Document:

<PAGE>

                                                            EXHIBIT (10)(xxviii)
                                                            TO 2000 FORM 10-K

                         Dated       November 15, 2000
                         -----------------------------

                   (1)  HERON QUAYS PROPERTIES LIMITED

                   (2)  THE NORTHERN TRUST COMPANY

                   (3)  CANARY WHARF GROUP PLC

                           ________________________

                              AGREEMENT FOR LEASE
                               -   relating to -
             the development and leasing of B1 B1M and Floors 5-11
                       of a new building on parcel HQ-4
                           Canary Wharf  London  E14

                           ________________________

                             ASHURST MORRIS CRISP
                                Broadwalk House
                                5 Appold Street
                                London EC2A 2HA

                              Tel:  020 7638 1111
                              Fax:  020 7972 7990

                             MEW474C00049/1953324
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                                   CONTENTS

<TABLE>
<CAPTION>
CLAUSE                                                                      PAGE
<S>                                                                         <C>
PART 1.....................................................................    1
DEFINITIONS AND INTERPRETATION.............................................    1
1.  DEFINITIONS............................................................    1
2.  INTERPRETATION.........................................................   14

PART 2.....................................................................   16
CONSULTANTS AND TRADE CONTRACTORS..........................................   16
3.  CONSULTANTS AND TRADE CONTRACTORS......................................   16

PART 3.....................................................................   17
DEVELOPMENT OBLIGATIONS....................................................   17
4.  APPROVALS AND STATUTORY REQUIREMENTS...................................   17
5.  THE DEVELOPMENT........................................................   18
6.  EXECUTION OF THE BASE BUILDING WORKS...................................   20
7.  VARIATIONS TO THE BASE BUILDING WORKS..................................   20
8.  TENANT'S REQUESTED MODIFICATIONS.......................................   22
9.  SITE VISITS AND MEETINGS AND SUPPLY OF INFORMATION AND DOCUMENTATION...   28
    COPYRIGHT..............................................................   30

PART 4.....................................................................   30
TENANT'S WORKS.............................................................   30
11. APPROVAL OF TENANT'S WORKS.............................................   30
12. EXECUTION OF TENANT'S WORKS AND SUBSEQUENT OCCUPATION..................   32
13. TENANT'S WORKS AREAS AND EARLY ACCESS..................................   35
14. ANCILLARY PROVISIONS AS TO TENANT'S WORKS..............................   37
15. ENTRY BY THE DEVELOPER TO THE DEMISED PREMISES AFTER THE ACCESS DATE...   38
16. NOT USED...............................................................   38
17. AGREEMENT AS TO OPERATION OF LANDLORD AND TENANT ACT 1927..............   38

PART 5.....................................................................   39
INDEPENDENT MEASUREMENT AND PRACTICAL COMPLETION...........................   39
18. MEASUREMENT............................................................   39
19. PRACTICAL COMPLETION...................................................   40

PART 6.....................................................................   42
DEFECTS....................................................................   42
20. DEFECTS................................................................   42

PART 7.....................................................................   43
INSURANCE..................................................................   43
21. INSURANCE..............................................................   43

PART 8.....................................................................   46
GRANT OF THE LEASE.........................................................   46
22. GRANT OF LEASE, CALCULATION OF RENTS AND OTHER TERMS...................   46
23. TITLE..................................................................   52
24. CONDITIONS AFFECTING THE GRANT OF THE LEASE............................   53
</TABLE>
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<TABLE>
<S>                                                                           <C>
PART 9.....................................................................   54
TENANT'S COVENANT, EVENTS OF DEFAULT.......................................   54
25. DELAY..................................................................   54
26. EVENT OF DEFAULT.......................................................   54
27. NOT USED...............................................................   55
28. NOT USED...............................................................   55

PART 10....................................................................   55
TAX........................................................................   55
29. VALUE ADDED TAX........................................................   55

PART 11....................................................................   56
DISPUTES, NOTICES AND SENIOR MANAGERS......................................   56
30. DISPUTES...............................................................   56
31. NOTICES................................................................   57
32. SENIOR MANAGERS........................................................   58

PART 12....................................................................   59
GENERAL PROVISIONS.........................................................   59
33. GENERAL PROVISIONS.....................................................   59
34. DEVELOPER'S SURETY GUARANTEE...........................................   63

SCHEDULE 1.................................................................   65
Jewish Holy Days...........................................................   65

SCHEDULE 2.................................................................   67
(Form of Deed of Acknowledgement of certain Developer's obligations to be
    provided in respect of each Lease).....................................   67

SCHEDULE 3.................................................................   69
(Form of Licence re Tenant's Works and Reinstatement TRM's)................   69

SCHEDULE 4.................................................................   72
Method Statement Matters...................................................   72

SCHEDULE 5.................................................................   74
"Preliminaries"............................................................   74
</TABLE>
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                        INDEX OF ANNEXURES AND EXHIBITS

<TABLE>
<CAPTION>
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Annexure                                                         Clause
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<S>                                                              <C>
 A   Demised Premises Plans and Development Site Plan
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 1.  Demised Premises Plans                                      "Demised Premises
-------------------------------------------------------------------------------------------------------------
 2.  Development Site Plan                                       "Development Site Plan"
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 B   Building Plans Specifications and Schedules
-------------------------------------------------------------------------------------------------------------
-------------------------------------------------------------------------------------------------------------
 3.  Outline Specification Building HQ4                          "Base Building Definition"
-------------------------------------------------------------------------------------------------------------
 4.  Schedule of Base Building Plans                             "Base Building Plans"
-------------------------------------------------------------------------------------------------------------
 5.  Critical Dates Schedule                                     "Critical Dates Schedule"
-------------------------------------------------------------------------------------------------------------
 6.  Minimum Standard Developer's Finish                         "MSDF Works"
-------------------------------------------------------------------------------------------------------------
 7.  Infrastructure Works Description and Plan                   "Infrastructure Works"
-------------------------------------------------------------------------------------------------------------
 8.  Schedule of Early Access Dates                              "Schedule of Early Access Dates"
-------------------------------------------------------------------------------------------------------------
 9.  Early Access Criteria                                       "Early Access Criteria"
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 C   List of Material Trade Contractors and Warranties
-------------------------------------------------------------------------------------------------------------
-------------------------------------------------------------------------------------------------------------
 10. List of Existing Material Trade Contractors                 "Existing Material Trade Contractors"
-------------------------------------------------------------------------------------------------------------
 11. List of Services to be provided by a Material Trade         "Material Trade Contractor"
     Contractor
-------------------------------------------------------------------------------------------------------------
 12. Draft form of Existing Contractor's Warranty                "Clause 3.3"
-------------------------------------------------------------------------------------------------------------
 13. Draft form of Material Trade Contractor's Warranty          "Clause 3.3"
-------------------------------------------------------------------------------------------------------------
 14. Draft form of Key Consultant's Warranty                     "Clauses 3.1.2"
-------------------------------------------------------------------------------------------------------------
 15. Permitted Amendments to Warranties                          "Clauses 3.1.2, 3.1.3, 3.3"
-------------------------------------------------------------------------------------------------------------
 16. Substitute Consultant's Form of Warranty                    "Substitute's Warranty"
-------------------------------------------------------------------------------------------------------------
-------------------------------------------------------------------------------------------------------------
 D   Insurance
-------------------------------------------------------------------------------------------------------------
-------------------------------------------------------------------------------------------------------------
 17. CAR Policy                                                  "CAR Policy"
-------------------------------------------------------------------------------------------------------------
-------------------------------------------------------------------------------------------------------------
 E   Measurement
-------------------------------------------------------------------------------------------------------------
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 18. Independent Measurer's Appointment                          "Clause 18.1.1"
-------------------------------------------------------------------------------------------------------------
 19. Measurement Plans                                           "Measurement Plans"
-------------------------------------------------------------------------------------------------------------
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 F   Lease
-------------------------------------------------------------------------------------------------------------
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 20. Lease                                                       "Lease"
-------------------------------------------------------------------------------------------------------------
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 G   Opinion Letter
-------------------------------------------------------------------------------------------------------------
-------------------------------------------------------------------------------------------------------------
 21. Opinion Letter                                              "Letter of Opinion"
-------------------------------------------------------------------------------------------------------------
-------------------------------------------------------------------------------------------------------------
 H   Sub-underlease
-------------------------------------------------------------------------------------------------------------
-------------------------------------------------------------------------------------------------------------
 22. Sub-underlease                                              "Sub-underlease"
-------------------------------------------------------------------------------------------------------------
</TABLE>
<PAGE>

THIS AGREEMENT is made the    day of          2000

B E T W E E N:-

(1)  HERON QUAY PROPERTIES LIMITED whose registered office is at One Canada
     Square Canary Wharf London E14 5AB (Company registration number 2276627)
     (the "Developer");

(2)  THE NORTHERN TRUST COMPANY an Illinois banking corporation registered in
     the State of Illinois whose registered office is 50 South La Salle Street
     Chicago  Illinois 60675 whose address for service in the U.K. is 155
     Bishopsgate  London EC2M 3XS (the "Tenant")

(3)  CANARY WHARF GROUP PLC whose registered office is at One Canada Square
     Canary Wharf London E14 5AB (Company registration number 3114622) (the
     "Developer's Surety")

INTRODUCTION

(A)  The Developer intends to continue the development of the Development Site
     by constructing or procuring the construction on the Site of the Base
     Building Works in accordance with the terms of this Agreement

(B)  When the Base Building Works have been completed the Developer has agreed
     to grant and the Tenant has agreed to accept in accordance with the terms
     of this Agreement two leases for a term of 20 years of those parts of the
     Building together comprising the Demised Premises

(C)  The Tenant is aware that (without prejudice to the Developer's primary
     obligations to the Tenant under this Agreement) the design and construction
     of the Base Building Works under this Agreement will be carried out
     pursuant to the Contract by CWCL

THE PARTIES AGREE as follows:-

                                    PART 1
                        DEFINITIONS AND INTERPRETATION

1.   DEFINITIONS

     In this Agreement, unless the context requires otherwise, the following
     words and expressions shall have the following meanings:-

1.1  "1927 Act Notice" means a formal notice served by the Tenant pursuant to
     and specifying expressly Section 3 of the Landlord and Tenant Act 1927 and
     as specified in Clause 17

1.2  "Access Date" means the date which is five (5) Working Days after the date
     of issue of Base Building Works Practical Completion Certificate

1.3  "Address" means the address of the party in question shown on the first
     page of this Agreement or such other address as the party in question may
     from time to time notify in writing to the other parties to this Agreement
     as being its address for service for the purposes of this Agreement

1.4  "Approvals" means:-

                                      -1-
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     1.4.1  all consents, licences, permissions and approvals (including
            agreements under Section 52 of the Town and Country Planning Act
            1971 and Section 106 of the Town and Country Planning Act 1990) of
            any local or other competent authority;

     1.4.2  all consents, licences, permissions and approvals arising under or
            pursuant to any Statutory Requirements; and

     1.4.3  all consents, licences, permissions and approvals required of any
            mortgagee or other party having rights, privileges or controls over
            the Development Site or the Site

     which may from time to time be necessary to enable the Developer or the
     Tenant lawfully to commence and carry out and complete the Base Building
     Works or the Tenant's Works (as appropriate) and each and every stage or
     phase thereof (as appropriate) including, if the same are destroyed or
     damaged, the reinstatement of the same and thereafter to grant the Lease
     and to enable the Tenant to use the Demised Premises for the purposes of
     use as offices for which the same have been designed as at the date of this
     Agreement (other than the fire certificate which it shall be the Tenant's
     responsibility to obtain) and the term "Approval" shall be construed
     accordingly

1.5  "Approved Plans" means the Base Building Definition together with further
     amplified and detailed completed versions of it and any variations,
     alterations or additions to it made in accordance with the provisions of
     this Agreement

1.6  "Base Building" means the building the scope of which is described in the
     Base Building Definition

1.7  "Base Building Architect" means Adamson Associates a Partnership of
     Corporations of 55 Park Street East Mississauga Ontario L53 4P3 Canada or
     such other firm as is appointed to perform the function of issuing the Base
     Building Works Practical Completion Certificate

1.8  "Base Building Definition" means the aggregate of:-

     1.8.1  the specification dated 10 November 2000 entitled "Outline
            Specification Building HQ-4" annexed to this Agreement as Annexure 3
            as the same may be modified supplemented or added to from time to
            time in accordance with this Agreement; and

     1.8.2  the Base Building Plans

     so as to provide a state of the art modern office building as the same
     would be interpreted as at the date of this Agreement and of no lesser
     quality and standard than the building known as 17 Columbus Courtyard
     located on Parcel B4 on the Development Site Plan

1.9  "Base Building Plans" means the outline building plans listed in the
     drawings schedule annexed to this Agreement as Annexure 4 and identified in
     bundles initialled by the parties as the same may be modified, supplemented
     or added to from time to time in accordance with this Agreement

1.10 "Base Building Works" means the construction of the Base Building as the
     same may be modified from time to time in accordance with this Agreement

1.11 "Base Building Works Finishes" means:-

     1.11.1 the entrance lobby finishes

                                      -2-
<PAGE>

     1.11.2 the toilet finishes

     1.11.3 the lift interior finishes

1.12 "Base Building Works Practical Completion" means practical completion of
     the Base Building Works

1.13 "Base Building Works Practical Completion Certificate" means the
     certificate issued by the Base Building Architect to the effect that Base
     Building Works Practical Completion has been achieved

1.14 "Base Building Works Practical Completion Date" means the date specified in
     the Base Building Works Practical Completion Certificate as the date upon
     which Base Building Works Practical Completion was achieved or in case of
     dispute the date determined by the Independent Person in accordance with
     Clause 19.1 and references to the date of Base Building Works Practical
     Completion shall be construed accordingly

1.15 "Building" means the building comprising (inter alia) the Base Building
     Works and the Tenant's Works to be constructed on the Site in accordance
     with this Agreement

1.16 "Building Systems" means the mechanical, electrical, sanitary, heating,
     ventilating, life safety, air conditioning or other service systems of the
     Building

1.17 "CAR Policy" means the Contractors' All Risks Policy annexed to this
     Agreement as Annexure 17 including any subsequent revisions or substituted
     arrangements therefor which may be made from time to time in accordance
     with the provisions of this Agreement

1.18 "CDM Regulations" means the Construction (Design and Management)
     Regulations 1994

1.19 "Code of Measuring Practice" means the code of measuring practice published
     on behalf of the Royal Institution of Chartered Surveyors and the
     Incorporated Society of Valuers and Auctioneers (Fourth Edition dated
     November 1993 and not, for the avoidance of doubt, any up-dated edition)

1.20 "Consultancy Services" means the services contracted to be provided in
     relation to the carrying out of the Base Building Works by architects,
     structural engineers, other engineers, mechanical and electrical
     consultants and any other consultants (other than solicitors, selling
     agents and letting agents) employed by or on behalf of the Developer and/or
     CWCL

1.21 "Consultants" means all or any of those persons providing Consultancy
     Services in connection with the Developer's obligations under this
     Agreement but shall not include the Key Consultants

1.22 "Contract" means the Design and Construct Contract dated 28 February 1992
     and made between (1) Heron Quays Developments Limited and (2) Olympia &
     York Contractors Limited (now known as CWCL) as the same has been or shall
     be varied in accordance with its terms from time to time and as novated on
     16 April 1992 by an agreement made between (1) Heron Quays Developments
     Limited (2) Olympia & York Heron Quay Limited (now known as Heron Quays
     Properties Limited) and (3) Olympia & York Contractors Limited (now known
     as CWCL)

1.23 "Core Works" shall have the meaning given to that expression in Clause
     11.1.2(b)

1.24 "Costs Estimate" shall have the meaning given to this expression in Clause
     8.4.1(c)

                                      -3-
<PAGE>

1.25 "Counter-Notice" shall have the meaning given to that expression in Clause
     19.1.3

1.26 "Critical Dates Schedule" means the schedule of dates and periods annexed
     to this Agreement as Annexure 5 as modified from time to time in accordance
     with this Agreement

1.27 "CWCL" means Canary Wharf Contractors Limited (Company number 2352250)

1.28 "Defects Costs in respect of the Base Building Works" means all reasonable
     and proper costs fees and expenses incurred by the Tenant expended or
     charged in remedying Latent Defective Works which have become apparent
     during the period of ten (10) years commencing on the Base Building Works
     Practical Completion Date PROVIDED ALWAYS THAT if it is agreed or
     determined that there shall have been Tenant's Delay then the said ten (10)
     year period shall commence upon the date which it is agreed or determined
     as provided in Clause 19.3 that Base Building Works Practical Completion
     would have been achieved but for Tenant's Delay AND PROVIDED FURTHER that
     the Developer shall not be liable for any Defects Costs in respect of the
     Base Building Works to the extent that any claim which the Developer would
     otherwise have had in relation to the defect under any contract,
     appointment, warranty, duty of care deed or insurance policy is defeated,
     vitiated or avoided in whole or in part as a result of the acts omissions
     negligence or default of the Tenant or its servants, agents, consultants,
     contractors or any sub-tenant, licensee or occupier of the Demised Premises
     or those for whom they are respectively responsible

1.29 "Defects Costs in respect of the Infrastructure Works" means any costs
     which are charged to the Tenant as an item comprised in the Estate
     Expenditure (as defined in the Lease) and which are expended in remedying
     Defects in the Infrastructure Works

1.30 "Defects in the Base Building Works" means all and any defects, shrinkages
     and other faults which manifest themselves in the Base Building Works
     within 358 days from the earlier of the date of the Base Building Works
     Practical Completion Certificate (or, if earlier the date on which it is
     agreed or determined as provided in Clause 19.3 that Base Building Works
     Practical Completion would have been achieved but for Tenant's Delay) and
     the date on which the Tenant takes up occupation of the Demised Premises
     for the purposes permitted pursuant to the Lease and which are not caused
     by the Tenant's or its servants' agents' consultants' or contractors' or
     any subtenants' licensees' or occupiers' or those for whom they are
     respectively responsible's act, omission, negligence or default (whether or
     not specified by the Tenant (after consultation with the Developer) in a
     schedule or schedules of defects which the Tenant may deliver to the
     Developer and this shall be no later than the expiration of the relevant
     period of 358 days as aforesaid and which the Developer agrees or which the
     Independent Person acting as an expert in accordance with Clause 30.5
     determines are defects shrinkages or faults as aforesaid)

1.31 "Defects in the Infrastructure Works" means:

     1.31.1  defects, shrinkages or other faults which appear in the Development
             Site Infrastructure Works which manifest themselves within the
             relevant defects periods arising under the Development Site
             Infrastructure Contracts; and

     1.31.2  any latent or inherent defects in the Development Site
             Infrastructure Works which manifest themselves during the period of
             ten (10) years commencing on the date of practical completion of
             the relevant part of the Development Site Infrastructure Works (as
             to which the Developer shall supply a schedule of dates to the
             Tenant)

                                      -4-
<PAGE>

     and which in each case are attributable to or connected with the design
     workmanship test investigations or supervision of the construction or
     design of the Development Site Infrastructure Works or the materials used
     in them having been defective, inadequate, unsuitable or incomplete or
     otherwise substandard, judged in accordance with the terms of any Approvals
     and any codes of practice applicable in the case of design at the time when
     the relevant part of the Development Site Infrastructure Works was designed
     and in the case of workmanship at the time when the relevant work was done
     and in the case of materials at the time of specification

1.32 "Delay Notices" shall have the meaning given to this expression in Clause
     19.3

1.33 "Demised Premises" means the premises to be demised by the Lease as the
     same are more particularly described therein (Lease 1 -B1M and Floors 9-11
     and Lease 2 - B1 and Floors 5-8) and which are shown for identification
     purposes only edged red on the plans annexed to this Agreement as Annexure
     1

1.34 "Design Development" means (all within the framework and subject to the
     standards set out in the Base Building Definition) the process of
     progressively developing the design detail of the Base Building Works and
     which design detail development or the need for which design detail
     development was capable of being reasonably envisaged at the date of this
     Agreement

1.35 "Determination Notice" shall have the meaning given to this expression in
     Clause 30.1

1.36 "Developer's Contracting Team" means CWCL and the Trade Contractors
     appointed by CWCL to carry out the Base Building Works (or any part of
     them) in accordance with this Agreement

1.37 "Developer's Solicitors" means Ashurst Morris Crisp of Broadwalk House 5
     Appold Street London EC2A 2HA (Reference: RDV/474C00049) or such other firm
     of solicitors as the Developer shall appoint and notify to the Tenant as
     having been so appointed

1.38 "Development Site" means:-

     1.38.1  the land and water areas shown edged green on the Development Site
             Plan and any other land and water areas in which the Developer or a
             Group Company of the Developer acquires a freehold or leasehold
             interest and which the Developer or a Group Company of the
             Developer intends shall form part of the Development Site; and

     1.38.2  all buildings and appurtenances on the Development Site and all
             additions, alterations and improvements to such buildings and
             appurtenances

1.39 "Development Site Infrastructure Contracts" means the management or other
     contracts (and as the same may be amended from time to time) providing for
     the execution of the Development Site Infrastructure Works or any part of
     them

1.40 "Development Site Infrastructure Works" means the design and construction
     from time to time of infrastructure works within the Development Site

1.41 "Development Site Plan" means the plan annexed to this Agreement as
     Annexure 2

1.42 "Disclosure" shall have the meaning given to this expression in Clause
     33.4.1

                                      -5-
<PAGE>

1.43 "Early Access Date" means the date for access to the floor or floors of the
     Demised Premises specified in a notice served by the Developer in
     accordance with Clause 13.2.1 on the Tenant and being at least five (5)
     Working Days after issue of the notice

1.44 "Early Access Criteria" means the criteria annexed to this Agreement as
     Annexure 9

1.45 "Early Access Method Statement" has the meaning attributed to it in Clause
     13.2.1

1.46 "Estimate of Tenant's Delay" shall have the meaning given to this
     expression in Clause 8.4.1(b)

1.47 "Estimated Unspent Costs" shall have the meaning given to that expression
     in Clause 8.4.1(d)

1.48 "Event of Default" means any of the events listed in Clause 26.1

1.49 "Existing Material Trade Contractors" means those Material Trade
     Contractors referred to in Annexure 10

1.50 "Force Majeure" means:-

     1.50.1  fire, lightning, explosion, flood, earthquake, exceptionally
             inclement weather conditions, war, hostilities, rebellion,
             revolution, insurrection, military or usurped power, civil war,
             terrorist action, aircraft or other aerial devices or articles
             dropped from them, strikes and other industrial disputes, riot,
             civil commotion, disorder and Government action

     1.50.2  any other matter, cause or circumstances

     1.50.3  any combination of the above mentioned causes

     in each case to the extent beyond the reasonable control of the Developer
     and any Group Company of the Developer and which adversely affects the
     performance by the Developer of the terms and provisions of this Agreement
     on the basis that there should be no double counting and so that for the
     avoidance of doubt in calculating the overall period of Force Majeure
     extensions for the purposes of this Agreement there shall also be included
     any period or periods of delay (but so that there is to be no double
     counting) consequential on any delays caused by any of the above events

1.51 "Group Company" means any company which is for the time being (a) a
     subsidiary of the relevant party or (b) the holding company or parent
     company of that party or (c) another subsidiary of the holding company or
     parent company of that party (whether or not that subsidiary may itself be
     a parent or holding company of a sub-group of companies within the whole
     group), in each case within the meaning of Sections 258, 259 and 736 of the
     Companies Act 1985, as amended by the Companies Act 1989

1.52 "HM Customs & Excise" means HM Customs & Excise or any other person,
     authority, body or official which is from time to time responsible for the
     care, management or administration of Value Added Tax

1.53 "Holy Days" means the Jewish Sabbath (one hour before sundown on Friday to
     one hour after sundown on Saturday) and the Jewish Holy Days specified in
     the Schedule 1

                                      -6-
<PAGE>

1.54 "Independent Measurer" means Plowman Craven & Associates of 141 Lower Luton
     Road, Harpenden, Hertfordshire AL5 5AQ or if they are unable or unwilling
     to act such other firm or company with expertise in measuring floors in
     premises of a nature similar to the Demised Premises as the parties may
     agree (or as may in default of agreement be nominated by the President for
     the time being of the Royal Institution of Chartered Surveyors (or his
     deputy) on the application of any party) in substitution therefor in
     accordance with this Agreement

1.55 "Independent Measurer's Certificate" has the meaning attributed to that
     expression in Clause 18.1.2

1.56 "Independent Person" means the independent person appointed to act as
     specified in Clause 30

1.57 "Infrastructure Works" means those works as detailed in the description at
     Annexure 7

1.58 "Initial Rent" shall have the meaning given to this expression in the Lease
     and shall be the amount calculated in accordance with the provisions of
     Clause 22.2.2

1.59 "Insured Risks" shall have the meaning given to that expression in Clause
     21.2

1.60 "Insured Works" shall have the meaning given to that expression in Clause
     21.3

1.61 "Interest Rate" means three (3) per centum per annum above the base rate of
     Barclays Bank plc in force from time to time or, if such base rate shall be
     incapable of determination three (3) per centum per annum above a rate
     reasonably equivalent to such base rate

1.62 "Key Consultants" means:-

     1.62.1  Cesar Pelli & Associates Inc of 1056 Chapel Street, Newhaven CT
             06510 USA in relation to design and the Base Building Architect in
             relation to production

     1.62.2  Hilson Moran Partnership Limited of 16 Armstrong Mall Southwood
             Farnborough Hampshire GU14 0NR as Building Services Consultants and
             Vertical Transportation Consultants

     1.62.3  Ove Arup & Partners Limited of 13 Fitzroy Street London W1 as
             Structural Engineers

     and in each case such other firms as are appointed to perform the relevant
     function in connection with the Base Building in substitution for the
     foregoing

1.63 "Latent Defective Works" means any latent or inherent defects in the Base
     Building Works which:-

     1.63.1  directly adversely affect the beneficial use and occupation of the
             Demised Premises as offices; and

     1.63.2  manifest themselves after the expiry of the initial defects period
             referred to in Clause 1.30 and during the period of ten (10) years
             commencing on the date on which Base Building Works Practical
             Completion of the Base Building Works in question is achieved; and

     1.63.3  result from a breach by the Developer in respect of its obligations
             under this Agreement relating to the Base Building Works; and

                                      -7-
<PAGE>

     1.63.4  are present in the Base Building Works as originally designed
             and/or constructed; and

     1.63.5  are directly or indirectly attributable to or connected with the
             design workmanship tests investigations or supervision of the
             construction of the Base Building Works or the materials used in
             them having been defective, inadequate, unsuitable or incomplete or
             otherwise substandard, judged in accordance with the terms of any
             Approvals, the standards referred to in Clause 6.1 and any
             applicable codes of practice (in the case of design at the time
             when the relevant part of the Base Building Works was designed and
             in the case of workmanship at the time when the relevant work was
             done and in the case of materials at the time of specification);
             and

     1.63.6  are not caused or aggravated (whether directly or indirectly) by
             the carrying out of the Tenant's Works; and

