators, stokers, tanks, cabinets, awnings, screens,
shades, blinds, carpets, draperies, lawn mowers, and all appliances, plumbing,
heating, air conditioning, lighting, ventilating, refrigerating, disposal and
incinerating equipment, and all fixtures and appurtenances thereto, and such
other goods and chattels and personal property owned by Borrower as are now or
hereafter used or furnished in operating the Improvements, or the activities
conducted therein, and all building materials and equipment hereafter situated
on or about the Premises or Improvements, and all warranties and guaranties
relating thereto, and all additions thereto and substitutions and replacements
therefor (exclusive of any of the foregoing owned or leased by tenants of space
in the Improvements);

 

(D)          All easements,
rights-of-way, strips and gores of land, vaults, streets, ways, alleys,
passages, sewer rights, and other emblements now or hereafter located on the
Premises or under or above the same or any part or parcel thereof, and all
estates, rights, titles, interests, tenements, hereditaments and appurtenances,
reversions and remainders whatsoever, in any way belonging, relating or
appertaining to the Property or any part thereof, or which hereafter shall in
any way belong, relate or be appurtenant thereto, whether now owned or
hereafter acquired by Borrower;

(E)           All water, ditches,
wells, reservoirs and drains and all water, ditch, well, reservoir and drainage
rights which are appurtenant to, located on, under or above or used in
connection with the Premises or the Improvements, or any part thereof, whether
now existing or hereafter created or acquired;

(F)           All minerals, crops,
timber, trees, shrubs, flowers and landscaping features now or hereafter
located on, under or above the Premises;

(G)           All cash funds,
deposit accounts and other rights and evidence of rights to cash, now or
hereafter created or held by Lender pursuant to this Mortgage or any other of
the Loan Documents (as hereinafter defined), including, without limitation, all
funds now or hereafter on deposit in the Reserves (as hereinafter defined);

(H)          All leases (including,
without limitation, oil, gas and mineral leases), licenses, concessions and
occupancy agreements of all or any part of the Premises or the Improvements
(each, a “Lease”
and collectively, “Leases”),
whether written or oral, now or hereafter entered into and all rents,
royalties, issues, profits, bonus money, revenue, income, rights and other
benefits (collectively, the “Rents
and Profits”) of the Premises or the Improvements, now or
hereafter arising from the use or enjoyment of all or any portion thereof or
from any present or future Lease or other agreement pertaining thereto or
arising from any of the Leases or any of the General Intangibles (as
hereinafter defined) and all cash or securities deposited to secure performance
by the tenants, lessees or licensees (each, a “Tenant” and collectively, “Tenants”), as
applicable, of their obligations under any such Leases, whether said cash or
securities are to be held until the expiration of the terms of said Leases or
applied to one or more of the installments of rent coming due prior to the
expiration of said terms, subject, however, to the provisions contained in Section 2.7
hereinbelow;

(I)            All contracts and
agreements now or hereafter entered into covering any part of the Premises or
the Improvements (collectively, the “Contracts”) and all revenue, income and other
benefits thereof, including, without limitation, management agreements, service
contracts, maintenance contracts, equipment leases, personal property leases
and any contracts or documents relating to construction on any part of the
Premises or the Improvements (including plans, drawings, surveys, tests,
reports, bonds and governmental approvals) or to the management or operation of
any part of the Premises or the Improvements;

 2
 

 

(J)            All present and
future monetary deposits given to any public or private utility with respect to
utility services furnished to any part of the Premises or the Improvements;

(K)          All present and
future funds, accounts, instruments, accounts receivable, documents, causes of
action, claims, general intangibles (including, without limitation, trademarks,
trade names, service marks and symbols now or hereafter used in connection with
any part of the Premises or the Improvements, all names by which the Premises
or the Improvements may be operated or known, all rights to carry on business
under such names, and all rights, interest and privileges which Borrower has or
may have as developer or declarant under any covenants, restrictions or
declarations now or hereafter relating to the Premises or the Improvements) and
all notes or chattel paper now or hereafter arising from or by virtue of any
transactions related to the Premises or the Improvements (collectively, the “General Intangibles”);

(L)           All water taps,
sewer taps, certificates of occupancy, permits, licenses, franchises,
certificates, consents, approvals and other rights and privileges now or
hereafter obtained in connection with the Premises or the Improvements and all
present and future warranties and guaranties relating to the Improvements or to
any equipment, fixtures, furniture, furnishings, personal property or
components of any of the foregoing now or hereafter located or installed on the
Premises or the Improvements;

(M)         All building
materials, supplies and equipment now or hereafter placed on the Premises or in
the Improvements and all architectural renderings, models, drawings, plans,
specifications, studies and data now or hereafter relating to the Premises or
the Improvements;

(N)          All right, title and
interest of Borrower in any insurance policies or binders now or hereafter
relating to the Property, including any unearned premiums thereon;

(O)          All proceeds,
products, substitutions and accessions (including claims and demands therefor)
of the conversion, voluntary or involuntary, of any of the foregoing into cash
or liquidated claims, including, without limitation, proceeds of insurance and
condemnation awards; and

(P)           All other or greater
rights and interests of every nature in the Premises or the Improvements and in
the possession or use thereof and income therefrom, whether now owned or
hereafter acquired by Borrower.

FOR THE PURPOSE OF
SECURING:

(1)           The loan (the “Loan”) evidenced by
that certain Promissory Note (such Promissory Note, together with any and all
renewals, amendments, modifications, consolidations and extensions thereof, is
hereinafter referred to as the “Note”)
of even date with this Mortgage, made by Borrower payable to the order of
Lender in the principal face amount of FORTY-THREE MILLION AND NO/100 DOLLARS
($43,000,000.00), together with interest as therein provided;

 3
 

 

(2)           The full and prompt
payment and performance of all of the provisions, agreements, covenants and
obligations herein contained and contained in any other agreements, documents
or instruments now or hereafter evidencing, securing or otherwise relating to
the Debt (as hereinafter defined), the Environmental Indemnity Agreement (as
hereinafter defined) and the Indemnity and Guaranty Agreement (as hereinafter
defined) (the Note, this Mortgage, and such other agreements, documents and
instruments, together with any and all renewals, amendments, extensions and
modifications thereof, are hereinafter collectively referred to as the “Loan Documents”) and
the payment of all other sums herein or therein covenanted to be paid;

(3)           Any and all
additional advances made by Lender to protect or preserve the Property or the
lien or security interest created hereby on the Property, or for taxes,
assessments or insurance premiums as hereinafter provided or for performance of
any of Borrower’s obligations hereunder or under the other Loan Documents or
for any other purpose provided herein or in the other Loan Documents (whether
or not the original Borrower remains the owner of the Property at the time of such
advances); and

(4)           Any and all other
indebtedness now owing or which may hereafter be owing by Borrower to Lender,
including, without limitation, all prepayment fees, however and whenever
incurred or evidenced, whether express or implied, direct or indirect, absolute
or contingent, or due or to become due, and all renewals, modifications,
consolidations, replacements and extensions thereof, it being contemplated by
Borrower and Lender that Borrower may hereafter become so indebted to Lender.

(All of the sums referred to in Paragraphs (1) through (4) above
are herein referred to as the “Debt”).

TO HAVE AND TO HOLD the Property unto Lender, its successors and
assigns forever, and Borrower does hereby bind itself, its successors and
assigns, to WARRANT AND FOREVER DEFEND the title to the Property, subject to
the Permitted Encumbrances (as hereinafter defined), to Lender against every
person whomsoever lawfully claiming or to claim the same or any part thereof;

PROVIDED, HOWEVER, that if the principal and interest and all other
sums due or to become due under the Note or under the other Loan Documents,
including, without limitation, any prepayment fees required pursuant to the
terms of the Note, shall have been paid at the time and in the manner
stipulated therein and the Debt shall have been paid and all other covenants
contained in the Loan Documents shall have been performed, then, in such case,
the liens, security interests, estates and rights granted by this Mortgage
shall be satisfied and the estate, right, title and interest of Lender in the
Property shall cease, and upon payment to Lender of all costs and expenses
incurred for the preparation of the release hereinafter referenced and all
recording costs if allowed by law, Lender shall promptly satisfy and release
this Mortgage of record and the lien hereof by proper instrument.

 4
 

 

ARTICLE I

REPRESENTATIONS
AND WARRANTIES OF BORROWER

Borrower, for itself and its successors and assigns, does hereby
represent, warrant and covenant to and with Lender, its successors and assigns,
that:

Section 1.1             Organization; Special Purpose. Borrower has been
duly organized and is validly existing and in good standing under the laws of
the state of its formation, with requisite power and authority, and all rights,
licenses, permits and authorizations, governmental or otherwise, necessary to
own its properties and to transact the business in which it is now engaged. Borrower
is duly qualified to do business and is in good standing in each jurisdiction
where it is required to be so qualified in connection with its properties,
business and operations. Borrower possesses all franchises, patents,
copyrights, trademarks, trade names, licenses and permits necessary for the
conduct of its business substantially as now conducted. Borrower is a
Single-Purpose Entity in compliance with the provisions of Section 2.29
hereof. All of
the assumptions made in that certain substantive non-consolidation opinion
letter dated the date hereof, delivered by Borrower’s counsel in connection
with the Loan and any subsequent non-consolidation opinion delivered in
accordance with the terms and conditions of this Mortgage (the “Non-Consolidation Opinion”),
including, but not limited to, any exhibits attached thereto, are true and
correct in all respects.

Section 1.2             Title. Borrower has good, marketable and
indefeasible fee simple title to the Property, subject only to those matters
expressly set forth as exceptions to or subordinate matters in the title
insurance policy insuring the lien of this Mortgage delivered as of the date
hereof which Lender has agreed to accept, excepting therefrom all preprinted
and/or standard exceptions (such items being the “Permitted Encumbrances”), and has full power and
lawful authority to grant, bargain, sell, convey, assign, transfer, encumber
and mortgage its interest in the Property in the manner and form hereby done or
intended. Borrower will preserve its interest in and title to the Property and
will forever warrant and defend the same to Lender against any and all claims
whatsoever and will forever warrant and defend the validity and priority of the
lien and security interest created herein against the claims of all persons and
parties whomsoever, subject to the Permitted Encumbrances. This Mortgage
creates (i) a valid, perfected lien on the Premises, subject only to
Permitted Encumbrances and the liens created by the Loan Documents and (ii) perfected
security interests in and to, and perfected collateral assignments of, all
personalty, all in accordance with the terms thereof, in each case subject only
to any applicable Permitted Encumbrances, such other liens as are permitted
pursuant to the Loan Documents and the liens created by the Loan Documents. There
are no security agreements or financing statements affecting all or any portion
of the Property other than (i) as disclosed in writing by Borrower to
Lender prior to the date hereof and (ii) the security agreements and
financing statements created in favor of Lender. There are no claims for
payment for work, labor or materials affecting the Premises which are or may
become a lien prior to, or of equal priority with, the liens created by the
Loan Documents. None of the Permitted Encumbrances, individually or in the
aggregate, materially interfere with the benefits of the security intended to
be provided by this Mortgage, materially and adversely affect the value of the
Premises, impair the use or operations of the Premises or impair Borrower’s
ability to pay its obligations in a timely manner. The foregoing warranty of
title shall survive the foreclosure of this Mortgage 

 5
 

 

and shall inure to the benefit of and be enforceable by Lender in the
event Lender acquires title to the Property pursuant to any foreclosure.

Section 1.3             No Bankruptcy Filing. No bankruptcy, insolvency
proceedings or liquidation of all or a substantial portion of the Property is
pending or contemplated by Borrower or, to the best knowledge of Borrower,
against Borrower or by or against any endorser or cosigner of the Note or of
any portion of the Debt, or any guarantor or indemnitor under any guaranty or
indemnity agreement, including, without limitation, that certain Indemnity and
Guaranty Agreement, dated the date hereof, executed by Mack-Cali Realty, L.P.,
a Delaware limited partnership, in favor of Lender (the “Guaranty Agreement”),
executed in connection with the Note or the loan evidenced thereby and secured
hereby (an “Indemnitor”).
No petition in bankruptcy has been filed against Borrower or any general
partner, manager, sole member, managing member or majority shareholder of
Borrower, as applicable (collectively, the “Borrower Parties”, each a “Borrower Party”), and
neither Borrower Party or any principal of a Borrower Party has ever made an
assignment for the benefit of creditors or taken advantage of any insolvency
act for the benefit of debtors.

Section 1.4             Full and Accurate Disclosure. No statement of
fact made by Borrower in any Loan Documents contains any untrue statement of a
material fact or omits to state any material fact necessary to make statements
contained therein not misleading. There is no material fact presently known to
Borrower that has not been disclosed to Lender which adversely affects, or, as
far as Borrower can foresee, might adversely affect, the Property or the
business, operations or condition (financial or otherwise) of Borrower. All
financial data, including the statements of cash flow and income and operating
expense, that have been delivered to Lender in respect of Borrower and the
Property (i) are true, complete and correct in all material respects, (ii) accurately
represent the financial condition of 
Borrower and the Property as of the date of such reports, and (iii) to
the extent prepared by an independent certified public accounting firm, have
been prepared in accordance with generally accepted accounting principles
consistently applied throughout the periods covered, except as disclosed
therein. Borrower has no contingent liabilities, liabilities for taxes, unusual
forward or long-term commitments, unrealized or anticipated losses from any
unfavorable commitments or any liabilities or obligations not expressly
permitted by this Mortgage. Since the date of such financial statements, there
has been no materially adverse change in the financial condition, operations or
business of Borrower or the Property from that set forth in said financial
statements.

Section 1.5             Proceedings; Enforceability. The execution,
delivery and performance of this Mortgage, the Note and all of the other Loan
Documents have been duly authorized by all necessary action to be, and are,
binding and enforceable against Borrower in accordance with the respective
terms thereof and do not contravene, result in a breach of or constitute a
default (nor upon the giving of notice or the passage of time or both will same
constitute a default) under the partnership agreement, articles of
incorporation, operating agreement or other organizational documents of
Borrower or any contract or agreement of any nature to which Borrower is a
party or by which Borrower or any of its property may be bound and do not
violate or contravene any law, order, decree, rule or regulation to which
Borrower is subject. The Loan Documents are not subject to, and Borrower has
not asserted, any right of rescission, set-off, counterclaim or defense,
including the defense of usury.

 6
 

 

Section 1.6             No Conflicts. Borrower is not required to obtain
any consent, approval or authorization from or to file any declaration or
statement with, any governmental authority or agency in connection with or as a
condition to the execution, delivery or performance of this Mortgage, the Note
or the other Loan Documents which has not been so obtained or filed. Borrower
has obtained or made all necessary (i) consents, approvals and
authorizations and registrations and filings of or with all governmental
authorities or agencies and (ii) consents, approvals, waivers and
notifications of partners, stockholders, members, creditors, lessors and other
non-governmental persons and/or entities, in each case, which are required to
be obtained or made by Borrower in connection with the execution and delivery
of, and the performance by Borrower of its obligations under, the Loan
Documents.

Section 1.7             Federal Reserve Regulations; Investment Company Act.
No part of the proceeds of the Loan will be used for the purpose of purchasing
or acquiring any “margin stock” within the meaning of Regulation T, U or X of
the Board of Governors of the Federal Reserve System or for any other purpose
that would be inconsistent with such Regulation T, U or X or any other
regulation of such Board of Governors, or for any purpose prohibited by law or
any Loan Document. Borrower is not (i) an “investment company” or a
company “controlled” by an “investment company,” within the meaning of the
Investment Company Act of 1940, as amended; (ii) a “holding company” or a “subsidiary
company” of a “holding company” or an “affiliate” of either a “holding company”
or a “subsidiary company” within the meaning of the Public Utility Holding
Company Act of 1935, as amended; or (iii) subject to any other federal or
state law or regulation which purports to restrict or regulate its ability to
borrow money.

Section 1.8             Taxes. Borrower and any general partner or
managing member of Borrower, if any, has filed all federal, state and local tax
returns required to be filed as of the date hereof and has paid or made
adequate provision for the payment of all federal, state and local taxes,
charges and assessments payable by Borrower and any general partner or managing
member, if any, as of the date hereof. Borrower and any general partner or
managing member, if any, believe that their respective tax returns properly
reflect the income and taxes of Borrower and said general partner or managing
member, if any, for the periods covered thereby, subject only to reasonable
adjustments required by the Internal Revenue Service or other applicable tax
authority upon audit. Borrower and the Property are free from any past due
obligations for sales and payroll taxes.

Section 1.9             ERISA. Borrower (i) has no knowledge of any
material liability that has been incurred or is expected to be incurred by
Borrower that is or remains unsatisfied for any taxes or penalties with respect
to any “employee benefit plan”, as defined in section 3(3) of the Employee
Retirement Income Security Act of 1974, as amended (“ERISA”), or any “plan” within the meaning of Section 4975(e)(1) of
the Internal Revenue Code of 1986, as amended (the “Code”) or any other benefit plan (other than a
multi-employer plan) maintained, contributed to, or required to be contributed
to by Borrower or by any entity that is under the common control with Borrower
within the meaning of ERISA Section 4001(a)(14) (collectively, a “Plan”) or any plan
that would be a Plan but for the fact that it is a multi-employer plan within
the meaning of ERISA Section 3(37) and (ii) has made and shall
continue to make when due all required contributions to all such Plans, if any.
Each such Plan, if any, has been and will be administered in compliance with
its terms and the applicable provisions of ERISA, the Code and any other
applicable Federal or state law and no action shall be taken or fail to be
taken that would result in 

 7
 

 

the disqualification or loss of the tax-exempt status of any such Plan,
if any, intended to be qualified or tax-exempt. The assets of Borrower do not
constitute “plan assets”
of one or more such plans within the meaning of 29 C.F.R. Section 2510.3-101.

Section 1.10           Property Compliance. The Premises and the
Improvements and the current intended use thereof by Borrower comply in all
material respects with all applicable restrictive covenants, zoning ordinances,
subdivision and building codes, flood disaster laws, health and environmental
laws and regulations and all other ordinances, orders or requirements issued by
any state, federal or municipal authorities having or claiming jurisdiction
over the Property, except as otherwise previously disclosed to Lender in
writing. In the event that all or any part of the Improvements are destroyed or
damaged, said Improvements can be legally reconstructed to their condition
prior to such damage or destruction, and thereafter exist for the same use
without violating any zoning or other ordinances applicable thereto and without
the necessity of obtaining any variances or special permits. No legal
proceedings are pending or, to the knowledge of Borrower, threatened with
respect to the zoning of the Premises. Neither the zoning nor any other right
to construct, use or operate the Premises is in any way dependent upon or
related to any property other than the Premises. All certifications, permits,
licenses and approvals, including certificates of completion and occupancy
permits required for the legal use, occupancy and operation of the Premises
have been obtained and are in full force and effect. The Premises and
Improvements constitute one or more separate tax parcels for purposes of ad
valorem taxation. The Premises and Improvements do not require any rights over,
or restrictions against, other property in order to comply with any of the
aforesaid governmental ordinances, orders or requirements.

Section 1.11           Utilities. All utility services necessary and
sufficient for the full use, occupancy, operation and disposition of the
Premises and the Improvements for their intended purposes are available to the
Property, including water, storm sewer, sanitary sewer, gas, electric, cable
and telephone facilities, through public rights-of-way or perpetual private
easements approved by Lender. The Property is free from delinquent water
charges, sewer rents, taxes and assessments.

Section 1.12           Public Access. All streets, roads, highways,
bridges and waterways necessary for access to and full use, occupancy,
operation and disposition of the Premises and the Improvements have been
completed, have been dedicated to and accepted by the appropriate municipal
authority and are open and available to the Premises and the Improvements
without further condition or cost to Borrower. All curb cuts, driveways and
traffic signals shown on the survey delivered to Lender prior to the execution
and delivery of this Mortgage are existing and have been fully approved by the
appropriate governmental authority.

Section 1.13           Litigation; Agreements. There are no judicial,
administrative, mediation or arbitration actions, suits or proceedings pending
or threatened against or affecting Borrower (or, if Borrower is a partnership
or a limited liability company, any of its general partners or members) or the
Property which, if adversely determined, would materially impair either the
Property or Borrower’s ability to perform the covenants or obligations required
to be performed under the Loan Documents. Borrower is not a party to any
agreement or instrument or subject to any restriction which might adversely
affect Borrower or the Property, or Borrower’s business, properties, operations
or condition, financial or otherwise. Borrower is not in default in any 

 8
 

 

material respect in the performance, observance or fulfillment of any
of the obligations, covenants or conditions contained in any Permitted
Encumbrance or any other agreement or instrument to which it is a party or by
which it or the Property is bound.

Section 1.14           Physical Condition. As of the date of this
Mortgage, (i) the Property is free from unrepaired damage caused by fire,
flood, accident or other casualty, (ii) no part of the Premises or the
Improvements has been taken in condemnation, eminent domain or like proceeding
nor is any such proceeding pending or, to Borrower’s knowledge and belief,
threatened or contemplated, (iii) except as may otherwise be disclosed in
that certain Property Condition Report (the “Property Condition Report”) dated May 5,
2006 and prepared by IVI Due Diligence Services, Inc., the Improvements
are structurally sound, in good repair and free of defects in materials and
workmanship and have been constructed and installed in substantial compliance
with the plans and specifications relating thereto, and (iv) all major
building systems located within the Improvements, including, without
limitation, the heating and air conditioning systems and the electrical and
plumbing systems, are in good working order and condition.

Section 1.15           Contracts. Borrower has delivered to Lender true,
correct and complete copies of all Contracts and all amendments thereto or
modifications thereof. Each Contract constitutes the legal, valid and binding
obligation of Borrower and, to the best of Borrower’s knowledge and belief, is
enforceable against any other party thereto. No default exists, or with the
passing of time or the giving of notice or both would exist, under any Contract
which would, in the aggregate, have a material adverse effect on Borrower or
the Property. No Contract provides any party with the right to obtain a lien or
encumbrance upon the Property superior to the lien of this Mortgage. All
Contracts affecting the Property have been entered into at arms-length in the
ordinary course of Borrower’s business and provide for the payment of fees in
amounts and upon terms comparable to existing market rates.

Section 1.16           Leases. Borrower has delivered (i) a true,
correct and complete schedule (the “Rent Roll”) of all Leases affecting the Property
as of the date hereof, which accurately and completely sets forth in all
material respects for each such Lease, the following: the name of the Tenant,
the Lease expiration date, extension and renewal provisions, the base rent
payable, the security deposit held thereunder and any other material provisions
of such Lease and (ii) true, correct and complete copies of all Leases
described in the Rent Roll. Each Lease constitutes the legal, valid and binding
obligation of Borrower and, to the best of Borrower’s knowledge and belief, is
enforceable against the Tenant thereof. No default exists, or with the passing
of time or the giving of notice or both would exist, under any Lease which
would, in the aggregate, have a material adverse effect on Borrower or the
Property. No Tenant under any Lease has, as of the date hereof, paid rent more
than thirty (30) days in advance, and the rents under such Leases have not been
waived, released, or otherwise discharged or compromised. All security deposits
required under such Leases have been fully funded and are held by Borrower as
permitted by applicable law. All work to be performed by Borrower under the
Leases has been substantially performed, all contributions to be made by
Borrower to the Tenants thereunder have been made and all other conditions
precedent to each such Tenant’s obligations thereunder have been satisfied. Each
Tenant under a Lease has entered into occupancy of the demised premises. To the
best of Borrower’s knowledge and belief, each Tenant is free from bankruptcy,
reorganization or arrangement proceedings or a general assignment for the
benefit of creditors.

 

 9

No Lease provides any party with the right to obtain a lien or
encumbrance upon the Property superior to the lien of this Mortgage.

Section 1.17           Foreign Person. Borrower is not a “foreign person”
within the meaning of §1445(f)(3) of the Code, and the related Treasury
Department regulations, including temporary regulations.

Section 1.18           Management Agreement. The
property management agreement relating to the Premises (the “Management
Agreement”) is in full force and effect and to the best of Borrower’s knowledge,
there is no default, breach or violation existing thereunder by any party
thereto beyond the expiration of applicable notice and grace periods thereunder
and no event has occurred (other than payments due but not yet delinquent)
that, with the passage of time or the giving of notice, or both, would
constitute a default, breach or violation by any party thereunder. The fee due
under the Management Agreement, and the terms and provisions of the Management
Agreement, are subordinate to this Mortgage.

Section 1.19           Fraudulent Transfer. Borrower has not entered into
the Loan or any Loan Document with the actual intent to hinder, delay, or
defraud any creditor, and Borrower has received reasonably equivalent value in
exchange for its obligations under the Loan Documents. Giving effect to the
transactions contemplated by the Loan Documents, the fair saleable value of
Borrower’s assets exceeds and will, immediately following the execution and
delivery of the Loan Documents, exceed Borrower’s total liabilities, including
subordinated, unliquidated, disputed or contingent liabilities, including the
maximum amount of its contingent liabilities or its debts as such debts become
absolute and matured. Borrower’s assets do not and, immediately following the
execution and delivery of the Loan Documents will not, constitute unreasonably
small capital to carry out its business as conducted or as proposed to be
conducted. Borrower does not intend to, and does not believe that it will,
incur debts and liabilities (including contingent liabilities and other
commitments) beyond its ability to pay such debts as they mature (taking into
account the timing and amounts to be payable on or in respect of obligations of
Borrower).

All of the representations and warranties in this Article I
and elsewhere in the Loan Documents (i) shall survive for so long as any
portion of the Debt remains owing to Lender and (ii) shall be deemed to
have been relied upon by Lender notwithstanding any investigation heretofore or
hereafter made by Lender or on its behalf.

ARTICLE II

COVENANTS OF BORROWER

For the purposes of further securing the Debt and for the protection of
the security of this Mortgage, for so long as the Debt or any part thereof
remains unpaid, Borrower covenants and agrees as follows:

Section 2.1             Defense of Title. If, while this Mortgage is in
force, the title to the Property or the interest of Lender therein shall be the
subject, directly or indirectly, of any action at law or in equity, or be
attached directly or indirectly, or endangered, clouded or adversely

 10
 

 

affected in any manner, Borrower, at Borrower’s expense, shall take all
necessary and proper steps for the defense of said title or interest, including
the employment of counsel approved by Lender, the prosecution or defense of litigation,
and the compromise or discharge of claims made against said title or interest. Notwithstanding
the foregoing, in the event that Lender determines that Borrower is not
adequately performing its obligations under this Section, Lender may, without limiting
or waiving any other rights or remedies of Lender hereunder, take such steps
with respect thereto as Lender shall deem necessary or proper and any and all
costs and expenses incurred by Lender in connection therewith, together with
interest thereon at the Default Interest Rate (as defined in the Note) from the
date incurred by Lender until actually paid by Borrower, shall be immediately
paid by Borrower on demand and shall be secured by this Mortgage and by all of
the other Loan Documents securing all or any part of the indebtedness evidenced
by the Note.