     1.63.7  are no greater than would have been caused if the Tenant had given
             notice to the Developer as soon as reasonably practicable upon
             becoming aware of any latent or inherent defects in the Base
             Building Works; and

     1.63.8  are not caused or aggravated (whether directly or indirectly) by
             any acts or omissions by the Tenant or any sub-tenant licensee or
             occupier of the Demised Premises (or any persons acting for or on
             behalf of any of them or under their control)

     Provided Always that if it is agreed or determined that there shall have
     been Tenant's Delay then the said ten (10) year period specified in Clause
     1.63.2 shall commence upon the date which it is agreed or determined
     pursuant to Clause 19.3 that Practical Completion of the Base Building
     Works would have been achieved but for Tenant's Delay

1.64 "Lease" means the two leases of the Demised Premises (herein referred to as
     Lease 1 and Lease 2) to be granted to the Tenant in the form of the agreed
     draft annexed to this Agreement as Annexure 20 subject to such amendments
     as are agreed in writing between the parties or as are otherwise made in
     accordance with this Agreement

1.65 "Lease Insurance Date" has the meaning attributed to it in Clause 21.1

1.66 "Letter of Opinion" means the letters of opinion substantially in the form
     of the drafts attached as Annexure 21 but amended so as to relate to the
     Lease at the date of grant (and with such other amendments reasonably
     necessary to reflect any change in law or byelaws or other regulations)

1.67 "Long Stop Date" means 4 years after the Target Date as extended day for
     day by Tenant's Delay agreed or determined in accordance with clause 5.4.3

1.68 "Licence" means the licence regulating and approving the manner of
     execution of the Tenant's Works and the reinstatement of the Reinstatement
     TRM's in the form of the draft set out in Schedule 3 to be entered into as
     provided in Clauses 8.12 and 14.3

1.69 "Material Trade Contract" means a Trade Contract which is entered into with
     a Material Trade Contractor

1.70 "Material Trade Contractor" means any or all of the trade contractors
     providing any or all of the services listed in Annexure 11 in relation to
     the Base Building

                                      -8-
<PAGE>

1.71 "Measurer's Appointment" has the meaning attributed to it in Clause 18.1.1

1.72 "Measurement Plans" means the plans showing each floor of the Building
     annexed to this Agreement as Annexure 19

1.73 "Method Statement" has the meaning attributed to it in Clause 12.4

1.74 "Modification Consents" shall have the meaning given to this expression in
     Clause 8.4.1(a)

1.75 "Modification Costs" means (in relation to each element of each Tenant's
     Requested Modification) the aggregate of the following sums namely:-

     1.75.1  the sums payable to Trade Contractors in relation to or resulting
             from that element of the Tenant's Requested Modification including
             (but not limited to) in each case (if any) any relevant Trade
             Contractor Preliminaries; and

     1.75.2  a fixed preliminaries percentage of 12.5 per centum of the sums
             referred to in Clause 1.75.1 above; and

     1.75.3  all Key Consultants', Consultants' and other third party fees
             properly incurred or expended by the Developer and/or CWCL in
             connection with each element of the Tenant's Requested
             Modification, including but not limited to fees incurred (as
             applicable) in:-

             (a)  determining the extent and scope of each element of the
                  Tenant's Requested Modification

             (b)  preparation of the Modification Plans

             (c)  preparation of the Estimates referred to in Clause 8.4.1

             (d)  preparation of the drawings referred to in Clauses 1.85.2 and
                  18.1.3(a)

             (e)  assessing and determining the final out-turn cost of the
                  Tenant's Requested Modification

             (f)  assessing agreeing or preparing the Costs Estimate and
                  monitoring and agreeing the sums finally payable to the Trade
                  Contractors in relation to the Tenant's Requested
                  Modifications

     1.75.4  the part or proportion of the sums, fees, costs and expenses
             specified in Clauses 1.75.1 to 1.75.3 (inclusive) which represents
             Value Added Tax, save to the extent that any party is entitled to
             credit or repayment in respect of such Value Added Tax from H.M.
             Customs & Excise

     1.75.5  3 per centum of the aggregate of the sums referred to in Clauses
             1.75.1 to 1.75.4 (inclusive)

     as adjusted pursuant to this Agreement and so that (for the avoidance of
     doubt) any sum which is recovered under one sub-clause shall not also be
     recovered under another sub-clause of this Clause 1.75

1.76 "Modifications" and "Modification Plans" shall each have the meaning given
     to the relevant expression in Clause 8.6

                                      -9-
<PAGE>

1.77 "MSDF Works" means the fitting out works described and of the minimum
     standard detailed in the document forming Annexure 6 hereto and entitled
     "Minimum Standard Developer's Finish for Tenant's Works" (the "MSDF Works
     Specification")

1.78 "Net Internal Area" means the net internal area expressed in square feet of
     the Building (ignoring any losses and gains arising from Tenant's Requested
     Modifications) and measured for the purposes of ascertaining the Net
     Internal Area under this Agreement in accordance with the Code of Measuring
     Practice and so that those areas coloured yellow on the Measurement Plans
     shall be excluded from the Net Internal Area and so that for the avoidance
     of doubt in the case of any conflict between the Code of Measuring Practice
     and this definition it is agreed that this definition shall prevail

1.79 "Planning Acts" means the Town and Country Planning Act 1990, the Planning
     (Listed Buildings and Conservation Areas) Act 1990, the Planning (Hazardous
     Substances) Act 1990, the Planning (Consequential Provisions) Act 1990 and
     the Planning and Compensation Act 1991 the Local Government Planning and
     Land Act 1980 and includes any other applicable town and country planning
     legislation

1.80 "Preliminaries" means the costs of the items identified in Schedule 5

1.81 "Prohibited Materials" means:

     1.81.1  high alumina cement concrete in structural elements;

     1.81.2  woodwool slabs in permanent formwork to concrete or in structural
             elements;

     1.81.3  calcium chloride used as a setting agent in cement;

     1.81.4  calcium silicate bricks or tiles;

     1.81.5  asbestos or asbestos containing products as defined in The Asbestos
             Regulations 1969 or in any statutory modification or re-enactment
             thereof current at the date of specification (save where trace
             natural elements thereof are used in products which comply with
             relevant British Standard Specifications);

     1.81.6  naturally occurring aggregates for use in reinforced concrete which
             do not comply with British Standard Specification 882 and 110 and
             naturally occurring aggregates for use in concrete which do not
             comply with British Standard Specification 8110: 1985;

     1.81.7  urea formaldehyde;

     1.81.8  materials containing fibres which have a diameter of 3 microns or
             less and a length of 200 microns or less;

     1.81.9  polytetrafluoroethylene (PTFE) except when used as a non-stick
             sealing within valves, jointing material between pipes or as an
             isolating tape;

     1.81.10 mineral fibres (man-made or naturally occurring) which are not
             contained or stabilised by materials to prevent fibre migration;

     1.81.11 halon;

     1.81.12 timber which is not obtained from a managed and regulated
             sustainable source;

                                      -10-
<PAGE>

     1.81.13 lead based paint;

     1.81.14 any other substances or materials generally considered in the
             United Kingdom construction industry to be deleterious or harmful
             to health and safety or not in accordance with relevant British
             standards and codes of practice or which have been declared
             deleterious in a publication of the Building Research Establishment
             at the relevant time

1.82 "Reinstatement TRM's" shall have the meaning given to that term in Clause
     8.4.1(e)

1.83 "Relevant Estimates" shall have the meaning given to that term in Clause
     8.4.1

1.84 "Rent Commencement Date" means the date calculated in accordance with
     Clauses 22.2.3 and 22.2.4

1.85 "Rent Review Specification" means the specification comprising:-

     1.85.1  the "as-built" Base Building Works but omitting Tenant Requested
             Modifications and substituting for them the relevant Base Building
             Definition items; and

     1.85.2  the TRM Plans; and

     1.85.3  the MSDF Works Specification

     to be annexed to the Lease

1.86 "Retained Parking Allocation" means the number of spaces calculated in
     accordance with clause 22.8.8

1.87 "Schedule of Early Access Dates" means the schedule annexed to this
     Agreement as Annexure 8 as modified from time to time in accordance with
     this Agreement

1.88 "Senior Manager" shall have the meaning given to this expression in Clause
     32

1.89 "Site" means the land shown edged red on the Development Site Plan

1.90 "Snagging Items" means any minor defects or omitted items or items of
     decoration or repair (not including items of or relating to the Tenant's
     Works) as specified in the list attached to or created at the same time as
     the Base Building Works Practical Completion Certificate which do not, and
     the completion of which will not, individually or collectively prevent or
     adversely affect (other than to an extent which is not material) the
     ability to carry out the Tenant's Works or the beneficial use and
     occupation of the Demised Premises as offices

1.91 "Statutory Requirements" means any Act of Parliament and any instrument,
     rules, orders, regulations, notices, directions, bye-laws, permissions and
     plans for the time being made under or deriving validity from it, all
     regulations, laws or directives made or issued by or with the authority of
     The European Commission and/or the Council of Ministers (which take effect
     in England and Wales) and any rules, regulations, building regulations,
     orders, bye-laws or codes of practice of any local authority or any utility
     company having jurisdiction in relation to the Base Building Works

1.92 "Substitute's Warranty" means the form of warranty annexed as Annexure 16

                                      -11-
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1.93  "Sub-underlease" means the Sub-underlease of the Sub-underlease Premises
      to be granted to the Developer or any Group Company of the Developer in
      the form of the agreed draft annexed to this Agreement as Annexure 22

1.94  "Sub-underlease Category A Works" means any works undertaken in respect of
      the Sub-underlease Premises which shall comprise works of the nature of
      (whether or not they are identical to) the MSDF Works

1.95  "Sub-Underlease Consultants" means the consultant or consultants who
      provide material advice on the design and construction of the Sub-
      underlease Category A Works

1.96  "Sub-underlease Premises" means the premises to be demised by the Sub-
      underlease as the same are more particularly described therein

1.97  "Sub-underlease Parking Allocation" means the number of spaces calculated
      by deducting the Retained Parking Allocation from the Tenant's Parking
      Allocation of which the Developer (or the nominated Group Company) will be
      granted the use pursuant to paragraph 6 of the First Schedule of the Sub-
      underlease

1.98  "Target Date" means 1 June 2002 as extended day for day by Force Majeure
      and Tenant's Delay agreed or determined in accordance with Clause 5.4.3

1.99  "Tenant's Category A Works" means any works undertaken by the Tenant which
      shall comprise works of the nature of (whether or not they are identical
      to) the MSDF Works and which shall be of no lesser standard or extent than
      the MSDF Works and as approved by the Developer pursuant to Clause 11.4

1.100 "Tenant's Category B Works" means the works (if any) which are undertaken
      by the Tenant (in addition to the Tenant's Category A Works or in
      substitution thereof) as part of the fitting out of the Demised Premises
      and which are approved in accordance with the provisions of this Agreement

1.101 "Tenant's Consultants" means all or any of those persons appointed by the
      Tenant to provide material advice to the Tenant on the design and
      construction of the Demised Premises and/or the Tenant's Works

1.102 "Tenant's Contractors" shall have the meaning given to that expression in
      Clause 12.1

1.103 "Tenant's Delay" means any delay to the Base Building Works or any part or
      item of them arising out of or attributable to any act or omission or
      requirement of the Tenant or the Tenant's Contractors or the Tenant's
      Consultants or their respective agents, servants or contractors and any
      delays resulting from or properly attributable to any (or a combination)
      of the following (but so that there is to be no double counting):-

      1.103.1  any written request by the Tenant accepted and acted upon by the
               Developer that the Developer delay or procure the delay of the
               commencement, progress or completion of work on any part of the
               Base Building Works for any reason which is not as a result of
               the Developer's breach of its obligations in this Agreement;

      1.103.2  failure by the Tenant in accordance with the obligations in this
               Agreement to supply details and confirmations within the time
               limits or periods provided in the Critical Dates Schedule;

                                      -12-
<PAGE>

      1.103.3  any Tenant's Requested Modifications or the carrying out of the
               Tenant's Works or any works investigations process, actions
               claims or proceedings directly or indirectly consequent upon
               pursuant to or in connection with any Tenant's Requested
               Modification; or

      1.103.4  any breach by the Tenant of any of the terms of this Agreement

      and any other delay either expressly specified in this Agreement as or
      otherwise agreed between the parties to be a Tenant's Delay (but so that
      there is no double counting) and so that for the avoidance of doubt in
      calculating the overall period of any Tenant's Delay for the purposes of
      this Agreement:-

               (a)  there shall also be included any period or periods of delay
                    (but so that there shall be no double counting)
                    consequential on any delays caused by any of the above
                    events;

               (b)  on each occasion of Tenant's Delay (but so that there shall
                    be no double counting) there shall be an automatic addition
                    on a day by day basis of such period of Tenant's Delay to
                    all time periods in this Agreement which fall to be adjusted
                    by Tenant's Delay and to accumulated periods of Tenant's
                    Delay

      and Provided Further that for the avoidance of doubt nothing in this
      Agreement shall oblige the Developer to incur additional expenditure to
      mitigate Tenant's Delay unless and to the extent that the Tenant agrees in
      writing to reimburse the same pursuant to Clause 5.4.4

1.104 "Tenant's Inducement" means the aggregate of (a) the product of
      multiplying the Net Internal Area of Floors 6-11 (inclusive) expressed in
      square feet by (Pounds)50.00 and (b) the product of multiplying the Net
      Internal Area of Floor 5 expressed in square feet by (Pounds)25.00 (in
      both cases inclusive of any Value Added Tax which may be chargeable at any
      rate)

1.105 "Tenant's Parking Allocation" means the number of spaces calculated in
      accordance with clause 22.2.9 of which the Tenant will be granted the use
      pursuant to paragraph 6 of the First Schedule of the Lease

1.106 "Tenant's Plans" shall have the meaning ascribed to them in Clause
      11.1.2(a)

1.107 "Tenant's Quantity Surveyor" means Beverley Stewart of Allen Stewart
      Partnership 15-27 Gee Street London EC1V 3RD or such other person as may
      be appointed by the Tenant to perform the function of the Tenant's
      Quantity Surveyor pursuant to this Agreement and notified to the Developer
      as having been so appointed

1.108 "Tenant's Representative" means Nick Goodwin of Harrington or such other
      person as may be appointed by the Tenant to perform the function of the
      Tenant's Representative pursuant to this Agreement and notified to the
      Developer as having been so appointed

1.109 "Tenant's Requested Modification" means a modification or modifications
      requested by the Tenant in accordance with Clause 8.1 and as defined
      therein

1.110 "Tenant's Solicitors" means Linklaters of One Silk Street London EC2Y 8HQ
      (Ref: CBC) or such other firm of solicitors as the Tenant may appoint and
      notify to the Developer

1.111 "Tenant's Works" means, if any, collectively the Tenant's Category A Works
      and the Tenant's Category B Works or any of them as the context requires

                                      -13-
<PAGE>

1.112 "Tenant's Works Areas" shall have the meaning attributed to that
      expression in Clause 13.2.1

1.113 "Tenant's Works Practical Completion" means practical completion of the
      Tenant's Works

1.114 "Tenant's Works Practical Completion Certificate" means the certificate of
      the Tenant to the effect that Tenant's Works Practical Completion has been
      achieved

1.115 "Term Commencement Date" means the date calculated in accordance with
      Clause 22.2.1

1.116 "Trade Contractors" means each trade contractor appointed in connection
      with the Base Building Works

1.117 "Trade Contractors Preliminaries" means the preliminaries referred to in
      any contract entered into with a Trade Contractor

1.118 "TRM Application" shall have the meaning given to that expression in
      Clause 8.3

1.119 "TRM Authorisation Request" shall have the meaning given to that
      expression in Clause 8.4.1

1.120 "TRM Plans" shall have the meaning given to that expression in Clause
      18.1.3(a)

1.121 "Unspent Costs" means in relation to each substitution comprised within a
      Tenant's Requested Modification the aggregate of the following sums,
      namely:-

      1.121.1  the amount (if any) by which the sums due and payable to Trade
               Contractors pursuant to the Trade Contract (including (if any)
               any relevant Trade Contractor Preliminaries) are reduced as
               compared to the sums which would otherwise but for the Tenant's
               Requested Modification in question have been so due and payable;
               and

      1.121.2  a fixed preliminaries percentage of 12.5 per centum of the sums
               referred to in Clause 1.121.1; and

      1.121.3  the amount (if any) by which the sums due and payable to Key
               Consultants and Consultants and other third parties are reduced
               as compared to the sums which would otherwise but for the
               Tenant's Requested Modification in question have been so due and
               payable; and

      1.121.4  an additional amount of 3 per centum of the aggregate of the sums
               referred to in Clauses 1.121.1 to 1.121.3 (inclusive)

1.122 "Value Added Tax" and "VAT" mean value added tax as provided for in the
      Value Added Tax Act 1994 and includes any other tax from time to time
      replacing it or of a similar fiscal nature

1.123 "Working Day" means any day (other than a Saturday or a Sunday or any
      Holy Day) upon which clearing banks in the United Kingdom are open to the
      public for the transaction of business

2.    INTERPRETATION

      In this Agreement unless the context otherwise requires:-

2.1   Words importing the masculine gender only shall include the feminine
      gender and neuter meaning and vice versa and words importing the singular
      number shall include the plural

                                      -14-
<PAGE>

      number and vice versa and all references to a Clause or Schedule shall
      mean a Clause of or Schedule to this Agreement;

2.2   References to drawings and documents annexed to this Agreement shall
      include the drawings and documents initialled for identification on behalf
      of the parties to this Agreement for the purposes of this Agreement
      (whether individually or as part of an agreed bundle or bound volume or
      otherwise);

2.3   The Clause and paragraph titles and headings are for convenience only and
      shall not be construed in or affect the interpretation of this Agreement;

2.4   Every covenant by a party comprising more than one person shall be deemed
      to be made by such party jointly and severally;

2.5   Words importing persons shall include firms, companies and corporations
      and vice versa and reference to the Tenant or to the Developer shall be
      deemed to extend to the Tenant's or the Developer's (as the case may be)
      servants and consultants, workmen, contractors, sub-contractors, agents or
      any person or persons acting on its or their behalf or under its or their
      control;

2.6   Any covenant by any party not to do any act or thing shall include an
      obligation not to permit or suffer such act or thing to be done and (so
      far as is within its direct control) to procure that it is not done and
      any reference to consent or approval or other confirmation not being
      unreasonably withheld (or similar expression) shall be deemed to include
      reference to such consent or approval or other confirmation not being
      unreasonably delayed;

2.7   Any reference to the right of the Developer or the Tenant to have access
      to, enter or call for information on the Site shall be construed as
      entitling the Developer or the Tenant (as the case may be) to supply the
      same to their respective servants, agents, professional advisers,
      contractors and workmen for the purposes of and contemplated by and upon
      terms (including as to confidentiality) which are consistent with this
      Agreement;

2.8   Any reference to a statute (whether specifically named or not) shall
      include any amendment or re-enactment of it for the time being in force,
      and all instruments, orders, notices, regulations, directions, bye-laws,
      permissions and plans for the time being made, issued and or given under
      it, or deriving validity from it (in each case a "Change") provided that
      where any design has been carried out or work commenced or scheduled under
      this Agreement and any relevant Change takes place then the Developer may
      (insofar as to do so would not place it or any future occupier of all or
      part of the Building in breach of a Statutory Requirement) carry out and
      complete the Base Building Works or perform any of its other obligations
      hereunder as if such Change had not taken place;

2.9   The words "including" "include" "excluding" and "exclude" shall be deemed
      to be followed by the words "without limitation"

2.10  Whenever pursuant to this Agreement a party is required to give consent,
      approval or confirmation (in this Clause 2.10 each a "relevant approval")
      within a specified time period (in this Clause 2.10 the "time period") it
      shall be reasonable for the party requested to give the relevant approval
      to withhold, refuse or delay the relevant approval if the information
      provided to it (taken together with its existing knowledge) is
      insufficient properly to enable it to give its consent, approval or
      confirmation and if within the time period such party gives notice to the
      party requesting the relevant approval that it requires specifically
      identified further information in order to be able properly to consider
      the request for the relevant approval

                                      -15-
<PAGE>

2.11  Save where provided to the contrary, all sums payable by the Tenant
      pursuant to this Agreement shall be deemed to be exclusive of any Value
      Added Tax which may be chargeable on the supply or supplies for which such
      sums (or any part of such sums) are the whole or part of the consideration
      for Value Added Tax purposes; and

2.12  Any reference to any right, entitlement or obligation of any person under
      the laws in relation to Value Added Tax, or any business carried on by any
      person for Value Added Tax purposes, shall (where appropriate and unless
      the context otherwise requires) be construed, at any time when such person
      is treated as a member of a group for the purposes of Section 43 of the
      Value Added Tax Act 1994 to include a reference to the right, entitlement
      or obligation under such loan of, or the business carried on for Value
      Added Tax purposes by the representative member of such group at such time
      (the term "representative member" to be construed in accordance with the
      said Section 43)

                                    PART 2
                       CONSULTANTS AND TRADE CONTRACTORS

3.    CONSULTANTS AND TRADE CONTRACTORS

3.1   Appointment of Key Consultants

      3.1.1  The Developer shall appoint the Key Consultants and, insofar as the
             same have not already been provided to the Tenant, procure that
             there are delivered to the Tenant within twenty (20) Working Days
             of the date of this Agreement copies of all completed appointments
             of Key Consultants (excluding financial information) and shall
             procure the supply to the Tenant of copies of any other Key
             Consultants' appointments (excluding financial information) as soon
             as reasonably practicable following their completion

      3.1.2  The Developer shall procure that each of the Key Consultants
             executes a warranty in favour of the Tenant in respect of each
             Lease in the form of the draft warranty annexed as Annexure 14 in
             each case with non-material variations or pre-agreed permitted
             amendments as set out in Annexure 15 only unless the Tenant shall
             otherwise approve an amendment (such approval not to be
             unreasonably withheld). If approval shall not have been given or
             refused (and if refused without stating a properly and fully
             reasoned basis for such refusal) by the Tenant in writing within
             six (6) Working Days after request for such an approval, the
             approval shall be deemed to have been given by the Tenant. The
             procedure may be repeated. The Developer shall deliver the
             warranties to the Tenant as soon as reasonably practicable
             following their completion

      3.1.3  In the event that the Developer or CWCL terminates (in whole or in
             part) the appointment of a Key Consultant or a Key Consultant
             declines to be appointed the Developer shall procure that CWCL
             appoints another firm in substitution for the relevant Key
             Consultant together with the grant of a warranty in favour of the
             Tenant by such firm on the terms of the Substitute's Warranty in
             each case with non-material variations or pre-agreed permitted
             amendments as set out in Annexure 15 only unless the Tenant shall
             otherwise approve an amendment (such approval not to be
             unreasonably withheld). If approval shall not have been given or
             refused (and if refused without stating a properly and fully
             reasoned basis for such refusal) by the Tenant in writing within
             six (6) Working Days after request for such an approval, the
             approval shall be deemed to have been given by the Tenant. The
             procedure may be repeated. The Developer shall deliver the
             Substitute's Warranty to the Tenant as soon as reasonably
             practicable following its completion

                                      -16-
<PAGE>

     3.1.4  Any dispute arising out of the matters referred to in this Clause
            3.1 shall be referred to an Independent Person who shall act as an
            expert in accordance with Clause 30.5

     3.1.5  If the Tenant shall unreasonably refuse or delay any approval
            pursuant to this Clause 3.1 in any case where the Tenant is not
            entitled to so unreasonably withhold or refuse an approval the
            period of delay and any resulting delays to the Base Building Works
            properly attributable thereto shall be a Tenant's Delay for the
            purposes of this Agreement

3.2  Material Trade Contracts

     The Developer shall, insofar as the same have not already been provided to
     the Tenant, procure that there are delivered to the Tenant within twenty
     (20) Working Days of the date of this Agreement copies of all completed
     Material Trade Contracts (excluding financial information) and shall
     procure the supply to the Tenant of copies of any other Material Trade
     Contracts (excluding financial information) as soon as reasonably
     practicable following their completion

3.3  Developer to procure Material Trade Contractors enter into a Warranty

     The Developer shall procure that each of the Material Trade Contractors
     executes a warranty in favour of the Tenant in respect of each Lease in the
     case of the Existing Material Trade Contractors in the form of the draft
     warranty contained within Annexure 12 and in the case of all other Material
     Trade Contractors in the form of the draft warranty contained within
     Annexure 13 in either case with non-material variations or pre-agreed
     permitted variations as set out in Annexure 15 only unless the Tenant shall
     otherwise approve an amendment (such approval not to be unreasonably
     withheld). If the approval required shall not have been given or refused
     (or if refused without stating a properly and fully reasoned basis for such
     refusal) by the Tenant in writing within six (6) Working Days after receipt
     of the request for such an approval, the approval will be deemed to have
     been given. The procedure may be repeated. If the Developer and the Tenant
     are unable to agree whether the Tenant is acting reasonably in withholding
     its approval then either party may refer such dispute to an Independent
     Person acting as an expert in accordance with Clause 30.5. The Developer
     shall deliver the warranty to the Tenant as soon as reasonably practicable
     after the execution of the relevant Material Trade Contract

3.4  Developer fit-out Warranty

     The Developer shall use reasonable endeavours to procure the execution and
     delivery to the Tenant of a collateral deed of warranty from each of the
     Sub-underlease Consultants in the form set out in Annexure 16 in each case
     with non-material variations or pre-agreed permitted amendments as set out
     in Annexure 15 in such form (having regard to the scale and nature of the
     services to be provided by the Sub-underlease Consultants) as the Developer
     proposes and the Tenant approves (such approval not to be unreasonably
     withheld or delayed)

                                    PART 3

                            DEVELOPMENT OBLIGATIONS

4.   APPROVALS AND STATUTORY REQUIREMENTS

4.1  Required Consents and Approvals

     4.1.1  Subject to Clause 4.1.2, the Developer shall (to the extent that it
            has not already obtained the same and the same remain in force) at
            its own cost and expense use all

                                      -17-
<PAGE>

            reasonable endeavours to obtain all Approvals (other than the Fire
            Certificate in respect of the Demised Premises which it shall be the
            Tenant's responsibility to obtain) required for the carrying out and
            completion of the Base Building Works as shown on the Approved Plans
            disregarding any Tenant's Requested Modifications and for the
            beneficial use and occupation of the Demised Premises as offices

     4.1.2  The Developer shall use its reasonable endeavours to obtain any
            Approvals required in relation to any Tenant's Requested
            Modifications and the costs properly incurred by the Developer in
            doing so shall constitute Modification Costs for the purposes of
            this Agreement

     4.1.3  Where the cost of obtaining Approvals cannot be apportioned (both
            parties acting reasonably) between items under Clauses 4.1.1 and
            4.1.2 then the cost shall be shared equally between the Developer
            and the Tenant

4.2  The Developer to comply with CDM Regulations

     The Developer shall in respect of the Base Building Works act as client for
     the purposes of the CDM Regulations and procure that CWCL shall comply with
     its obligations under the CDM Regulations and shall use its reasonable
     endeavours to procure compliance by the Trade Contractors and the Key
     Consultants and Consultants and the planning supervisor and principal
     contractor with their respective obligations under the CDM Regulations
     until the Base Building Works have been completed and all relevant
     certificates of making good defects have been issued

5.   THE DEVELOPMENT

5.1  Period allowed for completion of Base Building Works

     5.1.1  The Developer shall use reasonable endeavours to procure that Base
            Building Works Practical Completion occurs no later than the Target
            Date as such Target Date is extended by Force Majeure and Tenant's
            Delay

     5.1.2  No part of the Base Building Works shall be scheduled or performed
            on any of the Holy Days

5.2  Termination

     If Base Building Works Practical Completion does not occur by the Long Stop
     Date the Tenant may terminate this Agreement by notice to the Developer

5.3  Critical Dates Schedule and Schedule of Early Access Dates

     5.3.1  If (for whatever reason including, for the avoidance of doubt, Force
            Majeure and Tenant's Delay) the progress of the Base Building Works
            at any time is not in accordance with the Developer's construction
            programme as it exists at that time the Developer may revise the
            Critical Dates Schedule and/or the Schedule of Early Access Dates in
            such manner as may be reasonable in all the circumstances

     5.3.2  The Developer (acting reasonably) may propose additions to the
            Critical Dates Schedule for any reason save as mentioned in clause
            5.3.1 but these shall require the prior written approval of the
            Tenant (which shall not be unreasonably withheld or delayed)

                                      -18-
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     5.3.3  The Developer shall supply to the Tenant promptly a copy of any
            revision of or addition to the Critical Dates Schedule and/or any
            revision of the Schedule of Early Access Dates

     5.3.4  Save to the extent prevented from doing so by the Developer failing
            to comply with its obligations in this Agreement the Tenant shall
            provide to the Developer the information and other matters referred
            to in the Critical Dates Schedule and specified to be provided by
            the Tenant by the relevant date or within the relevant period
            specified in the Critical Dates Schedule

5.4  Quantification of permitted extensions of time and the Developer's
     mitigation

     5.4.1  If, in the Developer's opinion, at any time during the course of the
            execution of the Base Building Works, the Developer has been or is
            being or is likely to be delayed in its ability to commence or
            continue with the carrying out of the Base Building Works or to
            complete the same in accordance with the provisions of this
            Agreement by reason of Force Majeure and/or Tenant's Delay and/or
            any delays consequential thereon then the Developer shall notify the
            Tenant accordingly giving the Tenant as much early warning of such
            delay or potential delay as is reasonably practicable

     5.4.2  The Developer and the Tenant shall discuss the best methods for
            minimising any such delay or potential delay and mitigating its
            effects and shall wherever practicable (acting reasonably) seek to
            agree upon a plan or strategy for minimising the same and mitigating
            such effects and (subject always to Clauses 5.4.4 and 5.4.5) both
            the Developer and the Tenant shall (acting reasonably and at the
            cost of the Developer save where a result of Tenant's Delay) assist
            each other to overcome and/or minimise and/or mitigate the same with
            all due speed

     5.4.3  The Developer and the Tenant in accordance with the terms of this
            Agreement shall together seek to agree a fair and reasonable
            extension of time for the completion of the Base Building Works in
            respect of each delay which arises out of or is attributable to
            Force Majeure and/or Tenant's Delay and/or any delays consequential
            thereon and when each such extension has been agreed or (in the
            event of dispute) is determined by an Independent Person acting as
            an expert in accordance with Clause 30.5 each such extension of time
            shall be granted to the Developer and all the dates and periods in
            this Agreement which are expressed to be extendable by reason of
            such delay shall be treated as deferred (or further deferred if
            extensions of time have already been granted) by such agreed or
            determined extension of time and, for the avoidance of doubt, if the
            Developer fails to comply with its obligations to achieve the
            matters the subject of this Agreement by the date specified in this
            Agreement referable to such matters but would have so complied but
            for Tenant's Delay and/or Force Majeure, then for the purposes of
            this Agreement the Developer shall be treated as having so complied
            with such obligation but without prejudice to the Developer's
            obligations under this Agreement to achieve the matters the subject
            of this Agreement by the date specified in this Agreement referable
            to such matters as extended by agreement or determination under this
            Clause 5.4.3

     5.4.4  The Developer shall constantly (but without being obliged to incur
            any additional expenditure (unless and to the extent the Tenant
            requests and agrees in writing to reimburse the Developer for the
            same)) use best endeavours to mitigate delays caused by Force
            Majeure and/or Tenant's Delay and/or for whatever other reason (save
            for the Developer's default)

                                      -19-
<PAGE>

     5.4.5  The Tenant shall constantly (but without being obliged to incur any
            additional expenditure (unless and to the extent that the Developer
            requests and agrees in writing to reimburse the Tenant for the
            same)) use best endeavours to mitigate delays caused by Force
            Majeure and/or Tenant's Delay and/or for whatever other reason

     5.4.6  The Developer shall constantly use reasonable endeavours to mitigate
            delays caused by the Developer's default

6.   EXECUTION OF THE BASE BUILDING WORKS

6.1  Execution of Base Building Works

     The Developer shall (save to the extent it is delayed from so doing by
     Force Majeure and/or Tenant's Delay and subject to the obtaining of all
     Approvals) at its own cost and expense (subject to the provisions of Clause
     8) procure or (as appropriate) continue the execution of the Base Building
     Works (including for the avoidance of doubt any approved Tenant's Requested
     Modifications or other variations to the Base Building Works) and each and
     every part of them:-

     6.1.1  in a good and workmanlike manner;

     6.1.2  using the standard of skill and care in procuring the design and
            execution of the Base Building Works as would be expected of a
            developer which is experienced in the development and construction
            of buildings of the size and type of the Building;

     6.1.3  using materials of sound quality; and

     6.1.4  in accordance with and subject to:-

            (a)  the Approvals

            (b)  all Statutory Requirements current at the time of execution of
                 such works which shall affect the execution and carrying out of
                 the Base Building Works

            (c)  the Base Building Definition

            (d)  the terms of this Agreement

     Provided That the Developer shall have no liability to the Tenant pursuant
     to this Agreement to the extent that any defects arise in the Base Building
     Works as a result of any of the Tenant's Works

6.2  Construction Materials

     The Developer confirms that it shall not specify or knowingly authorise and
     shall procure that CWCL shall not specify or knowingly authorise any of the
     Prohibited Materials for use in the Base Building Works and that it has
     used and will continue to use the skill and care required by clause 6.1.2
     to see that none of the Prohibited Materials are specified or knowingly
     authorised or used by the Trade Contractors or the Consultants in the Base
     Building Works

7.   VARIATIONS TO THE BASE BUILDING WORKS

7.1  Base Building Works Finishes Design Development

                                      -20-
<PAGE>

     The Developer shall within the relevant time limits specified in the
     Critical Dates Schedule submit to the Tenant architectural and engineering
     working drawings and specifications (as appropriate) prepared by the
     relevant Consultant or Key Consultant or any other party detailing Design
     Development of the Base Building Works Finishes from the stage shown on the
     Base Building Plans listed in the drawings schedule annexed to this
     Agreement as Annexure 4 in sufficient detail to enable the Tenant properly
     to assess and consider the Design Development being proposed. The Developer
     shall have regard to (but shall not be bound by) any reasonable
     representations made by the Tenant with regard to the Design Development of
     Base Building Works Finishes

7.2  Permitted Variations

     7.2.1  On giving the Tenant prior written notice (which may be by the
            provision of drawings) the Developer shall be entitled to make
            alterations, additions or variations to the Base Building Works
            without the Tenant's consent where:-

            (a)  such are lawfully required after the commencement of the Base
                 Building Works in order to comply with Statutory Requirements;
                 or

            (b)  any materials specified in the specifications relating to the
                 Base Building Works are in short supply or are or become
                 unobtainable or continuous supply thereof cannot be reasonably
                 expected guaranteed or are subject to delay and if awaited
                 would demonstrably impede the progress of the Base Building
                 Works (in which event the Developer may use alternative
                 materials of a similar nature, type, character, design and of
                 no lesser quality to those specified in the specification
                 forming part of the Base Building Definition); or

            (c)  the same will not materially adversely affect the Tenant's
                 beneficial use and enjoyment of the Demised Premises as offices
                 and do not relate to the Base Building Works Finishes; or

            (d)  the same constitute Design Development

     7.2.2  The Developer shall be entitled to make alterations, additions or
            variations to the Base Building Works with the Tenant's approval
            (such approval not to be unreasonably withheld) where the same
            relate to the Base Building Works Finishes or do not otherwise fall
            within Clause 7.2.1

     7.2.3  If within a period of six (6) Working Days following receipt by the
            Tenant of a written notice from the Developer requesting the Tenant
            to consent to an alteration, variation or amendment or the details
            of the same pursuant to Clause 7.2.2 (such request being accompanied
            by such technical drawings and information as are available and the
            Tenant shall reasonably require in order to evaluate the request)
            the Tenant has not in writing approved or reasonably objected to any
            such alterations, additions or variations or objected to the details
            of them giving its reasons or requested such further technical
            drawings and information as it may reasonably require in order to
            evaluate the request then consent shall be deemed to have been given
            by the Tenant

     7.2.4  The Developer shall as soon as reasonably practicable and in advance
            where possible supply to the Tenant details of any such alterations,
            additions or variations as are referred to in this Clause 7 (whether
            or not the Tenant's approval is required

                                      -21-
<PAGE>

            or given to such) together with copies of any plans drawings and
            specifications relating to them

     7.2.5  If the Tenant makes a written objection following a request for
            consent pursuant to the provisions of Clause 7.2.2 such written
            objection shall specify in reasonable detail the grounds for such
            objection and in the event of dispute as to whether or not the
            Tenant is acting reasonably in objecting then either party may refer
            the matter to the Independent Person acting as an expert pursuant to
            the provisions of Clause 30.5

8.   TENANT'S REQUESTED MODIFICATIONS

8.1  Tenant's notification of Modifications

     8.1.1  The Tenant shall be entitled in accordance with the provisions of
            this Clause 8 and subject to clauses 8.1.2 and 8.1.3 and subject to
            the request being practicable to implement at the time of the
            request and subject to compliance with Clause 8.2, at the Tenant's
            sole cost and expense and by application in writing to request the
            Developer to approve (such approval not to be unreasonably withheld)
            additions and/or substitutions to the Base Building Works (in each
            case a "Tenant's Requested Modification"). In the event that there
            is disagreement between the parties as to whether this Clause 8.1
            applies either party may apply for the matter to be determined by an
            Independent Person acting as an expert pursuant to Clause 30.5

     8.1.2  The Tenant shall only be entitled to request a Tenant's Requested
            Modification within six (6) months before the Target Date:-

            (a)  which is not reasonably likely to cause delay to the Base
                 Building Works; or

            (b)  which is reasonably likely to cause delay to the Base Building
                 Works which relate to the Demised Premises but which is capable
                 of being disregarded for the purposes of issuing the Base
                 Building Works Practical Completion Certificate

     8.1.3  The Tenant shall not be entitled to request a Tenant's Requested
            Modification within six (6) months before the Target Date:-

            (a)  which in the Developer's opinion is likely to cause delay to
                 any part of the Base Building Works which do not relate to the
                 Demised Premises; or

            (b)  where in the Developer's opinion the requested additions and/or
                 substitutions to the Base Building Works are likely to render
                 the issue of the Base Building Works Practical Completion
                 Certificate impracticable

8.2  Restrictions on Proposals

     Tenant's Requested Modifications shall not contain facilities, materials or
     work which, if implemented (when looked at together with any previously
     requested Tenant's Requested Modifications including those requested but
     not yet agreed and taking into account any payments made or to be made
     between the parties pursuant to this Clause 8), would:-

     8.2.1  alter the exterior (including the appearance) of the Building except
            the roof; or

                                      -22-
<PAGE>

     8.2.2   materially alter the roof of the Building; or

     8.2.3   adversely affect the structural integrity of the Building; or

     8.2.4   reduce the lettable area of the Demised Premises (other than to an
             immaterial extent); or

     8.2.5   reduce the lettable area of the Building; or

     8.2.6   reduce the open market value or open market rent of the Building
             otherwise than by reducing its lettable area; or

     8.2.7   negate or adversely affect the validity or enforceability of or the
             availability or quantum of remedies or damages under any
             appointment contract or warranty entered into by any Key Consultant
             or any Consultant or any Trade Contractor (unless the Key
             Consultant or Consultant or Trade Contractor agrees otherwise); or

     8.2.8   place (or prospectively place) the Developer in breach of its
             obligations to any third parties; or

     8.2.9   be incompatible with any of the Base Building Works already carried
             out or to be carried out by the Developer; or

     8.2.10  be such as are intended to form any part of the MSDF Works (or
             works of that type) or any part of the Tenant's Works provided that
             this shall not exclude alterations to the Base Building Works in
             order to facilitate the Tenant's Works; or

     8.2.11  adversely affect the usage or the functioning of the Building
             Systems or the cost of operating the Building Systems; or

     8.2.12  violate any laws or (subject to the provisions of clause 8.6.4) the
             requirements of any Approvals or the requirements from time to time
             of any insurers or be such that any Approval or any insurance
             effected or to be effected by the Developer pursuant to Clause 21
             is reasonably likely to be unobtainable or is adversely affected;
             or

     8.2.13  in the Developer's reasonable judgement not be reasonably capable
             of being reinstated at the end or sooner determination of the
             contractual term of the Lease (if such reinstatement is required in
             accordance with Clause 8.4.1(e)); or

     8.2.14  involve the carrying out of works or the installation of items
             which in the Developer's reasonable opinion are relatively untried
             and untested and which in the Developer's reasonable opinion
             increase (otherwise than to an immaterial extent) the risks
             accepted by the Developer concerning defective works; or

     8.2.15  prevent or be likely to prevent any supply or supplies made
             pursuant to the grant of the Lease pursuant to this Agreement being
             treated as an exempt supply or supplies of land under Group 1 of
             Schedule 9 to the Value Added Tax Act 1994; or

     8.2.16  cause or be likely to cause a Tenant's Delay which (when taken
             together with any other Tenant's Delays which have already occurred
             or which are reasonably foreseeable) would exceed 120 days in the
             aggregate

     Any dispute as to whether a Tenant's Requested Modification is prohibited
     by this Clause 8.2 or whether the Developer is reasonably withholding
     consent pursuant to Clause 8.1 or this

                                      -23-
<PAGE>

     Clause 8.2 shall be agreed between the Developer and the Tenant or in the
     event they cannot so agree determined by the Independent Person acting as
     an expert in accordance with Clause 30.5

8.3  Approval of Modifications

     The Tenant shall furnish with any such application (a "TRM Application")
     the reasons for it and sufficient information to enable the Developer
     (acting reasonably) to determine the extent and scope of the Tenant's
     Requested Modifications, the cost of the same, any proposed changes to
     lettable area, any anticipated impact on the construction programme, the
     letting, running or management of the Building or any part of it or the
     Developer's interest in it. The Developer shall not be obliged, where it
     has given initial consideration to a TRM application but has found that any
     such reasons and/or information as referred to above have not been provided
     or the Developer reasonably requires other information, to give further
     consideration to the TRM application until the Tenant has (following
     written request from the Developer identifying the missing further
     information that is required such request to be given within five (5)
     Working Days of receipt of the TRM Application) provided that further
     information which the Developer reasonably requires

8.4  Authorisation Requests and Estimates

     8.4.1  As soon as reasonably practicable following receipt of the
            information specified in Clause 8.3 and (subject as set out in
            Clauses 8.1 and 8.2) if the Developer approves a TRM Application the
            Developer shall as soon as reasonably practicable work closely with
            the relevant Tenant's Consultant (and, in particular, the Tenant's
            Quantity Surveyors) and shall furnish to the Tenant in duplicate a
            memorandum which sets out details of the Tenant's Requested
            Modification in question, the duplicate of which will include an
            acceptance section for completion by the Tenant if it wishes to
            proceed with such Tenant's Requested Modification (the "TRM
            Authorisation Request") and to which is annexed a statement setting
            out:-

            (a)  the Approvals and the third party consents required in respect
                 of the Tenant's Requested Modification (the "Modification
                 Consents")

            (b)  an estimate of any Tenant's Delay which is likely to result by
                 reason of such Tenant's Requested Modification and which shall
                 include any estimated period of delay in respect of seeking and
                 obtaining the Modification Consents ("Estimate of Tenant's
                 Delay") and in the case of a Tenant's Requested Modification
                 requested within six (6) months before the Target Date an
                 estimate of the likely delay to the Base Building Works
                 Practical Completion and whether it is likely to render the
                 issue of the Base Building Works Practical Completion
                 Certificate impracticable

            (c)  a statement (the "Costs Estimate") setting out in reasonable
                 detail the Developer's good faith estimate of the Modification
                 Costs in relation to such Tenant's Requested Modification

            (d)  in the case of substitutions to the Base Building Works the
                 Unspent Costs attributable to the substitution (the "Estimated
                 Unspent Costs")

            (e)  whether the Developer (acting reasonably) will require
                 reinstatement of the Tenant's Requested Modification at the end
                 or sooner determination of the term of the Lease (the
                 "Reinstatement TRM's")

                                      -24-
<PAGE>

                 Provided That the Estimate of Tenant's Delay, the Costs
                 Estimate, and the Estimated Unspent Costs (the "Relevant
                 Estimates") shall not be binding on the Developer or the Tenant
                 and no warranty as to the accuracy of such statements is given
                 or shall be implied

     8.4.2  Prior to receiving the Tenant's countersigned TRM Authorisation
            Request and Relevant Estimates the Developer shall continue to
            progress or procure the progress of the Base Building Works as if no
            application for a Tenant's Requested Modification had been received

8.5  Acceptance by the Tenant

     8.5.1  If, having received the TRM Authorisation Request and the Relevant
            Estimates provided by the Developer pursuant to Clause 8.4.1, the
            Tenant wishes to have the Tenant's Requested Modification made it
            shall within six (6) Working Days after receipt of such TRM
            Authorisation Request and Relevant Estimates countersign (by way of
            acknowledgement) and return the duly countersigned duplicate
            (without amendment or qualification) of the TRM Authorisation
            Request to the Developer

     8.5.2  The countersigning and returning of the duplicate TRM Authorisation
            Request unamended and unqualified by the Tenant authorises the
            Developer to proceed with or procure that CWCL proceeds with the
            Tenant's Requested Modification and confirms that the actual
            Modification Costs referable to the Tenant's Requested Modification
            incurred by the Developer and/or CWCL whether or not in excess of
            those set out in the Costs Estimate shall (inter alia) constitute
            Modification Costs for the purposes of this Agreement and that the
            Tenant shall be responsible for all the consequences of any actual
            resulting period of Tenant's Delay whether or not in excess of the
            Estimate of Tenant's Delay and shall have the benefit of any actual
            Unspent Costs referable to the Tenant's Requested Modification in
            question

8.6  Preparation of plans

     If the Tenant has countersigned and returned a TRM Authorisation Request
     unamended and unqualified to the Developer then:-

     8.6.1  The Developer shall, subject to Clause 8.6.2, prepare or procure the
            preparation of scaled and dimensioned architectural and engineering
            working drawings and specifications showing in detail and in scope
            the Tenant's Requested Modification which drawings and
            specifications are in this Agreement together called "Modification
            Plans" Provided That if it is apparent that a Modification Consent
            is required the Developer shall first prepare or procure the
            preparation of the plans which are necessary in order to apply for
            the Modification Consent and only prepare or procure the preparation
            of full Modification Plans either when the Modification Consent has
            been obtained or, if earlier, when the parties agree (acting
            reasonably) that it is appropriate to do so

     8.6.2  The Tenant shall bear the proper costs and expenses incurred by the
            Developer and/or CWCL in preparation of the Modification Plans and
            the plans necessary to apply for the Modification Consent

     8.6.3  Any facilities or materials supplied by and any work performed or
            procured by the Developer by reason of Tenant's Requested
            Modification which are described in the Modification Plans are
            called "Modifications" in this Agreement and shall be deemed to be
            part of the Base Building Works

                                      -25-
<PAGE>

     8.6.4  At the request of the Tenant the Developer shall at the Tenant's
            cost and expense seek and use its best endeavours to obtain the
            Modification Consents and shall notify the Tenant whether the same
            have been granted or otherwise forthwith on receiving notification
            of the same

     8.6.5  If the Modification Consents are refused the Tenant's request for
            the Tenant's Requested Modification shall be deemed to be withdrawn
            and the provisions of Clause 8.9 shall apply

     8.6.6  Subject to the Tenant having received copies of the Modification
            Consents, the Tenant shall notify the Developer within six (6)
            Working Days of their receipt by the Tenant whether the Modification
            Consents are satisfactory to it and if they are the provisions of
            Clause 8.8 shall apply and if they are not or if the Tenant shall
            fail to give such notice within such period the Tenant's request for
            the Tenant's Requested Modification shall be deemed to be withdrawn
            and the provisions of Clause 8.9 shall apply

     8.6.7  Any delay to the Base Building Works resulting from the need for and
            the obtaining of Modification Consents shall be a Tenant's Delay for
            the purposes of this Agreement

8.7  Calculation of actual Modification Costs referable to Tenant's Requested
     Modifications and Unspent Costs

     8.7.1  The Developer shall calculate the amount of the actual Modification
            Costs referable to the Modifications utilising (inter alia)
            initially for estimation purposes the pricing information provided
            by each Trade Contractor appointed or to be appointed in respect of
            the relevant element of the Base Building Works and eventually
            utilising (inter alia) the sums finally payable to Trade Contractors
            in relation to the relevant Tenant's Requested Modifications

     8.7.2  Subject to clause 8.7.3 in the case of Unspent Costs the Developer
            shall calculate the costs saved in relation to the relevant
            substitution using the same method of calculation used in Clause
            8.7.1 and shall allow the amount of the Unspent Costs as a credit
            against the total Modification Costs

     8.7.3  The Developer and the Tenant's Quantity Surveyor (acting on behalf
            of the Tenant) shall (acting reasonably) seek to agree the amount of
            the Unspent Costs applicable to the Modifications and if the parties
            fail to agree either party may refer the dispute for determination
            by the Independent Person acting as an expert in accordance with
            Clause 30.5

8.8  Execution of the Modifications

     Subject to:-

     8.8.1  the Tenant countersigning and returning an unamended and unqualified
            TRM Authorisation Request in accordance with Clause 8.5.1;

     8.8.2  preparation of the relevant Modification Plans;

     8.8.3  obtaining all requisite Approvals (to include any necessary
            Modification Consents);

     8.8.4  a Trade Contractor having been selected or an existing Trade
            Contract having been varied;

                                      -26-
<PAGE>

     8.8.5    the Tenant paying to the Developer the Modification Costs
              referable to the relevant Tenant's Requested Modifications in
              accordance with Clause 8.10

     the Developer shall procure the carrying out of the relevant Tenant's
     Requested Modifications as part of the Base Building Works in accordance
     with the provisions of this Agreement

8.9  Tenant's Withdrawal of a Tenant's Requested Modification

     8.9.1    If the Tenant fails to countersign and return a TRM Authorisation
              Request unamended and unqualified to the Developer in accordance
              with Clause 8.5.1 then the Developer shall have no further
              obligation to implement the Tenant's Requested Modification in
              question and all Modification Costs and other costs and expenses
              incurred by the Developer and/or CWCL pursuant to clause 8.4 of
              this Agreement shall constitute Modification Costs

     8.9.2    If the Tenant withdraws a Tenant's Requested Modification prior to
              the Developer commencing the relevant Base Building Works (any
              later withdrawal being treated as a request for a Tenant's
              Requested Modification pursuant to Clause 8.1) or is deemed to do
              so in accordance with the provisions of Clause 8.6.5 or 8.6.6 then
              the Developer shall have no further obligation to implement the
              Tenant's Requested Modification in question and all Modification
              Costs and other costs and expenses incurred by the Developer
              and/or CWCL pursuant to this Agreement in respect of such
              withdrawn Tenant's Requested Modification (including, for the
              avoidance of doubt, any costs which will need to be incurred in
              reverting to designing and constructing the relevant parts of the
              Base Building Works (as designed prior to the variations proposed
              by the Tenant's Requested Modification)) shall constitute
              Modification Costs and any actual delays resulting from the
              Developer complying with its obligations pursuant to this
              Agreement in respect of such withdrawn Tenant's Requested
              Modification shall constitute a Tenant's Delay for the purposes of
              this Agreement and (for the avoidance of doubt) any saved sums
              shall be treated as Unspent Costs

8.10  Tenant responsible for Modification Costs

      8.10.1  Subject to Clauses 8.10.2 and 8.11 the Developer shall deliver to
              the Tenant's Representative from time to time a statement or
              statements specifying all Modification Costs actually committed by
              the Developer and/or CWCL (which shall for the avoidance of doubt
              be treated for the purposes of this Agreement as including the
              fixed preliminaries percentage and additional percentage specified
              in Clauses 1.75.2 and 1.75.5 respectively) and the Tenant shall
              pay to the Developer within ten (10) Working Days after the
              receipt thereof the amount specified in such statement or
              statements

     8.10.2   In respect of any single Tenant's Requested Modification where the
              Cost Estimate is greater than the sum of (Pounds)50,000
              (exclusive) the Developer (acting reasonably) shall in addition
              deliver to the Tenant's Representative from time to time with the
              statement specifying all Modification Costs a schedule of stage
              payments thereof and the Tenant shall pay to the Developer the
              amounts specified in such schedule on the dates specified in such
              schedule

     8.10.3   The Tenant agrees for the avoidance of doubt that where the
              Developer continues with the execution of any relevant aspects of
              the Base Building Works prior to incorporation of a Tenant's
              Requested Modification and/or the preparation of designs or
              specifications or the placing or negotiation of any contracts
              orders or

                                      -27-
<PAGE>

              other matters following submission of a TRM Application then any
              costs which are wasted as a result shall nonetheless be included
              in the Modification Costs

8.11  Disputes as to Modification Costs

      The Developer and the Tenant shall (where any Modification Costs are in
      dispute) procure that the Developer and the Tenant's Quantity Surveyors
      use all reasonable endeavours to agree (both acting reasonably) the actual
      Modification Costs but in the event of disagreement either party may at
      any time refer the matter in dispute to an Independent Person (acting as
      an expert) in accordance with the provisions of Clause 30.5

8.12  Reinstatement of Tenant's Requested Modifications

      The Tenant shall be required to reinstate the Reinstatement TRM's at the
      end or sooner determination of the term of the Lease and the Tenant agrees
      to enter into the Licence obliging the Tenant to undertake such
      reinstatement

8.13  Reinstatement TRM's

      The parties hereby agree that the Licence shall record all Tenant's
      Requested Modifications and separately identify the Reinstatement TRM's