Section 2.2             Performance of Obligations. Borrower
shall pay when due the principal of and the interest on the Debt in accordance
with the terms of the Note. Borrower shall also pay all charges, fees and other
sums required to be paid by Borrower as provided in the Loan Documents, in
accordance with the terms of the Loan Documents, and shall observe, perform and
discharge all obligations, covenants and agreements to be observed, performed
or discharged by Borrower set forth in the Loan Documents in accordance with
their terms. Further, Borrower shall promptly and strictly perform and comply
with all covenants, conditions, obligations and prohibitions required of
Borrower in connection with any other document or instrument affecting title to
the Property, or any part thereof, regardless of whether such document or
instrument is superior or subordinate to this Mortgage.

Section 2.3             Insurance. Borrower shall,
at Borrower’s expense, maintain in force and effect on the Property at all
times while this Mortgage continues in effect the following insurance:

(a)           Insurance against loss or damage to
the Property by fire, lightning, windstorm, tornado, hail, terrorism, riot and
civil commotion, vandalism, malicious mischief, burglary and theft and against
loss and damage by such other, further and additional risks as may be now or
hereafter embraced by a “special causes of loss” type of insurance policy. The
amount of such insurance shall be not less than one hundred percent (100%) of
the full replacement cost (insurable value) of the Improvements (as established
by a Member of the Appraisal Institute appraisal), without reduction for
depreciation. The determination of the replacement cost amount shall be
adjusted annually to comply with the requirements of the insurer issuing such
coverage or, at Lender’s election, by reference to such indices, appraisals or
information as Lender determines in its reasonable discretion in order to
reflect increased value due to inflation. Absent such annual adjustment, each
policy shall contain inflation guard coverage insuring that the policy limit
will be increased over time to reflect the effect of inflation. “Full
replacement cost,” as used herein and elsewhere in this Section 2.3,
means, with respect to the Improvements, the cost of replacing the Improvements
without regard to deduction for depreciation, exclusive of the cost of
excavations, foundations and footings below the lowest basement floor. Borrower
shall also maintain insurance against loss or damage to furniture, furnishings,
fixtures, equipment and other items (whether personalty or fixtures) included
in the Property and owned by Borrower from time to time to the extent
applicable. Each policy shall contain a waiver of any 

 11
 

 

co-insurance provisions, subject to Lender’s approval. The maximum
deductible shall be $100,000.00.

(b)           If
the “special causes of loss” policy required in subsection (a) above excludes
coverage for wind damage, Borrower shall maintain separate coverage for such
risk. Furthermore, if the Property is located in the State of Florida, or
within twenty five (25) miles of the ocean coast of the states of Texas,
Louisiana, Mississippi, Alabama, Georgia, North Carolina, Hawaii or South
Carolina, windstorm insurance must be maintained in an amount equal to the
lesser of (i) the full replacement cost of the Property or (ii) the maximum
limit of coverage available with respect to the Improvements and Equipment. If
available, a minimum of eighteen (18) months general business income coverage
specifically relating to wind damage shall be required. The maximum deductible
shall be $100,000.00, which deductible shall only apply to “tier one”
coverages.

(c)           Ordinance
and law insurance is required if the Property is “non-conforming” with respect
to any zoning requirements. Borrower shall maintain “Coverage A” against loss
on value to the undamaged portion of the Improvements for the full replacement
cost of the Improvements. Borrower shall also maintain “Coverage B” against the
cost of demolition in an amount equal to ten percent (10%) of the total value
of the Improvements and “Coverage C” against increased cost of reconstruction
in an amount equal to twenty percent (20%) of the total value of the
Improvements. The maximum deductible shall be $100,000.00; provided that if the
insurance required under this Section 2.3(c) is fully covered by
the insurance required in Section 2.3(a) above, then no separate
deductible shall be required, and the maximum deductible of $100,000.00 shall
apply for the combined insurance for Section 2.3(a) and Section 2.3(c).

(d)           Commercial
General Liability Insurance against claims for personal injury, bodily injury,
death and property damage occurring on, in or about the Premises or the
Improvements in amounts not less than $1,000,000.00 per occurrence and
$2,000,000.00 in the aggregate plus umbrella coverage in an amount not less
than $25,000,000. Lender hereby retains the right to periodically review the
amount of said liability insurance being maintained by Borrower and to require
an increase in the amount of said liability insurance should Lender deem an
increase to be reasonably prudent under then existing circumstances. The
maximum deductible shall be $25,000.00.

(e)           Equipment
breakdown (also known as boiler and machinery) insurance is required if steam
boilers or other pressure-fired vessels are in operation at the Premises. Minimum
liability coverage per accident must equal the greater of the replacement cost
(insurable value) of the Improvements housing such boiler or pressure-fired
machinery or $2,000,000.00. If one or more large HVAC units is in operation at
the Premises, “Systems Breakdowns” coverage shall be required, as determined by
Lender. Minimum liability coverage per accident must equal the value of such
unit(s). If available, a minimum of eighteen (18) months general business
income coverage specifically relating to boiler and machinery damage shall be
required. The maximum deductible shall be $100,000.00. Co-insurance is
prohibited.

(f)            If
the Improvements or any part thereof is situated in an area designated by the
Federal Emergency Management Agency (“FEMA”) as a special flood hazard area (Zone A or
Zone V), flood insurance in an amount equal to the lesser of: (i) the
minimum amount

 12
 

 

required, under the terms of coverage, to compensate for any damage or
loss on a replacement basis (or the unpaid balance of the Debt if replacement
cost coverage is not available for the type of building insured), or (ii) the
maximum insurance available under the appropriate National Flood Insurance
Administration program. If available, a minimum of eighteen (18) months general
business income coverage specifically relating to flood damage shall be
required. The maximum deductible shall be $5,000.00 per building or a higher
minimum amount as required by FEMA or other applicable law.

(g)           If
the Property is situated in an area designated by FEMA as a high probability
earthquake area (Zone 2b or greater), Lender may require a Probable Maximum
Loss (“PML”) study
to be conducted at the Property. If the PML study reveals a PML equal to or
exceeding twenty percent (20%) of the full replacement cost of the
Improvements, Borrower shall be required to maintain earthquake insurance in an
amount equal to the PML percentage of full replacement cost of the Improvements.
If available, a minimum of eighteen (18) months Business Income coverage
specifically relating to earthquake damage shall be required. The maximum
deductible shall be no more than five percent (5%) of the value at risk or the
lowest deductible available in the State in which the Property is located.

(h)           During the period of any
construction, renovation or alteration of the existing Improvements which
exceeds the lesser of 10% of the principal amount of the Note or $500,000, at
Lender’s request, a completed value, “All Risk” Builder’s Risk form or “Course
of Construction” insurance policy in non-reporting form, in an amount approved
by Lender, may be required. During the period of any construction of any addition
to the existing Improvements, a completed value, “All Risk” Builder’s Risk form
or “Course of Construction” insurance policy in non-reporting form, in an
amount approved by Lender, shall be required. The maximum deductible shall be
$100,000.00.

(i)            When
required by applicable law, ordinance or other regulation, Worker’s
Compensation and Employer’s Liability Insurance covering all persons subject to
the worker’s compensation laws of the state in which the Property is located. Additionally,
if Borrower has direct employees, Hired and Non-Owned Auto Insurance is
required in an amount equal to $1,000,000 per occurrence. The maximum
deductible shall be $25,000.00.

(j)            In
addition to the specific risk coverages required herein, general business
income (loss of rents) insurance in amounts sufficient to compensate Borrower
for all Rents and Profits or income during a period of not less than eighteen
(18) months. The “actual loss”
amount of coverage shall be adjusted annually to reflect the greater of (i) estimated
Rents and Profits or income payable during the succeeding eighteen (18) month period or (ii) the
projected operating expenses, capital expenses and debt service for the
Property as approved by Lender in its sole discretion. The maximum deductible
shall be $100,000.00.

(k)           Such
other insurance on the Property or on any replacements or substitutions thereof
or additions thereto as may from time to time be required by Lender against
other insurable hazards or casualties which at the time are commonly insured
against in the case of property similarly situated including, without
limitation, Sinkhole, Mine Subsidence and Environmental insurance, due regard
being given to the height and type of buildings, their construction, location,
use and occupancy.

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(l)            At
Borrower’s election, in lieu of the maximum deductible required for insurance
coverage required under Sections 2.3(d) of the Mortgage, Borrower shall be required to maintain a Self-insured Retention in connection with
its General Liability Insurance coverage, in an amount not to exceed
$150,000.00, provided that Borrower shall be personally liable for the
payment of all claims within the limits of the Self-insured Retention, as if
such obligation of Borrower were included as an exception to the Exculpation
provisions in Section 2.6(c) of the Note and the Indemnitor shall
also be liable for the payment of such claims pursuant to its Indemnity and
Guaranty Agreement of even date herewith for the benefit of Lender.

(m)          Borrower shall maintain insurance against
damage resulting from acts of terrorism, or an insurance policy without an
exclusion for damages resulting from terrorism, on terms consistent with the
commercial property insurance policy required under subsections (a) and (j) above,
provided, however, that in the event the commercial property and
business income insurance required under subsection (a) and (j) above
excludes perils of terrorism and acts of terrorism, then Borrower shall
maintain a separate commercial property and business income insurance policy
for loss resulting from perils and acts of terrorism on terms (including
amounts, except as provided for below) consistent with those required under
subsection (a) and (j) above ( a “Stand Alone Terrorism Insurance
Policy”) all times during the term of the Loan; provided, that, Borrower shall
not be required to maintain terrorism coverage for amounts in excess of the
amount of coverage that, could be obtained under a Stand Alone Terrorism
Insurance Policy upon the payment of an annual premium in an amount (the “Terrorism
Insurance Cap”) equal to two hundred fifty percent
(250%) of the cost of obtaining
a Stand Alone Terrorism Insurance Policy as of the date hereof and in the event
the annual premium for terrorism coverage satisfying the requirements of this Section 2.3
shall exceed the Terrorism Insurance Cap, Borrower shall only be required to
obtain and maintain terrorism coverage for as much of the coverage as is
available for a premium equal to the Terrorism Insurance Cap.

All such insurance shall (i) be with insurers fully licensed and
authorized to do business in the state within which the Premises is located and
who have and maintain a rating of at least (A) A or higher from Standard &
Poors and (B) AX or higher from A.M. Best, (ii) contain the complete
address of the Premises (or a complete legal description), (iii) be for
terms of at least one year, with premium prepaid, and (iv) be subject to
the approval of Lender as to insurance companies, amounts, content, forms of
policies, method by which premiums are paid and expiration dates, and (v) include
a standard, non-contributory, mortgagee clause naming EXACTLY:

Wachovia Bank, National
Association,

its Successors and Assigns ATIMA

c/o Wachovia Bank, National Association, as Servicer

P.O. Box 563956

Charlotte, North Carolina 28256-3956

(A) as an additional insured under all
liability insurance policies, (B) as the first mortgagee on all
property insurance policies and (C) as the loss payee on all loss
of rents or loss of business income insurance policies.

 14
 

 

 

Borrower shall, as of the date hereof, deliver to Lender evidence that
said insurance policies have been prepaid as required above and certified
copies of such insurance policies and original certificates of insurance signed
by an authorized agent of the applicable insurance companies evidencing such
insurance satisfactory to Lender. Borrower shall renew all such insurance and
deliver to Lender an Acord 28 certificate for proof of commercial property
insurance and an Acord 25 certificate for proof of liability insurance,
together with such other certificates reasonably requested by Lender. Borrower
further agrees that each such insurance policy: 
(i) shall provide for at least thirty (30) days’ prior written
notice to Lender prior to any policy reduction or cancellation for any reason
other than non-payment of premium and at least ten (10) days’ prior
written notice to Lender prior to any cancellation due to non-payment of
premium; (ii) shall contain an endorsement or agreement by the insurer
that any loss shall be payable to Lender in accordance with the terms of such
policy notwithstanding any act or negligence of Borrower which might otherwise
result in forfeiture of such insurance; (iii) shall waive all rights of
subrogation against Lender; and (iv) may be in the form of a blanket
policy provided that, in the event that any such coverage is provided in
the form of a blanket policy, Borrower hereby acknowledges and agrees that
failure to pay any portion of the premium therefor which is not allocable to
the Property or by any other action not relating to the Property which would
otherwise permit the issuer thereof to cancel the coverage thereof, would
require the Property to be insured by a separate, single-property policy. The
blanket policy must properly identify and fully protect the Property as if a
separate policy were issued for 100% of Replacement Cost at the time of loss
and otherwise meet all of Lender’s applicable insurance requirements set forth
in this Section 2.3. The delivery to Lender of the insurance
policies or the certificates of insurance as provided above shall constitute an
assignment of all proceeds payable under such insurance policies relating to
the Property by Borrower to Lender as further security for the Debt. In the
event of foreclosure of this Mortgage, or other transfer of title to the
Property in extinguishment in whole or in part of the Debt, all right, title
and interest of Borrower in and to all proceeds payable under such policies
then in force concerning the Property shall thereupon vest in the purchaser at
such foreclosure, or in Lender or other transferee in the event of such other
transfer of title. Approval of any insurance by Lender shall not be a
representation of the solvency of any insurer or the sufficiency of any amount
of insurance. In the event Borrower fails to provide, maintain, keep in force
or deliver and furnish to Lender the policies of insurance required by this
Mortgage or evidence of their renewal as required herein, Lender may, but shall
not be obligated to, procure such insurance and Borrower shall pay all amounts
advanced by Lender therefor, together with interest thereon at the Default
Interest Rate from and after the date advanced by Lender until actually repaid
by Borrower, promptly upon demand by Lender. Any amounts so advanced by Lender,
together with interest thereon, shall be secured by this Mortgage and by all of
the other Loan Documents securing all or any part of the Debt. Lender shall not
be responsible for nor incur any liability for the insolvency of the insurer or
other failure of the insurer to perform, even though Lender has caused the
insurance to be placed with the insurer after failure of Borrower to furnish
such insurance. Borrower shall not obtain insurance for the Property in
addition to that required by Lender without the prior written consent of
Lender, which consent will not be unreasonably withheld provided that (i) Lender
is a named insured on such insurance, (ii) Lender receives complete copies
of all policies evidencing such insurance, and (iii) such insurance
complies with all of the applicable requirements set forth herein.

 15
 

 

Section 2.4             Payment of Taxes. Borrower
shall pay or cause to be paid, except to the extent provision is actually made
therefor pursuant to Section 3.3 of this Mortgage, all taxes and
assessments which are or may become a lien on the Property or which are
assessed against or imposed upon the Property. Borrower shall furnish Lender
with receipts (or if receipts are not immediately available, with copies of
canceled checks evidencing payment with receipts to follow promptly after they
become available) showing payment of such taxes and assessments at least
fifteen (15) days prior to the applicable delinquency date therefor. Notwithstanding
the foregoing, Borrower may, in good faith, by appropriate proceedings and upon
notice to Lender, contest the validity, applicability or amount of any asserted
tax or assessment so long as (a) such contest is diligently pursued, (b) Lender
determines, in its subjective opinion, that such contest suspends the
obligation to pay the tax and that nonpayment of such tax or assessment will
not result in the sale, loss, forfeiture or diminution of the Property or any
part thereof or any interest of Lender therein, and (c) prior to the
earlier of the commencement of such contest or the delinquency date of the
asserted tax or assessment, Borrower deposits in the Impound Account (as
hereinafter defined) an amount determined by Lender to be adequate to cover the
payment of such tax or assessment and a reasonable additional sum to cover
possible interest, costs and penalties; provided, however, that Borrower shall
promptly cause to be paid any amount adjudged by a court of competent
jurisdiction to be due, with all interest, costs and penalties thereon,
promptly after such judgment becomes final; and provided further that in any
event each such contest shall be concluded and the taxes, assessments,
interest, costs and penalties shall be paid prior to the date any writ or order
is issued under which the Property may be sold, lost or forfeited.

Section 2.5             Casualty and Condemnation. Borrower
shall give Lender prompt written notice of (i) the occurrence of any
casualty affecting the Property or any portion thereof, (ii) the
institution of any proceedings for eminent domain or for the condemnation of
the Property or any portion thereof or (iii) any written notification
threatening the institution of any proceedings for eminent domain or for the
condemnation of the Property or any portion thereof or any written request to
execute a deed in lieu of condemnation affecting the Property or any portion
thereof. All insurance proceeds on the Property, and all causes of action,
claims, compensation, awards and recoveries for any damage, condemnation or
taking, or any deed in lieu of condemnation, affecting all or any part of the
Property or for any damage or injury to it for any loss or diminution in value
of the Property, are hereby assigned to and shall be paid to Lender. Lender may
participate in any suits or proceedings relating to any such proceeds, causes
of action, claims, compensation, awards or recoveries, and Lender is hereby
authorized, in its own name or in Borrower’s name, to adjust any loss covered
by insurance or any condemnation claim or cause of action, and to settle or
compromise any claim or cause of action in connection therewith, and Borrower
shall from time to time deliver to Lender any instruments required to permit
such participation; provided, however, that, so long as no Event of Default has
occurred, and no event has occurred or failed to occur which with the passage
of time, the giving of notice, or both would constitute an Event of Default (a “Default”),
Lender shall not have the right to participate in the adjustment of any loss
which is not in excess of the lesser of (i) five percent (5%) of the then
outstanding principal balance of the Note and (ii) $250,000. Lender shall
apply any sums received by it under this Section first to the payment of
all of its costs and expenses (including, but not limited to, reasonable legal
fees and disbursements) incurred in obtaining those sums, and then, as follows:

 16
 

 

 

(a)           In
the event that less than (x) — fifteen percent (15%), in the case of
condemnation, or thirty percent (30%), in the case of casualty, of the fair
market value or net rentable square footage of the Improvements located on the
Premises have been taken or destroyed and (y) Leases covering in the
aggregate at least sixty-five percent (65%) of the total rentable space in the
Property which has been demised under executed and delivered Leases in effect
as of the date of the occurrence of such casualty or condemnation, whichever
the case may be, and each Major Lease (as hereinafter defined) in effect as of
such date shall remain in full force and effect during and after the completion
of the restoration without abatement of rent beyond the time required for
restoration, then if and so long as:

(1)           no Default or Event
of Default has occurred hereunder or under any of the other Loan Documents, and

(2)           the Property can, in
Lender’s judgment, with diligent restoration or repair, be returned to a
condition at least equal to the condition thereof that existed prior to the
casualty or partial taking causing the loss or damage within the earlier to
occur of (A) nine (9) months after the initial receipt of any
insurance proceeds or condemnation awards by either Borrower or Lender but in
any event prior to the expiration or lapse of rent loss or general business
income necessary to satisfy current obligations of the Loan, and (B) six (6) months
prior to the stated maturity date of the Note, and

(3)           all necessary
governmental approvals can be obtained to allow the rebuilding and reoccupancy
of the Property as described in Section (a)(2) above, and

(4)           there are sufficient
sums available (through insurance proceeds or condemnation awards and
contributions by Borrower, the full amount of which shall, at Lender’s option,
have been deposited with Lender) for such restoration or repair (including, without
limitation, for any costs and expenses of Lender to be incurred in
administering said restoration or repair) and for payment of principal and
interest to become due and payable under the Note during such restoration or
repair, and

(5)           the economic feasibility
of the Improvements after such restoration or repair will be such that income
from their operation is reasonably anticipated to be sufficient to pay
operating expenses of the Property and debt service on the Debt in full with
the same coverage ratio considered by Lender in its determination to make the
loan secured hereby, and

(6)           in the event that
the insurance proceeds or condemnation awards received as a result of such
casualty or partial taking exceed the lesser of (i) five percent (5%) of
the then outstanding principal balance of the Note and (ii) $250,000,
Borrower shall have delivered to Lender, at Borrower’s sole cost and expense,
an appraisal report in form and substance satisfactory to Lender appraising the
value of the Property as proposed to be restored or repaired to be not less
than the appraised value of the Property considered by Lender in its
determination to make the loan secured hereby, and

(7)           Borrower so elects
by written notice delivered to Lender within five (5) days after settlement
of the aforesaid insurance or condemnation claim.

 17
 

 

 

Lender shall, solely for the purposes of such restoration or repair,
advance so much of the remainder of such sums as may be required for such
restoration or repair, and any funds deposited by Borrower therefor, to
Borrower in the manner and upon such terms and conditions as would be required
by a prudent interim construction lender, including, but not limited to, the
prior approval by Lender of plans and specifications, contractors and form of construction
contracts and the furnishing to Lender of permits, bonds, lien waivers,
invoices, receipts and affidavits from contractors and subcontractors, in form
and substance satisfactory to Lender in its discretion, with any remainder
being applied by Lender for payment of the Debt in whatever order Lender
directs in its absolute sole discretion, or at the discretion of Lender, the
same may be paid, either in whole or in part, to, or for the benefit of,
Borrower for such purposes as Lender shall designate in its discretion.

(b)           In
all other cases, namely, in the event that (x) more than fifteen percent
(15%), in the case of condemnation, or thirty percent (30%), in the case of
casualty, of the fair market value or net rentable square footage of the
Improvements located on the Premises have been taken or destroyed (y) Leases
covering in the aggregate at least sixty-five percent (65%) of the total
rentable space in the Property which has been demised under executed and
delivered Leases in effect as of the date of the occurrence of such casualty or
condemnation, whichever the case may be, and each Major Lease (as hereinafter
defined) in effect as of such date will not remain in full force and effect
during and after the completion of the restoration without abatement of rent
beyond the time required for restoration, or (z) Borrower does not elect
to restore or repair the Property pursuant to clause (a) above or
otherwise fails to meet the requirements of clause (a) above, then,
in any of such events, Lender shall elect, in Lender’s absolute discretion and
without regard to the adequacy of Lender’s security to do either of the
following:  (1) accelerate the
maturity date of the Note and declare any and all of the Debt to be immediately
due and payable and apply the remainder of such sums received pursuant to this Section to
the payment of the Debt in whatever order Lender directs in its absolute
discretion, with any remainder being paid to Borrower, or (2) notwithstanding
that Borrower may have elected not to restore or repair the Property pursuant
to the provisions of Section 2.5(a)(7) above, so long as the
proceeds of any such award with respect to any casualty or condemnation are
made available to the Borrower for restoration, require Borrower to restore or
repair the Property in the manner and upon such terms and conditions as would
be required by a prudent interim construction lender, including, but not
limited to, the deposit by Borrower with Lender, within thirty (30) days after
demand therefor, of any deficiency reasonably determined by Lender to be
necessary in order to assure the availability of sufficient funds to pay for
such restoration or repair, including Lender’s costs and expenses to be
incurred in connection therewith, the prior approval by Lender of plans and
specifications, contractors and form of construction contracts and the
furnishing to Lender of permits, bonds, lien waivers, invoices, receipts and
affidavits from contractors and subcontractors, in form and substance
satisfactory to Lender in its discretion, and apply the remainder of such sums
toward such restoration and repair, with any balance thereafter remaining being
applied by Lender for payment of the Debt in whatever order Lender directs in
its absolute sole discretion, or at the discretion of Lender, the same may be
paid, either in whole or in part, to, or for the benefit of, Borrower for such
purposes as Lender shall designate in its discretion. No such prepayment of the
Debt in connection with this Section 2.5(b) shall occasion prepayment
penalties or premiums of any kind subject to and in accordance with Section1.5(c)
of the Note.

 18
 

 

 

Any reduction in the Debt resulting from Lender’s application of any
sums received by it hereunder shall take effect only when Lender actually
receives such sums and elects to apply such sums to the Debt and, in any event,
the unpaid portion of the Debt shall remain in full force and effect and
Borrower shall not be excused in the payment thereof. Partial payments received
by Lender, as described in the preceding sentence, shall be applied first to
the final payment due under the Note and thereafter to installments due under
the Note in the inverse order of their due date. If Borrower elects or Lender
directs Borrower to restore or repair the Property after the occurrence of a
casualty or partial taking of the Property as provided above, Borrower shall
promptly and diligently, at Borrower’s sole cost and expense and regardless of
whether the insurance proceeds or condemnation award, as appropriate, shall be
sufficient for the purpose, restore, repair, replace and rebuild the Property
as nearly as possible to its value, condition and character immediately prior
to such casualty or partial taking in accordance with the foregoing provisions
and Borrower shall pay to Lender all costs and expenses of Lender incurred in
administering said rebuilding, restoration or repair, provided that
Lender makes such proceeds or award available for such purpose. Borrower agrees
to execute and deliver from time to time such further instruments as may be
requested by Lender to confirm the foregoing assignment to Lender of any award,
damage, insurance proceeds, payment or other compensation. Lender is hereby
irrevocably constituted and appointed the attorney-in-fact of Borrower (which
power of attorney shall be irrevocable so long as any portion of the Debt is
outstanding, shall be deemed coupled with an interest, shall survive the
voluntary or involuntary dissolution of Borrower and shall not be affected by
any disability or incapacity suffered by Borrower subsequent to the date
hereof), with full power of substitution, subject to the terms of this Section,
to settle for, collect and receive any such awards, damages, insurance
proceeds, payments or other compensation from the parties or authorities making
the same, to appear in and prosecute any proceedings therefor and to give
receipts and acquittances therefor.

Section 2.6             Construction Liens. Borrower shall pay when due
all claims and demands of mechanics, materialmen, laborers and others for any
work performed or materials delivered for the Premises or the Improvements;
provided, however, that, Borrower shall have the right to contest in good faith
any such claim or demand, so long as it does so diligently, by appropriate
proceedings and without prejudice to Lender and provided that neither the
Property nor any interest therein would be in any danger of sale, loss or
forfeiture as a result of such proceeding or contest. In the event Borrower
shall contest any such claim or demand, Borrower shall promptly notify Lender
of such contest and thereafter shall, upon Lender’s request, promptly provide a
bond, cash deposit or other security satisfactory to Lender to protect Lender’s
interest and security should the contest be unsuccessful. If Borrower shall
fail to immediately discharge or provide security against any such claim or
demand as aforesaid, Lender may do so and any and all expenses incurred by
Lender, together with interest thereon at the Default Interest Rate from the
date incurred by Lender until actually paid by Borrower, shall be immediately
paid by Borrower on demand and shall be secured by this Mortgage and by all of
the other Loan Documents securing all or any part of the Debt.