8.14  Time of the essence

      Time shall be of the essence for all the purposes of this Clause 8

9.    SITE VISITS AND MEETINGS AND SUPPLY OF INFORMATION AND DOCUMENTATION

9.1   Site visits

      During the period up to Practical Completion of the Base Building Works
      the Developer shall permit the Tenant and the Tenant's Consultants and
      Tenant's Contractors (but limited to such number of people as is
      reasonable in the circumstances) at all reasonable times to enter onto the
      Site (accompanied by a representative of the Developer if the Developer
      shall so reasonably require) to view the progress and state of the Base
      Building Works and the materials used or intended for use therein (but not
      to test any of the materials) to check compliance by the Developer, the
      Developer's Contracting Team, the Key Consultants and the Consultants with
      their obligations, the quality of the work, to prepare plans, drawings and
      specifications for the carrying out of the Tenant's Works or for any other
      proper reason SUBJECT nevertheless to:-

      9.1.1  reasonable prior notice being given to the Developer

      9.1.2  the Tenant and others as aforesaid reporting to the works office on
             the Site before making any inspection and acting in accordance with
             the instructions of the Developer's representative

     9.1.3   compliance with such reasonable safety and security precautions and
             insurance requirements as may be in force from time to time on the
             Site

     9.1.4   the Tenant and others as aforesaid not giving instructions or
             making representations to the persons engaged in the carrying out
             of the Base Building Works

     9.1.5   the progress of the Base Building Works not being impeded

                                      -28-
<PAGE>

     and the Developer shall procure that any defects, faults or failures to
     comply with Clause 6.1 in respect of which the Tenant serves written notice
     following such entry and which the Developer agrees acting reasonably are
     defects, faults or failures to comply with Clause 6.1 are remedied and made
     good at the appropriate time according to the nature of the work in
     question and the Developer shall procure prompt and appropriate answers to
     all reasonable and relevant questions asked by the Tenant during the course
     of or following any such inspection

9.2  Meetings

     The Tenant shall have reasonable access to Developer meetings and not less
     frequently than once every month the Developer shall convene and give not
     less than four (4) Working Days' prior written notice to the Tenant of the
     time, date and place of a formal progress meeting relating to the Base
     Building Works and representatives of the Tenant shall be entitled to
     attend such meeting for the purpose of reviewing the progress of the Base
     Building Works and making representations concerning progress and standards
     of workmanship

9.3  Minutes and other information

     9.3.1  As the same become available the Developer shall send to the Tenant
            (or to such party on behalf of the Tenant as the Tenant may in
            writing direct) copies of the following:-

            (a)  minutes of all such meetings as are mentioned in Clause 9.2;
                 and

            (b)  the Approved Plans as the same are varied, altered or added to
                 in accordance with the terms of this Agreement; and

            (c)  the latest issue of

                 (i)    programmes; and

                 (ii)   reports on cost for which Tenant is responsible; and

            (d)  Approvals; and

            (e)  in any event within one month of the date of Base Building
                 Practical Completion all systems commissioning data and
                 certificates

     9.3.2  The Tenant acting reasonably and in order to obtain information
            which it requires for the purposes of designing the Tenant's Works
            may require the Developer to supply a set of DWG format CAD discs of
            particular documents or classes of documents which are on the
            Developer's/CWCL's document control system at that time

     9.3.3  The Developer shall procure that Tenant is provided with evidence at
            Base Building Works Practical Completion of satisfactory
            commissioning and testing of all Building Systems

9.4  The Tenant shall be provided on request with copies of or access to such
     information as the Tenant may reasonably require in connection with the
     Base Building Works as necessary for the purpose of CDM Regulations

                                      -29-
<PAGE>

10.   COPYRIGHT

10.1  Grant of Non-exclusive Licence

      Insofar as the copyright to any drawings or other intellectual property
      relevant to the Base Building Works is owned by the Developer or the
      Developer has power to grant licence or sub-licence (as the case may be)
      to use or reproduce the same, the Developer hereby irrevocably grants to
      the Tenant non-exclusive royalty free licence (and insofar as the
      Developer has the power to provide those licences shall be capable of
      sublicensing and transfer) to use and reproduce the same for the purposes
      set out in Clause 10.2

10.2  Tenant's Undertaking

      The Tenant undertakes that it shall observe all restrictions on copyright
      and other intellectual property rights of which it is duty informed
      applicable to and treat as supplied in confidence all drawings, plans,
      specifications, costs, trade contract documents consultant appointments
      and calculations supplied or made available to it by the Developer, the
      Developer's Contracting Team or its Key Consultants or its Consultants or
      agents in connection with or related to the Base Building Works and will
      not use or permit to be used any of the same otherwise than:-

      10.2.1  in connection with the Tenant's Works (including but not limited
              to the construction completion maintenance extension alteration
              letting promotion advertisement reinstatement and repair during
              the period of the Lease); or

      10.2.2  for any other purposes authorised or required under this
              Agreement

      and that the Tenant will use reasonable endeavours to procure compliance
      with this Clause 10.2 by the Tenant's Consultants and the Tenant's
      Contractors or any third party engaged, instructed or retained by the
      Tenant in connection with the Base Building Works and/or the Tenant's
      Works

10.3  Developer's Liability

      The Developer, the Developer's Contracting Team, its Key Consultants and
      its Consultants will have no liability for the use and reproduction of
      such drawings etc for any other purpose than that for which they were
      prepared and provided

                                    PART 4
                                TENANT'S WORKS

11.   APPROVAL OF TENANT'S WORKS

      11.1  Tenant to submit details of Tenant's Works

      11.1.1  The Tenant shall prior to commencing any element of the Tenant's
              Works and at the Tenant's sole cost and expense submit to the
              Developer co-ordinated outline proposals for decision in principle
              followed by details of such reasonable elements of the Tenant's
              Works for approval including as from time to time appropriate:-

              (a)  architectural working drawings and specifications;

              (b)  engineering working drawings and specifications;

                                      -30-
<PAGE>

              (c)  a statement clearly distinguishing between the proposed
                   Tenant's Category A Works (if any) and the proposed Tenant's
                   Category B Works; and

              (d)  a copy of the completed application and conditions of supply
                   of electricity to business customers in the form from time to
                   time stipulated by London Electricity plc (or any successor
                   body to its undertaking)

              in respect of the facilities materials and work for the various
              elements of the Tenant's Works and such proposals and subsequent
              details must be at least equivalent in scope and quality to those
              pertaining in respect of the MSDF Works and such working drawings
              and specifications shall be fully co-ordinated with each other and
              with the Base Building and shall incorporate all information which
              the Developer reasonably requires including details of all such
              Tenant's Works and the dimensional locations thereof with
              reference to the building column centre line or the face of
              finished column enclosures

11.1.2

              (a)  If (and to the extent only) the same are approved by the
                   Developer pursuant to Clause 11.4 the working drawings and
                   specifications prepared by the Tenant pursuant to the
                   provisions of this Clause 11.1 and any changes therein
                   permitted under this Clause 11 are herein collectively called
                   the "Tenant's Plans"

              (b)  In relation to those portions of the Tenant's Works which
                   comprise the connection or interface with the electronic
                   elements of the fire protection system, the building
                   management system, the risers and other systems serving the
                   Building or which affect the structure of the Building (the
                   "Core Works") the Tenant shall either (a) retain the same Key
                   Consultants, Consultants or Trade Contractors who prepared
                   such structural mechanical or electrical engineering aspects
                   of the Base Building Works provided that such Key
                   Consultants, Consultants or Trade Contractors shall agree to
                   provide their services to the Tenant at reasonable rates and
                   terms or (b) reimburse on demand to the Developer the
                   reasonable costs incurred by the Key Consultants, Consultants
                   or Trade Contractors on reviewing and approving the Core
                   Works as set out in Clause 11.5 (without double-counting)

11.2  Limitations of Tenant's Plans

      The Tenant's Plans (including any changes thereto) shall not:-

      11.2.1  provide for works which are of a lesser standard or extent than
              the MSDF Works; without the Developer's approval (not to be
              unreasonably withheld); or

      11.2.2  adversely affect the integrity of the structure of the Building or
              the operation of the Building Systems; or

      11.2.3  contain matters which are absolutely prohibited under the terms of
              the Lease or which would be prohibited by Clause 8.2 (other than
              Clause 8.2.10); or

      11.2.4  violate any laws or the requirements of any Approvals or the
              requirements from time to time of any insurers notified to the
              Tenant (or its representatives or advisors) or be such that any
              Approval or any insurance effected or to be effected by the
              Developer pursuant to Clause 21.2 and/or Clause 21.3 is reasonably
              likely to

                                      -31-
<PAGE>

              be unobtainable or adversely affected Provided that if any of the
              Tenant's Plans require a modification of any of the Developer's
              Approvals the Developer's consent shall be required

11.3  DWG Files

      One set of DWG format CAD discs shall be submitted to the Developer on
      each occasion that the Tenant supplies details of its proposals to the
      Developer for approval

11.4  Developer's Approval

      The Tenant's Plans and any changes thereto which the Tenant may request
      shall be subject to the Developer's prior approval such approval (subject
      to compliance with Clause 11.2) not to be unreasonably withheld. If the
      Developer shall disapprove of any aspects of the applicable drawings and
      specifications then the Developer shall within six (6) Working Days of
      receipt of such drawings or specifications give notice in writing
      specifying the grounds for such disapproval and the Tenant shall return to
      the Developer appropriate corrections thereto within six (6) Working Days
      after receipt of such notice. If the Developer shall still decline to
      approve the Tenant's Plans as amended, then (subject in the case of the
      Tenant to the same being in compliance with Clause 11.2) either party may
      refer the matter or matters in dispute to the Independent Person acting as
      expert in accordance with the provisions of Clause 30.5

11.5  Developer's Costs

      The Developer shall deliver to the Tenant a statement or statements
      specifying any engineering architectural or other costs reasonably
      incurred by the Developer in reviewing the Tenant's Plans and any changes
      thereto (including, for the avoidance of doubt, any costs incurred in
      connection with the modification of any Developer's Approvals) and the
      Tenant shall pay to the Developer within ten (10) Working Days after the
      receipt thereof the amount specified in such statement

11.6  Approvals

      The Tenant shall use all reasonable endeavours to obtain all necessary
      Approvals required for the Tenant's Works following approval of the
      Tenant's Plans and shall promptly supply copies of the same to the
      Developer 11.7  Tenant's Delay

      If the Base Building Works or any part or item of the Base Building Works
      are or is delayed as a result of and properly attributable to the Tenant
      carrying out the Tenant's Works or as a result of any errors or omissions
      in the Tenant's Plans or delay in submitting the Tenant's Plans to the
      Developer for approval then any such delay shall be deemed a Tenant's
      Delay.

12.   EXECUTION OF TENANT'S WORKS AND SUBSEQUENT OCCUPATION

12.1  Entry as Licensee

      Subject to the provisions of Sub-Clauses 12.2, 12.5 and 12.6 of this
      Clause 12 and Cause 11 the Developer shall grant the Tenant its
      contractors agents advisers workmen and others engaged in the execution of
      the Tenant's Works (the "Tenant's Contractors") access to the Demised
      Premises (excluding the Sub-underlease Premises) by way of licence only in
      common with the Developer and others at all times (subject as hereinafter
      mentioned) with effect from the Access Date for the purpose only of the
      commencement and execution of any of the Tenant's Works

                                      -32-
<PAGE>

12.2  Completion of Tenant's Works

      The Tenant's Works (to the extent carried out) shall be carried out and
      completed:-

      12.2.1  in a good and workmanlike manner; and

      12.2.2  using materials of sound quality of their several kinds and (where
              specified) as set out in any specifications relating to the
              Tenant's Works; and

      12.2.3  so that such works are free of Prohibited Materials; and

      12.2.4  in accordance with:-

              (a) the Tenant's Plans which have been approved by the Developer;

              (b) the Approvals (as these may have been modified pursuant to
                  clause 11.2.4); and

              (c) the terms of this Agreement

12.3  Access Restrictions

      The Tenant shall itself, and shall procure that the Tenant's Consultants
      and the Tenant's Contractors and all other parties instructed by the
      Tenant comply with all reasonable rules restrictions and regulations in
      relation to access to the Demised Premises and which may reasonably be
      imposed by the Developer and have been notified in writing to the Tenant
      and/or which shall be promulgated by the Developer for ensuring the
      integrity of the Building Systems

12.4  Method Statement

      Not less than one month prior to commencement of the Tenant's Works, the
      Tenant shall submit to the Developer for and obtain the Developer's
      approval to a method statement (a "Method Statement") in writing which
      Method Statement shall contain the information specified in Schedule 4
      insofar as it is reasonably practicable and appropriate for the same to be
      included Provided That:-

      12.4.1  notwithstanding the Developer's approval to the Method Statement
              if in the carrying out of the Tenant's Works in accordance with
              the Method Statement it transpires that the method of carrying out
              of the Tenant's Works is having a material adverse effect on the
              progress or completion of any part of the Base Building Works or
              any other works or the ability of Canary Wharf Management Limited
              (or any substitute therefor) to provide any of the Estate Services
              or Building Services (all as defined in the Lease) the Developer
              may require such amendments or variations to the Method Statement
              as are reasonably necessary to mitigate the effect on the progress
              or completion of the relevant part of the Base Building Works or
              such other works or ability to provide such Services as aforesaid;

      12.4.2  entry to the Demised Premises pursuant to the access to be granted
              under Clause 12.1 shall not be permitted until the Method
              Statement shall have been approved by the Developer (such approval
              not to be unreasonably withheld or delayed); and

                                      -33-
<PAGE>

      12.4.3  insofar as it shall not be reasonably practicable to provide the
              information detailed in this Clause 12.4 within the time specified
              the Developer shall approve its omission from the Method Statement
              but such information shall nonetheless be submitted to the
              Developer as soon as possible thereafter

12.5  Tenant's obligations

      Upon entering the relevant Demised Premises the Tenant will itself and
      will procure that its contractors agents advisers and workmen will at all
      times

      12.5.1  comply in all respects with the provisions of the Method Statement
              approved pursuant to the provisions of Sub-Clause 12.4 as the same
              may be added to amended or varied from time to time as permitted
              by this Agreement and comply in all respects with the Regulations
              (as defined in the Lease) as updated from time to time and
              produced on behalf of the Landlord as an addition or substitute
              therefor);

     12.5.2   (save to the extent and degree expressly authorised under this
              Agreement by reason of the approval of the Tenant's Works) not
              damage or cause or permit its servants agents or contractors or
              any other persons to damage the Base Building Works and in
              particular not to interfere or permit such persons to interfere
              with or do or permit to be done by any such persons any act or
              thing which may adversely affect any installation forming part of
              the Base Building Works or the carrying out or completion thereof
              and not to make or instruct to be made by any such persons any
              connections with or to such installation (other than any which
              form part of the Tenant's Works) without the prior approval of the
              Developer to such connections (which approval shall not be
              unreasonably withheld or delayed)

12.6  Terms of Occupation

      From the Access Date until the date of completion of the Lease the Tenant
      shall (save where inconsistent with the express terms of this Agreement)
      be subject to and shall observe and perform and be bound by the covenants
      conditions and provisions in the Lease notwithstanding that the same has
      not been executed

12.7  Developer's right to inspect and require remedy

      The Tenant shall throughout the period of the carrying out of the Tenant's
      Works permit the Developer to inspect the progress and manner of execution
      of the Tenant's Works at all reasonable times on reasonable prior notice
      and subject to the proper safety requirements imposed by the Tenant and/or
      the Tenant's Contractors without such inspection causing any undue delay
      to the Tenant's programme for the carrying out of the Tenant's Works and
      so that (save as expressly required for compliance with the CDM
      Regulations) no instructions shall be given or represented as made to the
      persons engaged in carrying out the Tenant's Works and the Tenant shall
      procure that any defects, faults or failures to comply in respect of which
      the Developer serves written notice following such inspection and which
      the Tenant acting reasonably agrees are defects, faults or failures are
      remedied and made good at the appropriate time according to the nature of
      the work in question

12.8  Developer to have no responsibility for Tenant's Works

      The Tenant's Works shall at all times be at the Tenant's risk and the
      Developer shall have no responsibility or liability in respect thereof or
      (subject to the provisions of Clause 21) be under any obligations to
      insure the same

                                      -34-
<PAGE>

13.   TENANT'S WORKS AREAS AND EARLY ACCESS

13.1  Early Access Dates

      The Developer shall use reasonable endeavours to offer the Tenant early
      access to perform the Tenant's Works to the floor or floors of the Demised
      Premises (excluding the Sub-underlease Premises) and both by the dates as
      set out in the Schedule of Early Access Dates and in accordance with the
      Early Access Criteria

13.2  Tenant's Works Areas and Method Statement

      13.2.1  The Developer shall promptly notify the Tenant about the floor or
              floors of the Demised Premises (excluding the Sub-underlease
              Premises) (the "Tenant's Works Areas") to which the Developer may
              be able to offer the Tenant early access to perform the Tenant's
              Works prior to the date of Base Building Works Practical
              Completion and such notice shall identify the relevant areas and
              confirm the date or dates by which the Developer needs to know
              whether the Tenant would like the opportunity to do so. If the
              Tenant wishes to take-up the opportunity in relation to any part
              or parts of the Demised Premises identified by the Developer in
              its notice then the Tenant shall give reasonable notice to the
              Developer prior to the relevant date specified in the Developer's
              notice for each relevant area. If the Tenant shall serve such a
              notice the Tenant shall following consultation with the Developer
              submit to the Developer for approval (such approval not to be
              unreasonably withheld) a method statement (the "Early Access
              Method Statement") in writing which Early Access Method Statement
              shall contain such of the information specified in Schedule 4
              insofar as it is reasonably practicable and appropriate for the
              same to be included

      13.2.2  Provided That:-

              (a)  notwithstanding the Developer's approval to the Early Access
                   Method Statement if in the carrying out of the Tenant's Works
                   in accordance with the Early Access Method Statement it
                   transpires that the method of carrying out of the Tenant's
                   Works is having an adverse effect on the progress or
                   completion of the Base Building Works the Developer may
                   require appropriate modification of the Early Access Method
                   Statement and the method of carrying out the Tenant's Works
                   or temporary suspension of the Tenant's Works until the same
                   may be recommenced without adversely affecting the progress
                   or completion of the Base Building Works;

              (b)  insofar as it shall not be reasonably practicable to provide
                   the information detailed in this Clause 13.2 within the time
                   specified the Developer may approve (such approval not to be
                   unreasonably withheld) its omission from the Early Access
                   Method Statement but such information shall nonetheless be
                   submitted to the Developer as soon as possible thereafter;

              (c)  such occupation shall only be for the purposes of enabling
                   the Tenant to carry out the Tenant's Works and for no other
                   purpose;

              (d)  such occupation shall be entirely at the Tenant's own risk;

              (e)  any delay to the completion of the remainder of the Base
                   Building Works which results from such occupation shall
                   constitute Tenant's Delay for the purposes of this Agreement;

                                      -35-
<PAGE>

              (f)  any proper additional costs which are properly incurred by or
                   on behalf of the Developer and/or CWCL over and above those
                   which the Developer would have otherwise incurred but for
                   this Clause 13 as a result of such occupation shall
                   constitute Modification Costs for the purposes of this
                   Agreement

13.3  Commencement of Work

      The Tenant and the Tenant's Contractors shall not enter the Tenant's Works
      Area or commence the Tenant's Works within to any Tenant's Work Area until
      the Early Access Date relevant for such Tenant's Work Area and until the
      Early Access Method Statement has been approved

13.4  Licence to have access

      Subject to the provisions of this Clause 13 and unless prevented from so
      doing by Force Majeure the Tenant its contractors agents advisers workmen
      and others engaged in the execution of the Tenant's Works shall be
      permitted access to each Tenant's Work Area as licensee in common with the
      Developer and others at all times (subject as hereinafter mentioned) with
      effect from the relevant Early Access Date relating to such Tenant's Work
      Area for the purpose only of the commencement and execution of any
      Tenant's Works in that Tenant's Work Area

13.5  Compliance with Early Access Method Statement and the CDM Regulations

      The Tenant shall itself, and shall procure that the Tenant's Consultants
      and the Tenant's Contractors and all other parties instructed by the
      Tenant comply with:-

      13.5.1  the Early Access Method Statement approved pursuant to the
              provisions of Clause 13.2 (as the same may be added to or varied
              from time to time as permitted by this Agreement) and

      13.5.2  the CDM Regulations and co-operate fully with the Developer's
              Contracting Team and the Key Consultants consultants, the planning
              supervisor and principal contractor in carrying out their duties
              and responsibilities under the CDM Regulations and the Tenant
              shall execute and deliver to the Health and Safety Executive a
              declaration in accordance with paragraph 4(4) of the CDM
              Regulations that it will act as client in respect of the Tenant's
              Works for the purposes of the CDM Regulations

13.6  Tenant's Work Area Obligations

      Upon entering each Tenant's Work Area and any other parts of the Building
      to which access is permitted prior to the date of Base Building Works
      Practical Completion the Tenant will and will procure that its respective
      contractors, agents, advisers and workmen will at all times not damage or
      cause or permit its servants, agents or contractors or any other persons
      to damage the Base Building Works and in particular not to interfere or
      permit such persons to interfere with or do or permit to be done by any
      such persons any act or thing which may adversely affect or delay any
      installation forming part of the Base Building Works or the carrying out
      or completion of the Base Building Works and not to make or instruct to be
      made by any such persons any connections with or to such installation
      without the prior approval of the Developer to such connections (which
      approval shall not be unreasonably withheld).

                                      -36-
<PAGE>

14.   ANCILLARY PROVISIONS AS TO TENANT'S WORKS

14.1  As-built Drawings

      As soon as practicable after Tenant's Works Practical Completion the
      Tenant shall supply to the Developer

      14.1.1  a set of as-built drawings showing the works actually carried out
              by the Tenant together with a set of DWG format CAD discs showing
              the same and

      14.1.2  a copy of the health and safety file kept available for inspection
              pursuant to the Construction (Design and Management) Regulations
              1994 and any subsequent legislation of a similar nature

14.2  Memorandum of Category A and Category B Works

      14.2.1  Within ten (10) Working Days following Tenant's Works Practical
              Completion the Tenant shall supply to the Developer a memorandum
              separately identifying the Tenant's Category A Works and the
              Tenant's Category B Works (if any) and as soon as practicable
              thereafter the Developer and the Tenant shall each sign and
              exchange a memorandum which shall (if necessary to distinguish
              accurately the Tenant's Category A Works and Tenant's Category B
              Works) annex the relevant marked up or as-built drawings

      14.2.2  If the Tenant shall fail to comply with Clause 14.2.1 the
              Developer may (but shall not be obliged to) prepare such a
              memorandum itself and the Tenant shall provide the Developer with
              all necessary access, facilities and information to do so and
              shall pay the Developer's costs of doing so on demand

14.3  Licences for Alterations

      Within fifteen (15) Working Days of Tenant's Works Practical Completion
      (or on completion of the Lease if later) the Developer shall execute and
      deliver to the Tenant the executed Licence and the Tenant shall execute
      and deliver a counterpart thereof to the Developer and for such purposes
      the Tenant shall supply to the Developer as soon as practicable after
      Completion of the Tenant's Works a specification prepared by or on behalf
      of the Tenant which shall identify the relevant works insofar as the
      extent of the same is not apparent from the as-built drawings

14.4  Indemnity

      The Tenant shall in respect of the Tenant's Works and without prejudice to
      any other obligation on its part herein keep the Developer and/or CWCL
      fully and effectually indemnified against:-

      14.4.1  any breach by the Tenant or its servants agents consultants
              contractors or any sub-tenant licensee or occupier of the Demised
              Premises or those for whom they are respectively responsible of
              the conditions or requirements imposed or implied by the Licences
              and any other permission or licence granted (on the application of
              or on behalf of the Tenant) for or otherwise pursuant to the terms
              of this Agreement for the execution of the Tenant's Works and

     14.4.2   all claims actions damages demands losses expenses costs and other
              liabilities whatsoever suffered by the Developer and/or CWCL which
              arise out of the

                                      -37-
<PAGE>

              carrying out of the Tenant's Works otherwise than in accordance
              with the terms of this Agreement

      and will make good forthwith to the satisfaction of the Developer any
      damage or injury caused by the Tenant (or by anyone for whom the Tenant is
      responsible) to the Building or to the Base Building Works or other part
      of the Development Site or to the property of the Developer and/or CWCL or
      any of their respective servants agents licensees or workmen

14.5  Copy Appointments and Contracts and Provision of Collateral Deeds of
      Warranty

      14.5.1  The Tenant shall procure that there are delivered to the Developer
              within twenty (20) Working Days of their completion copies of all
              appointments of Tenant's Consultants (in each case excluding
              financial information)

      14.5.2  The Tenant shall as soon as reasonably practicable procure the
              execution and delivery to the Developer of a collateral deed of
              warranty from each of the Tenant's Consultants in the form set out
              in Annexure 16 in each case with non-material variations or pre-
              agreed permitted amendments as set out in Annexure 15 in such form
              as the Tenant proposes and the Developer approves, such approval
              not to be unreasonably withheld or delayed and to have regard to
              the scale and nature of the services to be provided by the
              Tenant's Consultant

14.6  Plans drawings etc

      The Developer shall have an irrevocable and assignable licence free from
      any copyright claim to use and reproduce all plans drawings specifications
      models and other information required to be furnished by the Tenant to the
      Developer under this Agreement but so that the Developer shall use the
      same only in connection with the use ownership operation maintenance and
      alteration of the Building and Demised Premises

15.   ENTRY BY THE DEVELOPER TO THE DEMISED PREMISES AFTER THE ACCESS DATE

      (Subject to clause 8.17 of the Lease once beneficial occupation has been
      taken by the Tenant) with effect from the Access Date (and whether before
      or after the date of grant of the Lease) the Tenant shall upon receipt of
      reasonable prior notice (save in the case of emergency) permit the
      Developer the Key Consultants the Consultants and the Developer's
      Contracting Team to enter upon the Demised Premises in order to enable the
      Developer to complete the Base Building Works and/or to measure the
      Demised Premises and/or the Building the persons so entering causing as
      little interference interruption to or restriction of the Tenant's Works
      as reasonably practicable and making good to the reasonable satisfaction
      of the Tenant any physical damage caused thereby to the Demised Premises
      or to the Tenant's Works

16.   NOT USED

17.   AGREEMENT AS TO OPERATION OF LANDLORD AND TENANT ACT 1927

17.1  Service of 1927 Act Notice

      The Tenant hereby agrees with the Developer that if the Tenant serves a
      1927 Act Notice upon the Developer in relation to the Tenant's Works or
      any part or parts of them the Tenant shall within twenty-eight (28) days
      following the service of the 1927 Act Notice or within seven days after
      determination of the cost (hereinafter called the "Cost") to the Tenant of
      the carrying out of the works and alterations the subject of the 1927 Act
      Notice (time being of the

                                      -38-
<PAGE>

      essence) pay to the Developer a sum equal to One hundred and five per
      cent. (105%) of the Cost

17.2  Determination of Cost

      The Developer and the Tenant shall use all reasonable endeavours to agree
      the Cost but in default of written agreement between them as to the amount
      of the Cost then either party may at any time following the expiration of
      a period of fourteen (14) days following the service of the 1927 Act
      Notice refer the matter for settlement to an Independent Person acting as
      an expert pursuant to the provisions of Clause 30.5