Section 2.7             Rents and Profits. As additional and collateral
security for the payment of the Debt and cumulative of any and all rights and
remedies herein provided for, Borrower hereby absolutely and presently assigns
to Lender all existing and future Rents and Profits. Borrower hereby grants to
Lender the sole, exclusive and immediate right, without taking possession of
the Property, to demand, collect (by suit or otherwise), receive and give valid
and sufficient receipts 

 19
 

 

for any and all of said
Rents and Profits, for which purpose Borrower does hereby irrevocably make,
constitute and appoint Lender its attorney-in-fact with full power to appoint
substitutes or a trustee to accomplish such purpose (which power of attorney
shall be irrevocable so long as any portion of the Debt is outstanding, shall
be deemed to be coupled with an interest, shall survive the voluntary or
involuntary dissolution of Borrower and shall not be affected by any disability
or incapacity suffered by Borrower subsequent to the date hereof). Lender shall
be without liability for any loss which may arise from a failure or inability
to collect Rents and Profits, proceeds or other payments. However, until the
occurrence of an Event of Default under this Mortgage or under any other of the
Loan Documents, Borrower shall have a license to collect, receive, use and
enjoy the Rents and Profits when due and prepayments thereof for not more than
one (1) month prior to due date thereof. Upon the occurrence of an Event
of Default, Borrower’s license shall automatically terminate without notice to Borrower
and Lender may thereafter, without taking possession of the Property, collect
the Rents and Profits itself or by an agent or receiver. From and after the
termination of such license, Borrower shall be the agent of Lender in
collection of the Rents and Profits, and all of the Rents and Profits so
collected by Borrower shall be held in trust by Borrower for the sole and
exclusive benefit of Lender, and Borrower shall, within one (1) business
day after receipt of any Rents and Profits, pay the same to Lender to be
applied by Lender as hereinafter set forth. Neither the demand for or
collection of Rents and Profits by Lender shall constitute any assumption by
Lender of any obligations under any agreement relating thereto. Lender is
obligated to account only for such Rents and Profits as are actually collected
or received by Lender. Borrower irrevocably agrees and consents that the
respective payors of the Rents and Profits shall, upon demand and notice from
Lender of an Event of Default, pay said Rents and Profits to Lender without
liability to determine the actual existence of any Event of Default claimed by
Lender. Borrower hereby waives any right, claim or demand which Borrower may
now or hereafter have against any such payor by reason of such payment of Rents
and Profits to Lender, and any such payment shall discharge such payor’s
obligation to make such payment to Borrower. All Rents collected or received by
Lender may be applied against all expenses of collection, including, without
limitation, reasonable attorneys’ fees, against costs of operation and
management of the Property and against the Debt, in whatever order or priority
as to any of the items so mentioned as Lender directs in its sole subjective
discretion and without regard to the adequacy of its security. Neither the
exercise by Lender of any rights under this Section nor the application of
any Rents to the Debt shall cure or be deemed a waiver of any Event of Default.
The assignment of Rents and Profits hereinabove granted shall continue in full
force and effect during any period of foreclosure or redemption with respect to
the Property. Borrower has executed an Assignment of Leases and Rents dated of
even date herewith (the “Lease Assignment”) in favor of Lender covering all of
the right, title and interest of Borrower, as landlord, lessor or licensor, in
and to any Leases. All rights and remedies granted to Lender under the Lease
Assignment shall be in addition to and cumulative of all rights and remedies
granted to Lender hereunder.

Section 2.8             Leases. Borrower covenants and agrees that it
shall not enter into any Lease (i) affecting 14,000 square feet or more of
the Property or (ii) having a term of five (5) years or more
(inclusive of any renewals or extensions) (each, a “Major Lease”) without the
prior written approval of Lender, which approval shall not be unreasonably
withheld. The request for approval of each such proposed new Lease shall be
made to Lender in writing and shall state that, pursuant to the terms of this
Mortgage, failure to approve or disapprove such proposed Lease within fifteen
(15) business days is deemed approval and Borrower shall furnish to Lender

 

 20

 

(and any loan
servicer specified from time to time by Lender): (i) such biographical and
financial information about the proposed Tenant as Lender may reasonably
require in conjunction with its review, (ii) a copy of the proposed form
of Lease, and (iii) a summary of the material terms of such proposed Lease
(including, without limitation, rental terms and the term of the proposed lease
and any options). It is acknowledged that Lender intends to include among its
criteria for approval of any such proposed Lease the following: (i) such
Lease shall be with a bona-fide arm’s-length Tenant; (ii) such Lease shall
not contain any rental or other concessions which are not then customary and
reasonable for similar properties and Leases in the market area of the Premises;
(iii) such Lease shall provide that the Tenant pays for its expenses; (iv) the
rental shall be at least at the market rate then prevailing for similar
properties and leases in the market areas of the Premises; and (v) such
Lease shall contain subordination and attornment provisions in form and content
reasonably acceptable to Lender. Failure of Lender to approve or disapprove any
such proposed Lease within fifteen (15) business days after receipt of such
written request and all the documents and information required to be furnished
to Lender with such request shall be deemed approval, provided that the written
request for approval specifically mentioned the same.

(a)           Prior to execution
of any Leases of space in the Improvements after the date hereof, Borrower
shall submit to Lender, for Lender’s prior approval, which approval shall not
be unreasonably withheld, a copy of the form Lease Borrower plans to use in
leasing space in the Improvements or at the Property. All such Leases of space
in the Improvements or at the Property shall be on terms consistent with the
terms for similar leases in the market area of the Premises, shall provide for
free rent only if the same is consistent with prevailing market conditions and
shall provide for market rents then prevailing in the market area of the
Premises. Such Leases shall also provide for security deposits in reasonable
amounts consistent with prevailing market conditions. Borrower shall also
submit to Lender for Lender’s approval, which approval shall not be
unreasonably withheld, prior to the execution thereof, any proposed Lease of
the Improvements or any portion thereof that differs materially and adversely
from the aforementioned form Lease. Borrower shall not execute any Lease for
all or a substantial portion of the Property, except for an actual occupancy by
the Tenant, lessee or licensee thereunder, and shall at all times promptly and
faithfully perform, or cause to be performed, all of the covenants, conditions
and agreements contained in all Leases with respect to the Property, now or
hereafter existing, on the part of the landlord, lessor or licensor thereunder
to be kept and performed. Borrower shall furnish to Lender, within ten (10) days
after a request by Lender to do so, but in any event by January 1 of each
year, a current Rent Roll, certified by Borrower as being true and correct,
containing the names of all Tenants with respect to the Property, the terms of
their respective Leases, the spaces occupied and the rentals or fees payable
thereunder and the amount of each Tenant’s security deposit. Upon the request
of Lender, Borrower shall deliver to Lender a copy of each such Lease. Borrower
shall not do or suffer to be done any act, or omit to take any action, that
might result in a default by the landlord, lessor or licensor under any such
Lease or allow the Tenant thereunder to withhold payment of rent or cancel or
terminate same and shall not further assign any such Lease or any such Rents
and Profits. Borrower, at no cost or expense to Lender, shall enforce, short of
termination, the performance and observance of each and every condition and
covenant of each of the parties under such Leases and Borrower shall not
anticipate, discount, release, waive, compromise or otherwise discharge any
rent payable under any of the Leases. Borrower shall not, without the prior
written consent of Lender, modify any of the Leases, terminate or accept the
surrender of any Leases, waive or release any other party

 21
 

 

 

from the
performance or observance of any obligation or condition under such Leases
except, with respect only to Leases which are not Major Leases, in the normal
course of business in a manner which is consistent with sound and customary
leasing and management practices for similar properties in the community in
which the Property is located. Lender reserves the right to condition its
consent to any termination or surrender of any Lease upon the payment to Lender
of any lease termination or other payment due from the applicable tenant in
connection with such termination or surrender. Borrower and Lender agree that
all such sums paid to Lender shall be held by Lender as a tenant improvement
and leasing commission reserve and shall be considered a “Reserve” as described
in Section 3.1 hereof and all such amounts shall be held,
maintained, applied and disbursed in accordance with Lender’s standard
procedures relating to similar reserves. Borrower shall not permit the
prepayment of any rents under any of the Leases for more than one (1) month
prior to the due date thereof.

(b)           Each Lease executed
after the date hereof affecting any of the Premises or the Improvements must
provide, in a manner approved by Lender, that the Tenant will recognize as its
landlord, lessor or licensor, as applicable, and attorn to any person
succeeding to the interest of Borrower upon any foreclosure of this Mortgage or
deed in lieu of foreclosure. Each such Lease shall also provide that, upon
request of said successor-in-interest, the Tenant shall execute and deliver an
instrument or instruments confirming its attornment as provided for in this
Section; provided, however, that neither Lender nor any
successor-in-interest shall be bound by any payment of rent for more than one (1) month
in advance, or any amendment or modification of said Lease made without the
express written consent of Lender or said successor-in-interest.

(c)           Upon the occurrence
of an Event of Default under this Mortgage, whether before or after the whole
principal sum secured hereby is declared to be immediately due or whether
before or after the institution of legal proceedings to foreclose this
Mortgage, forthwith, upon demand of Lender, Borrower shall surrender to Lender,
and Lender shall be entitled to take actual possession of, the Property or any
part thereof personally, or by its agent or attorneys. In such event, Lender
shall have, and Borrower hereby gives and grants to Lender, the right, power
and authority to make and enter into Leases with respect to the Property or
portions thereof for such rents and for such periods of occupancy and upon
conditions and provisions as Lender may deem desirable in its sole discretion,
and Borrower expressly acknowledges and agrees that the term of any such Lease
may extend beyond the date of any foreclosure sale of the Property, it being
the intention of Borrower that in such event Lender shall be deemed to be and
shall be the attorney-in-fact of Borrower for the purpose of making and
entering into Leases of parts or portions of the Property for the rents and
upon the terms, conditions and provisions deemed desirable to Lender in its
sole discretion and with like effect as if such Leases had been made by
Borrower as the owner in fee simple of the Property free and clear of any
conditions or limitations established by this Mortgage. The power and authority
hereby given and granted by Borrower to Lender shall be deemed to be coupled
with an interest, shall not be revocable by Borrower so long as any portion of
the Debt is outstanding, shall survive the voluntary or involuntary dissolution
of Borrower and shall not be affected by any disability or incapacity suffered
by Borrower subsequent to the date hereof. In connection with any action taken
by Lender pursuant to this Section, Lender shall not be liable for any loss
sustained by Borrower resulting from any failure to let the Property, or any
part thereof, or from any other act or omission of Lender in managing the
Property, nor shall Lender be obligated to perform or discharge any obligation,
duty or liability under any Lease covering the Property or any part

 22
 

 

 

thereof or
under or by reason of this instrument or the exercise of rights or remedies
hereunder. Borrower shall, and does hereby, indemnify Lender for, and hold
Lender harmless from, any and all claims, actions, demands, liabilities, loss
or damage which may or might be incurred by Lender under any such Lease or
under this Mortgage or by the exercise of rights or remedies hereunder and from
any and all claims and demands whatsoever which may be asserted against Lender
by reason of any alleged obligations or undertakings on its part to perform or
discharge any of the terms, covenants or agreements contained in any such Lease
other than those finally determined by a court of competent jurisdiction to
have resulted solely from the gross negligence or willful misconduct of Lender.
Should Lender incur any such liability, the amount thereof, including, without
limitation, costs, expenses and reasonable attorneys’ fees, together with
interest thereon at the Default Interest Rate from the date incurred by Lender
until actually paid by Borrower, shall be immediately due and payable to Lender
by Borrower on demand and shall be secured hereby and by all of the other Loan
Documents securing all or any part of the Debt. Nothing in this Section shall
impose on Lender any duty, obligation or responsibility for the control, care,
management or repair of the Property, or for the carrying out of any of the
terms and conditions of any such Lease, nor shall it operate to make Lender
responsible or liable for any waste committed on the Property by the Tenants or
by any other parties or for any dangerous or defective condition of the
Property, or for any negligence in the management, upkeep, repair or control of
the Property. Borrower hereby assents to, ratifies and confirms any and all
actions of Lender with respect to the Property taken under this Section.

(d)           If requested by
Lender, Borrower shall furnish, or shall cause the applicable tenant to
furnish, to Lender financial data and/or financial statements in accordance
with Regulation AB (as defined herein) for any tenant of any Property if, in
connection with a securitization, Lender expects there to be, with respect to
such tenant or group of affiliated tenants, a concentration within all of the
mortgage loans included or expected to be included, as applicable, in such
securitization such that such tenant or group of affiliated tenants would
constitute a Significant Obligor (as defined herein); provided, however, that
in the event the related lease does not require the related tenant to provide
the foregoing information, Borrower shall use commercially reasonable efforts
to cause the applicable tenant to furnish such information.

Section 2.9             Alienation
and Further Encumbrances.

(a)           Borrower acknowledges
that Lender has relied upon the principals of Borrower and their experience in
owning and operating the Property and properties similar to the Property in
connection with the closing of the loan evidenced by the Note. Accordingly,
except as specifically allowed hereinbelow in this Section and
notwithstanding anything to the contrary contained in Section 6.6
hereof, in the event that the Property or any part thereof or direct or
indirect interest therein or direct or indirect interest in Borrower shall be sold,
conveyed, disposed of, alienated, hypothecated, leased (except to Tenants of
space in the Improvements in accordance with the provisions of Section 2.8
hereof), assigned, pledged, mortgaged, further encumbered or otherwise
transferred or Borrower shall be divested of its title to the Property or any
direct or indirect interest therein, in any manner or way, whether voluntarily
or involuntarily (each, a “Transfer”), without the prior written consent
of Lender being first obtained, which consent may be withheld in Lender’s sole discretion, then the same shall
constitute an Event of Default and Lender shall have the right, at its option,
to declare any or all of the Debt,

 23
 

 

 

irrespective
of the maturity date specified in the Note, immediately due and payable and to
otherwise exercise any of its other rights and remedies contained in Article V
hereof.

(b)            A Transfer within
the meaning of this Section 2.9 shall be deemed to include, among
other things: (i) an installment sales agreement wherein Borrower agrees
to sell the Property or any part thereof for a price to be paid in
installments; and (ii) an agreement by Borrower leasing all or a
substantial part of the Property for other than actual occupancy by a space
tenant thereunder or a sale, assignment or other transfer of, or the grant of a
security interest in, Borrower’s right, title and interest in and to any Leases
or any Rents and Profits.

(c)           Notwithstanding the
foregoing, the following Transfers shall be permitted under this Section 2.9
without the prior consent of Lender: (i) a Transfer of corporate stock,
limited partnership interests and/or non-managing member interests in Borrower,
or in any partner or member of Borrower, or any direct or indirect legal or
beneficial owner of Borrower, so long as following such Transfer (whether in
one or a series of transactions) or, with respect to any creation or issuance
of new limited partnership interests or membership interests, not more than 49%
of the beneficial economic interest in Borrower (whether directly or
indirectly) has been transferred in the aggregate, there is no Change of
Control and the persons responsible for the day to day management of the
Property and Borrower remain unchanged following such Transfer, (ii) any
involuntary Transfer caused by the death of Borrower, or any partner,
shareholder, joint venturer, member or beneficial owner of a trust, or any
direct or indirect legal or beneficial owner of Borrower, so long as Borrower
is promptly reconstituted, if required, following such death and so long as
there is no Change of Control and those persons responsible for the day to day
management of the Property and Borrower remain unchanged as a result of such
death or any replacement management or controlling parties are approved by
Lender, and (iii) a Transfer comprised of gifts for estate planning
purposes of any individual’s interests in Borrower, or in any of Borrower’s
partners, members, shareholders, beneficial owners of a trust or joint
venturers, or any direct or indirect legal or beneficial owner of Borrower, to
the spouse or any lineal descendant of such individual, or to a trust for the
benefit of any one or more of such individual, spouse or lineal descendant, so
long as Borrower is reconstituted promptly, if required, following such gift
and so long as there is no Change of Control and those persons responsible for
the day to day management of the Property and Borrower remain unchanged
following such gift. Notwithstanding any provision of this Mortgage to the
contrary, no person or entity may become an owner of a direct or indirect
interest in Borrower, which interest exceeds forty-nine (49%) percent, without
Lender’s prior written consent unless Borrower has complied with the provisions
set forth in Section 2.9(d) below. For purposes of this Section 2.9(c),
“Change of Control” shall mean a change in the identity of the
individual or entities or group of individuals or entities who have the right,
by virtue of any partnership agreement, articles of incorporation, by-laws,
articles of organization, operating agreement or any other agreement, with or
without taking any formative action, to cause Borrower to take some action or
to prevent, restrict or impede Borrower from taking some action which, in
either case, Borrower could take or could refrain from taking were it not for
the rights of such individuals. Notwithstanding any provision of this Mortgage
to the contrary, provided no Event of Default has occurred and is continuing,
Lender’s prior consent shall not be required with respect to any of the
following: (i) the creation, issuance or transfer of limited partnership
interests in Mack-Cali Realty, L.P., a Delaware limited partnership (“Mack-Cali
Partnership”), so long as (x) Mack-Cali Realty Corporation, a Maryland
corporation (“Mack-Cali Realty”), maintains at least a 51%

 24
 

 

 

limited
partnership interest in Mack-Cali Partnership and remains as the general
partner of Mack-Cali Partnership, and (y) the managerial control of
Mack-Cali Partnership remains unchanged; provided,
that to the extent such transfer of interests in Mack-Cali Partnership results
in a change in the managerial control of Mack-Cali Partnership, unless due to a
public offering of stock of Mack-Cali Realty, merger, reorganization or
consolidation, such transfer of interests in Mack-Cali Partnership shall comply
with the conditions of 1.13(d) below; and (ii) so long as the
securities of Mack-Cali Realty are publicly traded, the acquisition, issuance
or transfer (whether in one transaction or in a series of transactions) of securities
in Mack-Cali Realty which does not result in a Change in Control of Borrower,
Mack-Cali Partnership or Mack-Cali Realty, provided further that (x) Mack-Cali
Realty shall not merge, reorganize or consolidate into another entity (i.e.,
where Mack-Cali Realty is not the surviving entity) (a “Merger”), and (y) any
transfer of interests or series of transfers in interests in Mack-Cali Realty
shall not result in more than 49% of Mack-Cali Realty being owned by any single
person or entity (or related group of people or entities) (a “Majority Transfer”);
provided, however, that a
Merger or Majority Transfer shall not be prohibited, or constitute an Event of
Default under the Loan Documents so long as, with respect to such Merger or
Majority Transfer (a) to the extent permitted by law, Lender receives not
less than thirty (30) days prior written notice of any such proposed Merger or
Majority Transfer, (b) the surviving entity executes any and all documents
as are reasonably necessary to evidence the assumption of Mack-Cali Realty’s
obligations relative to the loan evidenced by the Note and delivers such
certificates and opinions covering such subjects (including, but not limited
to, nonconsolidation) as may be reasonably required by Lender, (c) the
surviving entity shall have a net worth of not less than $200,000,000.00 as of
the date of the completion of such Merger or Majority Transfer, (d) if, as
a result of such Merger or Majority Transfer, the manager of the Property
changes, the replacement manager is a “Qualified Manager” (as defined below) or
such replacement manager is approved by Lender, and (e) Borrower satisfies
the provisions of paragraph (12) of Section 1.13(d) below and causes
to be delivered to Lender a substantive non-consolidation opinion, in form and
substance satisfactory to Lender and prepared by counsel reasonably acceptable
to Lender with respect to the transferee and such of its constituent entities
and/or affiliates, as Lender may in its discretion require. As used herein, the
term “Qualified Manager” shall mean a property manager of the Property which (i) is
a reputable management company having at least five (5) years’ experience
in the management of commercial properties with similar uses as the Property
and in the jurisdiction in which the Property are located, (ii) has, for
at least five (5) years prior to its engagement as property manager,
managed at least (5) properties of the same property type as the Property,
(iii) at the time of its engagement as property manager has leasable square
footage of the same property type as the Property equal to the lesser of (A) 1,000,000
leasable square feet and (B) five (5) times the leasable square feet
of the Property and (iv) is not the subject of a bankruptcy or similar
insolvency proceeding. So long as the provisions of this Section 2.9(c) are
fully satisfied in all respects and provided that there is no Change in Control
of Borrower, Mack-Cali Realty or Mack-Cali Partnership, (A) at any time
after the execution of this Mortgage, Gale SLG NJ Mezz LLC (“Mezz”) may merge
into Gale SLG NJ Operating Partnership, L.P. (“OP”) and the surviving entity (“Surviving OP”) may be renamed, and (B) at any time after May 1, 2007
and/or following the merger described above in part (A), Surviving OP may make
an in-kind distribution of its direct or indirect ownership interest in
Borrower to its partners in proportion to their respective percentage ownership
interests (as such percentage interests may be reduced to reflect the cash-out
of one or more of the limited partners (other than Mack-Green-Gale LLC (“MGG”))
and MGG may make an in-

 25
 

 

 

kind distribution of its
direct or indirect ownership interest in Borrower to (i) Mack Cali
Ventures, L.L.C. (“MCV”) or Gale SLG NJ LLC (“Gale SLG”) in accordance with the
same percentage interests set forth in the operating agreement of MGG or (ii) one
or more limited liability companies owned by MCV and Gale SLG in accordance
with the same percentage interests set forth in the operating agreement of MGG
(i.e. the ninety-five percent (95%) Class A interests in MGG shall not be
reduced and shall be distributed to MCV or a limited liability company owned by
MCV).

(d)           Notwithstanding the
foregoing provisions of this Section, Lender shall consent to (x) one or
more Transfers of the Property in its entirety, or (y) one or more
Transfers of direct or indirect interests in the Borrower for which consent is
required under this Section 2.9 
(any such hereinafter, a “Sale”)
to any person or entity provided that, for each Sale, each of the following
terms and conditions are satisfied:

(1)           No Default and no Event of Default is
then continuing hereunder or under any of the other Loan Documents;

(2)           Borrower gives Lender written notice
of the terms of such prospective Sale not less than sixty (60) days before the
date on which such Sale is scheduled to close and, concurrently therewith,
gives Lender all such information concerning the proposed transferee of the
Property or the proposed owner of the direct or indirect interest in the
Borrower for which consent is required under this Section 2.9, as
applicable (hereinafter, “Buyer”)
as Lender would require in evaluating an initial extension of credit to a
borrower and pays to Lender a non-refundable application fee in the amount of
$5,000. Lender shall have the right to approve or disapprove the proposed Buyer.
In determining whether to give or withhold its approval of the proposed Buyer,
Lender shall consider the Buyer’s experience and track record in owning and
operating facilities similar to the Property, the Buyer’s financial strength,
the Buyer’s general business standing and the Buyer’s relationships and
experience with contractors, vendors, tenants, lenders and other business
entities; provided, however, that, notwithstanding Lender’s
agreement to consider the foregoing factors in determining whether to give or
withhold such approval, such approval shall be given or withheld based on what
Lender determines to be commercially reasonable in Lender’s sole discretion
and, if given, may be given subject to such conditions as Lender may deem
appropriate;

(3)           Borrower pays Lender, concurrently
with the closing of such Sale, a non-refundable assumption fee in an amount
equal to all out-of-pocket costs and expenses, including, without limitation,
reasonable attorneys’ fees and Rating Agency fees, incurred by Lender in
connection with the Sale, plus an amount equal to one-half of one percent
(0.5%) of the then
outstanding principal balance of the Note on the first Sale, and one percent
(1.0%) of the then outstanding principal balance of the Note on each Sale
thereafter;

(4)           In the event that such Sale is a
Transfer of the Property in its entirety, the Buyer assumes and agrees to pay
the Debt subject to the provisions of Section 6.27 hereof and, in
all cases (whether such Sale is a Transfer of the Property in its entirety or a
Transfer of direct or indirect interests in the Borrower for which consent is

 26
 

 

 

required under this Section 2.9),
prior to or concurrently with the closing of such Sale, the Buyer executes,
without any cost or expense to Lender, such documents and agreements as Lender
shall reasonably require to evidence and effectuate said assumption and
delivers such legal opinions (including, without limitation, a REMIC opinion)
as Lender may require;

(5)           A party associated with the Buyer
approved by Lender in its sole discretion assumes the obligations of the
current Indemnitor under its guaranty or indemnity agreement and environmental
indemnity agreement and such party associated with the Buyer executes, without
any cost or expense to Lender, a substitution agreement or a new guaranty or
indemnity agreement or environmental indemnity agreement in form and substance
satisfactory to Lender and delivers such legal opinions as Lender may require;

(6)           Borrower and the Buyer execute,
without any cost or expense to Lender, new financing statements or financing
statement amendments (and new financing statements as may be necessary) and any
additional documents reasonably requested by Lender;

(7)           Borrower delivers to Lender, without
any cost or expense to Lender, such replacement policy or endorsements to
Lender’s title insurance policy, hazard insurance policy endorsements or
certificates and other similar materials as Lender may deem necessary at the
time of the Sale, all in form and substance satisfactory to Lender, including,
without limitation, a replacement policy or an endorsement or endorsements to
Lender’s title insurance policy insuring the lien of this Mortgage, extending
the effective date of such policy to the date of execution and delivery (or, if
later, of recording) of the assumption agreement referenced above in
subparagraph (4) of this Section, with no additional exceptions added to
such policy, and, in the event that such Sale is a Transfer of the Property in
its entirety, insuring that fee simple title to the Property is vested in the
Buyer;

(8)           Borrower and any current Indemnitor
execute and deliver to Lender, without any cost or expense to Lender, a release
of Lender, its officers, directors, employees and agents, from all claims and
liability relating to the transactions evidenced by the Loan Documents, through
and including the date of the closing of the Sale, which agreement shall be in
form and substance satisfactory to Lender and shall be binding upon the Buyer
and any new Indemnitor;

(9)           Subject to the provisions of Section 6.27
hereof, such Sale is not construed so as to relieve Borrower of any personal
liability under the Note or any of the other Loan Documents for any acts or
events occurring or obligations arising prior to or simultaneously with the
closing of such Sale, whether or not same is discovered prior or subsequent to
the closing of such Sale, and Borrower executes, without any cost or expense to
Lender, such documents and agreements as Lender shall reasonably require to
evidence and effectuate the ratification of said personal liability. In the
event that such Transfer is a Sale of the Property in its entirety, Borrower
shall be released from and relieved of any personal liability under the Note or
any of the other Loan Documents for

 27
 

 

 

any acts or events occurring or obligations
arising after the closing of such Sale which are not caused by or arising out
of any acts or events occurring or obligations arising prior to or simultaneously
with the closing of such Sale;

(10)         Such Sale is not construed so as to
relieve any current Indemnitor of its obligations under any guaranty or
indemnity agreement for any acts or events occurring or obligations arising
prior to or simultaneously with the closing of such Sale, and each such current
Indemnitor executes, without any cost or expense to Lender, such documents and
agreements as Lender shall reasonably require to evidence and effectuate the
ratification of each such guaranty and indemnity agreement. In the event that
such Sale is a Transfer of the Property in its entirety, each such current
Indemnitor shall be released from and relieved of any of its obligations under
any guaranty or indemnity agreement executed in connection with the loan secured
hereby for any acts or events occurring or obligations arising after the
closing of such Sale which are not caused by or arising out of any acts or
events occurring or obligations arising prior to or simultaneously with the
closing of such Sale;

(11)         The Buyer shall furnish, if the Buyer
is a corporation, partnership or other entity, all appropriate papers
evidencing the Buyer’s capacity and good standing, and the qualification of the
signers to execute the assumption of the Debt, which papers shall include
certified copies of all documents relating to the organization and formation of
the Buyer and of the entities, if any, which are partners of the Buyer. In the
event that such Sale is a Transfer of the Property in its entirety, the Buyer
shall be a Single Purpose Entity whose formation documents shall be approved by
counsel to Lender, and who shall comply with the requirements set forth in Section 2.29
hereof;

(12)         Borrower delivers to Lender
confirmation in writing (a “No-Downgrade Confirmation”) from each Rating
Agency that such Sale will not result in a qualification, downgrade or
withdrawal of any ratings issued in connection with any Secondary Market
Transaction (as hereinafter defined) or, in the event the Secondary Market
Transaction has not yet occurred, Lender shall, in its sole discretion, have
approved the Sale;

(13)         The applicable transfer will not result
in an increase in the real property taxes for the Premises and Improvements
that would cause the debt service coverage ratio of the Debt with respect to
the immediately succeeding twelve (12) month period to be less than the debt
service coverage ratio of the Debt for the twelve (12) month period immediately
preceding such transfer, in each case as determined by Lender; and

(14)         Borrower delivers to
Lender an opinion with respect to substantive non-consolidation opinion after
giving effect to such transfer in form and substance and from a law firm
acceptable to Lender and the Rating Agencies.