                                    PART 5
               INDEPENDENT MEASUREMENT AND PRACTICAL COMPLETION

18.   MEASUREMENT

18.1  Joint Measurement

      18.1.1  As soon as reasonably practicable after the date of this Agreement
              the Developer and the Tenant shall appoint the Independent
              Measurer in the form of appointment forming Annexure 18 to this
              Agreement (the "Measurer's Appointment")

      18.1.2  Within fifteen (15) Working Days following the date when the
              Developer reasonably considers the Demised Premises is capable of
              measurement in accordance with the Code of Measuring Practice and
              in any event prior to Base Building Works Practical Completion the
              Developer and the Tenant shall jointly instruct the Independent
              Measurer on the terms of the Measurer's Appointment to measure the
              Demised Premises and the Building in accordance with the
              instructions set out in the Measurer's Appointment and issue a
              certificate confirming the Net Internal Area of the Demised
              Premises and the Building (the "Independent Measurer's
              Certificate")

      18.1.3  In measuring the Net Internal Area the Independent Measurer shall
              be instructed to:-

              (a)  assume that the Base Building Works have been completed in
                   accordance with the Base Building Definition disregarding the
                   effect upon Net Internal Area of all Tenant's Requested
                   Modifications and for this purpose the Independent Measurer
                   will be provided with copies of plans showing (i) areas
                   coloured blue which would have been Net Internal Area save
                   for the effect of Tenant Requested Modifications which areas
                   he shall treat as part of the Net Internal Area and (ii)
                   areas coloured orange which would not have been Net Internal
                   Area save for the effect of Tenant Requested Modifications
                   ("TRM Plans"), such plans to be agreed or determined pursuant
                   to Clause 22.6; and

              (b)  assume that the Tenant's Works have not been carried out

18.2  The Independent Measurer's Certificate shall be final and binding on the
      parties save in the case of manifest error

18.3  Responsibility for the fees of the Independent Measurer shall be shared
      equally between the Developer and the Tenant

                                      -39-
<PAGE>

19.   PRACTICAL COMPLETION

19.1  Issue of the Base Building Works Practical Completion Certificate

      19.1.1  The Developer shall procure that the Tenant shall be given not
              less than five (5) Working Days' notice in writing of the
              intention of the Base Building Architect to carry out an
              inspection of the Base Building Works with a view to the issue of
              the Base Building Works Practical Completion Certificate. Such
              notice shall state the proposed date and time of such inspection
              and the Tenant and/or the Tenant's Representative will be
              permitted to accompany the Base Building Architect on such
              inspection. The Base Building Architect shall have regard to but
              shall not be bound by any representations made by the Tenant
              and/or the Tenant's Representative during such inspection or made
              forthwith in writing thereafter as to the state and condition of
              the Base Building Works and the Base Building Architect shall
              disregard any Tenant's Requested Modification and any
              consequential effect on the Base Building Works requested in
              accordance with Clause 8.1.2(b)

      19.1.2  The Developer shall forthwith supply to the Tenant a copy of the
              Base Building Works Practical Completion Certificate when issued
              and this may be issued by the Developer subject to a list of
              Snagging Items

      19.1.3  If the Tenant disputes the correctness of the Base Building Works
              Practical Completion Certificate or maintains that the Base
              Building Works were not practically complete at the date of the
              Base Building Works Practical Completion Certificate (subject as
              set out in Clause 19.1.2) the Tenant may serve a Counter-Notice
              (the "Counter-Notice") in writing upon the Developer within five
              (5) Working Days after the receipt by the Tenant of the Base
              Building Works Practical Completion Certificate specifying the
              respects in which in the opinion of the Tenant the Base Building
              Works have not been practically completed as aforesaid or in which
              it is contended that the Base Building Works Practical Completion
              Certificate is incorrect and giving such written reasons as can be
              given at that time for any contentions to the Developer and
              attaching copies of all notes, reports, memoranda or other matters
              in the possession of or available to the Tenant and which are
              relevant to its contentions. If the Tenant fails to serve such a
              Counter-Notice within the said five (5) Working Day period the
              Tenant shall be deemed to have accepted the relevant Certificate
              which shall be final and binding for the purposes of this
              Agreement

      19.1.4  The Developer may accept a Counter-Notice from the Tenant but if
              the Developer (by notice in writing to the Tenant within five (5)
              Working Days after the Counter-Notice) disputes the correctness of
              the Tenant's Counter-Notice the dispute shall be referred for
              determination by an Independent Person acting as an expert in
              accordance with Clause 30.5 to determine whether the Base Building
              Works have been practically completed or whether the Base Building
              Works Practical Completion Certificate is correct or the Base
              Building Works were not practically complete at the date of the
              Base Building Works Practical Completion Certificate and, if not,
              what works still remain to be carried out in order to achieve Base
              Building Works Practical Completion or what steps are necessary to
              correct the Base Building Works Practical Completion Certificate

      19.1.5  If the Independent Person (taking account of Clause 19.1.2)
              determines that there is work remaining to be carried out as set
              out in Clause 19.1.4 he shall specify such work and the Developer
              shall procure the same to be carried out as soon as reasonably
              practicable to the reasonable satisfaction of the Independent
              Person who shall thereupon certify the date upon which such work
              was completed to his

                                      -40-
<PAGE>

              reasonable satisfaction and the date so certified shall be the
              date upon which Base Building Works Practical Completion shall be
              deemed to have taken place for the purposes of this Agreement and
              the Base Building Works Practical Completion Certificate validly
              issued

      19.1.6  If the Independent Person determines that the Base Building Works
              Practical Completion Certificate is incorrect then he shall
              specify the errors which were made in issuing the Base Building
              Works Practical Completion Certificate and the Developer shall
              ensure that such errors are corrected as soon as reasonably
              practicable to the satisfaction of the Independent Person who
              shall thereupon certify the date upon which in his opinion the
              Base Building Works Practical Completion Certificate would have
              been validly issued and subject to Clause 19.3 such date shall be
              the date upon which Base Building Works Practical Completion is
              deemed to have taken place for the purposes of this Agreement and
              the Base Building Works Practical Completion Certificate treated
              as issued

19.2  Tenant's Works Practical Completion

      The Tenant will notify the Developer promptly of Practical Completion of
      the Tenant's Works and promptly provide a copy of the relevant certificate
      and an opportunity to inspect as soon as practicable following the issue
      of such certificate

19.3  Tenant's Delay

      The Developer shall give notice to the Tenant certifying the dates on
      which the Base Building Works Practical Completion Certificate would have
      been issued but for Tenant's Delay taking into account all periods of
      Tenant's Delay and all extensions of time already agreed or determined in
      respect of Tenant's Delay pursuant to Clause 5.4.3 and the other
      provisions of this Agreement each applied in accordance with the
      definition of Tenant's Delay ("Delay Notice"). In the event that the
      Tenant disputes the date referred to in such certificate within six (6)
      Working Days (failing which the Tenant shall be deemed to have accepted
      the relevant Delay Notice which shall be final and binding for the
      purposes of this Agreement) the matter shall be referred to an Independent
      Person acting as an expert in accordance with Clause 30.5. If the
      Independent Person determines that the Tenant's Delay Notice is incorrect
      then he shall certify the date upon which he considers the Base Building
      Works Practical Completion Certificate would have been issued but for
      Tenant's Delay taking account of all extensions of time already agreed or
      determined in respect of Tenant's Delay pursuant to Clause 5.4.3 and the
      other provisions of this Agreement

19.4  Damage caused by Tenant

      For the avoidance of doubt and notwithstanding that any Certificate may be
      issued subject to Snagging Items any damage caused to the Base Building
      Works by the Tenant or the Tenant's Contractors or anyone under their
      respective control shall be ignored and deemed to have been made good for
      the purposes of certifying Base Building Works Practical Completion

                                      -41-
<PAGE>

                                     PART 6
                                    DEFECTS

20.   DEFECTS

20.1  Snagging Items

      The Developer shall, as soon as reasonably practicable after Base Building
      Works Practical Completion remedy or cause to be remedied the Snagging
      Items

20.2  Defects in the Base Building Works

      Without prejudice to Clause 20.1, the Developer shall as soon as
      reasonably practicable and at times to be agreed with the Tenant as
      provided in Clause 20.3 (whether or not upon receiving notice in writing
      of the same from the Tenant) procure to be remedied and made good to the
      reasonable satisfaction of the Tenant all Defects in the Base Building
      Works and the Tenant shall give notice to the Developer as soon as
      reasonably practicable upon becoming aware of any Defects in the Base
      Building Works without obligation on the Tenant to investigate and for the
      avoidance of doubt failure to so notify shall not relieve the Developer of
      any of its obligations in this clause 20.2

20.3  Access to the Demised Premises to remedy Snagging Items and/or Defects in
      the Base Building Works

      The Tenant shall, whether before or following the grant of the Lease (the
      Tenant acknowledging that certain works will inevitably take place after
      the Lease is granted but subject as set out in Clause 20.2), permit the
      Developer and/or the Developer's Contracting Team and all persons
      authorised by them at all reasonable times during normal working hours (or
      at any time in the event of emergency) and on giving reasonable prior
      written notice (consulting with the Tenant as to the timing of entry) to
      enter the Demised Premises in order to remedy any Snagging Items and/or
      any Defects in the Base Building Works and the persons so entering shall
      comply with clause 8.17 of the Lease and cause the minimum of disturbance
      reasonably practicable and shall make good to the reasonable satisfaction
      of the Tenant any physical damage caused thereby to the Demised Premises

20.4  Defects Costs in respect of Base Building Works

      The Developer shall (subject as set out in Clause 20.6) indemnify the
      Tenant in respect of any and all Defects Costs in respect of the Base
      Building Works and shall reimburse the same to the Tenant within ten (10)
      Working Days of demand

20.5  Defects Costs in respect of the Infrastructure Works

      The Developer shall indemnify the Tenant in respect of any and all Defects
      Costs in respect of the Infrastructure Works and shall reimburse the same
      to the Tenant within ten (10) Working Days of demand.

20.6  Tenant to notify Developer of Latent Defective Works

      20.6.1  Save in the case of emergency, prior to the Tenant incurring any
              expenditure (provided that this shall not include any claim under
              the service charge provisions contained in the Lease) which may
              constitute Defects Costs in respect of the Base Building Works the
              Tenant shall first notify the Developer of the defect concerned
              and shall give the Developer a reasonable and proper period
              (taking into account

                                      -42-
<PAGE>

              the nature and effect of the defect and assuming prompt action
              diligently pursued by the Developer) to inspect and investigate
              the same

      20.6.2  If the Developer acknowledges that the defect is Latent Defective
              Works and brings forward reasonably acceptable proposals for
              remedying items and implements the same promptly the Tenant shall
              allow the Developer and all workmen contractors servants or other
              persons required by the Developer access to the Demised Premises
              at reasonable times (or at any time in the event of emergency) for
              the purpose of making good the Latent Defective Works, subject to
              clause 8.17 of the Lease and complying with all reasonable
              security and safety requirements of the Tenant and the Developer
              causing as little disruption and damage as is reasonably
              practicable to the Demised Premises and making good all physical
              damage whatsoever thereby caused

      20.6.3  If the Developer fails to comply with its obligations in Clause
              20.6.2 the Developer will within ten (10) Working Days of demand
              and provision of adequate evidence of expenditure reimburse the
              Tenant the Defects Costs in respect of the Base Building Works

      20.6.4  Disputes and differences arising under this Clause 20.6 shall be
              determined by an Independent Person acting as an expert pursuant
              to Clause 30.5

20.7  Developer to have no other liability

      Subject to remedy or payment as set out in Clauses 20.2, 20.4, 20.5 and
      20.6.3 the Developer shall have no other liability to the Tenant under
      this Agreement for costs, losses, damages and expenses resulting from
      Latent Defective Works

                                    PART 7
                                   INSURANCE

21.   INSURANCE

21.1  "Lease Insurance Date"

      For the purposes of this Clause 21 the "Lease Insurance Date" shall mean
      the later of the following:-

      21.1.1  the date of completion of the Lease

      21.1.2  the date of Tenant's Works Practical Completion

      and for the avoidance of doubt the parties agree that until such date
      notwithstanding the grant of the Lease the satisfaction of the Developer's
      obligations pursuant to Clause 21.2 shall be deemed to be performance of
      the lessor's obligations pursuant to Clause 7 of the Lease

21.2  Developer to insure

      Subject to Clause 21.6, as soon as reasonably practicable following the
      date of this Agreement until the Lease Insurance Date the Developer shall
      insure or cause to be insured

                                      -43-
<PAGE>

      21.2.1

              (a)  the Base Building Works, the Building, the Site and all
                   fixtures, plant, machinery and apparatus intended for
                   incorporation within the Base Building Works and the Site
                   insofar as any of the same are from time to time built
                   (wherever the same are stored within UK territorial limits);
                   and

              (b)  subject to compliance by the Tenant with Clause 21.7 the
                   Tenant's Works (so far as the same are from time to time
                   built and excluding Tenant's furniture and contents)

              against loss or damage by the risks (the "Insured Risks") covered
              by the CAR Policy in such sum as shall in relation to the Base
              Building Works in the Developer's opinion be the full
              reinstatement cost thereof including amounts representing Value
              Added Tax, architects' surveyors' and other professional fees and
              expenses incidental thereto the costs of shoring up demolition and
              site clearance and similar expenses subject to all exclusions
              excesses and limitations imposed by the insurers or underwriters

      21.2.2  such other insurances (including property owner's liability) as
              the Developer may from time to time deem necessary to effect

21.3  Insured Works

      All works insured pursuant to Clause 21.2 are, in this Clause 21, referred
      to as the "Insured Works"

21.4  Restriction on Tenant insuring

      The Tenant shall not take out any insurances in respect of the Demised
      Premises or in respect of any other matters which the Developer is
      required to insure under Clause 21.2

21.5  No Variation and Noting

      21.5.1  The Developer shall not vary the terms and conditions of the CAR
              Policy insofar as it relates to the Tenant's Works in any material
              respect without the consent of the Tenant (such consent not to be
              unreasonably withheld)

      21.5.2  The Developer shall procure that the Tenant's interest is either
              noted or that the Tenant is shown as an insured party. If the
              Tenant's interest is noted the Developer shall use reasonable
              endeavours to procure that the insurer shall have agreed to waive
              all rights of subrogation against the Tenant

21.6  Reimbursement of premiums

      Within five (5) days after written demand the Tenant shall pay to the
      Developer the full amount of the sums the Developer expends in effecting
      insurance pursuant to Clause 21.2:-

      21.6.1  for a period from the date hereof until the Lease Insurance Date
              insofar as they relate to the Tenant's Works and/or Tenant's
              Requested Modifications; and/or

      21.6.2  for the period from Base Building Works Practical Completion or if
              earlier the date upon which the Base Building Works would have
              been practically complete but for any Tenant's Delay until the
              Lease Insurance Date

                                      -44-
<PAGE>

21.7  Tenant to notify Developer of Reinstatement Value

      Prior to the Tenant commencing the Tenant's Works the Tenant shall notify
      the Developer of the estimated reinstatement value of such Tenant's Works
      including professional fees cost of debris removal and value added tax
      (such value to be revised as appropriate and the final value at practical
      completion thereof notified to the Developer as soon as practicable
      following the date of Tenant's Works Practical Completion) and the
      Developer shall be entitled to rely without further enquiry on such
      notified values in effecting the relevant insurance pursuant to this
      Clause 21 and shall not be liable to the Tenant for any alleged breach of
      its obligations under this Clause insofar as such alleged breach relates
      to the following the Tenant's requirements as to the notified value and
      nor shall the Developer be obliged to insure any such parts of the
      Tenant's Works unless it shall have been notified of the reinstatement
      value of such parts

21.8  Destruction/damage of Insured Works

      In the event that the Insured Works (or any part of them) are destroyed or
      damaged by any of the Insured Risks during the course of construction
      prior to the Lease Insurance Date then unless payment of the insurance
      monies shall be refused wholly or partly by reason of any act or default
      of the Tenant or the Tenant's Consultants or Tenant's Contractors or any
      sub-tenant or other occupier or their respective agents licensees or
      visitors or others under the control of any of them and subject to the
      Developer being able to obtain any necessary planning permission and all
      other necessary licences approvals and consents the Developer shall:-

      21.8.1  rebuild and reinstate that part of the Insured Works so destroyed
              or damaged which comprises the Base Building Works substantially
              as the same were prior to any such destruction or damage (but not
              necessarily to provide accommodation identical in layout if it
              would not be reasonably practicable to do so given the
              circumstances at the relevant time and subject to the Tenant's
              approval (such approval not to be unreasonably withheld)) and if
              such destruction or damage occurs prior to completion of the Lease
              then the Rent Commencement Date shall be postponed for the length
              of any rebuilding period; and

      21.8.2  (if any Tenant's Works shall have been destroyed or damaged) pay
              to the Tenant the insured value received for the Tenant's Works
              destroyed or damaged (such value in default of agreement to be
              settled by an Independent Person acting as arbitrator pursuant to
              Clause 30.4) to enable the Tenant to apply the same towards the
              reinstatement of the Tenant's Works and the Tenant shall reinstate
              the Tenant's Works to the Developer's reasonable satisfaction and
              in case such moneys shall be insufficient for that purpose the
              Developer shall incur no liability to the Tenant in respect of
              such deficiency where the Developer has complied with its
              obligation under Clause 21.2.1(b) and the Tenant shall then make
              up any such deficiency out of its own moneys

21.9  Payment of insurance moneys refused

      If the payment of any insurance moneys is refused or reduced as a result
      of some act or default of the Tenant or the Tenant's Consultants or the
      Tenant's Contractors or any undertenant or other occupier or their
      respective agents licensees or visitors or others under the control of any
      of them the Tenant shall pay to the Developer on written demand the amount
      so refused or reduced except to the extent that it relates to the Tenant's
      Works

21.10 Developer's and Tenant's obligations

                                      -45-
<PAGE>

      The Developer and Tenant shall and shall procure that each of their
      Consultants or Contractors or any undertenant or other occupiers or their
      respective agents licensees or visitors or others under the control of any
      of them shall:-

      21.10.1  not do or omit to do anything that could cause any policy of
               insurance (details of which have been supplied to the Tenant) in
               respect of or covering the Demised Premises to become void or
               voidable wholly or in part nor (unless the Tenant has previously
               notified the Developer and agreed to pay the increased premium)
               anything whereby any increased or loaded premium may become
               payable and the Tenant shall on written demand pay to the
               Developer such increased premium and tax thereon; and

      21.10.2  at all times comply with the terms of the CAR Policy the Joint
               Code of Practice for the Protection from Fire of Construction
               Sites and all other requirements of the Developer's insurers so
               far as regarding the Tenant's compliance such requirements are
               known by the Tenant and relate to the Demised Premises or the
               conduct of persons using any part of the Buildings or the
               Development Site

21.11 Notice by Tenant

      Following entry to the Building by the Tenant the Tenant shall give notice
      to the Developer forthwith upon the happening of any event or thing of
      which it is aware which might affect or give rise to a claim under any
      insurance policy (details of which have been supplied to the Tenant)
      relating to the Demised Premises or any other part of the Building

21.12 Benefit of other insurances

      If the Tenant shall become entitled to the benefit of any insurance in
      relation to the Demised Premises or the Building which is not effected or
      maintained in pursuance of the obligations herein contained then the
      Tenant shall apply all monies received from such insurance (insofar as the
      same shall extend) in making good the loss or damage in respect of which
      the same shall have been received

                                    PART 8
                              GRANT OF THE LEASE

22.   GRANT OF LEASE, CALCULATION OF RENTS AND OTHER TERMS

22.1  Grant of Lease

      22.1.1  Within ten (10) Working Days following the later to occur of the
              following dates:-

              (a)  the date of Practical Completion of the Base Building Works;
                   and

              (b)  the determination of the Net Internal Area ; and

              (c)  unless the Developer (or the Developer's successor in title)
                   otherwise elects by notice in writing to the Tenant in which
                   case the Rent Review Specification shall be agreed or
                   determined subsequently and shall be referred to in the Lease
                   as being contained in a deed supplemental to the Lease which
                   the parties hereby agree to enter into when the Rent Review
                   Specification has been agreed or determined) agreement or
                   determination of the Rent Review Specification to be attached
                   to the Lease as provided in Clause 22.6

                                      -46-
<PAGE>

              the Developer (or if relevant the Developer's successor in title)
              shall cause to be delivered to the Tenant or the Tenant's
              Solicitors the Lease executed by the Lessor and Canary Wharf
              Management Limited (or its successors) and the Tenant (meaning The
              Northern Trust Company only) shall forthwith execute and deliver
              the counterpart of it to the Developer (or if relevant the
              Developer's successors in title) released for completion.
              Completion of the Lease shall take place within ten (10) Working
              Days of receipt (or when receipt should have occurred but for
              Developer's default in relation to this clause 22.1.1) by the
              Tenant's Solicitors or the Tenant of the executed Lease as
              aforesaid) at the offices of the Developer's solicitors or at such
              other place in the United Kingdom as the Developer (or if relevant
              the Developer's successor in title) shall reasonably require

      22.1.2  If for whatever reason the Tenant's credit rating is such that the
              Tenant would not be an Acceptable Assignee (as defined in the
              Lease) the Tenant shall forthwith notify the Developer and if so
              requested by the Developer (or its successor in title) shall
              procure that a Group Company of the Tenant which has that rating
              (or a better one) immediately prior to the date of grant of the
              Lease or if there is not one another entity with such a rating
              (the "Additional Party") shall execute and join in the Lease as
              the Tenant or as a guarantor of the Tenant

      22.1.3  In the circumstances described in Clause 22.1.2:

              (a)  the Additional Party shall if so requested by the Developer
                   (or its successor in title) as quickly as reasonably
                   practicable enter into a deed of novation in such form as the
                   Developer (or its successor in title) shall reasonably
                   require of the Tenant's obligations under this Agreement and
                   shall expressly confirm that its liability extends to events
                   or matters arising from the date of this Agreement; and

              (b)  if the Additional Party is not a limited company or public
                   limited company incorporated in England and Wales the Tenant
                   shall procure that a Letter of Opinion is provided in
                   relation to the Additional Party

22.2  Length of Lease term, Initial Rents, Service Charges and Insurance Rent

      The following provisions shall apply (inter alia) to the computation and
      the commencement date for payment of the rents payable under and the
      calculation of the commencement and length of the term of the Lease:-

      22.2.1  The Term Commencement Date as defined in the Lease shall be the
              Quarterly Day (as defined in the Lease) immediately preceding the
              Base Building Works Practical Completion Date and the term of the
              Lease shall be for a period of 20 years commencing upon the Term
              Commencement Date

      22.2.2  The Initial Rent shall be the aggregate of:-

              (a)  the product of multiplying the Net Internal Area of the
                   Demised Premises (Lease 1 - Floors 9-11 and Lease 2 - Floors
                   5-8) expressed in square feet by forty two pounds
                   ((Pounds)42.00) but not exceeding in any event 18,890 square
                   feet per floor

              (b)  the product of multiplying the Net Internal Area of the
                   Demised Premises (Lease 1 -B1M and Lease 2 - B1) expressed in
                   square feet by fourteen pounds ((Pounds)14.00)

                                      -47-
<PAGE>

              (c)  The car parking rent payable under clause 3(a)(i) of the
                   Lease shall be the product (expressed in pounds sterling) of
                   multiplying (Pounds)2,500 by the number of car parking spaces
                   included in the Tenant's Parking Allocation and such figure
                   shall be inserted in clause 3(a)(i) of the Lease

              each of the amounts in (a) to (c) (inclusive) being deemed to be
              exclusive of VAT (if any) thereon

     22.2.3   The part of the Initial Rent referred to in Clauses 22.2.2(a) and
              22.2.2(b) shall be due and shall commence forthwith on the date 15
              months following the later of (a) the Base Building Works
              Practical Completion Date and (b) completion of the Infrastructure
              Works

              PROVIDED THAT until the Initial Rent has been ascertained such
              payment shall be based upon the Developer's estimate of the same
              (which estimate shall be final and binding on the Tenant) with any
              necessary adjustment in respect of an underpayment or overpayment
              being made as soon as practicable after the ascertainment of the
              exact figures involved pursuant to Clause 22.2.2

      22.2.4  The part of the Initial Rent referred to in Clause 22.2.2(c) shall
              be due and shall commence forthwith on the date following the Base
              Building Works Practical Completion Date

      22.2.5  The insurance rent and service charges as reserved in Clauses 3(b)
              and 3(c) respectively of the Lease shall be due and shall commence
              on the Base Building Works Practical Completion Date

      22.2.6  the service charge percentages to be inserted in Clause 9.4 of the
              Lease shall be calculated using the formula set out in Clause
              9.1(e) of 9.1(j) (as the case may be) of the Lease with the
              numerator X being the Net Internal Area referred to in the
              Independent Measurer's Certificate

      22.2.7  In computing all periods and dates for the purposes of this Clause
              22.2 the period or date shall be deemed to be that which would
              have occurred but for any Tenant's Delay subject to the decision
              of the Independent Person

      22.2.8  Value Added Tax chargeable by the Developer in respect of supplies
              made pursuant to the Lease shall be reserved and become payable as
              rent under the Lease as described in Clause 3 of the Lease

      22.2.9  The Tenant's Parking Allocation shall be the number of car spaces
              (rounded up or down to the nearest whole number) calculated as
              follows:-

              A
              - x  Total number of car parking spaces in the car park within the
              B    Building

              Where :-

              "A" =  the Net Internal Area of Floors 5-11 (inclusive) as set out
                     in the Independent Measurer's Certificate

              "B" =  the Net Internal Area of the Building as set out in the
                     Independent Measurers Certificate

                                      -48-
<PAGE>

              Provided that such figure shall be included in paragraph 6 of the
              First Schedule of the Lease

      22.2.10 The plan referred to in the definition of Mechanical Space Area in
              the Lease shall show an area calculated as follows:-

              A
              - x  Total mechanical space area available on Floor 12 of the
              B    Building

              Where :-

              "A" =  the Net Internal Area of Floors 5-11 (inclusive) as set out
                     in the Independent Measurer's Certificate

              "B" =  the Net Internal Area of the Building as set out in the
                     Independent Measurer's Certificate

      22.2.11 The area on the roof of the Building available for use by the
              Tenant for Telecommunications Equipment (as defined in the First
              Schedule of the Lease) shall be an area calculated as follows:-

              A
              - x  Total area available for telecommunications equipment on the
              B    roof of the Building

              Where :-

              "A" =  the Net Internal Area of Floors 5-11 (inclusive) as set out
                     in the Independent Measurer's Certificate

              "B" =  the Net Internal Area of the Building as set out in the
                     Independent Measurer's Certificate

22.3  Sums paid as Licence Fees

      Where in consequence of the calculations made under Clause 22.2 sums and
      amounts become due and payable by the Tenant to the Developer or to the
      Management Company (as defined in the Lease) in respect of any period or
      periods prior to the commencement of the term of the Lease or the
      completion of the Lease such sums and amounts shall instead be due and
      shall commence to be paid by the Tenant as licence fees under the terms of
      this Agreement until the Lease has been completed