Section 2.10           Payment
of Utilities, Assessments, Charges, Etc. Borrower shall pay when due all
utility charges which are incurred by Borrower or which may become a charge or
lien against any portion of the Property for gas, electricity, water and sewer
services furnished to

 28
 

 

 

the Premises
and/or the Improvements and all other assessments or charges of a similar
nature, or assessments payable pursuant to any restrictive covenants, whether
public or private, affecting the Premises and/or the Improvements or any
portion thereof, whether or not such assessments or charges are or may become
liens thereon.

Section 2.11           Access
Privileges and Inspections. Lender and the agents, representatives and
employees of Lender shall, subject to the rights of Tenants, have full and free
access to the Premises and the Improvements and any other location where books
and records concerning the Property are kept at all reasonable times and,
except in the event of an emergency, upon not less than 24 hours prior notice
(which notice may be telephonic) for the purposes of inspecting the Property
and of examining, copying and making extracts from the books and records of
Borrower relating to the Property. Borrower shall lend assistance to all such
agents, representatives and employees of Lender.

Section 2.12           Waste;
Alteration of Improvements. Borrower shall not commit, suffer or permit any
waste on the Property nor take any actions that might invalidate any insurance
carried on the Property. Borrower shall maintain the Property in good condition
and repair. No part of the Improvements may be removed, demolished or
materially altered, without the prior written consent of Lender other than in
connection with non-structural day to day maintenance and except for tenant
improvements under Leases. Without the prior written consent of Lender,  Borrower shall not commence construction of
any improvements on the Premises other than improvements required for the
maintenance or repair of the Property. Lender reserves the right to condition
its consent to any material alteration, removal, demolition or new construction
on the following:  (i) such
conditions as would be required by a prudent interim construction lender,
including, but not limited to, the prior approval by Lender of plans and
specifications, construction budgets, contractors and form of construction
contracts and the furnishing to Lender of evidence regarding funds, permits,
approvals bonds, insurance, lien waivers, title endorsements, appraisals,
surveys, certificates of occupancy, certificates regarding completion,
invoices, receipts and affidavits from contractors and subcontractors, in form
and substance satisfactory to Lender in its discretion, (ii) the delivery
of an opinion from counsel satisfactory to Lender in its discretion and in form
and substance satisfactory to Lender in its discretion opining as to such
matters as Lender may reasonably require, including, without limitation, an
opinion that such alteration, removal, demolition or new construction will not
have an adverse effect on the status of any trust formed in connection with a
Secondary Market Transaction a “real estate mortgage investment conduit” within
the meaning of Section 860D of the Code (“REMIC”), and (iii) Borrower’s
agreement to pay all fees, costs and expenses incurred by Lender in granting
such consent, including, without limitation, reasonable attorneys’ fees and
expenses.

Section 2.13           Zoning.
Without the prior written consent of Lender, Borrower shall not seek, make,
suffer, consent to or acquiesce in any change in the zoning or conditions of
use of the Premises or the Improvements. Borrower shall comply with and make
all payments required under the provisions of any covenants, conditions or
restrictions affecting the Premises or the Improvements. Borrower shall comply
with all existing and future requirements of all governmental authorities
having jurisdiction over the Property. Borrower shall keep all licenses,
permits, franchises and other approvals necessary for the operation of the
Property in full force and effect. Borrower shall operate the Property as an
office building for so long as the Debt is outstanding. If, under applicable
zoning provisions, the use of all or any part of the Premises or

 29
 

 

 

the
Improvements is or becomes a nonconforming use, Borrower shall not cause or
permit such use to be discontinued or abandoned without the prior written
consent of Lender. Further, without Lender’s prior written consent, Borrower
shall not file or subject any part of the Premises or the Improvements to any
declaration of condominium or co-operative or convert any part of the Premises
or the Improvements to a condominium, co-operative or other form of multiple
ownership and governance.

Section 2.14           Financial
Statements and Books and Records. Borrower shall keep accurate books and
records of account of the Property and its own financial affairs sufficient to
permit the preparation of financial statements therefrom in accordance with
generally accepted accounting principles. Lender and its duly authorized
representatives shall have the right to examine, copy and audit Borrower’s
records and books of account at all reasonable times. So long as this Mortgage
continues in effect, Borrower shall provide to Lender, in addition to any other
financial statements required hereunder or under any of the other Loan
Documents, the following financial statements and information, all of which
must be certified to Lender as being true and correct by the Chief Financial
Officer of Borrower or the person or entity to which they pertain, as
applicable, and, be prepared in accordance with generally accepted accounting
principles consistently applied and be in form and substance acceptable to
Lender:

(a)           copies of all tax
returns filed by Borrower, within forty-five (45) days after the date of
filing;

(b)           monthly operating
statements for the Property within forty-five (45) days after the end of each
month until the earlier to occur of (X) the date that is twelve (12)
months following the date hereof and (Y) the occurrence of a Secondary
Market Transaction;

(c)           quarterly operating
statements for the Property, within forty-five (45) days after the end of each
calendar quarter from and after the earlier to occur of (X) the date that
is twelve (12) months following the date hereof and (Y) the occurrence of
a Secondary Market Transaction;

(d)           annual balance
sheets for the Property and annual financial statements for Borrower, and each
Indemnitor (including any Form 10K filings), within one hundred twenty
(120) days after the end of each calendar year; and

(e)           such other
information with respect to the Property, Borrower, the principals or general
partners in Borrower and each Indemnitor, which may be reasonably requested
from time to time by Lender, within a reasonable time after the applicable
request.

(f)            If,
at the time one or more Disclosure Documents are being prepared for a
securitization, Lender expects that Borrower alone or Borrower and one or more
affiliates of Borrower collectively, or the Property alone or the Property and
any other parcel(s) of real property, together with improvements thereon
and personal property related thereto, that is “related”, within the meaning of
the definition of Significant Obligor, to the Property (a “Related Property”)
collectively, will be a Significant Obligor, Borrower shall furnish to Lender
upon request (i) the selected financial data or, if applicable, net
operating income, required under Item 1112(b)(1) of Regulation AB and
meeting the requirements thereof, if Lender expects that the 

 30
 

 

 

principal amount of the Loan, together with any loans made to an affiliate
of Borrower or secured by a Related Property that is included in a
securitization with the Loan (a “Related Loan”), as of the cut-off date for
such securitization may, or if the principal amount of the Loan together with
any Related Loans as of the cut-off date for such securitization and at any
time during which the Loan and any Related Loans are included in a
securitization does, equal or exceed ten percent (10%) (but less than twenty
percent (20%)) of the aggregate principal amount of all mortgage loans included
or expected to be included, as applicable, in the securitization or (ii) the
financial statements required under Item 1112(b)(2) of Regulation AB and
meeting the requirements thereof, if Lender expects that the principal amount
of the Loan together with any Related Loans as of the cut-off date for such
securitization may, or if the principal amount of the Loan together with any
Related Loans as of the cut-off date for such securitization and at any time
during which the Loan and any Related Loans are included in a securitization
does, equal or exceed twenty percent (20%) of the aggregate principal amount of
all mortgage loans included or expected to be included, as applicable, in the
securitization. Such financial data or financial statements shall be furnished
to Lender (A) within ten (10) Business Days after notice from Lender
in connection with the preparation of Disclosure Documents for the
securitization, (B) not later than thirty (30) days after the end of each
fiscal quarter of Borrower and (C) not later than seventy-five (75) days
after the end of each fiscal year of Borrower; provided, however, that Borrower
shall not be obligated to furnish financial data or financial statements
pursuant to clauses (B) or (C) of this sentence with respect to any
period for which a filing pursuant to the Securities Exchange Act of 1934 in
connection with or relating to the securitization (an “Exchange Act Filing”) is
not required. As used herein, “Regulation AB” shall mean Regulation AB under
the Securities Act of 1933 and the Securities Exchange Act of 1934 (as amended).
As used herein, “Disclosure Documents” shall mean a prospectus, prospectus
supplement, private placement memorandum, or similar offering memorandum or
offering circular, in each case in preliminary or final form, used to offer
securities in connection with a securitization. As used herein, “Significant
Obligor” shall have the meaning set forth in Item 1101(k) of Regulation
AB.

If any of the aforementioned materials are not furnished to Lender
within the applicable time periods, are not prepared in accordance with
generally accepted accounting principles or Lender is dissatisfied with the
form of any of the foregoing and has notified Borrower of its dissatisfaction,
in addition to any other rights and remedies of Lender contained herein and
provided Lender has given Borrower at least ten (10) days notice of such
failure and opportunity to cure, (i) Borrower shall pay to Lender upon
demand, at Lender’s option and in its sole discretion, an amount equal to
$2,500 per reporting period, and (ii) Lender shall have the right, but not
the obligation, to obtain the same by means of an audit by an independent
certified public accountant selected by Lender, in which event Borrower agrees
to pay, or to reimburse Lender for, any expense of such audit and further
agrees to provide all necessary information to said accountant and to otherwise
cooperate in the making of such audit.

Section 2.15           Further
Assurances. Borrower shall, on the request of Lender and at the expense of
Borrower:  (a) promptly correct any
defect, error or omission which may be discovered in the contents of this
Mortgage or in the contents of any of the other Loan Documents; (b) promptly
execute, acknowledge, deliver and record or file such further instruments
(including, without limitation, further mortgages, deeds of trust, security
deeds, security agreements, financing statements, continuation statements and
assignments of rents or leases) and promptly do such further acts as may be necessary,
desirable or proper to carry out

 

 31

 

more
effectively the purposes of this Mortgage and the other Loan Documents and to
subject to the liens and security interests hereof and thereof any property
intended by the terms hereof and thereof to be covered hereby and thereby,
including specifically, but without limitation, any renewals, additions,
substitutions, replacements or appurtenances to the Property; (c) promptly
execute, acknowledge, deliver, procure and record or file any document or
instrument (including specifically, without limitation, any financing
statement) deemed advisable by Lender to protect, continue or perfect the liens
or the security interests hereunder against the rights or interests of third
persons; and (d) promptly furnish to Lender, upon Lender’s request, a duly
acknowledged written statement and estoppel certificate addressed to such party
or parties as directed by Lender and in form and substance supplied by Lender,
setting forth all amounts due under the Note, stating whether any Default or
Event of Default has occurred hereunder, stating whether any offsets or
defenses exist against the Debt and containing such other matters as Lender may
reasonably require.

Section 2.16           Payment
of Costs; Reimbursement to Lender. Borrower shall pay all costs and
expenses of every character reasonably incurred in connection with the closing
of the loan evidenced by the Note and secured hereby, attributable or
chargeable to Borrower as the owner of the Property or otherwise attributable
to any consent requested of Lender or any Rating Agency under the terms hereof
or any other Loan Document, including, without limitation, customary servicing
and consent fees, appraisal fees, recording fees, documentary, stamp, mortgage
or intangible taxes, brokerage fees and commissions, title policy premiums and
title search fees, uniform commercial code/tax lien/litigation search fees,
escrow fees, consultants’ fees, No-Downgrade Confirmations and reasonable
attorneys’ fees. If Borrower defaults in any such payment, which default is not
cured within any applicable grace or cure period, Lender may pay the same and
Borrower shall reimburse Lender on demand for all such costs and expenses
incurred or paid by Lender, together with such interest thereon at the Default
Interest Rate from and after the date of Lender’s making such payment until
reimbursement thereof by Borrower. Any such sums disbursed by Lender, together
with such interest thereon, shall be additional indebtedness of Borrower
secured by this Mortgage and by all of the other Loan Documents securing all or
any part of the Debt. Further, Borrower shall promptly notify Lender in writing
of any litigation or threatened litigation affecting the Property, or any other
demand or claim which, if enforced, could impair or threaten to impair Lender’s
security hereunder. Without limiting or waiving any other rights and remedies
of Lender hereunder, if Borrower fails to perform any of its covenants or
agreements contained in this Mortgage or in any of the other Loan Documents and
such failure is not cured within any applicable grace or cure period, or if any
action or proceeding of any kind (including, but not limited to, any
bankruptcy, insolvency, arrangement, reorganization or other debtor relief
proceeding) is commenced which might affect Lender’s interest in the Property
or Lender’s right to enforce its security, then Lender may, at its option, with
or without notice to Borrower, make any appearances, disburse any sums and take
any actions as may be necessary or desirable to protect or enforce the security
of this Mortgage or to remedy the failure of Borrower to perform its covenants
and agreements (without, however, waiving any default of Borrower). Borrower
agrees to pay on demand all expenses of Lender incurred with respect to the
foregoing (including, but not limited to, reasonable fees and disbursements of
counsel), together with interest thereon at the Default Interest Rate from and
after the date on which Lender incurs such expenses until reimbursement thereof
by Borrower. Any such expenses so incurred by Lender, together with interest
thereon as provided above, shall be additional indebtedness of Borrower secured
by this Mortgage and by all of the other Loan

 32
 

 

 

Documents
securing all or any part of the Debt. The necessity for any such actions and of
the amounts to be paid shall be determined by Lender in its discretion. Lender
is hereby empowered to enter and to authorize others to enter upon the Property
or any part thereof for the purpose of performing or observing any such
defaulted term, covenant or condition without thereby becoming liable to
Borrower or any person in possession holding under Borrower. Borrower hereby
acknowledges and agrees that the remedies set forth in this Section 2.16
shall be exercisable by Lender, and any and all payments made or costs or
expenses incurred by Lender in connection therewith shall be secured hereby and
shall be, without demand, immediately repaid by Borrower with interest thereon
at the Default Interest Rate, notwithstanding the fact that such remedies were
exercised and such payments made and costs incurred by Lender after the filing
by Borrower of a voluntary case or the filing against Borrower of an
involuntary case pursuant to or within the meaning of the Bankruptcy Reform Act
of 1978, as amended, Title 11 U.S.C., or after any similar action pursuant to
any other debtor relief law (whether statutory, common law, case law or
otherwise) of any jurisdiction whatsoever, now or hereafter in effect, which
may be or become applicable to Borrower, Lender, any Indemnitor, the Debt or
any of the Loan Documents. Borrower hereby indemnifies and holds Lender
harmless from and against all loss, cost and expenses with respect to any Event
of Default hereof, any liens (i.e., judgments, mechanics’ and materialmen’s
liens, or otherwise), charges and encumbrances filed against the Property, and
from any claims and demands for damages or injury, including claims for
property damage, personal injury or wrongful death, arising out of or in
connection with any accident or fire or other casualty on the Premises or the
Improvements or any nuisance made or suffered thereon, except those that are
due to Lender’s gross negligence or willful misconduct as finally determined by
a court of competent jurisdiction, including, without limitation, in any case,
reasonable attorneys’ fees, costs and expenses as aforesaid, whether at
pretrial, trial or appellate level, and such indemnity shall survive payment in
full of the Debt. This Section shall not be construed to require Lender to
incur any expenses, make any appearances or take any actions.

Section 2.17           Security
Interest. This Mortgage is also intended to encumber and create a security
interest in, and Borrower hereby grants to Lender a security interest in, all
sums on deposit with Lender pursuant to the provisions of Article III
hereof or any other Section hereof or of any other Loan Document and all
fixtures, chattels, accounts, equipment, inventory, contract rights, general
intangibles and other personal property included within the Property, all
renewals, replacements of any of the aforementioned items, or articles in
substitution therefor or in addition thereto or the proceeds thereof (said
property is hereinafter referred to collectively as the “Collateral”), whether
or not the same shall be attached to the Premises or the Improvements in any
manner. It is hereby agreed that to the extent permitted by law, all of the
foregoing property is to be deemed and held to be a part of and affixed to the
Premises and the Improvements. The foregoing security interest shall also cover
Borrower’s leasehold interest in any of the foregoing property which is leased
by Borrower. Notwithstanding the foregoing, all of the foregoing property shall
be owned by Borrower and no leasing or installment sales or other financing or
title retention agreement in connection therewith shall be permitted without
the prior written approval of Lender. Borrower shall, from time to time upon
the request of Lender, supply Lender with a current inventory of all of the
property in which Lender is granted a security interest hereunder, in such
detail as Lender may reasonably require. Borrower shall promptly replace all of
the Collateral subject to the lien or security interest of this Mortgage when
worn or obsolete with Collateral comparable to the worn out or obsolete
Collateral when new and will not, without the prior written consent of Lender,
remove from the Premises or the Improvements

 33
 

 

 

any of the
Collateral subject to the lien or security interest of this Mortgage except
such as is replaced by an article of equal suitability and value as above
provided, owned by Borrower free and clear of any lien or security interest
except that created by this Mortgage and the other Loan Documents. All of the
Collateral shall be kept at the location of the Premises except as otherwise
required by the terms of the Loan Documents. Borrower shall not use any of the
Collateral in violation of any applicable statute, ordinance or insurance
policy.

Section 2.18           Security
Agreement. This Mortgage constitutes a security agreement between Borrower
and Lender with respect to the Collateral in which Lender is granted a security
interest hereunder, and, cumulative of all other rights and remedies of Lender
hereunder, Lender shall have all of the rights and remedies of a secured party
under any applicable Uniform Commercial Code. Borrower hereby agrees to execute
and deliver on demand and hereby irrevocably constitutes and appoints Lender
the attorney-in-fact of Borrower to execute and deliver and, if appropriate, to
file with the appropriate filing officer or office, such security agreements,
financing statements, continuation statements or other instruments as Lender
may request or require in order to impose, perfect or continue the perfection
of the lien or security interest created hereby. To the extent specifically
provided herein, Lender shall have the right of possession of all cash,
securities, instruments, negotiable instruments, documents, certificates and
any other evidences of cash or other property or evidences of rights to cash
rather than property, which are now or hereafter a part of the Property, and
Borrower shall promptly deliver the same to Lender, endorsed to Lender, without
further notice from Lender. Borrower agrees to furnish Lender with notice of
any change in the name, identity, organizational structure, residence, or
principal place of business or mailing address of Borrower within ten (10) days
of the effective date of any such change. Upon the occurrence of any Event of
Default, Lender shall have the rights and remedies as prescribed in this
Mortgage, or as prescribed by general law, or as prescribed by any applicable
Uniform Commercial Code, all at Lender’s election. Any disposition of the
Collateral may be conducted by an employee or agent of Lender. Any person,
including both Borrower and Lender, shall be eligible to purchase any part or
all of the Collateral at any such disposition. Expenses of retaking, holding,
preparing for sale, selling or the like (including, without limitation, Lender’s
reasonable attorneys’ fees and legal expenses), together with interest thereon
at the Default Interest Rate from the date incurred by Lender until actually
paid by Borrower, shall be paid by Borrower on demand and shall be secured by
this Mortgage and by all of the other Loan Documents securing all or any part
of the Debt. Lender shall have the right to enter upon the Premises and the
Improvements or any real property where any of the property which is the
subject of the security interest granted herein is located to take possession
of, assemble and collect the same or to render it unusable, or Borrower, upon
demand of Lender, shall assemble such property and make it available to Lender
at the Premises, or at a place which is mutually agreed upon or, if no such
place is agreed upon, at a place reasonably designated by Lender to be
reasonably convenient to Lender and Borrower. If notice is required by law,
Lender shall give Borrower at least ten (10) days’ prior written notice of
the time and place of any public sale of such property, or adjournments
thereof, or of the time of or after which any private sale or any other
intended disposition thereof is to be made, and if such notice is sent to
Borrower, as the same is provided for the mailing of notices herein, it is
hereby deemed that such notice shall be and is reasonable notice to Borrower. No
such notice is necessary for any such property which is perishable, threatens
to decline speedily in value or is of a type customarily sold on a recognized
market. Any sale made pursuant to the provisions of this Section shall be
deemed to have been a public sale conducted in a commercially reasonable manner
if held 

 34
 

 

 

contemporaneously
with a foreclosure sale as provided in Section 5.1(e) hereof upon
giving the same notice with respect to the sale of the Property hereunder as is
required under said Section 5.1(e). Furthermore, to the extent permitted
by law, in conjunction with, in addition to or in substitution for the rights
and remedies available to Lender pursuant to any applicable Uniform Commercial
Code:

(a)           In the event of a
foreclosure sale, the Property may, at the option of Lender, be sold as a
whole; and

(b)           It shall not be
necessary that Lender take possession of the aforementioned Collateral, or any
part thereof, prior to the time that any sale pursuant to the provisions of
this Section is conducted and it shall not be necessary that said
Collateral, or any part thereof, be present at the location of such sale; and

(c)           Lender may appoint
or delegate any one or more persons as agent to perform any act or acts
necessary or incident to any sale held by Lender, including the sending of
notices and the conduct of the sale, but in the name and on behalf of Lender. The
name and address of Borrower (as Debtor under any applicable Uniform Commercial
Code) are as set forth on the first page hereof. The name and address of
Lender (as Secured Party under any applicable Uniform Commercial Code) are as
set forth on the first page hereof.

Section 2.19           Easements
and Rights-of-Way. Borrower shall not grant any easement or right-of-way
with respect to all or any portion of the Premises or the Improvements without
the prior written consent of Lender. Borrower shall comply with all easements
affecting the Property. The purchaser at any foreclosure sale hereunder may, at
its discretion, disaffirm any easement or right-of-way granted in violation of
any of the provisions of this Mortgage and may take immediate possession of the
Property free from, and despite the terms of, such grant of easement or
right-of-way. If Lender consents to the grant of an easement or right-of-way,
Lender agrees to grant such consent without charge to Borrower other than
expenses, including, without limitation, reasonable attorneys’ fees, incurred
by Lender in the review of Borrower’s request and in the preparation of
documents effecting the subordination.

Section 2.20           Compliance
with Laws. Borrower shall at all times comply with all statutes,
ordinances, regulations and other governmental or quasi-governmental
requirements and private covenants now or hereafter relating to the ownership,
construction, use or operation of the Property, including, but not limited to,
those concerning employment and compensation of persons engaged in operation
and maintenance of the Property and any environmental or ecological
requirements, even if such compliance shall require structural changes to the
Property; provided, however, that, Borrower may, upon providing Lender with
security satisfactory to Lender, proceed diligently and in good faith to
contest the validity or applicability of any such statute, ordinance,
regulation or requirement so long as during such contest the Property shall not
be subject to any lien, charge, fine or other liability and shall not be in danger
of being forfeited, lost or closed. Borrower shall not use or occupy, or allow
the use or occupancy of, the Property in any manner which violates any Lease of
or any other agreement applicable to the Property or any applicable law, rule,
regulation or order or which constitutes a public or private nuisance or which
makes void, voidable or cancelable, or increases the premium of, any insurance
then in force with respect thereto.

 35
 

 

 

Section 2.21           Additional
Taxes. In the event of the enactment after the date hereof of any law of
the state in which the Property is located or of any other governmental entity
deducting from the value of the Property for the purpose of taxing any lien or
security interest thereon, or imposing upon Lender the payment of the whole or
any part of the taxes or assessments or charges or liens herein required to be
paid by Borrower, or changing in any way the laws relating to the taxation of
deeds of trust, mortgages or security agreements or debts secured by deeds of
trust, mortgages or security agreements or the interest of the Lender,
mortgagee or secured party in the property covered thereby, or the manner of
collection of such taxes, so as to adversely affect this Mortgage or the Debt
or Lender, then, and in any such event, Borrower, upon demand by Lender, shall
pay such taxes, assessments, charges or liens, or reimburse Lender therefor;
provided, however, that if in the opinion of counsel for Lender (a) it
might be unlawful to require Borrower to make such payment, or (b) the
making of such payment might result in the imposition of interest beyond the
maximum amount permitted by law, then and in either such event, Lender may
elect, by notice in writing given to Borrower, to declare all of the Debt to be
and become due and payable in full thirty (30) days from the giving of such
notice, and, in connection with the payment of such Debt, no prepayment premium
or fee shall be due unless, at the time of such payment, an Event of Default or
a Default shall have occurred, which Default or Event of Default is unrelated
to the provisions of this Section 2.21, in which event any applicable
prepayment premium or fee in accordance with the terms of the Note shall be due
and payable.

Section 2.22           Secured
Indebtedness. It is understood and agreed that this Mortgage shall secure
payment of not only the indebtedness evidenced by the Note but also any and all
substitutions, replacements, renewals and extensions of the Note, any and all
indebtedness and obligations arising pursuant to the terms hereof and any and
all indebtedness and obligations arising pursuant to the terms of any of the
other Loan Documents, all of which indebtedness is equally secured with and has
the same priority as any amounts advanced as of the date hereof. It is agreed
that any future advances made by Lender to or for the benefit of Borrower from
time to time under this Mortgage or the other Loan Documents and whether or not
such advances are obligatory or are made at the option of Lender, or otherwise,
made for any purpose, and all interest accruing thereon, shall be equally
secured by this Mortgage and shall have the same priority as all amounts, if
any, advanced as of the date hereof and shall be subject to all of the terms
and provisions of this Mortgage.

Section 2.23           Borrower’s
Waivers. To the full extent permitted by law, Borrower agrees that Borrower
shall not at any time insist upon, plead, claim or take the benefit or
advantage of any law now or hereafter in force providing for any appraisement,
valuation, stay, moratorium or extension, or any law now or hereafter in force
providing for the reinstatement of the Debt prior to any sale of the Property
to be made pursuant to any provisions contained herein or prior to the entering
of any decree, judgment or order of any court of competent jurisdiction, or any
right under any statute to redeem all or any part of the Property so sold. Borrower,
for Borrower and Borrower’s successors and assigns, and for any and all persons
ever claiming any interest in the Property, to the full extent permitted by
law, hereby knowingly, intentionally and voluntarily, with and upon the advice
of competent counsel:  (a) waives,
releases, relinquishes and forever forgoes all rights of valuation,
appraisement, stay of execution, reinstatement and notice of election or
intention to mature or declare due the Debt (except such notices as are
specifically provided for herein); (b) waives, releases, relinquishes and
forever forgoes all right to a 

 36
 

 

 

marshaling of
the assets of Borrower, including the Property, to a sale in the inverse order
of alienation, or to direct the order in which any of the Property shall be
sold in the event of foreclosure of the liens and security interests hereby
created and agrees that any court having jurisdiction to foreclose such liens
and security interests may order the Property sold as an entirety; and (c) waives,
releases, relinquishes and forever forgoes all rights and periods of redemption
provided under applicable law. To the full extent permitted by law, Borrower
shall not have or assert any right under any statute or rule of law
pertaining to the exemption of homestead or other exemption under any federal,
state or local law now or hereafter in effect, the administration of estates of
decedents or other matters whatever to defeat, reduce or affect the right of
Lender under the terms of this Mortgage to a sale of the Property, for the
collection of the Debt without any prior or different resort for collection, or
the right of Lender under the terms of this Mortgage to the payment of the Debt
out of the proceeds of sale of the Property in preference to every other
claimant whatever. Furthermore, Borrower hereby knowingly, intentionally and
voluntarily, with and upon the advice of competent counsel, waives, releases,
relinquishes and forever forgoes all present and future statutes of limitations
as a defense to any action to enforce the provisions of this Mortgage or to
collect any of the Debt to the fullest extent permitted by law. Borrower
covenants and agrees that upon the commencement of a voluntary or involuntary
bankruptcy proceeding by or against Borrower, Borrower shall not seek a
supplemental stay or otherwise shall not seek pursuant to 11 U.S.C. §105 or any
other provision of the Bankruptcy Reform Act of 1978, as amended, or any other
debtor relief law (whether statutory, common law, case law, or otherwise) of
any jurisdiction whatsoever, now or hereafter in effect, which may be or become
applicable, to stay, interdict, condition, reduce or inhibit the ability of
Lender to enforce any rights of Lender against any guarantor or indemnitor of
the secured obligations or any other party liable with respect thereto by
virtue of any indemnity, guaranty or otherwise.

Section 2.24           SUBMISSION
TO JURISDICTION; WAIVER OF JURY TRIAL.

(a)           BORROWER AND LENDER, TO THE FULL EXTENT PERMITTED BY
LAW, HEREBY KNOWINGLY, INTENTIONALLY AND VOLUNTARILY, WITH AND UPON THE ADVICE
OF COMPETENT COUNSEL, (i) SUBMIT TO PERSONAL JURISDICTION IN THE STATE IN
WHICH THE PREMISES IS LOCATED OVER ANY SUIT, ACTION OR PROCEEDING BY ANY PERSON
ARISING FROM OR RELATING TO THE NOTE, THIS MORTGAGE OR ANY OTHER OF THE LOAN
DOCUMENTS, (ii) AGREE THAT ANY SUCH ACTION, SUIT OR PROCEEDING MAY BE
BROUGHT IN ANY STATE OR FEDERAL COURT OF COMPETENT JURISDICTION SITTING IN THE
COUNTY IN WHICH THE PREMISES IS LOCATED, (iii) SUBMIT TO THE JURISDICTION
OF SUCH COURTS, AND (iv) TO THE FULLEST EXTENT PERMITTED BY LAW, AGREE
THAT IT WILL NOT BRING ANY ACTION, SUIT OR PROCEEDING IN ANY OTHER FORUM (BUT
NOTHING HEREIN SHALL AFFECT THE RIGHT OF LENDER TO BRING ANY ACTION, SUIT OR
PROCEEDING IN ANY OTHER FORUM).

(b)           BORROWER AND LENDER, TO THE FULL EXTENT PERMITTED BY
LAW, HEREBY KNOWINGLY, INTENTIONALLY AND VOLUNTARILY, WITH AND UPON THE ADVICE
OF COMPETENT COUNSEL, WAIVE, RELINQUISH AND FOREVER FORGO THE RIGHT TO A TRIAL
BY JURY

 37
 

 

 

IN
ANY ACTION OR PROCEEDING BASED UPON, ARISING OUT OF, OR IN ANY WAY RELATING TO
THE DEBT OR ANY CONDUCT, ACT OR OMISSION OF LENDER OR BORROWER, OR ANY OF THEIR
RESPECTIVE DIRECTORS, OFFICERS, PARTNERS, MEMBERS, EMPLOYEES, AGENTS OR
ATTORNEYS, OR ANY OTHER PERSONS AFFILIATED WITH LENDER OR BORROWER, IN EACH OF
THE FOREGOING CASES, WHETHER SOUNDING IN CONTRACT, TORT OR OTHERWISE.

Section 2.25           Attorney-in-Fact
Provisions. With respect to any provision of this Mortgage or any other
Loan Document whereby Borrower grants to Lender a power-of-attorney, provided
no Default or Event of Default has occurred under this Mortgage, Lender shall
first give Borrower written notice at least three (3) days prior to acting
under such power, which notice shall demand that Borrower first take the
proposed action within such period and advising Borrower that if it fails to do
so, Lender will so act under the power; provided, however, that, in the event
that a Default or an Event of Default has occurred, or if necessary to prevent
imminent death, serious injury, damage, loss, forfeiture or diminution in value
to the Property or any surrounding property or to prevent any adverse affect on
Lender’s interest in the Property, Lender may act immediately and without first
giving such notice. In such event, Lender will give Borrower notice of such
action as soon thereafter as reasonably practical.

Section 2.26           Management.
The management of the Property shall be by either:  (a) Borrower or an entity affiliated
with Borrower approved by Lender for so long as Borrower or said affiliated
entity is managing the Property in a first class manner; or (b) a
professional property management company approved by Lender. Such management by
an affiliated entity or a professional property management company shall be
pursuant to a written agreement approved by Lender. In no event shall any
manager be removed or replaced or the terms of any management agreement
modified or amended without the prior written consent of Lender which approval
may be conditioned upon, among other things, receipt by Lender of a
No-Downgrade Confirmation from each Rating
Agency. After an Event of Default or a default under any management contract
then in effect, which default is not cured within any applicable grace or cure
period or if at any time during the term of the Loan the debt service coverage
ratio of the Property is ever less than 1.05:1, as determined by Lender, Lender
shall have the right to terminate, or to direct Borrower to terminate, such
management contract upon thirty (30) days’ notice and to retain, or to direct
Borrower to retain, a new management agent approved by Lender which approval
may be conditioned upon, among other things, receipt by Lender of a
No-Downgrade Confirmation from each Rating
Agency. All Rents and Profits generated by or derived from the Property shall
first be utilized solely for current expenses directly attributable to the
ownership and operation of the Property, including, without limitation, current
expenses relating to Borrower’s liabilities and obligations with respect to
this Mortgage and the other Loan Documents, and none of the Rents and Profits
generated by or derived from the Property shall be diverted by Borrower and
utilized for any other purposes unless all such current expenses attributable
to the ownership and operation of the Property have been fully paid and
satisfied.

Section 2.27           Hazardous
Waste and Other Substances.

(a)           Borrower hereby
represents and warrants to Lender that, as of the date hereof to the best of
Borrower’s knowledge, information and belief and other than as set forth in

 38
 

 

 

the
Environmental Report:  (i) none of
Borrower nor the Property nor any Tenant at the Premises nor the operations
conducted thereon is in direct or indirect violation of or otherwise exposed to
any liability under any local, state or federal law, rule or regulation or
common law duty pertaining to human health, natural resources or the
environment, including, without limitation, the Comprehensive Environmental
Response, Compensation and Liability Act of 1980 (42 U.S.C. §9601 et  seq.)
(“CERCLA”), the
Resource Conservation and Recovery Act of 1976 (42 U.S.C. §6901 et  seq.),
the Federal Water Pollution Control Act (33 U.S.C. §1251 et  seq.),
the Clean Air Act (42 U.S.C. §7401 et  seq.), the Emergency
Planning and Community-Right-to-Know Act (42 U.S.C. §11001 et  seq.),
the Endangered Species Act (16 U.S.C. §1531 et  seq.), the Toxic
Substances Control Act (15 U.S.C. §2601 et  seq.), the
Occupational Safety and Health Act (29 U.S.C. §651 et  seq.), the
Industrial Site Recovery Act, N.J.S.A. 13:1K-6, et seq. (“ISRA”); the
Spill Compensation and Control Act, N.J.S.A. 58:10-23.11, et seq. (“Spill
Act”); the Underground Storage of Hazardous Substances Act, N.J.S.A. 58:10A-21,
et seq.; the Toxic Catastrophe Prevention Act N.J.S.A. 13:1K-19, et seq.;
the Worker and Community Right to Know Act, N.J.S.A. 34:5A-1, et seq.;
the Pollution Prevention Act, N.J.S.A. 13:1D-35, et seq.; the Air
Pollution Control Act, N.J.S.A. 26:2C-1, et seq.; the Solid Waste
Management Act, N.J.S.A. 13:1E-1, et seq.; the Sanitary Landfill Closure
and Contingency Fund Act, N.J.S.A. 13:1E-100, et seq.; the Solid Waste
Utility Control Act, N.J.S.A. 48:13A-1, et seq.; the Water Pollution
Control Act, N.J.S.A. 58:10A-1, et seq.; the Flood Hazard Control Act,
N.J.S.A. 58:16A-50, et seq.; the Freshwater Wetlands Protection Act,
N.J.S.A. 13:9B-1, et seq.; the Coastal Area Facility Review Act, N.J.S.A.
13:19-1, et seq.; the Wetlands Act of 1970, N.J.S.A. 13:9A-1, et
seq.; the Waterfront and Harbor Facilities Act, N.J.S.A. 12:5-1, et seq.;
the Noise Control Act, N.J.S.A. 13:1G-1, et seq.; and the Pesticide
Control Act, N.J.S.A. 13:1F-1, et seq., and the Hazardous Materials
Transportation Act (49 U.S.C. §1801 et  seq.), and those relating
to Lead Based Paint (as hereinafter defined) and the regulations promulgated
pursuant to said laws, all as amended from time to time (collectively, “Environmental Laws”)
or otherwise exposed to any liability under any Environmental Law relating to
or affecting the Property, whether or not used by or within the control of
Borrower; (ii) no hazardous, toxic or harmful substances, wastes,
materials, pollutants or contaminants (including, without limitation, asbestos
or asbestos-containing materials, lead based paint, Toxic Mold (as hereinafter
defined) polychlorinated biphenyls, petroleum or petroleum products or
byproducts, flammable explosives, radioactive materials, infectious substances
or raw materials which include hazardous constituents) or any other substances
or materials which are included under or regulated by Environmental Laws
(collectively, “Hazardous
Substances”) are located on, in or under or have been
handled, generated, stored, processed or disposed of on or released or
discharged from the Property (including underground contamination), except for
those substances used by Borrower or any Tenant in the ordinary course of their
respective businesses and in compliance with all Environmental Laws and where
such Hazardous Substances could not reasonably be expected to give rise to
liability under Environmental Laws; (iii) radon is not present at the
Property in excess or in violation of any applicable thresholds or standards or
in amounts that require disclosure under applicable law to any tenant or
occupant of or invitee to the Property or to any governmental agency or the
general public; (iv) the Property is not subject to any private or
governmental lien or judicial or administrative notice or action arising under Environmental
Laws; (v) there is no pending, nor, to Borrower’s knowledge, information
or belief, threatened litigation arising under Environmental Laws affecting
Borrower or the Property; (vi) there are no and have been no existing or
closed underground storage tanks or other underground storage 

 39
 

 

 

receptacles
for Hazardous Substances or landfills or dumps on the Property; (vii) Borrower
has received no notice of, and to the best of Borrower’s knowledge and belief,
there exists no investigation, action, proceeding or claim by any agency,
authority or unit of government or by any third party which could result in any
liability, penalty, sanction or judgment under any Environmental Laws with
respect to any condition, use or operation of the Property, nor does Borrower
know of any basis for such an investigation, action, proceeding or claim; and (viii) Borrower
has received no notice of and, to the best of Borrower’s knowledge and belief,
there has been no claim by any party that any use, operation or condition of
the Property has caused any nuisance or any other liability or adverse
condition on any other property, nor does Borrower know of any basis for such
an investigation, action, proceeding or claim. For the purposes hereof, “Toxic Mold” shall mean
any mold or fungus at the Property which is of a type (i) that might pose
a significant risk to human health or the environment or (ii) that would
negatively impact the value of the Property.

(b)           Borrower has not
received nor to the best of Borrower’s knowledge, information and belief has
there been issued, any notice, notification, demand, request for information,
citation, summons, or order in any way relating to any actual, alleged or
potential violation or liability arising under Environmental Laws.

(c)           Neither the
Property, nor to the best of Borrower’s knowledge, information and belief, any
property to which Borrower has, in connection with the maintenance or operation
of the Property, directly or indirectly transported or arranged for the
transportation of any Hazardous Substances is listed or, to the best of
Borrower’s knowledge, information and belief, proposed for listing on the
National Priorities List promulgated pursuant to CERCLA, or CERCLIS (as defined
in CERCLA) or on any similar federal or state list of sites requiring
environmental investigation or clean-up.

(d)           Borrower shall
comply with all applicable Environmental Laws. Borrower shall keep the Property
or cause the Property to be kept free from Hazardous Substances (except those
substances used by Borrower or any Tenant in the ordinary course of their
respective businesses and except in compliance with all Environmental Laws and
where such Hazardous Substances  could
not reasonably be expected to give rise to liability under Environmental Laws)
and in compliance with all Environmental Laws, Borrower shall not install or
use any underground storage tanks, shall expressly prohibit the use,
generation, handling, storage, production, processing and disposal of Hazardous
Substances by all Tenants in quantities or conditions that would violate or
give rise to any obligation to take remedial or other action under any
applicable Environmental Laws. Without limiting the generality of the
foregoing, during the term of this Mortgage, Borrower shall not install in the
Improvements or permit to be installed in the Improvements any asbestos or
asbestos-containing materials.

(e)           Borrower shall
promptly notify Lender if Borrower shall become aware of (i) the actual or
potential existence of any Hazardous Substances on the Property other than
those occurring in the ordinary course of Borrower’s business and which do not
violate, or would not otherwise give rise to liability under Environmental
Laws, (ii) any direct or indirect violation of, or other exposure to
liability under, any Environmental Laws, (iii) any lien, action or notice
affecting the Property or Borrower resulting from any violation or alleged
violation of or liability or alleged liability under any Environmental Laws, (iv) the
institution of any investigation,

 40
 

 

 

inquiry or
proceeding concerning Borrower or the Property pursuant to any Environmental
Laws or otherwise relating to Hazardous Substances, or (v) the discovery
of any occurrence, condition or state of facts which would render any
representation or warranty contained in this Mortgage incorrect in any respect
if made at the time of such discovery. Immediately upon receipt of same,
Borrower, shall deliver to Lender copies of any and all requests for
information, complaints, citations, summonses, orders, notices, reports or
other communications, documents or instruments in any way relating to any
actual, alleged or potential violation or liability of any nature whatsoever
arising under Environmental Laws and relating to the Property or to Borrower. Borrower
shall remedy or cause to be remedied in a timely manner (and in any event
within the time period permitted by applicable Environmental Laws) any
violation of Environmental Laws or any condition that could give rise to
liability under Environmental Laws. Without limiting the foregoing, Borrower
shall, promptly and regardless of the source of the contamination or threat to
the environment or human health, at its own expense, take all actions as shall
be necessary or prudent, for the clean-up of any and all portions of the
Property or other affected property, including, without limitation, all
investigative, monitoring, removal, containment and remedial actions in
accordance with all applicable Environmental Laws (and in all events in a
manner satisfactory to Lender) and shall further pay or cause to be paid, at no
expense to Lender, all clean-up, administrative and enforcement costs of
applicable governmental agencies which may be asserted against the Property. In
the event Borrower fails to do so, Lender may, but shall not be obligated to,
cause the Property or other affected property to be freed from any Hazardous
Substances or otherwise brought into conformance with Environmental Laws and
any and all costs and expenses incurred by Lender in connection therewith,
together with interest thereon at the Default Interest Rate from the date
incurred by Lender until actually paid by Borrower, shall be immediately paid
by Borrower on demand and shall be secured by this Mortgage and by all of the
other Loan Documents securing all or any part of the Debt. Borrower hereby
grants to Lender and its agents and employees access to the Property and a
license to remove any items deemed by Lender to be Hazardous Substances and to
do all things Lender shall deem necessary to bring the Property into
conformance with Environmental Laws.

(f)            Borrower covenants
and agrees, at Borrower’s sole cost and expense, to indemnify, defend (at trial
and appellate levels, and with attorneys, consultants and experts acceptable to
Lender), and hold Lender harmless from and against any and all liens, damages
(including without limitation, punitive or exemplary damages), losses,
liabilities (including, without limitation, strict liability), obligations,
settlement payments, penalties, fines, assessments, citations, directives,
claims, litigation, demands, defenses, judgments, suits, proceedings, costs,
disbursements or expenses of any kind or of any nature whatsoever (including,
without limitation, reasonable attorneys’, consultants’ and experts’ fees and
disbursements actually incurred in investigating, defending, settling or
prosecuting any claim, litigation or proceeding) which may at any time be
imposed upon, incurred by or asserted or awarded against Lender or the
Property, and arising directly or indirectly from or out of:  (i) any violation or alleged violation
of, or liability or alleged liability under, any Environmental Law; (ii) the
presence, release or threat of release of or exposure to any Hazardous
Substances or radon on, in, under or affecting all or any portion of the
Property or any surrounding areas, regardless of whether or not caused by or
within the control of Borrower; (iii) any transport, treatment, recycling,
storage, disposal or arrangement therefor of Hazardous Substances whether on
the Property, originating from the Property, or otherwise associated with
Borrower or any

 41
 

 

 

operations
conducted on the Property at any time; (iv) the failure by Borrower to
comply fully with the terms and conditions of this Section 2.27; (v) the
breach of any representation or warranty contained in this Section 2.27;
or (vi) the enforcement of this Section 2.27, including,
without limitation, the cost of assessment, investigation, containment, removal
and/or remediation of any and all Hazardous Substances from all or any portion
of the Property or any surrounding areas, the cost of any actions taken in
response to the presence, release or threat of release of any Hazardous
Substances on, in, under or affecting any portion of the Property or any surrounding
areas to prevent or minimize such release or threat of release so that it does
not migrate or otherwise cause or threaten danger to present or future public
health, safety, welfare or the environment, and costs incurred to comply with
Environmental Laws in connection with all or any portion of the Property or any
surrounding areas. The indemnity set forth in this Section 2.27
shall also include any diminution in the value of the security afforded by the
Property or any future reduction in the sales price of the Property by reason
of any matter set forth in this Section 2.27. The foregoing
indemnity shall specifically not include any such costs relating to Hazardous
Substances which are initially placed on, in or under the Property after
foreclosure or other taking of title to the Property by Lender or its successor
or assigns. Lender’s rights under this Section shall survive payment in
full of the Debt and shall be in addition to all other rights of Lender under
this Mortgage, the Note and the other Loan Documents.

(g)           Upon Lender’s
request, at any time after the occurrence of an Event of Default or at such
other time as Lender has reasonable grounds to believe that Hazardous
Substances are or have been released, stored or disposed of on the Property, or
on property contiguous with the Property, or that the Property may be in
violation of the Environmental Laws, Borrower shall perform or cause to be
performed, at Borrower’s sole cost and expense and in scope, form and substance
satisfactory to Lender, an inspection or audit of the Property prepared by a
hydrogeologist or environmental engineer or other appropriate consultant
approved by Lender indicating the presence or absence of Hazardous Substances
on the Property, the compliance or non-compliance status of the Property and
the operations conducted thereon with applicable Environmental Laws, or an
inspection or audit of the Property prepared by an engineering or consulting
firm approved by Lender indicating the presence or absence of friable asbestos
or substances containing asbestos or lead or substances containing lead or lead
based paint (“Lead Based Paint”)
on the Property. If Borrower fails to provide reports of such inspection or
audit within thirty (30) days after such request, Lender may order the same,
and Borrower hereby grants to Lender and its employees and agents access to the
Property and an irrevocable license to undertake such inspection or audit. The
cost of such inspection or audit, together with interest thereon at the Default
Interest Rate from the date incurred by Lender until actually paid by Borrower,
shall be immediately paid by Borrower on demand and shall be secured by this
Mortgage and by all of the other Loan Documents securing all or any part of the
Debt.

(h)           Reference is made to
that certain Environmental Indemnity Agreement of even date herewith by and
among Borrower and any other principal signatory named therein in favor of
Lender (the “Environmental
Indemnity Agreement”). The provisions of this Mortgage and
the Environmental Indemnity Agreement shall be read together to maximize the
coverage with respect to the subject matter thereof, as determined by Lender.

 

 42

 

(i)            If prior to the date hereof, it was
determined that the Property contains asbestos-containing materials (“ACM’s”), Borrower
covenants and agrees to institute, within thirty (30) days after the date
hereof, an operations and maintenance program (the “Maintenance Program”) designed by an
environmental consultant, satisfactory to Lender, with respect to ACM’s,
consistent with “Guidelines for Controlling Asbestos-Containing Materials in
Buildings” (USEPA, 1985) and other relevant guidelines, and such Maintenance
Program will hereafter continuously remain in effect until the Debt secured
hereby is repaid in full. In furtherance of the foregoing, Borrower shall
inspect and maintain all ACM’s on a regular basis and ensure that all ACM’s
shall be maintained in a condition that prevents exposure of residents to ACM’s
at all times. Without limiting the generality of the preceding sentence, Lender
may require (i) periodic notices or reports to Lender in form, substance
and at such intervals as Lender may specify, (ii) an amendment to such
operations and maintenance program to address changing circumstances, laws or
other matters, (iii) at Borrower’s sole expense, supplemental examination
of the Property by consultants specified by Lender, and (iv) variation of
the operations and maintenance program in response to the reports provided by
any such consultants.

 

(j)            If, prior to the
date hereof, it was determined that the Property contains Lead Based Paint,
Borrower had prepared an assessment report describing the location and
condition of the Lead Based Paint (a “Lead Based Paint Report”). If, at any time
hereafter, Lead Based Paint is suspected of being present on the Property,
Borrower agrees, at its sole cost and expense and within twenty (20) days
thereafter, to cause to be prepared a Lead Based Paint Report prepared by an
expert, and in form, scope and substance, acceptable to Lender. Borrower agrees
that if it has been, or if at any time hereafter it is, determined that the
Property contains Lead Based Paint, on or before thirty (30) days following (i) the
date hereof, if such determination was made prior to the date hereof or (ii) such
determination, if such determination is hereafter made, as applicable, Borrower
shall, at its sole cost and expenses, develop and implement, and thereafter
diligently and continuously carry out (or cause to be developed and implemented
and thereafter diligently and continually to be carried out), an operations,
abatement and maintenance plan for the Lead Based Paint on the Property, which
plan shall be prepared by an expert, and be in form, scope and substance,
acceptable to Lender (together with any Lead Based Paint Report, the “O&M Plan”). If an
O&M Plan has been prepared prior to the date hereof, Borrower agrees to
diligently and continually carry out (or cause to be carried out) the
provisions thereof. Compliance with the O&M Plan shall require or be deemed
to require, without limitation, the proper preparation and maintenance of all
records, papers and forms required under the Environmental Laws.

Section 2.28           Indemnification;
Subrogation.

(a)           Borrower shall
indemnify, defend and hold Lender harmless against: (i) any and all claims
for brokerage, leasing, finders or similar fees which may be made relating to
the Property or the Debt, and (ii) any and all liability, obligations,
losses, damages, penalties, claims, actions, suits, costs and expenses
(including Lender’s reasonable attorneys’ fees) of whatever kind or nature
which may be asserted against, imposed on or incurred by Lender in connection
with the Debt, this Mortgage, the Property, or any part thereof, or the
exercise by Lender of any rights or remedies granted to it under this Mortgage
or arise from the information provided in accordance with the terms hereof; provided,
however, that nothing herein shall be construed to obligate Borrower to
indemnify, defend and hold harmless Lender from and against

 43
 

 

 

any and all
liabilities, obligations, losses, damages, penalties, claims, actions, suits,
costs and expenses enacted against, imposed on or incurred by Lender by reason
of Lender’s willful misconduct or gross negligence.

(b)           If Lender is made a party defendant
to any litigation or any claim is threatened or brought against Lender
concerning the Debt, this Mortgage, the Property, or any part thereof, or any
interest therein, or the construction, maintenance, operation or occupancy or
use thereof, then Borrower shall indemnify, defend and hold Lender harmless
from and against all liability by reason of said litigation or claims, including
reasonable attorneys’ fees and expenses incurred by Lender in any such
litigation or claim, whether or not any such litigation or claim is prosecuted
to judgment. If Lender commences an action against Borrower to enforce any of
the terms hereof or to prosecute any breach by Borrower of any of the terms
hereof or to recover any sum secured hereby, Borrower shall pay to Lender its
reasonable attorneys’ fees and expenses. The right to such attorneys’ fees and
expenses shall be deemed to have accrued on the commencement of such action,
and shall be enforceable whether or not such action is prosecuted to judgment. If
Borrower breaches any term of this Mortgage, Lender may engage the services of
an attorney or attorneys to protect its rights hereunder, and in the event of
such engagement following any breach by Borrower, Borrower shall pay Lender
reasonable attorneys’ fees and expenses incurred by Lender, whether or not an
action is actually commenced against Borrower by reason of such breach. All
references to “attorneys” in this Subsection and elsewhere in this Mortgage
shall include, without limitation, any attorney or law firm engaged by Lender
and Lender’s in-house counsel, and all references to “fees and expenses” in
this Subsection and elsewhere in this Mortgage shall include, without
limitation, any fees of such attorney or law firm, any appellate counsel fees,
if applicable, and any allocation charges and allocation costs of Lender’s
in-house counsel.

 

(c)           A waiver of
subrogation shall be obtained by Borrower from its insurance carrier and,
consequently, Borrower waives any and all right to claim or recover against
Lender, its officers, employees, agents and representatives, for loss of or
damage to Borrower, the Property, Borrower’s property or the property of others
under Borrower’s control from any cause insured against or required to be
insured against by the provisions of this Mortgage.

Section 2.29           Covenants
with Respect to Existence, Indebtedness, Operations, Fundamental Changes of
Borrower.