22.4  Rent Review Dates

      The Initial Rent will be reviewed upwards only every five years, the first
      review to take place on the fifth anniversary of the Term Commencement
      Date

                                      -49-
<PAGE>

22.5  Opinion Letter

      The Tenant shall procure the provision to the Developer (or the
      Developer's successor in title) on completion of the Lease and the Licence
      of a Letter of Opinion in relation to the Lease and the Licence

22.6  Rent Review Specification

      22.6.1  The Developer shall as soon as reasonably practicable following
              Base Building Works Practical Completion submit to the Tenant a
              draft of the Rent Review Specification for its approval, such
              approval not to be unreasonably withheld or delayed

      22.6.2  In the event the Developer and the Tenant (using best endeavours)
              are unable to agree the Rent Review Specification within six (6)
              months the matter may be referred by either of them at any time to
              the Independent Person acting as an expert pursuant to Clause 30.5

22.7  Payment of Tenant's Inducement

      The Developer shall pay to the Tenant the Tenant's Inducement as an
      inducement to enter into the Lease such sum to be paid by means of one
      instalment upon the date of completion of the Lease and subject, if a
      taxable supply is made, to the receipt by the Developer of a valid Value
      Added Tax invoice therefor

22.8  Grant of Sub-Underlease

      22.8.1  Within the ten (10) Working Day period referred to in clause
              22.1.1 above the Developer (or if relevant the Developer's
              successors in title) shall cause to be delivered to the Tenant or
              the Tenant's Solicitors the Sub-underlease executed by the
              Developer (or such other Group Company of the Developer as the
              Developer shall nominate) (as tenant) and the Tenant shall
              forthwith execute and deliver the original of it to the Developer
              (or if relevant the Developer's successors in title). Completion
              of the Sub-underlease shall take place simultaneously with
              completion of the Lease

      22.8.2  The Term Commencement Date (as defined in the Sub-underlease)
              shall be the same date as calculated in accordance with Clause
              22.2.1 and the term of the Sub-underlease shall be for a period of
              5 years 6 months commencing upon the Term Commencement Date

      22.8.3  The Initial Rent (as defined in the Sub-underlease) shall be the
              product of multiplying the Net Internal Area of the Sub-underlease
              Premises expressed in square feet by forty two pounds
              ((Pounds)42.00)

      22.8.4  The Initial Rent reserved by the Sub-underlease shall be due and
              shall commence to be payable on the Rent Commencement Date (as
              calculated in accordance with clause 22.2.3)

      22.8.5  The car parking rent payable under clause 3(a)(i) of the Sub-
              underlease shall be the product (expressed in pounds sterling) of
              multiplying (Pounds)2,500 by the number of car parking spaces
              included in the Sub-underlease Parking Allocation and such figure
              shall be inserted in clause 3(a)(i) of the Sub-underlease

                                      -50-
<PAGE>

      22.8.6  The car parking rent insurance rent and service charges as
              reserved in clauses 3(a)(i) 3(b) and 3(c) respectively of the Sub-
              underlease shall be due and shall commence on the date following
              the Base Building Works Practical Completion Date

      22.8.7
              (a)  The Developer and the Tenant shall as soon as possible make
                   an application to the Mayor's and City of London Court
                   pursuant to Section 38 of the Landlord and Tenant Act 1954
                   (as amended by section 5 of the Law of Property Act 1969) for
                   an order (the "Court Order") effectually authorising an
                   agreement excluding in relation to the Sub-underlease the
                   provisions of Sections 24 to 28 of the said Act such
                   agreement to be in the form of clause 11 of the Sub-
                   underlease

              (b)  The Developer and the Tenant warrants and undertakes to the
                   other that they will not withdraw the application to obtain
                   the Court Order and that they will use their best endeavours
                   (including lodging an amended application) to obtain the
                   Court Order

      22.8.8  The Retained Parking Allocation shall be the number of car spaces
              (rounded up or down to the nearest whole number) calculated as
              follows:-

              A
              - x  Total number of car parking spaces in the car park within
              B    the Building

              Where :-

              "A" = the Net Internal Area of Floors 6-11 (inclusive) as set out
                    in the Independent Measurer's Certificate

              "B" = the Net Internal Area of the Building as set out in the
                    Independent Measurer's Certificate

      22.8.9   Prior to carrying out or permitting to be carried out any MSDF
               Works to the Sub-underlease Premises the Developer shall consult
               with the Tenant with regard to the details of the proposed fit-
               out (without obligation on the Developer to implement any of the
               Tenant's preferences)

      22.8.10  The plan referred to in clause 1.22 of the Sub-underlease shall
               shown an area calculated as follows:-

               A
               - x the Mechanical Space Area (as calculated pursuant to clause
               B   22.2.10)

               Where :-

               "A" = the Net Internal Area of Floor 5 as set out in the
                     Independent Measurer's Certificate

               "B" = the Net Internal Area of Floors 5-11 (inclusive) as set out
                     in the Independent Measurer's Certificate

                                      -51-
<PAGE>

      22.8.11  The area on the roof of the Building available for use by the
               tenant under the Sub-underlease for Telecommunications Equipment
               (as defined in the First Schedule of the Sub-underlease) shall be
               an area calculated as follows:-

               A
               - x The area calculated pursuant to clause 22.2.1
               B

               Where :-

               "A" = the Net Internal Area of Floor 5 as set out in the
                     Independent Measurer's Certificate

               "B" = the Net Internal Area of Floors 5-11 (inclusive) as set out
                     in the Independent Measurer's Certificate

      22.8.12  Nothing shall preclude the Developer from entering into an
               agreement for letting in respect of the whole or any part of the
               Sub-underlease Premises in accordance with clause 8.18 of the
               Sub-underlease as if the Sub-underlease had been completed

22.9  Capital Allowances

      The Developer shall be entitled to claim the capital allowances in respect
      of the first (Pounds)25.00 per square foot attributable to the Tenant's
      Category A Works

23.   TITLE

23.1  Tenant to raise no requisitions

      The Developer's title to grant the Lease having been deduced to the Tenant
      prior to the date of this Agreement the Tenant shall raise no objection or
      requisition in respect of it

23.2  HM Land Registry

      The Developer shall place its Land Certificate in respect of Title Number
      EGL387043 on deposit at H.M. Land Registry and shall notify the Tenant or
      its Solicitors of the deposit number allocated for the purposes of
      enabling the Tenant to register a notice of the Tenant's interest arising
      out of this Agreement relating to the Demised Premises

23.3  Title Entry Removal

      The Developer shall procure that Clifford Chance LLP or itself shall apply
      as soon as reasonably practicable to HM Land Registry with a request that
      any irrelevant entries on the registers of title numbers EGL387040 and
      EGL387043 shall be removed and shall use reasonable endeavours to procure
      such removal

23.4  Waiver Letter

      On the completion of the Lease, the Developer shall procure from Canary
      Wharf Investments Limited (or its successors or assigns) a waiver
      confirming that the Tenant (and its successors in title and assigns and
      those deriving title under the Tenant and such successors and assigns)
      shall not be obliged to comply with the obligations on the tenant under
      the Superior Lease as

                                      -52-
<PAGE>

      defined in the Lease and any other lease with any other superior landlord
      (where such are part of the same group of companies as the Developer)

23.5  Public Open Space

      From the date hereof until completion of the Lease the Developer shall
      comply with the provisions contained in clause 6.8 of the Lease

24.   CONDITIONS AFFECTING THE GRANT OF THE LEASE

24.1  Subjections

      The Lease will be granted subject to:-

      24.1.1  all charges notices orders directions regulations restrictions and
              other matters whatsoever arising under the Town and Country
              Planning Act 1990 the Planning (Listed Buildings and Conservation
              Areas) Act 1990 the Planning (Hazardous Substances) Act 1990 the
              Planning (Consequential Provisions) Act 1990 the Planning and
              Compensation Act 1991 and any subsequent legislation of a similar
              nature and the Tenant shall be deemed to accept the Lease with
              full knowledge thereof and of the authorised use of the Building
              for the purpose of such Acts and shall not raise any requisition
              enquiry or objection with regard thereto

      24.1.2  the matters contained or referred to in the deeds or documents
              referred to in the Fifth Schedule to the Lease

24.2  Variation to Lease

      The parties to this Agreement acknowledge that the provisions in the Lease
      and the Sub-underlease may need to be adjusted to reflect the
      circumstances which affect the Demised Premises as and when fully
      constructed Provided that no adjustment shall materially prejudice the
      Tenant. In the event that the Developer reasonably requests the Tenant to
      agree to any such variation then the parties to this Agreement shall use
      all reasonable endeavours to agree in good faith the terms and document
      such proposed variation and any related provisions and in the event of a
      dispute as to the content of any such variations or provisions such
      dispute may be referred for settlement by either party to the Independent
      Person and the parties shall execute any deed or do any other thing
      necessary to give any variation agreed or settled as aforesaid

24.3  No representations

      The Tenant hereby admits that save for this Agreement and its Annexures no
      representation whether oral or written (save in any written reply to
      preliminary enquiries given by the Developer's Solicitors) has been made
      to the Tenant prior to the execution of this Agreement by or on behalf of
      the Developer concerning the Development Site or the Building or the Base
      Building Works or any part of them which has influenced, induced or
      persuaded the Tenant to enter into or which forms part of this Agreement
      or of any agreement collateral with this Agreement

                                      -53-
<PAGE>

24.4  Continuation of Agreement

      Notwithstanding the grant of the Lease or the completion of the Base
      Building Works, this Agreement shall continue in full force and effect so
      long as any of its provisions remain to be performed or observed by the
      Developer or the Tenant

                                    PART 9
                      ENANT'S COVENANT, EVENTS OF DEFAULT

25.   DELAY

      Subject to all the provisions and limitations in this Agreement the Tenant
      shall indemnify the Developer against all actions, proceedings, claims,
      demands, losses, costs, expenses, damages and liability arising out of any
      Tenant's Delay

26.   EVENT OF DEFAULT

26.1  Events of Default

      An Event of Default shall occur in any of the following circumstances:-

      26.1.1  if the Tenant (being a body corporate) passes a winding-up
              resolution (other than a resolution with the Developer's prior
              written consent which shall not be unreasonably withheld or
              delayed for the purposes of an amalgamation or reconstruction
              resulting in a solvent corporation) or resolves to present its own
              winding-up petition or is wound-up or the directors of the Tenant
              resolve to present a petition for an administration order in
              respect of the Tenant or an Administrative Receiver or a Receiver
              or a Receiver and Manager is appointed in respect of the property
              or any part thereof of the Tenant; or

      26.1.2  if the Tenant (being a body corporate) calls or a nominee calls on
              its behalf a meeting of its creditors or any of them or makes an
              application to the Court under Section 425 of the Companies Act
              1985 other than an application for the purposes of an amalgamation
              or reconstruction resulting in a solvent corporation or submits to
              its creditors or any of them a proposal pursuant to Part I of the
              Insolvency Act 1986 or enters into any arrangement, scheme,
              compromise, moratorium or composition with its creditors or any of
              them (whether pursuant to Part I of the Insolvency Act 1986 or
              otherwise); or

      26.1.3  if any event analogous to those described in Clauses 26.1.1 and
              21.6.2 occurs in relation to the Tenant in the jurisdiction of its
              incorporation; or

      26.1.4  the Tenant ceases for any reason to maintain its corporate
              existence; or

      26.1.5  the Tenant shall irremediably and materially breach this Agreement
              or (if the breach is capable of remedy) shall fail to commence to
              remedy and thereafter diligently proceed with remedying such
              material breach within twenty-eight (28) days of being required in
              writing by the Developer so to do; or

      26.1.6  a breach of Clause 22.1.2 or Clause 22.1.3; or

      26.1.7  the Tenant shall cease for any other reason to be or to remain
              liable under this Agreement

26.2  Determination of Agreement

                                      -54-
<PAGE>

      If an Event of Default occurs then the Developer may at any time
      thereafter (whilst the Event of Default subsists to any extent) by notice
      in writing to the Tenant forthwith determine this Agreement (but without
      prejudice to any right of action by the Developer in respect of any
      antecedent breach of any of the obligations on the part of the Tenant
      herein contained)

26.3  Repayment upon Determination

      If this Agreement is determined pursuant to this Clause 26 there shall
      immediately become payable to the Developer a sum equivalent to the
      aggregate of all Modification Costs which have already fallen to be taken
      into account pursuant to this Agreement [and all parts of the Tenant's
      Inducement which have already been paid to the Tenant] together with
      Interest thereon from the date upon which the same were incurred or paid
      (as appropriate) until the date of payment under this Clause

27.   NOT USED

28.   NOT USED

                                    PART 10
                                      TAX

29.   VALUE ADDED TAX

29.1  Payment of VAT

      Where, pursuant to the terms of this Agreement, the Developer (for the
      purposes of this Clause 29.1, being the "Supplier") makes or is deemed to
      make a supply to the Tenant (for the purposes of this Clause 29.1, being
      the "Recipient") for Value Added Tax purposes and Value Added Tax is or
      becomes chargeable on such supply, the Recipient shall on demand pay to
      the Supplier (in addition to any other consideration for such supply) a
      sum equal to the amount of such Value Added Tax and the Supplier shall
      provide the Recipient with a Value Added Tax invoice in respect of such
      supply

29.2  Reimbursement of VAT

      Where, pursuant to the terms of this Agreement, the Developer (for the
      purposes of this Clause 29.2, being the "Payer") is required to pay, repay
      or reimburse the Tenant (for the purposes of this Clause 29.2, being the
      "Payee") for any cost, fee, charge, disbursement or expense (or any
      proportion of it), the Payer shall also reimburse the Payee for any part
      of such cost, fee, charge, disbursement or expense (or proportion of it)
      which represents Value Added Tax, save to the extent that the Payee is
      entitled to credit or repayment in respect of such Value Added Tax from HM
      Customs & Excise

29.3  No election by Developer

      The Developer hereby warrants that it has not made and will not make prior
      to completion of the Lease an election to waive exemption from VAT
      pursuant to paragraph 2 of Schedule 10 to the Value Added Tax Act 1994
      which has effect in relation to the Site or either of the Buildings. For
      the purposes of this Clause 29.3, references to the Developer making an
      election to waive exemption from VAT shall be deemed to include references
      to a "relevant associate" of the Developer (as that term is defined for
      the purposes of Schedule 10 to the Value Added Tax Act 1994)

                                      -55-
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                                    PART 11
                     DISPUTES, NOTICES AND SENIOR MANAGERS

30.   DISPUTES

30.1  Reference to Independent Person

      If any dispute or difference shall arise between the parties to this
      Agreement as to the construction or meaning of this Agreement or their
      respective rights, duties and obligations under this Agreement or as to
      any matter arising out of or in connection with the subject matter of this
      Agreement such dispute or difference shall (unless this Agreement
      otherwise expressly provides) if any party to this Agreement so requires
      at any time by notice served on the others (the "Determination Notice") be
      referred to and determined by an independent person (the "Independent
      Person") who shall have been qualified in respect of the general subject
      matter of the dispute or difference for not less than ten (10) years and
      who shall be a specialist in relation to such subject matter

30.2  Appointment of Independent Person

      The Independent Person shall be appointed by agreement between the parties
      to this Agreement or (if within ten (10) Working Days after service of the
      Determination Notice the parties have been unable to agree) on the
      application of any of the parties by such one of the following persons as
      the parties shall agree to be appropriate having regard to the nature of
      the dispute or difference in question:-

      30.2.1  the Chairman for the time being of the Bar Council

      30.2.2  the President for the time being of the Royal Institute of British
              Architects

      30.2.3  the President for the time being of the Royal Institution of
              Chartered Surveyors

      30.2.4  the President for the time being of the Chartered Institute of
              Arbitrators

      30.2.5  the President for the time being of the Institute of Chartered
              Accountants in England and Wales

      30.2.6  the President for the time being of the Law Society

      or (in each such case) the duly appointed deputy of such President or any
      other person authorised by him to make appointments on his behalf

30.3  Failure to agree Independent Person

      If within fifteen (15) Working Days after service of the Determination
      Notice the parties have been unable to agree which of the persons referred
      to in Clause 30.2 is appropriate to appoint the Independent Person then
      the Independent Person shall be appointed on the application of any of the
      parties by the President for the time being of the Law Society or his duly
      appointed deputy or any other person authorised by him to make
      appointments on his behalf

30.4  Independent Person to act as arbitrator

      Except as mentioned in Clause 30.5 any person appointed under this Clause
      shall act as an arbitrator in accordance with the provisions of the
      Arbitration Act 1996 and shall have the power to order a provisional award
      but the parties agree that any arbitrator appointed under this clause
      shall not have the powers set out in Section 48(5) of the Arbitration Act
      1996 and

                                      -56-
<PAGE>

      shall not be entitled to order the rectification setting aside or
      cancellation of this Agreement or any part of it

30.5  Independent Person to act as an expert

      Whenever the parties have agreed in writing prior to his appointment that
      the Independent Person to be appointed under this Clause 30 shall act as
      an expert or this Agreement expressly so provides then the following
      provisions shall have effect: -

      30.5.1  the Independent Person shall act as an expert and not as an
              arbitrator and his decision shall be final and binding upon the
              parties to the dispute

      30.5.2  the Independent Person shall consider (inter alia) any written
              representations made on behalf of any party (if made reasonably
              promptly) but shall not be bound thereby

      30.5.3  the Independent Person shall be independent and shall act
              impartially and fairly between the parties

      30.5.4  the parties to this Agreement shall use all reasonable endeavours
              to procure that the Independent Person shall give his decision as
              speedily as reasonably possible

      30.5.5  the parties hereby consent to any hearing in connection with any
              such independent determination not being held in public and the
              decision of the Independent Person not being pronounced in public

      30.5.6  the costs of appointing the Independent Person and his costs and
              disbursements in connection with his duties under this Agreement
              shall be shared between the parties to the dispute in such
              proportion as the Independent Person shall determine or in the
              absence of such determination then equally between the parties and

      30.5.7  if the Independent Person shall be or become unable or unwilling
              to act then the procedure contained in this Clause 30.5 for the
              appointment of an expert may be repeated as often as necessary
              until a decision is obtained

30.6  Independent Person to determine delay

      Where the dispute or difference between the parties which was the subject
      of the Determination Notice shall have resulted in delay to the carrying
      out of the Base Building Works the Independent Person shall be entitled
      (inter alia) to award such extension of time for the fulfilment of the
      obligation in question in respect of such delay as shall in all
      circumstances be fair and reasonable

31.   NOTICES

31.1  Service of Notices

      Save as provided in Clause 31.2, any notice, approval, election or other
      communication given or made in accordance with this Agreement shall be in
      writing and shall be:-

      31.1.1  sent by registered (or its then equivalent) or recorded delivery
              post to the relevant party at such party's Address and if so sent
              shall be deemed to have been delivered, given or made on the date
              occurring 72 hours after the date it was sent; or

                                      -57-
<PAGE>

      31.1.2  shall be personally delivered to the relevant party at such
              party's Address as defined in Clause 31.1 and if so delivered
              shall be deemed to have been delivered given or made on the date
              of delivery; or

      31.1.3  Notices to the Developer shall be marked for the attention of
              Michael Ashley-Brown Esq at Canary Wharf Group plc One Canada
              Square Canary Wharf London E14 5AB with a further copy sent to The
              Company Secretary at Canary Wharf Group plc One Canada Square
              Canary Wharf London E14 5AB

      31.1.4  Requests and notices to the Tenant shall be marked for the
              attention of David Blowers of The Northern Trust Company of 155
              Bishopsgate London EC2M 3XS with further copies sent to Doug
              Maclennan of The Northern Trust Company aforesaid Nick Goodwin of
              Harrington Consulting c/o The Northern Trust Company aforesaid and
              the Tenant's Solicitors until such time as any change in addressee
              for this purpose shall be notified to the Developer

31.2  Senior Managers' Notices

      The parties to this Agreement agree that any notice, approval, election or
      other communication given or made in accordance with this Agreement and
      relating to:-

      31.2.1  amendments to the warranties provided by any Key Consultant,
              Substitute Consultant, Material Trade Contractor, Tenant's
              Consultant or Tenant's Contractor

      31.2.2  alterations or additions to the Critical Dates Schedule

      31.2.3  Tenant's Delay

      31.2.4  Force Majeure events

      31.2.5  approval of the Tenant's Works

      31.2.6  alterations additions or variations to the Base Building Works

      31.2.7  Tenant's Requested Modifications

      31.2.8  Site visits and Site meetings

      31.2.9  early access to Tenant's Works Areas

      31.2.10 disclosures of the type set out in Clause 33.4.1(h)

      need only be served upon any of the receiving party's Senior Managers or
      the addressee referred to in Clause 31.1 pursuant to the provisions of
      Clause 31.1

32.   SENIOR MANAGERS

32.1  Designation of Senior Managers

      The Developer and the Tenant each shall by notice in writing given to the
      other party from time to time designate not more than three (3) senior
      managers (each being herein referred to as a "Senior Manager" which
      expression shall include any persons appointed in place of the initial
      persons so designated) each of whom shall have authority to represent the
      relevant party for the purposes of any negotiations or discussions between
      the Developer and the Tenant, to approve all matters requiring the
      approval of the relevant party pursuant to this Agreement and

                                      -58-
<PAGE>

      to have involvement at the necessary times in the performance of the
      obligations contained in this Agreement and all matters associated or
      ancillary thereto at all relevant times for so long as any provision of
      this Agreement remains to be performed

32.2  Identity of Senior Managers

      It is hereby acknowledged that the Developer has designated John Pagano
      and Tony Jordan and that the Tenant has designated Nick Goodwin of
      Harrington Consulting aforesaid and David Brown of Allen Stewart
      Partnership aforesaid as their respective Senior Managers and that no
      further designation of a Senior Manager is required to be made by either
      the Developer or the Tenant and the Developer and the Tenant respectively
      covenant for the benefit of the other to use reasonable endeavours to
      ensure that one or more of the individuals named in this Clause 32.2 as a
      Senior Manager for the relevant party shall remain designated as a Senior
      Manager until the date which is twelve months after the date of Tenant's
      Works Practical Completion

32.3  Reliance upon Senior Managers

      The Developer and the Tenant each acknowledges and represents to the other
      that the other may rely upon the directions of any one or more of its
      Senior Managers and that each such person has authority to act on behalf
      of the Developer or the Tenant (as the case may be) and to bind the
      Developer or the Tenant (as the case may be) in connection with this
      Agreement. Without prejudice to the generality of the foregoing written
      approvals TRM Authorisation Requests (and duplicates) and notices signed
      by a Senior Manager of the Developer or the Tenant (as appropriate) shall
      bind the relevant party for the purposes of this Agreement. Directions and
      other communications given to or received from any one or more of the
      Senior Managers shall be deemed given to and received from all of the
      Senior Managers

32.4  Change of Senior Managers

      The Developer and the Tenant may by written notice to the other at any
      time hereafter change its designation of any of the Senior Managers
      appointed by it with effect from the date of such notice

                                    PART 12
                              GENERAL PROVISIONS

33.   GENERAL PROVISIONS

33.1  Invalidity of Certain Provisions

      If any term of this Agreement or the application of it to any person or
      circumstances shall to any extent be invalid or unenforceable the same
      shall be severable from the remainder of this Agreement and the remainder
      of this Agreement or the application of such term or provision to persons
      or circumstances other than those as to which it is held invalid or
      unenforceable shall not be affected thereby and each term and provision of
      this Agreement shall be valid and be enforced to the fullest extent
      permitted by the law

33.2  Proper Law and Jurisdiction

      This Agreement shall be governed by and construed in accordance in all
      respects with English law and (without prejudice to Clause 30) the parties
      to this Agreement hereby submit to the non-exclusive jurisdiction of the
      High Court of Justice of England in relation to any claim dispute or
      difference which may arise under this Agreement and in relation to the
      enforcement of any judgement rendered pursuant to any such claim dispute
      or difference and for the

                                      -59-
<PAGE>

      purpose of Part 6.15 of Civil Procedure Rules 1998 the Tenant and the
      Developer hereby irrevocably agree that any process may be served on any
      of them by leaving a copy of it at the relevant party's Address

33.3  Social Contract Provisions

      The Tenant acknowledges that the Developer has drawn the attention of the
      Tenant to the desirability of:-

      33.3.1  recruiting employees who reside in the Docklands area, advertising
              of job vacancies in the local press and the notification of
              vacancies to The Docklands Recruitment Centre who are located at
              316 Poplar High Street London E14 0BB (Telephone: 020 7364 1118)
              and the Local Business Liaison Office who are located at 5/th/
              Floor One Canada Square Canary Wharf London E14 5AB (Telephone:
              020 7537 5123/5124);

      33.3.2  patronising tradesmen, suppliers, retailers and other businesses
              who carry out business in the Docklands area; and

      33.3.3  the fostering of training facilities for residents of the
              Docklands area to secure as many people as may be practical to be
              suitably qualified for the range of job opportunities being
              created at the Development Site

33.4  Confidentiality Provisions

      33.4.1  None of the parties to this agreement shall without the prior
              written consent of all the other parties to this agreement
              disclose or publish to any third party ("Disclosure") or make
              public announcement of wilfully or negligently permit or cause
              Disclosure of any financial or other details whatsoever naming the
              parties hereto or otherwise relating to the transaction hereby
              effected except:-

              (a)  any particular extracts or details which must be the subject
                   of Disclosure to comply with any Stock Exchange or any
                   statutory requirements or the lawful requirements of any
                   regulatory, governmental or official body

              (b)  to group companies or professional advisers of each of the
                   parties who need to know such details and who have first
                   agreed to be bound by the provisions of this Clause 33.4

              (c)  to the extent necessary to comply with any legal obligation
                   or legal requirement

              (d)  to the extent necessary to comply with or give effect to the
                   terms of this agreement

              (e)  to the Inland Revenue or any other governmental, public or
                   official body for taxation, rating or registration purposes

              (f)  to the extent they are already in the public domain,
                   otherwise than as a result of a breach of this Clause 33.4

              (g)  that the Developer shall be entitled to issue a press release
                   announcing this agreement in a form which has been approved
                   by the Tenant (such approval not to be unreasonably withheld)

                                      -60-
<PAGE>

              (h)  in the case of the Trade Contractors and Key Consultants and
                   Consultants to whom the Developer may disclose an edited
                   version of this agreement which has been previously approved
                   by the Tenant (such approval not to be unreasonably withheld
                   where such edited version does not include any financial
                   details) provided that if the Tenant does not approve or
                   reasonably refuse to permit such Disclosure within five (5)
                   Working Days of request by the Developer the Tenant shall be
                   deemed to have approved such Disclosure

      33.4.2  This Clause 33.4 shall remain in effect until the expiry of a
              period of three (3) years from Base Building Works Practical
              Completion