(a)           Borrower, and any
general partner or managing member of Borrower, as applicable, have each done
since the date of their formation and shall do or cause to be done all things
necessary to (i) preserve, renew and keep in full force and effect its
existence, rights, and franchises, (ii) continue to engage in the business
presently conducted by it, (iii) obtain and maintain all licenses, and (iv) qualify
to do business and remain in good standing under the laws of each jurisdiction,
in each case as and to the extent required for the ownership, maintenance,
management and operation of the Property. Borrower hereby represents, warrants
and covenants as of the date hereof and until such time as the Debt is paid in
full, that Borrower has been, since the date of its formation, is and shall
remain a Single-Purpose Entity (as hereinafter defined). Each general partner
or the SPE Member (as hereinafter defined) of Borrower (each, an “SPE Equity Owner”),
has since the date of its formation complied and will at all times comply, with
each of the representations, warranties and covenants contained in this Section 2.29
as if such

 44
 

 

 

representation,
warranty or covenant was made directly by such SPE Equity Owner. A “Single-Purpose Entity”
or “SPE” means a
corporation, limited partnership or limited liability company that:

(1)           if a corporation, must have at least
two Independent Directors (as hereinafter defined), or if requested by Lender
(which request Borrower shall comply with within five (5) business days)
in connection with a Secondary Market Transaction, two Independent Directors,
and must not take any action that, under the terms of any certificate or
articles of incorporation, by-laws, or any voting trust agreement with respect
to such entity’s common stock, requires the unanimous affirmative vote of 100%
of the members of the board of directors unless all of the directors,
including, without limitation, all Independent Directors, shall have
participated in such vote (“SPE
Corporation”);

(2)           if a limited partnership, must have
each general partner be an SPE Corporation;

(3)           if a limited liability company, must
have one managing member (the “SPE
Member”) and such managing member must be an SPE Corporation.
Only the SPE Member may be designated as a manager under Borrower’s operating
agreement and pursuant to the law where Borrower is organized. Borrower may be
a single member Delaware limited liability company without an SPE Corporation
managing member so long as Borrower complies with the provisions set forth in
Sections 2.29(b) and (c) below;

(4)           was and will be organized solely for
the purpose of (i) owning an interest in the Property, (ii) acting as
a general partner of a limited partnership that owns an interest in the
Property, or (iii) acting as the managing member of a limited liability
company that owns an interest in the Property;

(5)           will not, nor will any partner,
limited or general, member or shareholder thereof, as applicable, amend, modify
or otherwise change its partnership certificate, partnership agreement, articles
of incorporation, by-laws, operating agreement, articles of organization, or
other formation agreement or document, as applicable, in any material term or
manner, or in a manner which adversely affects Borrower’s existence as a Single
Purpose Entity;

(6)           will not liquidate or dissolve (or
suffer any liquidation or dissolution), or enter into any transaction of merger
or consolidation, or acquire by purchase or otherwise all or substantially all
the business or assets of, or any stock or other evidence of beneficial
ownership of any entity;

(7)           will not, nor will any partner,
limited or general, member or shareholder thereof, as applicable, violate the
terms of its partnership certificate, partnership agreement, articles of
incorporation, by-laws, operating agreement, articles of organization, or other
formation agreement or document, as applicable;

 45
 

 

 

(8)           has not and will not guarantee,
pledge its assets for the benefit of, or otherwise become liable on or in
connection with, any obligation of any other person or entity;

(9)           does not own and will not own any
asset other than (i) the Property, and (ii) incidental personal
property necessary for the operation of the Property;

(10)         is not engaged and will not engage,
either directly or indirectly, in any business other than the ownership,
management and operation of the Property;

(11)         will not enter into any contract or
agreement with any general partner, principal, affiliate or member of Borrower,
as applicable, or any affiliate of any general partner, principal or member of
Borrower, except upon terms and conditions that are intrinsically fair and
substantially similar to those that would be available on an arms-length basis
with third parties other than an affiliate;

(12)         has not incurred and will not incur any
debt, secured or unsecured, direct or contingent (including guaranteeing any
obligation), other than (i) the Debt, and (ii) trade payables or
accrued expenses incurred in the ordinary course of business of operating the
Property customarily satisfied within thirty (30) days not evidenced by a note
and in an aggregate amount not to exceed two percent (2.0%) of the existing
principal balance of the Note, and no other debt will be secured (senior,
subordinate or pari passu) by the Property;

(13)         has not made and will not make any
loans or advances to any third party (including any affiliate);

(14)         is and will be solvent and pay its
debts from its assets as the same shall become due;

(15)         has done or caused to be done and will
do all things necessary to preserve its existence, and will observe all
formalities applicable to it;

(16)         will conduct and operate its business
in its own name and as presently conducted and operated;

(17)         will maintain financial statements,
books and records and bank accounts separate from those of its affiliates,
including, without limitation, its general partners or members, as applicable;

(18)         will be, and at all times will hold
itself out to the public as, a legal entity separate and distinct from any
other entity (including, without limitation, any affiliate, general partner, or
member, as applicable, or any affiliate of any general partner or member of
Borrower, as applicable) and will correct any known misunderstanding concerning
its separate identity;

(19)         will file its own tax returns;

 46
 

 

 

(20)         will maintain adequate capital for the
normal obligations reasonably foreseeable in a business of its size and
character and in light of its contemplated business operations;

(21)         will establish and maintain an office
through which its business will be conducted separate and apart from those of
its affiliates or shall allocate fairly and reasonably any overhead and expense
for shared office space;

(22)         will not commingle the funds and other
assets of Borrower with those of any general partner, member, affiliate,
principal or any other person;

(23)         has and will maintain its assets in
such a manner that it is not costly or difficult to segregate, ascertain or
identify its individual assets from those of any affiliate or any other person;

(24)         does not and will not hold itself out
to be responsible for the debts or obligations of any other person;

(25)         will pay the salaries of its own
employees (if any) from its own funds and maintain a sufficient number of
employees (if any) in light of its contemplated business operations;

(26)         will pay any liabilities out of its own
funds, including salaries of its employees, not funds of any affiliate; and

(27)         will use stationery, invoices, and
checks separate from its affiliates.

(b)           In the event
Borrower is a single-member Delaware limited liability company, the limited
liability company agreement of Borrower (the “LLC Agreement”) shall
provide that (i) upon the occurrence of any event that causes the sole
member of Borrower (“Member”) to cease to be the member of Borrower
(other than (A) upon an assignment by Member of all of its limited
liability company interest in Borrower and the admission of the transferee, or (B) the
resignation of Member and the admission of an additional member in either case
in accordance with the terms of the Loan Documents and the LLC Agreement), any
person acting as Independent Director of Borrower shall without any action of
any other Person and simultaneously with the Member ceasing to be the member of
Borrower, automatically be admitted to Borrower (“Special Member”) and
shall continue Borrower without dissolution and (ii) Special Member may
not resign from Borrower or transfer its rights as Special Member unless (A) a
successor Special Member has been admitted to Borrower as Special Member in
accordance with requirements of Delaware law and (B) such successor
Special Member has also accepted its appointment as an Independent Director. The
LLC Agreement shall further provide that (i) Special Member shall
automatically cease to be a member of Borrower upon the admission to Borrower
of a substitute Member, (ii) Special Member shall be a member of Borrower
that has no interest in the profits, losses and capital of Borrower and has no
right to receive any distributions of Borrower assets, (iii) pursuant to Section 18-301
of the Delaware Limited Liability Company Act (the “Act”), Special
Member shall not be required to make any capital contributions to Borrower and
shall not receive a limited liability company interest in Borrower, (iv) Special
Member, in its capacity as Special Member, may not bind Borrower, and

 47
 

 

 

(v) except
as required by any mandatory provision of the Act, Special Member, in its
capacity as Special Member, shall have no right to vote on, approve or
otherwise consent to any action by, or matter relating to, Borrower, including,
without limitation, the merger, consolidation or conversion of Borrower; provided,
however, such prohibition shall not limit the obligations of Special
Member, in its capacity as Independent Director, to vote on such matters
required by the Loan Documents or the LLC Agreement. In order to implement the
admission to Borrower of Special Member, Special Member shall execute a
counterpart to the LLC Agreement. Prior to its admission to Borrower as Special
Member, Special Member shall not be a member of Borrower.

(c)           Upon the occurrence
of any event that causes the Member to cease to be a member of Borrower, to the
fullest extent permitted by law, the personal representative of Member shall,
within ninety (90) days after the occurrence of the event that terminated the
continued membership of Member in Borrower, agree in writing (i) to
continue Borrower and (ii) to the admission of the personal representative
or its nominee or designee, as the case may be, as a substitute member of
Borrower, effective as of the occurrence of the event that terminated the
continued membership of Member of Borrower in Borrower. Any action initiated by
or brought against Member or Special Member under any creditors rights laws
shall not cause Member or Special Member to cease to be a member of Borrower
and upon the occurrence of such an event, the business of Borrower shall
continue without dissolution. The LLC Agreement shall provide that each of
Member and Special Member waives any right it might have to agree in writing to
dissolve Borrower upon the occurrence of any action initiated by or brought
against Member or Special Member under any creditors rights laws, or the
occurrence of an event that causes Member or Special Member to cease to be a
member of Borrower.

As used in this Section 2.29, “Independent Director” shall mean a duly appointed
member of the board of directors of any SPE Corporation or board of managers or
of a single member Delaware limited liability company which is an SPE who is
provided by a nationally-recognized company that provides professional
independent directors who shall not have been at the time of initial
appointment or at any time while serving as an Independent Director, and may
not have been at any time (i) a stockholder, director, officer, employee,
partner, attorney or counsel of such SPE Corporation, single member Delaware
limited liability company which is an SPE, Borrower or any affiliate of any of
them, (ii) a customer, supplier or other Person who derives any of its
purchases or revenues from its activities with such SPE Corporation, single
member Delaware limited liability company which is an SPE, Borrower or any
affiliate of any of them, (iii) a Person or other entity controlling or under
common control with any such stockholder, partner, customer, supplier or other
Person, or (iv) a member of the immediate family of any such stockholder,
director, officer, employee, partner, customer, supplier or other Person. As
used in this definition, the term “control” means the possession,
directly or indirectly, of the power to direct or cause the direction of the
management, policies or activities of a Person, whether through ownership of
voting securities, by contract or otherwise. As used herein, the term “affiliate” shall
mean:  (1)  any person or entity
directly or indirectly owning, controlling or holding with power to vote ten
percent (10%) or more of the outstanding voting securities or interests of such
other person or entity; (2) any person or entity ten percent (10%) or more
of whose outstanding voting securities are directly or indirectly owned,
controlled or held with power to vote by such other person or entity; (3) any
person or entity directly or indirectly controlling, controlled by or under
common control with such other person or entity; (4) any officer, director
or partner of such other person or entity; (5) if such other person or
entity is an

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officer, director or partner, any company for which such person or
entity acts in any such capacity; and (6) any close relative or spouse of
the specified person.

Section 2.30           Embargoed Person. At all times
throughout the term of the Loan, including after giving effect to any Sale
hereunder, (a) none of the funds or assets of Indemnitor that are used to
repay the Loan or of Borrower shall constitute property of, or shall be
beneficially owned directly or, to Borrower’s best knowledge, indirectly, by
any person subject to sanctions or trade restrictions under United States law (“Embargoed
Person” or “Embargoed Persons”) that are identified on (1) the “List of
Specially Designated Nationals and Blocked Persons” maintained by the Office of
Foreign Assets Control (OFAC), U.S. Department of the Treasury, and/or to
Borrower’s best knowledge, as of the date thereof, based upon reasonable
inquiry by Borrower, on any other similar list maintained by OFAC pursuant to
any authorizing statute including, but not limited to, the International
Emergency Economic Powers Act, 50 U.S.C. §§ 1701 et seq., The Trading with the
Enemy Act, 50 U.S.C. App. 1 et seq., and any Executive Order or regulation
promulgated thereunder, with the result that the investment in Borrower or any
Indemnitor, as applicable (whether directly or indirectly), is prohibited by
law, or the Loan made by Lender would be in violation of law, or (2) Executive
Order 13224 (September 23, 2001) issued by the President of the United
States (“Executive Order Blocking Property and Prohibiting Transactions with
Persons Who Commit, Threaten to Commit, or Support Terrorism”), any related
enabling legislation or any other similar Executive Orders, and (b) no
Embargoed Person shall have any direct interest, and to Borrower’s best
knowledge, as of the date hereof, based upon reasonable inquiry by Borrower,
indirect interest, of any nature whatsoever in Borrower or any Indemnitor, as
applicable, with the result that the investment in Borrower or any Indemnitor,
as applicable (whether directly or indirectly), is prohibited by law or the
Loan is in violation of law. Notwithstanding the foregoing, Borrower makes no
representation, warranty or covenant as to the individual shareholders of
Mack-Cali Realty Corporation, a Maryland corporation, a publicly traded company
that would otherwise be covered by the foregoing representations, warranties
and covenants.

 

Section 2.31           Anti-Money
Laundering. At all times throughout the term of the Loan, including after
giving effect to any Transfers permitted pursuant to the Loan Documents, none
of the funds of Borrower or any Indemnitor, as applicable, that are used to
repay the Loan shall be derived from any unlawful activity, with the result
that the investment in Borrower or any Indemnitor, as applicable (whether
directly or indirectly), is prohibited by law or the Loan is in violation of
law.

Section 2.32           ERISA.

(a)           Borrower shall not
engage in any transaction which would cause any obligation, or action taken or
to be taken, hereunder (or the exercise by Lender of any of its rights under
the Note, this Mortgage or any of the other Loan Documents) to be a non-exempt
(under a statutory or administrative class exemption) prohibited transaction
under ERISA.

(b)           Borrower further
covenants and agrees to deliver to Lender such certifications or other evidence
from time to time throughout the term of this Mortgage, as requested by Lender
in its sole discretion, that (i) Borrower is not an “employee benefit plan”
as defined in Section 3(3) of ERISA, which is subject to Title I of
ERISA, or a “governmental plan”

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within the
meaning of Section 3(32) of ERISA; (ii) Borrower is not subject to
Federal or state statutes regulating investments and fiduciary obligations with
respect to governmental plans; and (iii) one or more of the following
circumstances is true:

(1)           Equity interests in Borrower are
publicly offered securities within the meaning of 29 C.F.R. Section 2510.3-101(b)(2);

(2)           Less than 25 percent of each
outstanding class of equity interests in Borrower are held by “benefit plan
investors” within the meaning of 29 C.F.R. Section 2510.3-101(f)(2);
or

(3)           Borrower qualifies as an “operating
company” within the meaning of 29 C.F.R. Section 2510.3-101 or an
investment company registered under the Investment Company Act of 1940.

(c)           Borrower shall
indemnify Lender and defend and hold Lender harmless from and against all civil
penalties, excise taxes, or other loss, cost damage and expense (including,
without limitation, reasonable attorneys’ fees and disbursements and costs
incurred in the investigation, defense and settlement of claims and losses
incurred in correcting any prohibited transaction or in the sale of a
prohibited loan, and in obtaining any individual prohibited transaction
exemption under ERISA that may be required, in Lender’s sole discretion) that
Lender may incur, directly or indirectly, as a result of a default under this
Section. This indemnity shall survive any termination, satisfaction or
foreclosure of this Mortgage.

Section 2.33           Opinion
Assumptions. Borrower shall at all times conduct its business so that the
assumptions made with respect to Borrower in the Non-Consolidation Opinion
shall be true and correct in all respects.

Section 2.34           Certificates
of Occupancy. Borrower acknowledges that it is not in possession of certain
certificates of occupancy for the Building and/or Improvements located on the
Property (“Certificates of Occupancy”). Borrower undertakes, covenants and
agrees, to use commercially reasonable efforts to obtain or caused to be
obtained any one of the following:  (i) copies
of all missing Certificates of Occupancy, or if same were never issued, to take
any and all required actions in connection therewith in order to obtain the
Certificates of Occupancy as may be required by the appropriate municipality or
governmental authority, (ii) proof reasonably acceptable to Lender that a
Certificate of Occupancy is not required by the applicable municipality for the
Property, for which a legal opinion in form and substance reasonably acceptable
to Lender shall be deemed to be satisfactory proof thereof, (iii) proof
reasonably acceptable to Lender that failure to have a Certificate of Occupancy
is not a violation of law and that the buildings missing a Certificate of
Occupancy can remain legally occupied, for which a legal opinion in form and
substance reasonably acceptable to Lender shall be deemed to be satisfactory
proof thereof, (iv) a letter from the municipality stating either (A) that
the Property predates any requirement for Certificate of Occupancy or (B) that
although it no longer maintains copies of Certificates of Occupancy the
Property can remain legally occupied, in either case, with proof reasonably
acceptable to Lender that no material zoning code or building code violations
exist with respect to the Property, or (v) a letter from the applicable
municipality stating that such municipality does not have the Certificates of
Occupancy because they have

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been lost,
misplaced or purged and that the Property can remain legally occupied ((i)-(v) above,
collectively, a “Certificate of Occupancy Satisfaction Event”). Borrower’s
failure to use commercially reasonable efforts to obtain any of the
aforementioned items shall constitute an “Event of Default” under this Security
Instrument. Borrower shall keep Lender apprised periodically, which shall be on
a basis reasonably acceptable to Lender, on the progress of Borrower’s efforts
to satisfy the foregoing obligation. Borrower’s obligations under this Section 2.34
with respect to each missing Certificate of Occupancy shall be deemed satisfied
by the occurrence of a Certificate of Occupancy Satisfaction Event with respect
to such missing Certificate of Occupancy.

Section 2.35           Violations.
Borrower undertakes, covenants and agrees, to use commercially reasonable
efforts to correct and satisfy any and all violations against the Property
(including, without limitation, zoning, floor area, building code and fire and
safety) (the “Property Violations”). Borrower’s failure to use commercially
reasonable efforts to correct and satisfy any and all Property Violations shall
constitute an “Event of Default” under this Security Instrument. Borrower shall
keep Lender apprised periodically, which shall be on a basis reasonably
acceptable to Lender, on the progress of the satisfaction and release of the
Property Violations.

ARTICLE III

RESERVES AND CASH
MANAGEMENT

Section 3.1             Reserves
Generally.

(a)           As additional security for the
payment and performance by Borrower of all duties, responsibilities and
obligations under the Note and the other Loan Documents, Borrower hereby
unconditionally and irrevocably assigns, conveys, pledges, mortgages,
transfers, delivers, deposits, sets over and confirms unto Lender, and hereby
grants to Lender a security interest in, (i) the Impound Account, the
Immediate Repairs Reserve, the Replacement Reserve, the Outstanding TILC Reserve, the Free Rent Reserve, the Rollover Reserve,
as applicable (each as hereinafter defined) and any other reserve or
escrow account established pursuant to the terms hereof or of any other Loan
Document (collectively, the “Reserves”), (ii) the accounts into
which the Reserves have been deposited, (iii) all insurance on said
accounts, (iv) all accounts, contract rights and general intangibles or
other rights and interests pertaining thereto, (v) all sums now or
hereafter therein or represented thereby, (vi) all replacements,
substitutions or proceeds thereof, (vii) all instruments and documents now
or hereafter evidencing the Reserves or such accounts, (viii) all powers,
options, rights, privileges and immunities pertaining to the Reserves
(including the right to make withdrawals therefrom), and (ix) all proceeds
of the foregoing. Borrower hereby authorizes and consents to the account into
which the Reserves have been deposited being held in Lender’s name or the name
of any entity servicing the Note for Lender and hereby acknowledges and agrees
that Lender, or at Lender’s election, such servicing agent, shall have
exclusive control over said account. Notice of the assignment and security
interest granted to Lender herein may be delivered by Lender at any time to the
financial institution wherein the Reserves have been established, and Lender,
or such servicing entity, shall have possession of all passbooks or other
evidences of such accounts. Borrower hereby assumes all risk of loss with
respect to amounts on deposit in the Reserves. 

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Funds on
deposit in the Replacement Reserve, the Outstanding TILC Reserve, the Free Rent
Reserve and the Rollover Reserve shall bear interest at a rate equal to the
then prevailing commercial money market rate. All amounts deemed earned on
funds contributed to the Replacement Reserve, the Outstanding TILC Reserve, the
Free Rent Reserve and the Rollover Reserve at the rate referenced in the
immediately preceding sentence shall be retained by Lender and accumulated for
the benefit of Borrower and added to the balance in the Replacement Reserve,
the Outstanding TILC Reserve, the Free Rent Reserve and the Rollover Reserve
and shall be disbursed for payment of the items for which other funds in the
Replacement Reserve, the Outstanding TILC Reserve, the Free Rent Reserve and
the Rollover Reserve are to be disbursed. Borrower shall not be entitled to
earn any interest with respect to funds on deposit in the Impound Account and
the Immediate Repairs Reserve. Borrower hereby knowingly, voluntarily and
intentionally stipulates, acknowledges and agrees that the advancement of the
funds from the Reserves as set forth herein is at Borrower’s direction and is
not the exercise by Lender of any right of set-off or other remedy upon a
Default or an Event of Default. Borrower hereby waives all right to withdraw
funds from the Reserves except as provided for in this Mortgage. If an Event of
Default shall occur hereunder or under any other of the Loan Documents Lender
may, without notice or demand on Borrower, at its option:  (A) withdraw any or all of the funds
(including, without limitation, interest) then remaining in the Reserves and
apply the same, after deducting all costs and expenses of safekeeping,
collection and delivery (including, but not limited to, reasonable attorneys’
fees, costs and expenses) to the Debt or any other obligations of Borrower
under the other Loan Documents in such manner as Lender shall deem appropriate
in its sole discretion, and the excess, if any, shall be paid to Borrower, (B) exercise
any and all rights and remedies of a secured party under any applicable Uniform
Commercial Code, or (C) exercise any other remedies available at law or in
equity. No such use or application of the funds contained in the Reserves shall
be deemed to cure any Default or Event of Default.

(b)           The Reserves shall
not, unless otherwise explicitly required by applicable law, be or be deemed to
be escrow or trust funds, but, at Lender’s option and in Lender’s discretion, may
either be held in a separate account or be commingled by Lender with the
general funds of Lender. The Reserves are solely for the protection of Lender
and entail no responsibility on Lender’s part beyond the payment of the
respective items for which they are held following receipt of bills, invoices
or statements therefor in accordance with the terms hereof and beyond the
allowing of due credit for the sums actually received. Upon assignment of this
Mortgage by Lender, any funds in the Reserves shall be turned over to the
assignee and any responsibility of Lender, as assignor, with respect thereto
shall terminate. If the funds in the applicable Reserve shall exceed the amount
of payments actually applied by Lender for the purposes and items for which the
applicable Reserve is held, such excess may be credited by Lender on subsequent
payments to be made hereunder or, at the option of Lender, refunded to Borrower.
If, however, the applicable Reserve shall not contain sufficient funds to pay
the sums required by the dates on which such sums are required to be on deposit
in such account, Borrower shall, within ten (10) days after receipt of
written notice thereof, deposit with Lender the full amount of any such
deficiency. If Borrower shall fail to deposit with Lender the full amount of
such deficiency as provided above, Lender shall have the option, but not the
obligation, to make such deposit, and all amounts so deposited by Lender,
together with interest thereon at the Default Interest Rate from the date so deposited
by Lender until actually paid by Borrower, shall be immediately paid by
Borrower on demand and shall be secured by this 

 52
 

 

 

Mortgage and
by all of the other Loan Documents securing all or any part of the Debt. If
there is an Event of Default under this Mortgage, Lender may, but shall not be
obligated to, apply at any time the balance then remaining in any or all of the
Reserves against the Debt in whatever order Lender shall subjectively determine.
No such application of any or all of the Reserves shall be deemed to cure any
Event of Default. Upon full payment of the Debt in accordance with its terms or
at such earlier time as Lender may elect, the balance of any or all of the
Reserves then in Lender’s possession shall be paid over to Borrower and no
other party shall have any right or claim thereto.

Section 3.2             Intentionally
Omitted

Section 3.3             Impound Account. Borrower
shall establish and maintain at all times while this Mortgage continues in
effect an impound account (the “Impound Account”) with Lender for payment of
real estate taxes and assessments and insurance on the Property and as
additional security for the Debt. Simultaneously with the execution hereof,
Borrower shall deposit in the Impound Account an amount determined by Lender to
be necessary to ensure that there will be on deposit with Lender an amount
which, when added to the monthly payments subsequently required to be deposited
with Lender hereunder on account of real estate taxes, assessments and
insurance premiums, will result in there being on deposit with Lender in the
Impound Account an amount sufficient to pay the next due installment of real
estate taxes and assessments on the Property at least one (1) month prior
to the earlier of (a) the due date thereof or (b) any such date by
which Borrower or Lender is required by law to pay same and the next due annual
insurance premiums with respect to the Property at least one (1) month
prior to the due date thereof. Commencing on the first monthly payment date
under the Note and continuing thereafter on each monthly payment date under the
Note, Borrower shall pay to Lender, concurrently with and in addition to the
monthly payment due under the Note and until the Debt is fully paid and
performed, deposits in an amount equal to one-twelfth (1/12) of the amount of
the annual real estate taxes and assessments that will next become due and
payable on the Property, plus one-twelfth (1/12) of the amount of the annual
premiums that will next become due and payable on insurance policies which Borrower
is required to maintain hereunder, each as estimated and determined by Lender. So
long as no Default or Event of Default has occurred, and no event has occurred
or failed to occur which with the passage of time, the giving of notice, or
both would constitute an Event of Default (a “Default”), all sums in the
Impound Account shall be held by Lender in the Impound Account to pay said
taxes, assessments and insurance premiums before the same become delinquent. Borrower
shall be responsible for ensuring the receipt by Lender, at least thirty (30)
days prior to the respective due date for payment thereof, of all bills,
invoices and statements for all taxes, assessments and insurance premiums to be
paid from the Impound Account, and so long as no Event of Default has occurred,
Lender shall pay the governmental authority or other party entitled thereto
directly to the extent funds are available for such purpose in the Impound
Account. In making any payment from the Impound Account, Lender shall be
entitled to rely on any bill, statement or estimate procured from the
appropriate public office or insurance company or agent without any inquiry
into the accuracy of such bill, statement or estimate and without any inquiry
into the accuracy, validity, enforceability or contestability of any tax,
assessment, valuation, sale, forfeiture, tax lien or title or claim thereof.

 53
 

 

 

Notwithstanding the foregoing, so long as an Event of Default has not
occurred, Borrower shall not be required to deposit into the Impound Account
payments with respect to insurance premiums in connection with the Property so
long as Borrower promptly provides Lender with proof of payment of all
insurance premiums and other charges in connection with the insurance premiums
required in connection with the Property and evidence that such required
insurance is in place and is renewed at least thirty (30) days prior to the
expiration of any insurance coverage. In the event that (i) an Event of
Default occurs, and/or (ii) Borrower fails to provide Lender with the
foregoing proof of payment of insurance premiums and/or evidence that the
insurance required is in place at least thirty (30) days prior to the due date
thereof, Borrower shall be required to deposit payments into the Impound
Account with respect to insurance premiums in connection with the Property as
set forth in this Section 3.3.

Section 3.4             Immediate
Repairs Reserve. Prior to the execution of this Mortgage, Lender has caused
the Property to be inspected and such inspection has revealed that the Property
is in need of certain maintenance, repairs and/or remedial or corrective work. Contemporaneously
with the execution hereof, Borrower has established with Lender a reserve in
the amount of $112,500.00 (the “Immediate
Repair Reserve”) by depositing such amount with Lender. Borrower
shall cause each of the items described in that certain Property Condition
Report (the “Deferred Maintenance”)
to be completed, performed, remediated and corrected to the satisfaction of
Lender and as necessary to bring the Property into compliance with all
applicable laws, ordinances, rules and regulations on or before the
expiration of six (6) months after the effective date hereof, as such time
period may be extended by Lender in its sole discretion. So long as no Event of
Default has occurred, all sums in the Immediate Repair Reserve shall be held by
Lender in the Immediate Repair Reserve to pay the costs and expenses of
completing the Deferred Maintenance. So long as no Default or Event of Default
has occurred, Lender shall, to the extent funds are available for such purpose
in the Immediate Repair Reserve, disburse to Borrower the amount paid or
incurred by Borrower in completing, performing, remediating or correcting the
Deferred Maintenance upon (a) the receipt by Lender of a written request
from Borrower for disbursement from the Immediate Repair Reserve and a
certification by Borrower in a form as may be required by Lender that the
applicable item of Deferred Maintenance has been completed in accordance with
the terms of this Mortgage, (b) delivery to Lender of invoices, receipts
or other evidence satisfactory to Lender verifying the costs of the Deferred
Maintenance to be reimbursed, (c) delivery to Lender of a certification
from an inspecting architect, engineer or other consultant reasonably
acceptable to Lender describing the completed work, verifying the completion of
the work and the value of the completed work and, if applicable, certifying
that the Property is, as a result of such work, in compliance with all applicable
laws, ordinances, rules and regulations relating to the Deferred
Maintenance so performed, and (d) delivery to Lender of affidavits, lien
waivers or other evidence reasonably satisfactory to Lender showing that all
materialmen, laborers, subcontractors and any other parties who might or could
claim statutory or common law liens and are furnishing or have furnished
materials or labor to the Property have been paid all amounts due for such
labor and materials furnished to the Property. Lender shall not be required to
make advances from the Immediate Repair Reserve more frequently than once in
any thirty (30) day period. In making any payment from the Immediate Repair
Reserve, Lender shall be entitled to rely on such request from Borrower without
any inquiry into the accuracy, validity or contestability of any such amount. Borrower
hereby grants to Lender a power-of-attorney, coupled with an interest, to cause
the Deferred Maintenance to be completed, performed,

 54
 

 

 

remediated and
corrected to the satisfaction of Lender upon Borrower’s failure to do so in
accordance with the terms and conditions of this Section 3.4, and to apply
the amounts on deposit in the Immediate Repair Reserve to the costs associated
therewith, all as Lender may determine in its sole and absolute discretion but
without obligation to do so.