      33.4.3  This Clause 33.4 shall not apply to Disclosure by or on behalf of
              any party to this Agreement to any third parties and/or their
              professional advisers in pursuance of rent review arbitrations or
              determinations or negotiations or legal proceedings adjudications
              or other bona fide negotiations or dealings with and/or relating
              to the Development Site and/or the Building or any part thereof
              (including for the avoidance of doubt disclosures by the Developer
              to any financier or the mortgagee or prospective financier or
              mortgagee of the Development Site and/or Building or any part of
              them) or the disposal of or acquisition of an interest in the
              whole or any part of the relevant party or any Group Company of
              the relevant party or any financing by the relevant party or any
              Group Company of the relevant party or any Disclosure to any
              insurers or prospective insurers of the Development Site and/or
              Building or any part of them or works in connection with or items
              on the same

33.5  Limitation of the Developer's Liability

      33.5.1  The Developer's obligations and duties in respect of the design,
              supervision, carrying out and completion of the Base Building
              Works and the fitness of the Base Building Works for the purposes
              of the Tenant shall be expressly limited to the express
              contractual obligations contained in this Agreement and any other
              right of action by either the Tenant, its successors in title or
              persons deriving title under it against the Developer whether in
              tort or otherwise is hereby excluded

      33.5.2  The Tenant hereby waives all of its rights (if any) in respect of
              any claims for loss of profits loss of business or indirect losses
              or consequential damages of any kind arising from any breach by
              the Developer of its obligations contained in this Agreement

      33.5.3  The obligations and liabilities of the Developer under this
              Agreement (other than to grant the Lease) are personal and shall
              not bind successors in title and any covenants on the part of the
              Developer which would otherwise be implied by law are hereby
              expressly excluded

33.6  Assignment of this Agreement

      33.6.1  Prior to the completion of the Lease the benefit of this Agreement
              shall be personal to the Tenant and shall be non-assignable by it

      33.6.2  Subject to the provisions of Clause 33.6.1 following completion of
              the Lease the Tenant and any tenant under the Lease shall be
              entitled to assign the benefit of the provisions of this Agreement
              to any assignee of either Lease and the Developer and the
              Developer's Surety shall if so required by any such tenant enter
              into a deed (at the request and cost of such tenant) under which
              the Developer and the

                                      -61-
<PAGE>

              Developer's Surety acknowledges to such assignee its obligations
              under this Agreement such deed to be in the form set out in
              Schedule 2

      33.6.3  Nothing contained in this Agreement shall prevent:-

              (a)  The Developer from dealing with its interest in and with the
                   benefit of the Agreement in order to seek and obtain
                   financing for the purposes of enabling it to perform its
                   obligations pursuant to this Agreement and/or for the
                   purposes of entering into finance leasing or securitisation
                   arrangements relating to this Agreement or the Site or any
                   part of the Development Site; or

              (b)  any mortgagee, chargee or assignee by way of security of the
                   benefit of this Agreement from assigning the benefit of this
                   Agreement following enforcement of its security or from
                   requiring the Tenant in accordance with the provisions of
                   this Agreement to accept the Lease

      33.6.4  The Tenant confirms and agrees that following enforcement of
              security by any mortgagee, chargee or assignee by way of security
              of the Developer's interest in this Agreement the Tenant shall owe
              identical obligations to such mortgagee, chargee or assignee

33.7  Interest on Late Payments

      If and so often as any of the sums payable hereunder by the Tenant to the
      Developer or by the Developer to the Tenant shall be unpaid after becoming
      due and payable the party from whom such payment shall be due shall pay on
      demand interest on such unpaid sums from the due date until payment in
      cleared funds at the Interest Rate

33.8  Further Assurance

      Each of the parties to this Agreement hereby agrees to do or cause to be
      done all acts and things and enter into any deed or document, either
      severally or jointly with third parties, which the Tenant or the Developer
      may reasonably consider necessary or desirable to give effect to this
      Agreement

33.9  Terms of Contract and Incorporation of other Agreements

      33.9.1  The parties acknowledge that:-

              (a)  this Agreement;

              (b)  the Annexures;

              (c)  any plan, inventory or agreed form of document annexed to
                   this Agreement or signed or initialled for identification
                   with, and on the entering into of, this Agreement (whether
                   individually or as part of a bundle or volume so signed or
                   initialled); and

              (d)  any additional provision or variation of any term of this
                   Agreement agreed in writing between the parties (or, with
                   their authority, their respective solicitors) on the entering
                   into of this Agreement (any such additional provision or
                   variation being incorporated into this Agreement by this
                   provision)

                                      -62-
<PAGE>

                   contain all of the terms of the contract between them for the
                   construction of the Demised Premises forming part of the
                   Building to be constructed on the Site and the leasing of
                   them to the Tenant

       33.9.2  To the extent necessary to ensure the legal validity of this
               Agreement there are incorporated in this Agreement the Option
               Agreement dated today's date made between the Developer (1) the
               Tenant (2) the Developer's Guarantor (3) relating to Floor 3 and
               Floor 4 of the Building

33.10  Modifications of Agreement

       No modification, alteration or waiver of any of the provisions of this
       Agreement, except as otherwise provided in it, shall be effective unless
       the same is in writing and signed by the party against which the
       enforcement of such modification, alteration or waiver is sought

33.11  No Waiver

       The failure of any party at any time to require performance by any other
       party of any provision of this Agreement shall in no way affect the right
       of such party to require performance of that provision

33.12  Merger of Prior Agreements

       This Agreement, the documents incorporated in this Agreement and the
       Annexures contain the entire agreement between the parties relating to
       the transactions contemplated by it or them and all other prior or
       contemporaneous agreements, understandings, representations and
       statements, whether oral or written relating to the transactions so
       contemplated, are merged in this Agreement

33.13  Costs

       It is hereby agreed that each party to this Agreement shall bear its own
       costs in connection with the drafting, negotiation and completion of this
       Agreement and the transactions contemplated by it

33.14  Third Party Rights

       A person who is not a party to this Agreement has no right under the
       Contracts (Rights of Third Parties) Act 1999 to enforce any term of this
       Agreement but this does not affect any right or remedy of a third party
       which exists or is available apart from that Act

34.    DEVELOPER'S SURETY GUARANTEE

34.1   Indemnity by Developer's Surety

       The Developer's Surety hereby covenants with the Tenant as a primary
       obligation that the Developer or the Developer's Surety shall at all
       times duly perform and observe all the covenants on the part of the
       Developer contained in this Agreement and the Developer's Surety shall
       indemnify and keep indemnified the Tenant against all claims demands
       losses damages liability costs fees and expenses whatsoever sustained by
       the Tenant by reason of or arising out of any default by the Developer in
       the performance and observance of any of its obligations provided that
       the Tenant shall take such steps as shall be reasonable to mitigate such
       loss having regard to the nature of the breach

                                      -63-
<PAGE>

34.2  Developer's Surety jointly and severally liable with Developer

      The Developer's Surety hereby further covenants with the Tenant that the
      Developer's Surety is jointly and severally liable with the Developer
      (whether before or after any disclaimer by a liquidator or trustee in
      bankruptcy) for the fulfilment of all the obligations of the Developer
      under this Agreement and agrees that the Tenant in the enforcement of its
      rights hereunder may proceed against the Developer's Surety as if the
      Developer's Surety were named as the Developer in this Agreement

34.3  Waiver by Developer's Surety

      The Developer's Surety hereby waives any right to require the Tenant to
      proceed against the Developer or to pursue any other remedy whatsoever
      which may be available to the Tenant before proceeding against the
      Developer's Surety and the terms of this Clause 34.3 shall be a continuing
      guarantee and shall remain in full force and effect until each and every
      part of the obligations and covenants on the part of the Developer shall
      have been discharged and performed in full

34.4  No release of Developer's Surety

      None of the following or any combination thereof shall release discharge
      or in any way lessen or affect the liability of the Developer's Surety
      under this Agreement:-

      34.4.1  any neglect delay or forbearance of the Tenant in endeavouring to
              obtain payment of amounts required to be paid by the Developer or
              in enforcing the performance or observance of any of the
              obligations of the Developer under this Agreement

      34.4.2  any extension of time given by the Tenant to the Developer

      34.4.3  any variation of the terms of this Agreement with or without the
              consent of the Developer's Surety or the transfer of the Tenant's
              reversion or the assignment of this Agreement

      34.4.4  any change in the identity constitution structure or powers of any
              of the Developer the Developer's Surety the Tenant or the
              liquidation administration or bankruptcy (as the case may be) of
              either the Developer or the Developer's Surety

      34.4.5  any legal limitation or immunity disability or incapacity of the
              Developer (whether or not known to the Tenant or the fact that any
              dealings with the Tenant by the Developer may be outside or in
              excess of the powers of the Developer

      34.4.6  any other act omission matter or thing whatsoever whereby but for
              this provision the Developer's Surety would be exonerated either
              wholly or in part (other than a release under seal given by the
              Tenant)

I N   W I T N E S S whereof the parties have executed this Agreement as a deed
and intend the same to be delivered on the day and year first before written

                                      -64-
<PAGE>

                                  SCHEDULE 1
                               Jewish Holy Days

Year 2000
First Day Passover                                    Thursday, April 20
Second Day Passover                                   Friday, April 21
Seventh Day Passover                                  Wednesday, April 26
Eighth Day Passover                                   Thursday, April 27
First Day Shavuoth                                    Friday, June 9
Second Day Shavuoth                                   Saturday, June 10
First Day Rosh Hashanah                               Saturday, September 30
Second Day Rosh Hashanah                              Sunday, October 1
Yom Kippur                                            Monday, October 9
First Day Sukkoth                                     Saturday, October 14
Second Day Sukkoth                                    Sunday, October 15
Shemini Azereth                                       Saturday, October 21
Simchath Torah                                        Sunday, October 22

Year 2001
First Day Passover                                    Sunday, April 8
Second Day Passover                                   Monday, April 9
Seventh Day Passover                                  Saturday, April 14
Eighth Day Passover                                   Sunday, April 15
First Day Shavuoth                                    Monday, May 28
Second Day Shavuoth                                   Tuesday, May 29
First Day Rosh Hashanah                               Tuesday, September 18
Second Day Rosh Hashanah                              Wednesday, September 19
Yom Kippur                                            Thursday, September 27
First Day Sukkoth                                     Tuesday, October 2
Second Day Sukkoth                                    Wednesday, October 3
Shemini Azereth                                       Tuesday, October 9
Simchath Torah                                        Wednesday, October 10

Year 2002
First Day Passover                                    Thursday, March 28
Second Day Passover                                   Friday, March 29
Seventh Day Passover                                  Wednesday, April 3
Eighth Day Passover                                   Thursday, April 4
First Day Shavuoth                                    Friday, May 17
Second Day Shavuoth                                   Saturday, May 18
First Day Rosh Hashanah                               Saturday, September 7
Second Day Rosh Hashanah                              Sunday, September 8
Yom Kippur                                            Monday, September 16
First Day Sukkoth                                     Saturday, September 21
Second Day Sukkoth                                    Sunday, September 22
Shemini Azereth                                       Saturday, September 28
Simchath Torah                                        Sunday, September 29

Year 2003
First Day Passover                                    Thursday, April 17
Second Day Passover                                   Friday, April 18
Seventh Day Passover                                  Wednesday, April 23
Eighth Day Passover                                   Thursday, April 24
First Day Shavuoth                                    Friday, June 6

                                      -65-
<PAGE>

Second Day Shavuoth                                   Saturday, June 7
First Day Rosh Hashanah                               Saturday, September 27
Second Day Rosh Hashanah                              Sunday, September 28
Yom Kippur                                            Monday, October 6
First Day Sukkoth                                     Saturday, October 11
Second Day Sukkoth                                    Sunday, October 12
Shemini Azereth                                       Saturday, October 18
Simchath Torah                                        Sunday, October 19

Year 2004
First Day Passover                                    Tuesday, April 6
Second Day Passover                                   Wednesday, April 7
Seventh Day Passover                                  Monday, April 12
Eighth Day Passover                                   Tuesday, April 13
First Day Shavuoth                                    Wednesday, May 26
Second Day Shavuoth                                   Thursday, May 27
First Day Rosh Hashanah                               Thursday, September 16
Second Day Rosh Hashanah                              Friday, September 17
Yom Kippur                                            Saturday, September 25
First Day Sukkoth                                     Thursday, September 20
Second Day Sukkoth                                    Friday, October 1
Shemini Azereth                                       Thursday, October 7
Simchath Torah                                        Friday, October 8

Year 2005
First Day Passover                                    Sunday, April 24
Second Day Passover                                   Monday, April 25
Seventh Day Passover                                  Saturday, April 30
Eighth Day Passover                                   Sunday, May 1
First Day Shavuoth                                    Monday, June 13
Second Day Shavuoth                                   Tuesday, June 14
First Day Rosh Hashanah                               Tuesday, October 4
Second Day Rosh Hashanah                              Wednesday, October 5
Yom Kippur                                            Thursday, October 13
First Day Sukkoth                                     Tuesday, October 18
Second Day Sukkoth                                    Wednesday, October 19
Shemini Azereth                                       Tuesday, October 25
Simchath Torah                                        Wednesday, October 26

                                      -66-
<PAGE>

                                  SCHEDULE 2
   (Form of Deed of Acknowledgement of certain Developer's obligations to be
                      provided in respect of each Lease)

T H I S   D E E D is made

B E T W E E N:-

(1)  HERON QUAYS PROPERTIES LIMITED (Company Registration Number 2276627) whose
     registered office as at One Canada Square Canary Wharf London E14 5AB
     (hereinafter called "the Developer"); and

(2)  [                      ] (hereinafter called the "Assignee")

(3)  CANARY WHARF GROUP PLC (Company Registration Number 3114622) whose
     registered office is at One Canada Square  Canary Wharf  London  E14 5AB
     (hereinafter called "the Developer's Surety")

W H E R E A S

(A)  Pursuant to Clause 4.21 of the Underlease (as hereinafter defined) the
     Tenant has assigned the benefit of the Underlease to the Assignee and the
     Tenant has further assigned the benefit of the Agreement for Lease to the
     Assignee

(B)  Pursuant to the Agreement for Lease (as hereinafter defined) the Developer
     and the Developer's Surety have agreed to acknowledge that their respective
     obligations under the Agreement for Lease continue to subsist for the
     benefit of the Assignee

N O W   T H I S   D E E D   W I T N E S S E T H:

1.  In this Deed where the context otherwise requires the following words and
    expressions shall have the meanings hereunder assigned to them

    "Agreement for Lease" means an agreement for lease dated [ ] made between
    the Developer (1) The Northern Trust Company (2) and the Developer's Surety
    (3) in relation to B1 B1M and Floors 5-11 HQ-4 Canary Wharf London E14

    "the Tenant" means The Northern Trust Company

    "the Underlease" means a lease dated [                 ] made between the
    Developer (1) Canary Wharf Management Limited (2) and the Tenant (3) in
    relation to B1M and Floors 9-11 and B1 and Floors 5-8 HQ-4 Canary Wharf
    London E14

2.  The Developer and the Developer's Surety hereby acknowledge (for the
    purposes of enforcement) that with effect from [               ] references
    to the Tenant in the Agreement for Lease shall be deemed to be references to
    the Assignee and that the Assignee (in substitution for the Tenant) shall be
    entitled to rely upon and enforce the terms of the Agreement against the
    Developer and the Developer's Surety to the same extent as the Tenant would
    have been so entitled

I N   W I T N E S S whereof the parties have executed this Deed as their deed
the day and year first above written

                                      -67-
<PAGE>

Executed as a Deed by             )
HERON QUAYS PROPERTIES LIMITED]   )
acting by:-                       )

                                  Director

                          Director/Secretary

The Common Seal of                )
[ASSIGNEE] was hereunto           )
affixed in the presence of:-      )

                                  Director

                                  Secretary

Executed as a Deed by             )
CANARY WHARF GROUP PLC            )
acting by:-                       )

                                  Director

                          Director/Secretary

                                      -68-
<PAGE>

                                  SCHEDULE 3
          (Form of Licence re Tenant's Works and Reinstatement TRM's)

THIS LICENCE is made the       day of              Two thousand

BETWEEN (1) the Developer and (2) the Tenant

WITNESSETH as follows:-

1.  IN this Licence save where the context otherwise requires the following
    words and expressions have the meanings hereunder assigned to them:-

1.1 "Developer" and "Tenant" respectively mean the parties whose name and
    registered office are set forth in the First Schedule and their successors
    in title

1.2 "Premises" means the premises described in the Second Schedule

1.3 "Lease" means the lease of the Premises made between the parties hereto and
    dated [      ] for a term of [       ] years from [      ]

1.4 "Reinstatement TRM's" means the Tenant's Requested Modifications set out in
    Part 2 of the Fourth Schedule

1.5 "Drawings" means the drawings specified in Part 1 the of Third Schedule
    copies of which are annexed to this Licence

1.6 "Specifications" means the specifications specified in Part 2 of the Third
    Schedule copies of which are annexed to this Licence

1.7 "Works" means the alterations to the Premises carried out in conformity with
    the Drawings and Specifications

1.8 "Tenant's Requested Modifications" means the modifications set out in Part 1
    of the Fourth Schedule

2.  THE  Developer has granted to the Tenant licence and consent for the
    carrying out of the Works

3.  THE Tenant covenants with the Developer:-

3.1 to pay any increased insurance premiums that may be occasioned by reason of
    the Works

3.2 to comply with clause 4.10 of the Lease in respect of the Works

3.3 on the expiration or sooner determination of the Lease to reinstate and make
    good the Reinstatement TRM's substituting where relevant the [Base Building
    Definition items - details to be inserted prior to completion of the
    Licence]

4.  IT is agreed and declared that:

4.1 The covenants on the part of the Tenant and the conditions contained in the
    Lease shall take effect subject to and with the benefit of this Licence

                                      -69-
<PAGE>

4.2 The proviso for re-entry in the Lease shall be exercisable on breach of any
    of the covenants in this Licence on the part of the Tenant as well as on the
    happening of any of the events mentioned in the said proviso

4.3 Save as varied by this Licence the covenants and conditions in the Lease
    shall remain in full force and effect

IN WITNESS whereof the parties hereto have executed this Licence as a deed and
intend the same to be delivered on the day and year first above written

                                      -70-
<PAGE>

                              THE FIRST SCHEDULE
                                 (The Parties)

(a)  "the Developer"          :
                                           whose registered office is at
(b)  "the Tenant"             :
                                           whose registered office is at

                              THE SECOND SCHEDULE
                                (The Premises)

                              THE THIRD SCHEDULE
                                    PART 1
                                (The Drawings)

Number                   Title                    Prepared by

                                    PART 2
                             (The Specifications)

                              THE FOURTH SCHEDULE
                                    PART 1
                      (Tenant's Requested Modifications)

                                    PART 2
                             (Reinstatement TRM's)

Executed as a Deed by        )
[Developer] acting by:-      )

                             Director

                             Secretary

Executed as a Deed by        )
[Tenant] acting by:-         )

                             Director

                             Secretary

                                      -71-
<PAGE>

                                  SCHEDULE 4
                           Method Statement Matters

1.   details of the professional team and contractors for the design and
     carrying out of each part of the Tenant's Works

2.   details of the proposed construction schedule for the Tenant's Works

3.   proposals for the liaison, co-ordination and co-operation between the
     Developer and/or CWCL and the Tenant's Consultants and the Tenant's Senior
     Managers (as defined in Clause 32) and the Tenant's Contractors and the
     Tenant's Representative

4.   proposals for the means and times of access to the proposed Tenant's Work
     Areas and other parts of the Building and the Site and the restrictions and
     regulations relative to such access

5.   proposals for the date and times of delivery to the Site of materials and
     equipment intended for incorporation or use in the Tenant's Works

6.   proposals for the storage on-site of the materials and equipment intended
     for incorporation in the Tenant's Works

7.   proposals for the method by which, on a regular basis, surplus materials
     and refuse and rubbish of the Tenant, its contractors, servants and agents
     are to be removed from the areas of the Development Site, the Site and the
     Building to which such persons shall have access to the areas reasonably
     and properly designated by the Developer and/or CWCL as collection points
     or to areas outside the Development Site

8.   proposals for keeping free and unobstructed all escape routes in relation
     to the Building and procuring that all vehicles visiting the Building in
     connection with the Tenant's Works go directly to the unloading points
     designated in writing to the Tenant for such purpose from time to time by
     the Developer and/or CWCL and leave the Building, the Site and the
     Development Site promptly upon unloading being completed to the extent
     reasonably able to do so

9.   proposals complying in all respects with the requirements and procedures of
     the Developer and/or CWCL notified in writing to the Tenant in respect of
     the delivery of materials for use in connection with the Tenant's Works
     including the days and hours on and within which deliveries may be made
     provided always that no restriction shall be placed in respect of
     deliveries solely by reason of a day being a Holy Day

10.  where appropriate proposals for consulting and thereafter complying in all
     proper respects with the proper requirements of the police and all relevant
     statutory authorities in respect of the delivery of materials for use in
     connection with the Tenant's Works

11.  proposals for complying in all respects with the safety and floor loading
     requirements of the Developer and/or CWCL notified in writing to the Tenant
     in respect of the storage of materials in connection with the Tenant's
     Works

12.  proposals for complying in all respects with the requirements of the
     Developer and/or CWCL notified in writing to the Tenant in respect of the
     security and protection of the Building and the Site and make arrangements
     satisfactory to the Developer and/or CWCL for the security and protection
     of the Tenant's Works and the materials being used in relation to the same

                                      -72-
<PAGE>

13.   proposals for complying in all respects with the CDM Regulations, with
      legislation in respect of Safety Health and Welfare and the reasonable
      safety requirements of the Developer and/or CWCL

14.   proposals for complying in all reasonable respects with the reasonable
      requirements and procedures of the Developer and/or CWCL promulgated and
      notified in writing to the Tenant from time to time in respect of security
      industrial relations and hours or working (other than any limitations
      imposed in respect of Holy Days)

15.   proposals for not obstructing or causing or permitting or suffering to be
      obstructed (save during the proper carrying out of any part of any
      Tenant's Works to the same) the means of access to:-

15.1  the vertical surfaces of the remainder of the Base Building Works;

15.2  plant machinery and equipment installed as part of the remainder of the
      Base Building Works;

15.3  any service ducts and risers;

15.4  any part of the Building, the Site and the Development Site

16.   proposals for keeping noise levels to a minimum so as not to cause
      nuisance to any occupiers of the remainder of the Development Site

                                      -73-
<PAGE>

                                  SCHEDULE 5
                                "Preliminaries"

1.    All management and site supervision staff directly and properly engaged by
      the Developer to carry out the overall management of the construction of
      the Base Building Works (whether employees of the Developer or CWCL or
      not)

2.    Temporary office accommodation and welfare facilities for the Developer's
      and/or CWCL's own management and site supervision staff

3.    Provision of office equipment for use by the Developer's and/or CWCL's own
      management and site supervision, staff comprising; furniture, stationery,
      telephones, facsimile machines, I.T. equipment including construction
      information systems, postage, couriers, document management systems and
      associated consumables

4.    Provision of and payment of costs and charges in respect of:-

4.1   Telephone and fax calls, incurred by the Developer's and/or CWCL's own
      management staff;

4.2   Water, electricity and gas used on Site;

4.3   Reproduction of drawings and documents

5.    Provision of central/shared and/or common use facilities for the
      Developer's and/or CWCL's and Trade Contractors' use and overall site
      safety limited to:-

5.1   Fixed location tower cranes including all associated operatives for
      durations appropriate for the fitting out programme (for the avoidance of
      doubt all other cranage/lifting equipment is provided by the relevant
      Trade Contractors)

5.2   Material and/or personnel hoists including all associated operatives
      appropriate to the fitting out programme, (temporary use may be made of
      the permanent lift installation)

5.3   Site welfare facilities comprising toilets, washrooms, drying rooms and
      canteen

5.4   Site first aid facilities

5.5   Temporary power and lighting comprising:

      5.5.1  Background Health & Safety lighting to all necessary areas

      5.5.2  110v power supply

      5.5.3  temporary heating and plumbing

      (for the avoidance of doubt task lighting and special power supplies
      beyond 110v are provided by the Trade Contractors)

5.6   temporary water supply

5.7   temporary barriers, construction barricades and/or scaffolding required to
      comply with current legislation in respect of current Health & Safety and
      CDM Regulations. (For the avoidance of doubt scaffolding/access equipment
      directly required for access to construct the works will be provided by
      the Trade Contractors)

                                      -74-
<PAGE>

5.8   general purpose labour gangs for removal of rubbish off site from a
      central site location including disposal

5.9   central loading/unloading area and the generation of loading areas/docks.
      (For the avoidance of doubt, plant and equipment for unloading of Trade
      Contractors materials will be provided by the Trade Contractors)

5.10  site survey and equipment for the provision of main control points for
      setting out the works

5.11  space within the Canary Wharf and Canary Wharf South Development for Trade
      Contractors to locate their own temporary offices, storage containers and
      the like.  (Such temporary offices, storage containers and the like to be
      provided direct by the Trade Contract)

6.    Providing safety measures to comply with Health & Safety at Works Act
      1974, Environmental Protection Act 1990, CDM Regulations and any statutory
      modification or re-enactment thereof

7.    Other sundry costs and charges incurred by the Developer and/or CWCL
      including:-

7.1   Maintenance, repairs and cleaning to facilities and services referred tin
      in Clauses 2 - 5 of this Schedule

7.2   Provision of independent witness/inspection services

7.3   Refreshments at project/site meetings

7.4   Provision of the Developer's and the Tenant's progress photographs

7.5   Travelling and hotel expenses and reasonable out of pocket expenses
      incurred by the Developer's own management and site supervision staff

7.6   Provision of site communication and/or radio systems for use by the
      Developer's own management and site supervision staff

7.7   Site security

                                      -75-
<PAGE>

Executed as a Deed by            )
HERON QUAYS PROPERTIES LIMITED   )
acting by                        )

                                 /s/ George Iacodescu
                                 ----------------------
                                 George Iacodescu
                                 Director

                                 /s/ John Garwood
                                 ----------------------
                                 John Garwood
                                 Secretary

Executed as a Deed by            )
THE NORTHERN TRUST COMPANY       )
acting by                        )

                                 /s/ David C. Blowers
                                 -----------------------
                                 David C. Blowers
                                 Authorised Signatory

                                 /s/ Douglas MacLennan
                                 -----------------------
                                 Douglas MacLennan
                                 Authorised Signatory

Executed as a Deed by            )
CANARY WHARF GROUP PLC           )
acting by                        )

                                 /s/ George Iacodescu
                                 ----------------------
                                 George Iacodescu
                                 Director

                                 /s/ John Garwood
                                 ----------------------
                                 John Garwood
                                 Secretary

                                      -76-<PAGE>

                                                              EXHIBIT (10)(xxix)
                                                               TO 2000 FORM 10-K

                             3003 SUMMIT BOULEVARD

                                LEASE AGREEMENT

                                BY AND BETWEEN

                PERIMETER SUMMIT PARCEL 3 LIMITED PARTNERSHIP,

                                  AS LANDLORD

                                      AND

                  NORTHERN TRUST RETIREMENT CONSULTING, LLC,

                                   AS TENANT
<PAGE>

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

<TABLE>
<CAPTION>
                                                                          PAGE
                                                                          ----
<S>                                                                       <C>
ARTICLE I................................................................    1