Section 3.5             Replacement Reserve. As
additional security for the Debt, Borrower shall establish and maintain at all
times while this Mortgage continues in effect a repair reserve (the “Replacement
Reserve”) with Lender for payment of costs and expenses incurred by Borrower in
connection with the performance of work to the roofs, chimneys, gutters,
downspouts, paving, curbs, ramps, driveways, balconies, porches, patios,
exterior walls, exterior doors and doorways, windows, elevators and mechanical
and HVAC equipment (collectively, the “Repairs”). Commencing on the first
monthly Payment Date under the Note and continuing thereafter on each monthly
Payment Date under the Note, Borrower shall pay to Lender, concurrently with
and in addition to the monthly payment due under the Note and until the Debt is
fully paid and performed, a deposit to the Replacement Reserve in an amount
equal to $3,522.03 per month. So long as no Event of Default has occurred, all
sums in the Replacement Reserve shall be held by Lender in the Replacement
Reserve to pay the costs and expenses of Repairs. So long as no Default or
Event of Default has occurred, Lender shall, to the extent funds are available
for such purpose in the Replacement Reserve, disburse to Borrower the amount
paid or incurred by Borrower in performing such Repairs within ten (10) days
following: (a) the receipt by Lender of a written request from Borrower
for disbursement from the Replacement Reserve and a certification by Borrower
in a form approved in writing by Lender that the applicable item of Repair has
been completed; (b) the delivery to Lender of invoices, receipts or other
evidence satisfactory to Lender, verifying the cost of performing the Repairs; (c) for
disbursement requests in excess of $25,000.00, the delivery to Lender of
affidavits, lien waivers or other evidence reasonably satisfactory to Lender
showing that all materialmen, laborers, subcontractors and any other parties
who might or could claim statutory or common law liens and are furnishing or
have furnished material or labor to the Property have been paid all amounts due
for labor and materials furnished to the Property; (d) for disbursement
requests in excess of $25,000.00, delivery to Lender of a certification from an
inspecting architect or other third party acceptable to Lender describing the
completed Repairs and verifying the completion of the Repairs and the value of
the completed Repairs; and (e) for disbursement requests in excess of $25,000.00,
delivery to Lender of a new certificate of occupancy for the portion of the
Improvements covered by such Repairs, if said new certificate of occupancy is
required by law, or a certification by Borrower that no new certificate of
occupancy is required. Lender shall not be required to make advances from the
Replacement Reserve more frequently than once in any thirty (30) day period. In
making any payment from the Replacement Reserve, Lender shall be entitled to
rely on such request from Borrower without any inquiry into the accuracy,
validity or contestability of any such amount. Lender may, at Borrower’s
expense, make or cause to be made during the term of this Mortgage an annual
inspection of the Property to determine the need, as determined by Lender in
its reasonable judgment, for further Repairs of the Property. In the event that
such inspection reveals that further Repairs of the Property are required,
Lender shall provide Borrower with a written description of the required
Repairs and Borrower shall complete such Repairs to the reasonable satisfaction
of Lender within ninety (90) days after the receipt of such description from
Lender, or such later date as may be approved by Lender in its sole discretion.

 

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Section 3.6             Rollover Reserve. (a)  Borrower shall pay to
Lender $11,740.00 on each Payment Date (the “Rollover
Reserve”) provided,
however, that Borrower shall not be required to make deposits to the
Rollover Reserve in any month to the extent that, after deducting therefrom any
pending requests for disbursements from the Rollover Reserve, such deposit
would increase the balance in the Rollover Reserve above $1,127,040.00. Borrower
shall also pay to Lender for transfer into the Rollover Reserve all payments
received from tenants in connection with the early termination or cancellation
of any Leases, including fees, penalties and commissions.  If Lender determines in its reasonable
judgment that the funds in the Rollover Reserve will be insufficient to pay (or
in excess of) the amounts due or to become due for Approved Leasing Expenses
(as hereinafter defined), Lender may increase (or decrease) the monthly
contribution required to be made by Borrower to the Rollover Reserve. Provided
that no Event of Default has occurred and is continuing, Lender shall disburse
funds held in the Rollover Reserve to Borrower, within fifteen (15) days after
the delivery by Borrower to Lender of a request therefor (but not more often
than once per month), in increments of at least $5,000, provided (i) such
disbursement is for an Approved Leasing Expense; (ii) Lender shall have
(if it desires) verified (by an inspection conducted at Borrower’s expense)
performance of any construction work associated with such Approved Leasing
Expense; and (iii) the request for disbursement is accompanied by (A) an
officer’s certificate from an authorized officer of the Borrower certifying (v) that
such funds will be used only to pay (or reimburse Borrower for) Approved
Leasing Expenses and a description thereof, (w) that all outstanding trade
payables (other than those to be paid from the requested disbursement) have
been paid in full, (x) that the same has not been the subject of a
previous disbursement, (y) that all previous disbursements have been used
only to pay (or reimburse Borrower for) the previously identified Approved
Leasing Expenses and (z) that any construction work associated with such
Approved Leasing Expenses has been completed in a good and workmanlike manner
and in accordance with all applicable legal requirements, (B) reasonably
detailed supporting documentation as to the amount, necessity and purpose
therefor, (C) copies of appropriate lien waivers or other evidence of
payment satisfactory to Lender in connection with any construction work
associated with such Approved Leasing Expenses and (D) at Lender’s option,
a title search for the Property indicating that it is free from all liens not
previously approved by Lender. Any such disbursement of more than $10,000 to
pay (rather than reimburse) Approved Leasing Expenses may, at Lender’s option,
be made by joint check payable to Borrower and the payee of such Approved
Leasing Expenses. For the purposes hereof an “Approved
Leasing Expense” shall mean the actual out-of-pocket
expenses incurred by Borrower and payable to third parties that are not
affiliates of Borrower or any Indemnitor in leasing space at the Premises
pursuant to Leases entered into in accordance with the Loan Documents,
including brokerage commissions and tenant improvements, which expenses (i) are
(A) specifically approved by Lender in connection with approving the
applicable Lease, (B) incurred in the ordinary course of business and on
market terms and conditions in connection with Leases which do not require
Lender’s approval under the Loan Documents, or (C) otherwise approved by
Lender, which approval shall not be unreasonably withheld or delayed, and (ii) are
substantiated by executed Lease documents and brokerage agreements.

(b)  In connection with the sums
deposited into the Rollover Reserve pursuant to this Section 3.6, at the
end of each calendar year, Borrower shall have the option upon thirty (30) days
prior written notice to Lender, to deliver or cause to be delivered to Lender
and deposited into the Rollover Reserve a clean, unconditional, irrevocable and
freely transferable, sight-draft, issued by a bank having a rating of “AA” or
better by Standard & Poor’s (or equivalent rating 

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agency) and being acceptable to Lender (in its sole and absolute
discretion), having an initial expiry date of not earlier than one year after
the delivery of such letter of credit, containing an “evergreen” provision for
renewals of successive twelve (12) month terms, and otherwise in form and
substance acceptable to Lender (“Letter of
Credit”) equal to the amount of cash then on deposit in the Rollover
Reserve. Upon the delivery of the Letter of Credit to Lender, Lender shall,
within fifteen (15) days receipt of such Letter of Credit, deliver to Borrower
the cash funds then-held in the Rollover Reserve equal to the amount of the
Letter of Credit, which disbursement shall in no event be of more funds than
Lender then-holds in the Rollover Reserve in cash sums. At any time after
delivery of the Letter of Credit, (i) after the occurrence of an Event of
Default, Lender shall have the right to draw upon the Letter of Credit, at
Lender’s option, and, from the proceeds thereof (which shall be deposited in
the Rollover Reserve), advance to itself any amounts held therein pursuant to
Lender’s rights and remedies under the Loan Documents, and (ii) so long as
no Event of Default has occurred and is continuing and if Borrower requests a
disbursement from the Rollover Reserve in accordance with Section 3.6(a) at
a time when there is a Letter of Credit outstanding in the amount of such
disbursement request but for which there are insufficient cash funds then-held
in the Rollover Reserve, at Borrower’s request, Borrower shall have the right
to request that Lender draw upon the Letter of Credit, and, from the proceeds
thereof (which shall be deposited in the Rollover Reserve), advance to Borrower
the amount of the requested disbursement (subject to fulfillment of the
conditions related to such disbursement set forth in this Section 3.6) for
which there is insufficient cash funds then-held in the Rollover Reserve but
sufficient funds held in the Letter of Credit. Notwithstanding anything
contained herein to the contrary, the delivery of the Letter of Credit to
Lender shall in no way waive Borrower’s obligation to continue to make the
monthly deposits into the Rollover Reserve in accordance with this Section 3.6,
and in no event shall the delivery of a Letter of Credit to Lender be deemed a
waiver or termination of such obligation. In connection with the Letter of
Credit, Borrower shall enter into a letter of credit agreement with Lender
pledging the Letter of Credit to Lender and governing the terms and conditions
of such Letter of Credit and otherwise in form and substance satisfactory to
Lender, in Lender’s sole discretion (the “LC Agreement”). Borrower shall pay
any and all fees and costs incurred by Lender in connection with the any of the
LC Agreement and/or the Letter of Credit, including, without limitation, the
review of the LC Agreement and/or the Letter of Credit and the preparation,
execution and delivery of the LC Agreement and/or the Letter of Credit
(including, without limitation, attorneys’ fees).

Section 3.7             Outstanding TILC Reserve. On the date hereof
Borrower has established with Lender a reserve (the “Outstanding TILC Reserve”)
in the amount of $2,871,288.57 in connection with certain parking expansion
work, leasing commissions and tenant improvement obligations of Borrower that
are outstanding as of the date hereof but not yet paid to those certain tenants
(each a “Outstanding TILC Tenant”, and collectively, the “Outstanding TILC
Tenants”) and for the parking expansion work as more particularly set forth on Exhibit B
annexed hereto. Provided that no Event of Default has occurred and is continuing,
Borrower may submit to Lender a written request for disbursement from the
Outstanding TILC Reserve in an amount not to exceed the initial deposit made by
Borrower into the Outstanding TILC 
Reserve on the date hereof, relating to space leased by an Outstanding
TILC Tenant together with (x) copies of all documentation required to be
delivered by the Outstanding TILC Tenant to Borrower under the applicable
Leases as a prerequisite to the Outstanding TILC Tenant receiving its tenant
allowance, (y) an estoppel by the applicable Outstanding TILC Tenant
stating that the tenant allowance due to such Outstanding TILC Tenant is due
and payable, that the Outstanding TILC 

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Tenant is in possession of its demised premises, is open for business
and is paying base rent under its Lease, and that there are no material
defaults under the Lease to the Outstanding TILC Tenant and (z) a copy of
the check sent by Borrower to the Outstanding TILC Tenant evidencing the
payment of the tenant allowance; provided, however, that Borrower
shall not be reimbursed for more than a total of $2,871,288.57. In no event
shall Borrower be reimbursed for more than the amount allocated for the
applicable Outstanding TILC Tenant as set forth on Exhibit B. All
funds deposited into the Outstanding TILC Reserve shall be held by Lender
pursuant to the provisions of this Security Instrument and, provided that no
Event of Default shall have occurred and be continuing, all such funds shall be
applied in payment of leasing commissions and tenant improvement obligations
with respect to the Outstanding TILC Tenants. Should an Event of Default occur
and be continuing, the sums on deposit in the Outstanding TILC Reserve may be
applied by Lender in payment of any leasing commissions or tenant improvements
with respect to any Outstanding TILC Tenants or may be applied to the payment
of the Debt or any other charges affecting all or any portion of the Property,
as Lender, in its sole discretion, may determine; provided, however,
that no such application shall be deemed to have been made by operation of law
or otherwise until actually made by Lender as herein provided. To the extent
there are any excess funds remaining in the Outstanding TILC Reserve after
Borrower has paid all of its obligations to all Outstanding TILC Tenants, upon
Lender’s receipt of a written request, which request shall be delivered with a
statement from the Borrower that no further leasing commissions, tenant
improvement obligations and/or tenant allowance obligations exist under this Section 3.7,
Lender shall within twenty (20) days thereafter, disburse any of the balance of
the Outstanding TILC Reserve to Borrower.

Section 3.8             Free Rent Reserve. On the date hereof Borrower
has established with Lender a reserve (the “Free Rent Reserve”) in the amount
of $2,767,695.35 in connection with the free rent and/or rent concessions due
to the tenants set forth on Exhibit C attached hereto (each a “Free Rent
Tenant”) under those certain leases set forth on Exhibit C. So long as
Borrower has made all of Borrower’s required monthly debt service payments
(including reserves and escrows) to Lender in connection with the Loan
Documents and provided that no Event of Default has occurred and is continuing,
Borrower may submit to Lender a written request for disbursement from the Free
Rent Reserve once each month in the amount set forth on Exhibit C attached
hereto for each Free Rent Tenant for each such month for the number of months
set forth on Exhibit C.

ARTICLE
IV

EVENTS OF
DEFAULT

Section 4.1             Events of Default. The occurrence of any of the
following events shall be an Event of Default hereunder:

(a)           Borrower
(x) fails to pay any payments due under the Note or to the Reserves on the
date when the same is due and payable, or (y) fails to pay any money to
Lender required hereunder at the time or within any applicable grace period set
forth herein, or if no grace period is set forth herein, then within seven (7) days
of the date such payment is due (except those regarding payments to be made
under the Note or to the Reserves, which failure is not subject to any grace or
cure period).

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(b)           Borrower
fails to provide insurance as required by Section 2.3 hereof or
fails to perform any covenant, agreement, obligation, term or condition set
forth in Section 2.27 or Section 2.29 hereof.

(c)           Borrower
fails to perform any other covenant, agreement, obligation, term or condition
set forth herein, other than those otherwise described in this Section 4.1,
and, to the extent such failure or default is susceptible of being cured, the
continuance of such failure or default for thirty (30) days after written
notice thereof from Lender to Borrower; provided, however, that
if such default is susceptible of cure but such cure cannot be accomplished
with reasonable diligence within said period of time, and if Borrower commences
to cure such default promptly after receipt of notice thereof from Lender, and
thereafter prosecutes the curing of such default with reasonable diligence,
such period of time shall be extended for such period of time as may be
necessary to cure such default with reasonable diligence, but not to exceed an
additional sixty (60) days.

(d)           Any
representation or warranty made herein, in or in connection with any
application or commitment relating to the loan evidenced by the Note, or in any
of the other Loan Documents to Lender by Borrower, by any principal, general
partner, manager or member in Borrower, or by any Indemnitor is determined by
Lender to have been false or misleading in any material respect at the time made.

(e)           There
shall be a sale, conveyance, disposition, alienation, hypothecation, leasing,
assignment, pledge, mortgage, granting of a security interest in or other
transfer or further encumbrancing of the Property, Borrower or its general
partners or managing members, or any portion thereof or any interest therein,
in violation of Section 2.9 hereof.

(f)            A
default occurs under any of the other Loan Documents which has not been cured
within any applicable grace or cure period therein provided.

(g)           Borrower,
general partner or managing member in Borrower or any Indemnitor becomes
insolvent, or makes a transfer in fraud of creditors, or makes an assignment
for the benefit of creditors, or files a petition in bankruptcy, or is
voluntarily adjudicated insolvent or bankrupt or admits in writing the
inability to pay its debts as they mature, or petitions or applies to any
tribunal for or consents to or fails to contest the appointment of a receiver,
trustee, custodian or similar officer for Borrower, for any such general
partner or managing member of Borrower or for any Indemnitor or for a
substantial part of the assets of Borrower, of any such general partner or
managing member of Borrower or of any Indemnitor, or commences any case,
proceeding or other action under any bankruptcy, reorganization, arrangement,
readjustment or debt, dissolution or liquidation law or statute of any
jurisdiction, whether now or hereafter in effect.

(h)           A
petition is filed or any case, proceeding or other action is commenced against
Borrower, against any general partner or managing member of Borrower or against
any Indemnitor seeking to have an order for relief entered against it as debtor
or seeking reorganization, arrangement, adjustment, liquidation, dissolution or
composition of it or its debts or other relief under any law relating to
bankruptcy, insolvency, arrangement, reorganization, receivership or other
debtor relief under any law or statute of any jurisdiction, whether now or 

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hereafter in effect, or a court of competent jurisdiction enters an
order for relief against Borrower, against any general partner or managing
member of Borrower or against any Indemnitor, as debtor, or an order, judgment
or decree is entered appointing, with or without the consent of Borrower, of
any such general partner or managing member of Borrower or of any Indemnitor, a
receiver, trustee, custodian or similar officer for Borrower, for any such
general partner or managing member of Borrower or for any Indemnitor, or for
any substantial part of any of the properties of Borrower, of any such general
partner or managing member of Borrower or of any Indemnitor, and if any such
event shall occur, such petition, case, proceeding, action, order, judgment or
decree is not dismissed within sixty (60) days after being commenced.

(i)            The
Property or any part thereof is taken on execution or other process of law in
any action against Borrower.

(j)            Borrower
abandons all or a portion of the Property.

(k)           The
holder of any lien or security interest on the Property (without implying the
consent of Lender to the existence or creation of any such lien or security
interest), whether superior or subordinate to this Mortgage or any of the other
Loan Documents, declares a default and such default is not cured within any applicable
grace or cure period set forth in the applicable document or such holder
institutes foreclosure or other proceedings for the enforcement of its remedies
thereunder.

(l)            The
Property, or any part thereof, is subjected to waste or to removal, demolition
or material alteration so that the value of the Property is materially
diminished thereby and Lender determines that it is not adequately protected
from any loss, damage or risk associated therewith.

(m)          Any
dissolution, termination, partial or complete liquidation, merger or
consolidation of Borrower, any general partner or any managing member, or any
Indemnitor.

ARTICLE V

REMEDIES

Section 5.1             Remedies Available. If there shall occur an Event
of Default under this Mortgage, then this Mortgage is subject to foreclosure as
provided by law and Lender may, at its option and by or through a trustee,
nominee, assignee or otherwise, to the fullest extent permitted by law,
exercise any or all of the following rights, remedies and recourses, either
successively or concurrently:

(a)           Acceleration.
Accelerate the maturity date of the Note and declare any or all of the Debt to
be immediately due and payable without any presentment, demand, protest, notice
or action of any kind whatever (each of which is hereby expressly waived by
Borrower), whereupon the same shall become immediately due and payable. Upon
any such acceleration, payment of such accelerated amount shall constitute a
prepayment of the principal balance of the Note and any applicable prepayment
fee provided for in the Note shall then be immediately due and payable.

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(b)           Entry
on the Property. Either in person or by agent, with or without bringing any
action or proceeding, or by a receiver appointed by a court and without regard
to the adequacy of its security, enter upon and take possession of the
Property, or any part thereof, without force or with such force as is permitted
by law and without notice or process or with such notice or process as is
required by law, unless such notice and process is waivable, in which case
Borrower hereby waives such notice and process, and do any and all acts and
perform any and all work which may be desirable or necessary in Lender’s
judgment to complete any unfinished construction on the Premises, to preserve
the value, marketability or rentability of the Property, to increase the income
therefrom, to manage and operate the Property or to protect the security
hereof, and all sums expended by Lender therefor, together with interest
thereon at the Default Interest Rate, shall be immediately due and payable to
Lender by Borrower on demand and shall be secured hereby and by all of the
other Loan Documents securing all or any part of the Debt.

(c)           Collect
Rents and Profits. With or without taking possession of the Property, sue or
otherwise collect the Rents and Profits, including those past due and unpaid.

(d)           Appointment
of Receiver. Upon, or at any time prior or after, initiating the exercise
of any power of sale, instituting any judicial foreclosure or instituting any
other foreclosure of the liens and security interests provided for herein or
any other legal proceedings hereunder, make application to a court of competent
jurisdiction for appointment of a receiver for all or any part of the Property,
as a matter of strict right and without notice to Borrower and without regard
to the adequacy of the Property for the repayment of the Debt or the solvency
of Borrower or any person or persons liable for the payment of the Debt, and
Borrower does hereby irrevocably consent to such appointment, waive any and all
notices of and defenses to such appointment and agree not to oppose any
application therefor by Lender, but nothing herein is to be construed to
deprive Lender of any other right, remedy or privilege Lender may now have under
the law to have a receiver appointed, provided, however, that the
appointment of such receiver, trustee or other appointee by virtue of any court
order, statute or regulation shall not impair or in any manner prejudice the
rights of Lender to receive payment of the Rents and Profits pursuant to other
terms and provisions hereof. Any such receiver shall have all of the usual
powers and duties of receivers in similar cases, including, without limitation,
the full power to hold, develop, rent, lease, manage, maintain, operate and
otherwise use or permit the use of the Property upon such terms and conditions
as said receiver may deem to be prudent and reasonable under the circumstances
as more fully set forth in Section 5.3 below. Such receivership
shall, at the option of Lender, continue until full payment of all of the Debt
or until title to the Property shall have passed by foreclosure sale under this
Mortgage or deed in lieu of foreclosure.

(e)           Foreclosure.
Immediately commence an action to foreclose this Mortgage or to specifically
enforce its provisions with respect to any of the Debt, pursuant to the
statutes in such case made and provided, and sell the Property or cause the
Property to be sold in accordance with the requirements and procedures provided
by said statutes in a single parcel or in several parcels at the option of
Lender. In the event foreclosure proceedings are instituted by Lender, all
expenses incident to such proceedings, including, but not limited to,
reasonable attorneys’ fees and costs, shall be paid by Borrower and secured by
this Mortgage and by all of the other Loan Documents securing all or any part
of the Debt. The Debt and all other 

 61
 

 

obligations secured by this Mortgage, including, without limitation,
interest at the Default Interest Rate any prepayment charge, fee or premium
required to be paid under the Note in order to prepay principal (to the extent
permitted by applicable law), reasonable attorneys’ fees and any other amounts
due and unpaid to Lender under the Loan Documents, may be bid by Lender in the
event of a foreclosure sale hereunder. In the event of a judicial sale pursuant
to a foreclosure decree, it is understood and agreed that Lender or its assigns
may become the purchaser of the Property or any part thereof.

(f)            Judicial
Remedies. Proceed by suit or suits, at law or in equity, instituted by or
on behalf of Lender, to enforce the payment of the Debt or the other
obligations of Borrower hereunder or pursuant to the Loan Documents, to
foreclose the liens and security interests of this Mortgage as against all or
any part of the Property, and to have all or any part of the Property sold
under the judgment or decree of a court of competent jurisdiction. This remedy
shall be cumulative of any other non-judicial remedies available to Lender with
respect to the Loan Documents. Proceeding with the request or receiving a
judgment for legal relief shall not be or be deemed to be an election of
remedies or bar any available non-judicial remedy of Lender.

(g)           Other.
Exercise any other right or remedy available hereunder, under any of the other
Loan Documents or at law or in equity.

Section 5.2             Application of Proceeds. To the fullest extent
permitted by law, the proceeds of any sale under this Mortgage shall be
applied, to the extent funds are so available, to the following items in such
order as Lender in its discretion may determine:

(a)           To
payment of the reasonable costs, expenses and fees of taking possession of the
Property, and of holding, operating, maintaining, using, leasing, repairing,
improving, marketing and selling the same and of otherwise enforcing Lender’s
rights and remedies hereunder and under the other Loan Documents, including,
but not limited to, receivers’ fees, court costs, attorneys’, accountants’,
appraisers’, managers’ and other professional fees, title charges and transfer
taxes.

(b)           To
payment of all sums expended by Lender under the terms of any of the Loan
Documents and not yet repaid, together with interest on such sums at the
Default Interest Rate.

(c)           To
payment of the Debt and all other obligations secured by this Mortgage,
including, without limitation, interest at the Default Interest Rate and, to
the extent permitted by applicable law, any prepayment fee, charge or premium
required to be paid under the Note in order to prepay principal, in any order
that Lender chooses in its sole discretion.

(d)           The
remainder, if any, of such funds shall be disbursed to Borrower or to the
person or persons legally entitled thereto.

Section 5.3             Right and Authority of Receiver or Lender in the
Event of Default; Power of Attorney. Upon the occurrence of an Event of
Default, and entry upon the Property pursuant to Section 5.1(b) hereof
or appointment of a receiver pursuant to Section 5.1(d) hereof, and
under such terms and conditions as may be prudent and reasonable under the
circumstances in Lender’s 

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or the receiver’s sole discretion, all at Borrower’s expense, Lender or
said receiver, or such other persons or entities as they shall hire, direct or
engage, as the case may be, may do or permit one or more of the following,
successively or concurrently:  (a) enter
upon and take possession and control of any and all of the Property; (b) take
and maintain possession of all documents, books, records, papers and accounts
relating to the Property; (c) exclude Borrower and its agents, servants
and employees wholly from the Property; (d) manage and operate the
Property; (e) preserve and maintain the Property; (f) make repairs
and alterations to the Property; (g) complete any construction or repair
of the Improvements, with such changes, additions or modifications of the plans
and specifications or intended disposition and use of the Improvements as
Lender may in its sole discretion deem appropriate or desirable to place the
Property in such condition as will, in Lender’s sole discretion, make it or any
part thereof readily marketable or rentable; (h) conduct a marketing or
leasing program with respect to the Property, or employ a marketing or leasing
agent or agents to do so, directed to the leasing or sale of the Property under
such terms and conditions as Lender may in its sole discretion deem appropriate
or desirable; (i) employ such contractors, subcontractors, materialmen,
architects, engineers, consultants, managers, brokers, marketing agents, or
other employees, agents, independent contractors or professionals, as Lender
may in its sole discretion deem appropriate or desirable to implement and
effectuate the rights and powers herein granted; (j) execute and deliver,
in the name of Lender as attorney-in-fact and agent of Borrower or in its own
name as Lender, such documents and instruments as are necessary or appropriate
to consummate authorized transactions; (k) enter such leases, whether of
real or personal property, or tenancy agreements, under such terms and
conditions as Lender may in its sole discretion deem appropriate or desirable; (1) collect
and receive the Rents and Profits from the Property; (m) eject tenants or
repossess personal property, as provided by law, for breaches of the conditions
of their leases or other agreements; (n) initiate a cause of action for
unpaid Rents and Profits, payments, income or proceeds in the name of Borrower
or Lender; (o) maintain actions in forcible entry and detainer, ejectment
for possession and actions in distress for rent; (p) compromise or give
acquittance for Rents and Profits, payments, income or proceeds that may become
due; (q) delegate or assign any and all rights and powers given to Lender
by this Mortgage; and (r) do any acts which Lender in its sole discretion
deems appropriate or desirable to protect the security hereof and use such
measures, legal or equitable, as Lender may in its sole discretion deem
appropriate or desirable to implement and effectuate the provisions of this Mortgage.
This Mortgage shall constitute a direction to and full authority to any lessee,
or other third party who has heretofore dealt or contracted or may hereafter
deal or contract with Borrower or Lender, at the request of Lender, to pay all
amounts owing under any Lease, contract, concession, license or other agreement
to Lender without proof of the Event of Default relied upon. Any such lessee or
third party is hereby irrevocably authorized to rely upon and comply with (and
shall be fully protected by Borrower in so doing) any request, notice or demand
by Lender for the payment to Lender of any Rents and Profits or other sums
which may be or thereafter become due under its Lease, contract, concession,
license or other agreement, or for the performance of any undertakings under
any such Lease, contract, concession, license or other agreement, and shall
have no right or duty to inquire whether any Event of Default under this
Mortgage or under any of the other Loan Documents has actually occurred or is then
existing. Borrower hereby constitutes and appoints Lender, its assignees,
successors, transferees and nominees, as Borrower’s true and lawful
attorney-in-fact and agent, with full power of substitution in the Property, in
Borrower’s name, place and stead, to do or permit any one or more of the
foregoing described rights, remedies, powers and authorities, successively or 

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concurrently, and said power of attorney shall be deemed a power
coupled with an interest and irrevocable so long as any portion of the Debt is
outstanding. Any money advanced by Lender in connection with any action taken
under this Section 5.3, together with interest thereon at the Default
Interest Rate from the date of making such advancement by Lender until actually
paid by Borrower, shall be a demand obligation owing by Borrower to Lender and
shall be secured by this Mortgage and by every other instrument securing all or
any portion of the Debt.

Section 5.4             Occupancy After Foreclosure. In the event there
is a foreclosure sale hereunder and at the time of such sale, Borrower or
Borrower’s representatives, successors or assigns, or any other persons
claiming any interest in the Property by, through or under Borrower (except
tenants of space in the Improvements subject to leases entered into prior to
the date hereof), are occupying or using the Property, or any part thereof,
then, to the extent not prohibited by applicable law, each and all shall, at
the option of Lender or the purchaser at such sale, as the case may be,
immediately become the tenant of the purchaser at such sale, which tenancy
shall be a tenancy from day-to-day, terminable at the will of either landlord
or tenant, at a reasonable rental per day based upon the value of the Property
occupied or used, such rental to be due daily to the purchaser. Further, to the
extent permitted by applicable law, in the event the tenant fails to surrender
possession of the Property upon the termination of such tenancy, the purchaser
shall be entitled to institute and maintain an action for unlawful detainer of
the Property in the appropriate court of the county in which the Premises is
located.

Section 5.5             Notice to Account Debtors. Lender may, at any
time after an Event of Default, notify the account debtors and obligors of any
accounts, chattel paper, negotiable instruments or other evidences of
indebtedness to Borrower included in the Property to pay Lender directly. Borrower
shall at any time or from time to time upon the request of Lender provide to
Lender a current list of all such account debtors and obligors and their
addresses.

Section 5.6             Cumulative Remedies. All remedies contained in
this Mortgage are cumulative and Lender shall also have all other remedies
provided at law and in equity or in any other Loan Documents. Such remedies may
be pursued separately, successively or concurrently at the sole subjective
direction of Lender and may be exercised in any order and as often as occasion
therefor shall arise. No act of Lender shall be construed as an election to
proceed under any particular provisions of this Mortgage to the exclusion of
any other provision of this Mortgage or as an election of remedies to the
exclusion of any other remedy which may then or thereafter be available to
Lender. No delay or failure by Lender to exercise any right or remedy under
this Mortgage shall be construed to be a waiver of that right or remedy or of
any Event of Default. Lender may exercise any one or more of its rights and
remedies at its option without regard to the adequacy of its security.

Section 5.7             Payment of Expenses. Borrower shall pay on demand
all of Lender’s expenses incurred in any efforts to enforce any terms of this
Mortgage, whether or not any lawsuit is filed and whether or not foreclosure is
commenced but not completed, including, but not limited to, reasonable legal
fees and disbursements, fees of any Rating Agency, fees related to any
No-Downgrade Confirmation, foreclosure costs and title charges, together with
interest thereon from and after the date incurred by Lender until actually paid
by Borrower at the Default Interest Rate, and the same shall be secured by this
Mortgage and by all of the other Loan Documents securing all or any part of the
Debt.

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ARTICLE
VI

MISCELLANEOUS
TERMS AND CONDITIONS

Section 6.1             Time of Essence. Time is of the essence with
respect to all provisions of this Mortgage.

Section 6.2             Release of Mortgage. If all of the Debt be paid,
then and in that event only, all rights under this Mortgage, except for those
provisions hereof which by their terms survive, shall terminate and the
Property shall become wholly clear of the liens, security interests,
conveyances and assignments evidenced hereby, which shall be promptly released
of record by Lender in due form at Borrower’s cost. No release of this Mortgage
or the lien hereof shall be valid unless executed by Lender.

Section 6.3             Certain Rights of Lender. Without affecting
Borrower’s liability for the payment of any of the Debt, Lender may from time
to time and without notice to Borrower: (a) release any person liable for
the payment of the Debt; (b) extend or modify the terms of payment of the
Debt; (c) accept additional real or personal property of any kind as
security or alter, substitute or release any property securing the Debt; (d) recover
any part of the Property; (e) consent in writing to the making of any
subdivision map or plat thereof; (f) join in granting any easement
therein; or (g) join in any extension agreement of this Mortgage or any
agreement subordinating the lien hereof.

Section 6.4             Waiver of Certain Defenses. No action for the
enforcement of the lien hereof or of any provision hereof shall be subject to
any defense which would not be good and available to the party interposing the
same in an action at law upon the Note or any of the other Loan Documents.

Section 6.5             Notices. All notices, demands, requests or other
communications to be sent by one party to the other hereunder or required by
law shall be in writing and shall be deemed to have been validly given or
served by delivery of the same in person to the intended addressee, or by
depositing the same with Federal Express or another reputable private courier
service for next business day delivery, or by depositing the same in the United
States mail, postage prepaid, registered or certified mail, return receipt
requested, in any event addressed to the intended addressee at its address set
forth on the first page of this Mortgage or at such other address as may
be designated by such party as herein provided. All notices, demands and
requests shall be effective upon such personal delivery, or one (1) business
day after being deposited with the private courier service, or two (2) business
days after being deposited in the United States mail as required above. Rejection
or other refusal to accept or the inability to deliver because of changed
address of which no notice was given as herein required shall be deemed to be
receipt of the notice, demand or request sent. By giving to the other party
hereto at least fifteen (15) days’ prior written notice thereof in accordance
with the provisions hereof, the parties hereto shall have the right from time
to time to change their respective addresses and each shall have the right to
specify as its address any other address within the United States of America.

 65
 

 

Section 6.6             Successors and Assigns; Joint and Several Liability.
The terms, provisions, indemnities, covenants and conditions hereof shall be
binding upon Borrower and the successors and assigns of Borrower, including all
successors in interest of Borrower in and to all or any part of the Property,
and shall inure to the benefit of Lender, its directors, officers,
shareholders, employees and agents and their respective successors and assigns
and shall constitute covenants running with the land. All references in this
Mortgage to Borrower or Lender shall be deemed to include all such parties’
successors and assigns, and the term “Lender”
as used herein shall also mean and refer to any lawful holder or owner,
including pledgees and participants, of any of the Debt. If Borrower consists
of more than one person or entity, each is jointly and severally liable to
perform the obligations of Borrower hereunder and all representations,
warranties, covenants and agreements made by Borrower hereunder are joint and
several.

Section 6.7             Severability. A determination that any provision
of this Mortgage is unenforceable or invalid shall not affect the
enforceability or validity of any other provision, and any determination that
the application of any provision of this Mortgage to any person or circumstance
is illegal or unenforceable shall not affect the enforceability or validity of
such provision as it may apply to any other persons or circumstances.

Section 6.8             Gender. Within this Mortgage, words of any gender
shall be held and construed to include any other gender, and words in the
singular shall be held and construed to include the plural, and vice versa,
unless the context otherwise requires.

Section 6.9             Waiver; Discontinuance of Proceedings. Lender may
waive any single Event of Default by Borrower hereunder without waiving any
other prior or subsequent Event of Default. Lender may remedy any Event of
Default by Borrower hereunder without waiving the Event of Default remedied. Neither
the failure by Lender to exercise, nor the delay by Lender in exercising, any
right, power or remedy upon any Event of Default by Borrower hereunder shall be
construed as a waiver of such Event of Default or as a waiver of the right to
exercise any such right, power or remedy at a later date. No single or partial
exercise by Lender of any right, power or remedy hereunder shall exhaust the
same or shall preclude any other or further exercise thereof, and every such
right, power or remedy hereunder may be exercised at any time and from time to
time. No modification or waiver of any provision hereof nor consent to any
departure by Borrower therefrom shall in any event be effective unless the same
shall be in writing and signed by Lender, and then such waiver or consent shall
be effective only in the specific instance and for the specific purpose given. No
notice to nor demand on Borrower in any case shall of itself entitle Borrower
to any other or further notice or demand in similar or other circumstances. Acceptance
by Lender of any payment in an amount less than the amount then due on any of
the Debt shall be deemed an acceptance on account only and shall not in any way
affect the existence of an Event of Default. In case Lender shall have
proceeded to invoke any right, remedy or recourse permitted hereunder or under
the other Loan Documents and shall thereafter elect to discontinue or abandon
the same for any reason, Lender shall have the unqualified right to do so and,
in such an event, Borrower and Lender shall be restored to their former
positions with respect to the Debt, the Loan Documents, the Property and
otherwise, and the rights, remedies, recourses and powers of Lender shall
continue as if the same had never been invoked.

 66

 

Section 6.10           Section Headings. The headings of the sections
and paragraphs of this Mortgage are for convenience of reference only, are not
to be considered a part hereof and shall not limit or otherwise affect any of
the terms hereof.

Section 6.11           GOVERNING LAW. THIS MORTGAGE WILL BE GOVERNED BY
AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE IN WHICH THE PREMISES IS
LOCATED, PROVIDED THAT TO THE EXTENT THAT ANY OF SUCH LAWS MAY NOW OR
HEREAFTER BE PREEMPTED BY FEDERAL LAW, SUCH FEDERAL LAW SHALL SO GOVERN AND BE
CONTROLLING, AND PROVIDED FURTHER THAT THE LAWS OF THE STATE IN WHICH THE
PREMISES IS LOCATED SHALL GOVERN AS TO THE CREATION, PRIORITY AND ENFORCEMENT
OF LIENS AND SECURITY INTERESTS IN THE PROPERTY LOCATED IN SUCH STATE.

Section 6.12           Counting of Days. The term “days” when used herein
shall mean calendar days. If any time period ends on a Saturday, Sunday or
holiday officially recognized by the state within which the Premises is
located, the period shall be deemed to end on the next succeeding business day.
The term “business day” when used herein shall mean a weekday, Monday through
Friday, except a legal holiday or a day on which banking institutions in New
York, New York are authorized by law to be closed.

Section 6.13           Relationship of the Parties. The relationship
between Borrower and Lender is that of a borrower and a lender only and neither
of those parties is, nor shall it hold itself out to be, the agent, employee,
joint venturer or partner of the other party.

Section 6.14           Application of the Proceeds of the Note. To the
extent that proceeds of the Note are used to pay indebtedness secured by any
outstanding lien, security interest, charge or prior encumbrance against the
Property, such proceeds have been advanced by Lender at Borrower’s request and
Lender shall be subrogated to any and all rights, security interests and liens
owned by any owner or holder of such outstanding liens, security interests,
charges or encumbrances, irrespective of whether said liens, security
interests, charges or encumbrances are released.

Section 6.15           Unsecured Portion of Indebtedness. If any part of
the Debt cannot be lawfully secured by this Mortgage or if any part of the
Property cannot be lawfully subject to the lien and security interest hereof to
the full extent of such indebtedness, then all payments made shall be applied
on said indebtedness first in discharge of that portion thereof which is
unsecured by this Mortgage.

Section 6.16           Cross Default. An Event of Default hereunder which
has not been cured within any applicable grace or cure period shall be a
default under each of the other Loan Documents.

Section 6.17           Interest After Sale. In the event the Property or
any part thereof shall be sold upon foreclosure as provided hereunder, to the
extent permitted by law, the sum for which the same shall have been sold shall,
for purposes of redemption (pursuant to the laws of the state in which the
Premises is located), bear interest at the Default Interest Rate.

 67
 

 

Section 6.18           Inconsistency with Other Loan Documents. In the
event of any inconsistency between the provisions hereof and the provisions in
any of the other Loan Documents, it is intended that the provisions of the Note
shall control over the provisions of this Mortgage, and that the provisions of
this Mortgage shall control over the provisions of the Lease Assignment, the
Indemnity and Guaranty Agreement, the Environmental Indemnity Agreement, and
the other Loan Documents.

Section 6.19           Construction of this Document. This document may be
construed as a mortgage, security deed, deed of trust, chattel mortgage,
conveyance, assignment, security agreement, pledge, financing statement,
hypothecation or contract, or any one or more of the foregoing, in order to
fully effectuate the liens and security interests created hereby and the
purposes and agreements herein set forth.

Section 6.20           No Merger. It is the desire and intention of the
parties hereto that this Mortgage and the lien hereof do not merge in fee
simple title to the Property. It is hereby understood and agreed that should
Lender acquire any additional or other interests in or to the Property or the
ownership thereof, then, unless a contrary intent is manifested by Lender as
evidenced by an appropriate document duly recorded, this Mortgage and the lien hereof
shall not merge in such other or additional interests in or to the Property,
toward the end that this Mortgage may be foreclosed as if owned by a stranger
to said other or additional interests.

Section 6.21           Rights With Respect to Junior Encumbrances. Any
person or entity purporting to have or to take a junior mortgage or other lien
upon the Property or any interest therein shall be subject to the rights of
Lender to amend, modify, increase, vary, alter or supplement this Mortgage, the
Note or any of the other Loan Documents, and to extend the maturity date of the
Debt, and to increase the amount of the Debt, and to waive or forebear the
exercise of any of its rights and remedies hereunder or under any of the other
Loan Documents and to release any collateral or security for the Debt, in each
and every case without obtaining the consent of the holder of such junior lien
and without the lien or security interest of this Mortgage losing its priority
over the rights of any such junior lien.

Section 6.22           Lender May File Proofs of Claim. In the case
of any receivership, insolvency, bankruptcy, reorganization, arrangement,
adjustment, composition or other proceedings affecting Borrower or the
principals, general partners or managing members in Borrower, or their
respective creditors or property, Lender, to the extent permitted by law, shall
be entitled to file such proofs of claim and other documents as may be
necessary or advisable in order to have the claims of Lender allowed in such
proceedings for the entire Debt at the date of the institution of such
proceedings and for any additional amount which may become due and payable by
Borrower hereunder after such date.

Section 6.23           Fixture Filing. This Mortgage shall be effective
from the date of its recording as a financing statement filed as a fixture
filing with respect to all goods constituting part of the Property which are or
are to become fixtures. This Mortgage shall also be effective as a financing
statement covering minerals or the like (including oil and gas) and is to be
filed for record in the real estate records of the county where the Premises is
situated. The mailing address of Borrower and the address of Lender from which
information concerning the security interests may be obtained are set forth in Section 2.18
above.

 68
 

 

Section 6.24           After-Acquired Property. All property acquired by
Borrower after the date of this Mortgage which by the terms of this Mortgage
shall be subject to the lien and the security interest created hereby, shall
immediately upon the acquisition thereof by Borrower and without further
mortgage, conveyance or assignment become subject to the lien and security
interest created by this Mortgage. Nevertheless, Borrower shall execute,
acknowledge, deliver and record or file, as appropriate, all and every such
further mortgages, security agreements, financing statements, assignments and
assurances as Lender shall require for accomplishing the purposes of this
Mortgage.

Section 6.25           No Representation. By accepting delivery of any
item required to be observed, performed or fulfilled or to be given to Lender
pursuant to the Loan Documents, including, but not limited to, any officer’s
certificate, balance sheet, statement of profit and loss or other financial
statement, survey, appraisal or insurance policy, Lender shall not be deemed to
have warranted, consented to, or affirmed the sufficiency, legality,
effectiveness or legal effect of the same, or of any term, provision or
condition thereof, and such acceptance of delivery thereof shall not be or
constitute any warranty, consent or affirmation with respect thereto by Lender.

Section 6.26           Counterparts. This Mortgage may be executed in any
number of counterparts, each of which shall be effective only upon delivery and
thereafter shall be deemed an original, and all of which shall be taken to be
one and the same instrument, for the same effect as if all parties hereto had
signed the same signature page. Any signature page of this Mortgage may be
detached from any counterpart of this Mortgage without impairing the legal
effect of any signatures thereon and may be attached to another counterpart of
this Mortgage identical in form hereto but having attached to it one or more
additional signature pages.

Section 6.27           Personal Liability. Notwithstanding anything to the
contrary contained in this Mortgage, the liability of Borrower and its
officers, directors, general partners, managers, members and principals for the
Debt and for the performance of the other agreements, covenants and obligations
contained herein and in the Loan Documents shall be limited as set forth in the
Note.

Section 6.28           Recording and Filing. Borrower will cause the Loan
Documents and all amendments and supplements thereto and substitutions therefor
to be recorded, filed, re-recorded and re-filed in such manner and in such
places as Lender shall reasonably request, and will pay on demand all such
recording, filing, re-recording and re-filing taxes, fees and other charges. Borrower
shall reimburse Lender, or its servicing agent, for the costs incurred in
obtaining a tax service company to verify the status of payment of taxes and
assessments on the Property.

Section 6.29           Entire Agreement and Modifications. This Mortgage
and the other Loan Documents contain the entire agreements between the parties
relating to the subject matter hereof and thereof and all prior agreements
relative hereto and thereto which are not contained herein or therein are
terminated. This Mortgage and the other Loan Documents may not be amended,
revised, waived, discharged, released or terminated orally but only by a
written instrument or instruments executed by the party against which
enforcement of the amendment, revision, waiver, discharge, release or
termination is asserted. Any alleged amendment, revision, waiver, discharge,
release or termination which is not so documented shall not be effective as to
any party.

 69
 

 

Section 6.30           Intentionally Reserved.

Section 6.31           Secondary Market. Lender may sell, transfer and
deliver the Note and the Loan Documents to one or more investors in the
secondary mortgage market (a “Secondary Market Transaction”). In connection
with such sale, Lender may retain or assign responsibility for servicing the
loan evidenced by the Note or may delegate some or all of such responsibility
and/or obligations to a servicer, including, but not limited to, any
subservicer or master servicer, on behalf of the Investors (as hereinafter
defined). All references to Lender herein shall refer to and include, without
limitation, any such servicer, to the extent applicable.

Section 6.32           Dissemination of Information. If Lender determines
at any time to sell, transfer or assign the Note, this Mortgage and the other
Loan Documents, and any or all servicing rights with respect thereto, or to
grant participations therein (the “Participations”) or issue mortgage
pass-through certificates or other securities evidencing a beneficial interest
in a rated or unrated public offering or private placement (the “Securities”),
Lender may forward to each purchaser, transferee, Lender, servicer,
participant, investor, or their respective successors in such Participations
and/or Securities (collectively, the “Investors”) or any rating agency rating
such Securities (each a “Rating Agency”), each prospective Investor and each of
the foregoing’s respective counsel, all documents and information which Lender
now has or may hereafter acquire relating to the Debt, to Borrower, any
guarantor, any indemnitor, and the Property, which shall have been furnished by
Borrower and any Indemnitor, as Lender determines necessary or desirable.

Section 6.33           Intentionally Omitted.

Section 6.34           REMIC Opinions. In the event Borrower requests
Lender’s consent with respect to any proposed action or Borrower proposes to
take any action not otherwise requiring Lender’s specific consent under the
Loan Documents, which Lender determines, in its discretion, may affect (i) the
“REMIC” status of Lender, its successors or assigns, or (ii) the status of
this Mortgage as a “qualified mortgage” as defined in Section 860G of the
Internal Revenue Code of 1986 (or any succeeding provision of such law), Lender
reserves the right to require Borrower, at Borrower’s sole expense, to obtain,
from counsel satisfactory to Lender in its discretion, an opinion, in form and
substance satisfactory to Lender in its discretion, that no adverse tax
consequences will arise as a result of the proposed course of action.

Section 6.35           Severed Loan Documents. Lender shall have the right
from time to time to sever the Note and the other Loan Documents into one or
more separate notes, mortgages, deeds of trust and other security documents
(the “Severed Loan Documents”) in such denominations and priorities as Lender
shall determine in its sole discretion, provided, however, that the terms,
provisions and clauses of the Severed Loan Documents shall be no more adverse
to Borrower than those contained in the Note, this Mortgage and the other Loan
Documents. Borrower shall execute and deliver to Lender from time to time,
promptly after the request of Lender, a severance agreement and such other
documents as Lender shall reasonably request in order to effect the severance
described in the preceding sentence, all in form and substance reasonably
satisfactory to Lender. Borrower hereby absolutely and irrevocably appoints
Lender as its true and lawful attorney, coupled with an interest, in its name
and stead to make and execute all documents necessary or desirable to effect
the aforesaid severance, Borrower 

 70
 

 

ratifying all that its said attorney shall do by virtue thereof;
provided, however, that Lender shall not make or execute any such documents
under such power until not less than three (3) days has passed after
notice has been given to Borrower by Lender of Lender’s intent to exercise its
rights under such power.

[THE BALANCE OF THIS PAGE WAS LEFT BLANK INTENTIONALLY]

 71
 

 

IN WITNESS WHEREOF, Borrower has executed this Mortgage on the day and
year first written above.

	
  

  	
   

  	
  BORROWER:

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  4 BECKER SPE LLC,

  
	
   

  	
   

  	
  a Delaware limited liability company

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
   

  	
  /s/ Mitchell E. Hersh

  
	
   

  	
   

  	
   

  	
   

  	
  Name: Mitchell E. Hersh

  
	
   

  	
   

  	
   

  	
   

  	
  Title: President and Chief Executive Officer

  

 

	
  STATE OF New York

  	
   

  	
   

  
	
   

  	
   

  	
  SS:

  
	
  COUNTY OF New
  York

  	
   

  	
   

  

 

BE IT REMEMBERED that on the 9th day of May, 2006, Mitchell E.
Hersh personally came before me, and this person acknowledged under oath, to my
satisfaction, that he is the President and Chief Executive Officer of 4 Becker
SPE LLC, a Delaware limited liability company, the entity named in this
document, and this document was signed and delivered by the entity as its
voluntary act duly authorized by a proper resolution of the limited liability
company.

	
  

  	
   

  	
  /s/ Marian J.
  Abbatepaolo

  
	
   

  	
   

  	
  Marian J. Abbatepaolo

  
	
   

  	
   

  	
  Notary Public, State of
  New York

  
	
   

  	
   

  	
  01AB4807522

  
	
   

  	
   

  	
  Certificate Filed in
  New York County

  
	
   

  	
   

  	
  Commission Expires November 30, 2006

  

 

 72

 

EXHIBIT A

Legal Description

All that certain tract, lot and parcel of land lying and being in the
Borough of Roseland, County of Essex and State of New Jersey, being more
particularly described as follows:

Beginning at a point in the southerly sideline of Eagle Rock Avenue, said point
being distant 43.16 feet northeasterly from the intersection of the said
southerly sideline of Eagle Rock Avenue with the easterly sideline of Becker
Farm Road (if extended) and from said beginning point running; thence

(1) Along the southerly sideline of said Eagle Rock Avenue in a
northeasterly direction a curve to the left, having a radius of 988.37 feet, an
arc distance of 121.15 feet to the point of tangency; thence

(2) Continuing along same North 49 degrees 58 minutes 57 seconds East, a
distance of 109.98 feet to a point of curvature; thence

(3) Continuing along same on a curve to the right, having a radius of 922.37
feet, an arc distance of 303.32 feet to a point of tangency; thence

(4) Continuing along same North 68 degrees 49 minutes 27 seconds East, a
distance of 31.50 feet to a point of curvature; thence

(5) Continuing along same on a curve to the right, having a radius of
6,567.00 feet an arc distance of 155.19 feet to a concrete monument and corner;
thence

(6) Along the westerly property line of Lot 10 Block 30 South 17
degrees 50 minutes 31 seconds East, a distance of 171.04 feet to a point;
thence

(7) South 85 degrees 44 minutes 31 seconds East, a distance of 253.47 feet
to an angle point; thence

(8) North 62 degrees 45 minutes 29 seconds East, a distance of 337.90 feet
to a point; thence

(9) South 36 degrees 24 minutes 49 seconds East, a distance of 465.25 feet
to a point; thence

(10) South 40 degrees 15 minutes 29 seconds West a distance of 250.00 feet
to an angle point; thence

(11) South 34 degrees 54 minutes 09 seconds West, a distance of 320.00
feet to an angle; thence

(12) South 26 degrees 23 minutes 49 seconds West, a distance of 235.39
feet to a point in the easterly sideline of Becker Farm Road; thence

(13) Along same North 65 degrees 32 minutes 11 seconds West a distance of
792.69 feet to a point of curvature; thence

(14) Continuing along same on a curve to the right having a radius of
637.15 feet, an arc distance of 313.44 feet to a point of tangency; thence

(15) Continuing along same North 37 degrees 21 minutes 03 seconds West, a
distance of 155.75 feet to a point of curvature; thence

(16) On a curve to the right, having a radius of 40.00 feet, an arc
distance of 65.87 feet to the point of beginning.

This description is in
accordance with a survey prepared by Earl N. Strom, RPLS for International
Land Services, Inc. dated June 15, 2004, job
number 04-06-005:005.

FOR INFORMATIONAL
PURPOSES ONLY:

*In compliance with Chapter 157, Laws of 1977, premises herein is
Lot 4 in Block 30 on the Tax Map of the Borough of Roseland, County
of Essex, State of New Jersey.

 A-1

 

EXHIBIT B

(Outstanding TILC Tenants and Applicable TILC Amounts)

	
  1. J.H. Cohn LLP

  	
   

  	
  $

  	
  1,816,129.58

  	
   

  
	
  2. ADP, Inc.

  	
   

  	
  $

  	
  34,694.04

  	
   

  
	
  3. Millennium 3 Capital, Inc.

  	
   

  	
  $

  	
  7,031.20

  	
   

  
	
  4. Rothstein, Kass & Company, P.C.

  	
   

  	
  $

  	
  590,092.09

  	
   

  
	
  5. Certain
  parking lot expansion work in connection with the Property.

  	
   

  	
  $

  	
  423,341.66

  	
   

  

 

 

 A-1

 

EXHIBIT C

(Free Rent Tenant / Monthly Allocated Amount)

1. JH Cohn Lease
(Allocated Free Rent: $2,160,000.00)

·                  Months:
11/1/2005 - 11/30/2007; Allocated Amount: $120,000.00

2. Rothstein Lease
(Allocated Free Rent: $607,695.35)

·                  Months: 11/1/2005 - 6/30/2006;
Allocated Amount: $143,046.00

·                  Months: 7/1/2006 - 10/31/2006 ;
Allocated Amount: $84,275.00

·                  Months: 11/1/2006 - 3/31/2007;
Allocated Amount: $25,509.87

 A-1

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