     Section 1.01 Premises...............................................    1
     Section 1.02 Term...................................................    4
     Section 1.03 Use....................................................    4
     Section 1.04 Survival...............................................    5

ARTICLE II...............................................................    5

     Section 2.01 Rental Payments........................................    5
     Section 2.02 Base Rental............................................    6
     Section 2.03 Additional Rental......................................    6
     Section 2.04 Operating Expenses.....................................    7

ARTICLE III..............................................................   14

     Section 3.01 Services...............................................   14
     Section 3.02 Keys and Locks.........................................   18
     Section 3.03 Graphics, Building Directory and Name..................   18
     Section 3.04 Parking................................................   18

ARTICLE IV...............................................................   19

     Section 4.01 Care of Premises.......................................   19
     Section 4.02 Entry for Repairs and Inspection.......................   19
     Section 4.03 Nuisance...............................................   19
     Section 4.04 Laws and Regulations; Rules of Building................   20
     Section 4.05 Legal Use and Violations of Insurance Coverage.........   20
     Section 4.06 Compliance with Legal Requirements.....................   20
     Section 4.07 Electronic Requirements................................   22

ARTICLE V................................................................   25

     Section 5.01 Leasehold Improvements.................................   25
     Section 5.02 Repairs by Landlord....................................   28
     Section 5.03 Repairs by Tenant......................................   29
     Section 5.04 American with Disabilities Act of 1990.................   29

ARTICLE VI...............................................................   30

     Section 6.01 Condemnation...........................................   30
     Section 6.02 Damages from Certain Causes............................   31
     Section 6.03 Casualty Clause........................................   31
     Section 6.04 Casualty Insurance.....................................   32
     Section 6.05 Liability Insurance....................................   32
     Section 6.06 Hold Harmless..........................................   33
     Section 6.07 Waiver of Claims and Subrogation Rights................   33
     Section 6.08 Insurance Requirements.................................   33
</TABLE>
<PAGE>

<TABLE>
<S>                                                                         <C>
ARTICLE VII..............................................................   34

     Section 7.01 Tenant Default and Landlord Remedies...................   34
     Section 7.02 Landlord Default and Tenant Remedies...................   36
     Section 7.03 Insolvency or Bankruptcy...............................   37
     Section 7.04 Late Payments..........................................   37
     Section 7.05 Attorney's Fees........................................   37
     Section 7.06 Waiver of Homestead....................................   38
     Section 7.07 No Waiver of Rights....................................   38
     Section 7.08 Holding Over...........................................   38
     Section 7.09 Subordination..........................................   38
     Section 7.10 Estoppel Certificate or Three-Party Agreement..........   39

ARTICLE VIII.............................................................   40

     Section 8.01 Sublease or Assignment by Tenant.......................   40
     Section 8.02 Assignment by Landlord.................................   42
     Section 8.03 Peaceful Enjoyment.....................................   42
     Section 8.04 Limitation of Landlord's Personal Liability............   42
     Section 8.05 Force Majeure..........................................   43

ARTICLE IX...............................................................   43

     Section 9.01 Notices................................................   43
     Section 9.02 Miscellaneous..........................................   43
</TABLE>

EXHIBITS
--------

     Exhibit A    - Site Plan and Location of the Building
     Exhibit A-1  - Description of Land
     Exhibit B    - Floor Plan of Premises
     Exhibit C    - Building Standard Tenant Allowances
     Exhibit D    - Construction of Initial Leasehold Improvements
     Exhibit E    - Air Conditioning and Heating Services
     Exhibit F    - Building Rules and Regulations
     Exhibit G    - Commencement Date Agreement
     Exhibit H    - Special Stipulations
     Exhibit I    - Cleaning Specifications
     Exhibit J    - Form of Subordination, Non-Disturbance and Attornment
                    Agreement
     Exhibit K    - Project Construction Milestones
     Exhibit L    - Signage Specifications
     Exhibit M    - HVAC Specifications
     Exhibit N    - Form of Lease Guaranty

                                      ii
<PAGE>

                             3003 SUMMIT BOULEVARD

                                LEASE AGREEMENT

          THIS LEASE AGREEMENT is made and entered into on this 5th day of
November, 1999, by and between PERIMETER SUMMIT PARCEL 3 LIMITED PARTNERSHIP, a
Georgia limited partnership, whose address for purposes hereof is Five Ravinia
Drive, Atlanta, Georgia 30346-2102 (hereinafter called "Landlord"), and NORTHERN
TRUST RETIREMENT CONSULTING, LLC, a Delaware limited liability corporation,
(hereinafter called "Tenant") whose address for purposes hereof is, prior to the
commencement of the term of this lease, 400 Perimeter Center Terrace, Suite 850,
Atlanta, Georgia 30346, Attention: Director of Finance and, subsequent to the
commencement of the term of this lease, to 3003 Summit Boulevard, Suite ____,
Atlanta, Georgia 30319 (the address of the Premises within the Building) with a
copy to Fifty South LaSalle Street, Chicago, Illinois 60675, Attention:
Corporate Real Estate Manager;

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

                                   ARTICLE I
                                   ---------

     Section 1.01   Premises.
                    --------

     (a)  Subject to and upon the terms hereinafter set forth, and in
consideration of the sum of Ten Dollars ($10.00), the premises, and the mutual
covenants set forth herein, the receipt and sufficiency of which are hereby
acknowledged, Landlord does hereby lease and demise to Tenant and Tenant does
hereby lease and take from Landlord those certain premises (hereinafter
sometimes called the "Premises") in the building to be constructed by Landlord
at 3003 Summit Boulevard (said building together with the Parking Facility
[defined below] and all improvements located thereon or specifically related
thereto, hereinafter collectively referred to as the "Building") on that certain
tract or parcel of land more particularly described in Exhibit A, attached
                                                       ---------
hereto and incorporated herein (the "Land") which comprises a portion of a
larger tract of land originally containing approximately 83 acres located in
DeKalb County, Georgia, more particularly described on Exhibit A-1, attached
                                                       -----------
hereto and incorporated herein (said tract of land described on Exhibit A-1
                                                                -----------
being hereinafter referred to as "Perimeter Summit"), such Premises being more
particularly described as follows:

     Approximately 127,611 square feet of rentable area on the First (1/st/)
through Sixth (6/th/) and Ninth (9/th/) Floors of the Building and as generally
described or depicted on Exhibit B, attached hereto and incorporated herein.
                         ---------

     The leasing of the Premises by Landlord to Tenant shall also include the
appurtenant right for Tenant to use, without charge, in common with the other
tenants of the Building, all driveways, accessways, sidewalks, landscaped areas,
lobbies, elevators, entrances, driveways and
<PAGE>

other common areas on the Project as shown on the Building Plans and as
designated by Landlord from time to time for the general use of the tenants of
the Building as well as all entrances and other similar areas in Perimeter
Summit which provide access from any public road to the Building and which are
for the general use of the tenants and invitees of the Project pursuant to the
terms of the Declaration (defined below). Tenant agrees that Landlord may change
the designation of such common areas from time to time, so long as such changes
do not materially, adversely affect Tenant's use of and access to the Premises.

     (b)  The term "rentable area", as used herein, shall refer to the rentable
area of the Premises which has been determined by calculating the useable area
of the Premises in accordance with the "Standard Method for Measuring Floor Area
in Office Buildings," published by the Secretariat, Buildings Owners and
Managers Association International (ANSI/BOMA Z65-1996), approved June 7, 1996
and applying a "load" or "add on" factor of 9.5% with respect to single tenant
floors and a factor of 15.5% with respect to multi-tenant floors ("BOMA
Standards").  Unless otherwise specifically designated, all references to square
footage or square feet in this lease are to rentable square footage or square
feet.

     The rentable area of the Premises shall be calculated, on a preliminary
basis, by Landlord's architect when floor plans for the Premises are complete
(subject to final, conclusive determination as described in subparagraph (c)
below), in accordance with the definitions and methodology contained in this
lease. Upon such determination by Landlord's architect, the rentable area of the
Premises (as well as all other calculations herein which are based upon such
rentable area including, without limitation, the Base Rental, Tenant's Forecast
Additional Rental, Tenant's Additional Rental and the Tenant Improvement
Allowance, as that term is defined in Exhibit C) shall be adjusted to reflect
                                      ---------
the number of square feet of rentable area determined by such calculation.

     "Parking Facility" shall mean the parking deck to be constructed on the
Land pursuant to the Building Plans (which will contain approximately 1500
spaces), together with any connecting walkways, or other means of access to the
Building and the grounds related thereto.

     (c)  On or before the Landlord Floor Delivery Date (as that term is defined
in Exhibit D) Landlord's architect shall verify by field measurement the
   ---------
rentable area of the Premises and the Building according to the foregoing BOMA
Standards (or if unable to verify by field measurement, Landlord shall field
measure the rentable area of the Premises) and, shall deliver to Tenant
Landlord's calculation of the exact number of square feet of rentable area
within the Premises and the Building.  Tenant shall have the right to object to
Landlord's calculation by delivering written notice to Landlord within twenty
(20) days after Landlord delivers to Tenant such notice, failing which Tenant
shall be deemed to have agreed that all information contained in Landlord's
notice is correct.  If Tenant objects to Landlord's calculation within said 20-
day period, Tenant shall have the right to have Tenant's architect verify by
field measurement (or field measure as Tenant's architect reasonably deems
appropriate) the rentable area of the Premises and the Building according to
BOMA Standards, the results of which Tenant shall certify to Landlord within
forty-five (45) days after Tenant's notice to Landlord that Tenant objects to
Landlord's calculation.  In the event that Tenant's architect's calculation of
rentable area of the Premises and the Building is within three percent (3%) of
the initial determination

                                       2
<PAGE>

made by Landlord's architect, then Landlord's architect's calculation shall be
final and binding upon Landlord and Tenant. If Tenant's architect's calculation
of the number of rentable area is more than three percent (3%) greater than or
lesser than the initial determination made by Landlord's architect and Landlord
does not dispute Tenant's measurement within twenty (20) days of Tenant's
written certification, then Tenant's calculation shall be final and binding upon
Landlord and Tenant. If Landlord notifies Tenant within such 20-day period that
Landlord disputes Tenant's architect's determination, and if Landlord and Tenant
are unable to resolve their disagreement within a 15-day period after Landlord's
notice, the parties shall mutually agree upon an experienced, qualified
architect to resolve such disagreement. The architect must not have been
employed by either party previously and must have ten (10) years experience
immediately prior to the date in question designing high-rise office buildings.
If the parties are unable to agree on an architect within ten (10) days after
the expiration of such 15-day period, either party may apply to the Atlanta
Chapter of the American Institute of Architects for designation of an architect.
The architect shall resolve the disagreement within thirty (30) days of his/her
selection. The decision of such architect shall be final and binding upon both
Landlord and Tenant. Upon determination by arbitration, the rentable area of the
Premises shall replace the rentable area of the Premises as shown in Section
1.01(a) and as defined in Section 1.01(b) and shall be deemed to be the rentable
area of the Premises and the Building for all purposes under this lease. All
payments of Base Rental (defined below), Tenant's Forecast Additional Rental
(defined below), Tenant's Additional Rental Adjustment (defined below), and all
other payments of rent and other amounts of money which are calculated based
upon the rentable area of the Premises and the Building shall be adjusted
accordingly but until finally determined shall be based upon the initial
determination of rentable area by Landlord.

     (d)  After the Commencement Date (defined below), Landlord shall deliver to
Tenant Exhibit G, attached hereto and incorporated herein, which shall contain
       ---------
an acknowledgment (i) of the date upon which the Commencement Date of this lease
occurred, (ii) that Landlord has achieved substantial completion of the Project,
and (iii) that Landlord has fully disbursed the Allowance to Tenant (or if not
fully funded by Landlord, then a reconciliation of the same).  Tenant shall have
the right to object to Exhibit G by delivering written notice to Landlord within
                       ---------
twenty (20) days after Landlord delivers Exhibit G to Tenant, failing which
                                         ---------
Tenant shall be deemed to have agreed that all information contained in Exhibit
                                                                        -------
G is correct.  If Tenant objects to Exhibit G within said 20-day period,
-                                   ---------
Landlord and Tenant shall work together to resolve their differences and, after
such differences have been resolved, Landlord shall execute Exhibit G and
                                                            ---------
deliver same to Tenant.  If Landlord and Tenant are unable to agree upon the
Commencement Date or any other matter set forth in Exhibit G within ten (10)
                                                   ---------
days after Tenant objects to such matters, then the arbitration process set
forth above in subparagraph (c) shall be followed by Landlord and Tenant to
resolve such disagreements.  Upon Tenant agreeing or being deemed to have agreed
that all information contained in Exhibit G is correct, the Commencement Date as
                                  ---------
shown on Exhibit G shall be the Commencement Date for purposes of Section
         ---------
1.02(a) of this lease and for all other purposes under this lease.

     (e) Notwithstanding anything to the contrary contained in this Section
1.01, (i) Landlord agrees that in no event will the rentable area (as finally
determined or agreed upon) increase more than ten percent (10%) from the
rentable area of the Premises initially set forth in this lease (subject,
however, to Tenant's exercise of rights to increase the rentable area of the

                                       3
<PAGE>

Premises by leasing additional space in the Building, in which case, the
rentable area of the Premises will not increase by more than ten percent (10%)
from the rentable area of the Premises as set forth in the amendment evidencing
such additional space) and in the event that the rentable area of the Premises
(as finally determined or agreed upon), as provided in subparagraph (c) above,
increases by more than ten percent (10%), then the increase shall be capped at
ten percent (10%), and (ii) in the event that the rentable area of the Premises
is finally determined, as provided in subparagraph (c) above, to have increased
by more than five percent (5%) from the rentable area of the Premises set forth
in this lease (subject, however, to Tenant's exercise of rights to increase the
rentable area of the Premises by leasing additional space in the Building), then
Tenant shall have the right to reduce the rentable area of any partial floor
leased by Tenant above the lobby level (or, if the then existing Premises do not
contain any partial floor, then, with respect to the uppermost floor leased as
part of the Premises) by an amount necessary to reduce the overall rentable area
of the Premises to a rentable amount equal to or more than the original amount
of rentable area set forth herein and less than five percent (5%) more than such
amount (such portion of the Premises shall be known as the "Reduced Premises").
Such election by Tenant shall be made by Tenant within ten (10) days after the
final determination or agreement (or deemed agreement) of the rentable area of
the Premises by notice to Landlord.  Such notice shall contain the new rentable
area of the partial floor to be leased by Tenant (if any) and Tenant agrees that
such remaining rentable areas of the partial floor shall be of a size and
configuration so as to be readily leasable by Landlord.  All Reduced Premises
shall become part of Expansion Space A.  If and to the extent Tenant has
received any portion of the Allowance (as that term is defined in Exhibit C)
                                                                  ---------
relating to the Reduced Premises, such portion shall be attributed to the
unfunded portion (if any) of the Allowance relating to the balance of the
Premises and Tenant agrees to promptly refund all or any portion of the
Allowance with respect to the Reduced Premises to Landlord if and to the extent
the Allowance is already fully funded as to the balance of the Premises.

     Section 1.02   Term.
                    ----

     (a)  Subject to and upon the terms and conditions set forth herein, or in
any exhibit hereto, the term of this lease shall commence on the Commencement
Date and shall expire fifteen (15) years after the Commencement Date at 6:00
P.M.

     (b)  As used herein, "Commencement Date" means the later to occur of (i)
the Completion Date, as such term is defined in Part III.1 of Exhibit D attached
                                                              ---------
hereto and incorporated herein or (ii) the date upon which Landlord achieves
Substantial Completion of the Project, as defined in Exhibit D; provided,
                                                     ---------
however, in the event that Tenant commences to occupy the Premises (or any
portion thereof) prior to the Commencement Date for the conduct of business,
then Tenant shall pay to Landlord Tenant's Additional Rental (less Tenant's
Percentage Share of real estate taxes) with respect to the applicable portion of
the Premises Tenant occupies during such early occupancy period.  For purposes
of the preceding sentence, Tenant shall be deemed to occupy all of the Premises
on a full floor as soon as Tenant occupies any space on the applicable floor for
the conduct of Tenant's business therein.

     Section 1.03   Use.  Tenant shall have the right to use the Premises for
                    ---
any lawful business in which Tenant is engaged from time to time, including, but
not limited to, financial services, consulting services and retirement benefit
services. In addition, Tenant may use the

                                       4
<PAGE>

Premises for any general office and administrative purposes of a type reasonable
and customary for first-class office buildings. Tenant shall not use the
Premises for any other purposes. Notwithstanding the foregoing, the Premises
shall not be used for any purpose which would create unreasonable elevator loads
or over utilize the capacity of the Building Systems in excess of those
specifications described in this lease, and Tenant shall not engage in any
activity which is not in keeping with the first-class standards of the Building.
In no event shall the Premises be used for the purpose of installing, marketing,
operating, or providing electronic telecommunications, information or data
processing, storage or transmissions, or other electronic office services or
equipment for tenants or other occupants of the Building on a shared-usage basis
through a central switch or a local area network. Further, Tenant hereby agrees
that, the Premises shall not be used for a retail purpose. Landlord hereby
acknowledges and agrees, however, that the rendering of Tenant's business
services from the Premises to invitees and prospective customers (whether by
telephone or in person) shall not constitute operation of the Premises for a
retail purpose.

     Section 1.04   Survival.  Any claim, cause of action, liability or
                    --------
obligation arising during the term of this lease and under the provisions hereof
in favor of a party hereto against or obligating the other party hereto shall
survive the expiration or any earlier termination of this lease.

                                  ARTICLE II
                                  ----------

     Section 2.01   Rental Payments.
                    ---------------

     (a)  Commencing on the Commencement Date, and continuing thereafter
throughout the full term of this lease, Tenant hereby agrees to pay the Base
Rental (defined below) in accordance with this Section 2.01 and Section 2.02,
and Tenant's Forecast Additional Rental (defined below) and Tenant's Additional
Rental Adjustment (defined below) and all other sums, charges or payments which
Tenant is obligated to make to Landlord under this lease (collectively,
hereafter called "rent") in accordance with this Section 2.01 and Section 2.03.
The Base Rental and Tenant's Forecast Additional Rental shall be due and payable
in equal monthly installments on the first day of each calendar month during the
initial term of this lease and any extensions or renewals hereof, and Tenant
hereby agrees to so pay such rent to Landlord at Landlord's address as provided
herein (or such other address as may be designated by Landlord from time to time
by written notice to Tenant) monthly in advance.

     (b)  If the Commencement Date is other than the first day of a calendar
month or if this lease expires on other than the last day of a calendar month,
then the installments of Base Rental and Tenant's Forecast Additional Rental for
such month or months shall be prorated and the installment or installments so
prorated shall be paid in advance.  Said installments for such prorated month or
months shall be calculated by multiplying the equal monthly installment by a
fraction, the numerator of which shall be the number of days of the lease term
occurring during said commencement or expiration month, as the case may be, and
the denominator of which shall be thirty (30).  If the term of this lease
commences or expires on other than the first day of a calendar year, Tenant's
Forecast Additional Rental and Tenant's Additional Rental shall be

                                       5
<PAGE>

prorated for such commencement or expiration year, as the case may be, by
multiplying Tenant's Forecast Additional Rental and Tenant's Additional Rental
by a fraction, the numerator of which shall be the number of whole and partial
months of the lease term during the commencement or expiration year, as the case
may be, and the denominator of which shall be twelve (12). In such event the
calculation described in Section 2.03(d) shall be made as soon as possible after
the termination of this lease. Landlord and Tenant hereby agree that the
provisions of this Section 2.01(b) shall survive the expiration or termination
of this lease.

     (c)  Tenant agrees to pay all rent and other sums of money as shall become
due from and payable by Tenant to Landlord under this lease at the times and in
the manner provided in this lease, without abatement, demand, set-off or
counterclaim, except as expressly provided in this lease.  All rent and other
sums of whatever nature owed by Tenant to Landlord under this lease shall bear
interest from thirty (30) days after written notice from Landlord to Tenant that
Tenant has failed to pay such rent and other sums when due until paid by Tenant
at the lesser of (i) a per annum rate equal to the "prime rate" as published in
the Wall Street Journal (or if such publication is discontinued then as
published by a similarly nationally recognized financial publication selected by
Landlord in its sole but reasonable discretion) plus two percent (2%) or (ii)
the maximum interest rate per annum allowed by law ("Interest Rate").

     Section 2.02   Base Rental.
                    -----------

     Throughout the full term of this lease, Tenant hereby agrees to pay a base
annual rental ("Base Rental") as set forth in Special Stipulation No. 1 attached
hereto as Exhibit H and incorporated herein by this reference.
          ---------

     Section 2.03   Additional Rental.
                    -----------------

     (a)  Commencing with the calendar year in which the Commencement Date
occurs and continuing thereafter for each calendar year during the full term of
this lease, Landlord shall present to Tenant prior to December 15 of the
preceding calendar year (or for the calendar year in which the lease term
commences, at least thirty (30) days prior to the Commencement Date) a statement
of Tenant's Forecast Additional Rental.  Landlord's initial statement of
Tenant's Forecast Additional Rental shall not be greater than one hundred six
percent (106%) of Tenant's Forecast Additional Rental for the immediately
preceding year, except if and to the extent Landlord can reasonably verify to
Tenant anticipated increases in Operating Expenses otherwise allowable under the
terms of this lease which will cause Additional Rental to exceed such limit.
Further, upon final determination of Tenant's Additional Rental for any calendar
year, Landlord's initial statement of Tenant's Forecast Additional Rental for
the next subsequent calendar year may be revised by Landlord, but shall not be
greater than one hundred six percent (106%) of Tenant's Additional Rental for
the immediately preceding calendar year, except if and to the extent Landlord
can reasonably verify to Tenant anticipated increases in Operating Expenses
which will cause Tenant's Additional Rental to exceed such limit.

     (b)  As used herein, "Tenant's Forecast Additional Rental" shall mean
Landlord's reasonable estimate of Tenant's Additional Rental (defined below) for
the coming calendar year (or, in the calendar year in which the lease term
commences, for such calendar year).

                                       6
<PAGE>

     (c)  "Tenant's Additional Rental," as that term is used herein, shall be
computed on a calendar year basis and shall mean the sum of (i) Tenant's
Percentage Share (defined below) of Operating Expenses (defined below), plus
(ii) a management fee contribution equal to the sum of (A) three percent (3%)
times the Base Rental for such calendar year (regardless of any Base Rental
abatement granted to Tenant), and (B) three percent (3%) times Operating
Expenses allocable to the Premises and payable by Tenant based upon Tenant's
Percentage Share.  As used herein, "Tenant's Percentage Share" shall mean a
fraction, the numerator of which is the total number of square feet of rentable
area within the Premises and the denominator of which is the greater of (i)
ninety five percent (95%) of the total square footage of all rentable area in
the Building available for lease (whether or not leased), or (ii) the total
square footage of all rentable area in the Building actually leased.

     (d)  No later than one hundred twenty (120) days after the end of the
calendar year in which the Commencement Date occurs and of each calendar year
thereafter during the term of this lease, Landlord shall provide Tenant a
statement, prepared by a certified public accounting firm, detailing the
Operating Expenses for each such calendar year and a statement prepared by
Landlord comparing Tenant's Forecast Additional Rental with Tenant's Additional
Rental.  In the event that Tenant's Forecast Additional Rental exceeds Tenant's
Additional Rental for said calendar year, Landlord shall pay Tenant (in the form
of a credit against rentals next due or, upon expiration of this lease, in the
form of a cash payment made within thirty (30) days of the final determination
of Tenant's Additional Rental) an amount equal to such excess.  In the event
that the Tenant's Additional Rental exceeds Tenant's Forecast Additional Rental
for said calendar year, Tenant hereby agrees to pay Landlord, within thirty (30)
days of receipt of the statement, an amount equal to such difference ("Tenant's
Additional Rental Adjustment").

     Section 2.04   Operating Expenses.
                    ------------------

     (a)  "Operating Expenses", for each calendar year, shall consist of (i) all
Operating Expenses (defined below) for the Building and the Land (the Building
and the Land being hereinafter referred to collectively as the "Project"), plus
(ii) an amount equal to the product of the total maintenance, landscape
maintenance, taxes, repairs, utilities, insurance and other Operating Expenses
accruing during each such calendar year for the tracts of land within Perimeter
Summit designated or maintained from time to time as common areas, including
those areas which are for the benefit of the occupants of the Project whether or
not so designated or maintained as common areas, multiplied by the lesser of (x)
a fraction, the numerator of which shall equal the total square footage of all
rentable area in the Building and the denominator of which shall equal the total
square footage of the permitted floor area in Perimeter Summit, as more
particularly described in that certain Perimeter Summit Declaration of Easements
(the "Declaration"), as the same may be modified from time to time during the
applicable calendar year, or (y) such percentage as Landlord may designate from
time to time.

     (b)  For the purposes of this lease, "Operating Expenses" shall mean all
reasonable expenses, costs and accruals (excluding therefrom, however, specific
costs billed to or otherwise incurred for the particular benefit of specific
tenants of the Building or to other buildings or projects within Perimeter
Summit) of every kind and nature, computed on an accrual basis,

                                       7
<PAGE>

incurred or accrued in connection with, or relating to, the operation of the
Project and said common areas during each calendar year, including, but not
limited to, the following:

          (1)  wages and salaries, including taxes, insurance and benefits, of
     all on and off-site employees engaged in operations, maintenance or access
     control, allocated as described in Section 2.04(c)(11) below;

          (2)  cost of all supplies, tools, equipment and materials to the
     extent used in operations and maintenance, as reasonably allocated by
     Landlord;

          (3)  cost of all utilities including, but not limited to, cost of
     electricity, cost of water and cost of power for heating, lighting, air
     conditioning and ventilating;

          (4)  cost of all maintenance and service agreements and the equipment
     therein, including, but not limited to, security service, garage
     operations, window cleaning, elevator maintenance, janitorial service and
     landscaping maintenance;

          (5)  cost of repairs and general maintenance (excluding repairs,
     alterations and general maintenance paid by proceeds of insurance);

          (6)  amortization (on a straight-line basis with a reasonable, market
     finance charge) of cost of acquiring and installing any system, apparatus,
     device, or equipment which is installed for the principal purpose of (i)
     reducing Operating Expenses (but the annual amortization included may not
     exceed the reasonably projected annual reduction), (ii) promoting safety
     (amortized as described above over a time period consistent with customary
     accounting practices of reputable owners of similar buildings employing
     sound, accepted accounting procedures) or (iii) complying with governmental
     requirements which become effective after the Commencement Date (amortized
     as described above over a time period consistent with customary accounting
     practices of reputable owners of similar buildings employing sound,
     acceptable accounting procedures);

          (7)  cost of all insurance, including, but not limited to, cost of
     casualty, rental abatement and liability insurance, and insurance on
     Landlord's personal property, plus cost of all deductible payments made by
     Landlord in connection therewith; and

          (8)  all taxes, assessments and governmental charges, whether or not
     directly paid by Landlord, whether federal, state, county or municipal and
     whether they be by taxing districts or authorities presently taxing the
     Project or by others subsequently created or otherwise, and any other taxes
     and assessments attributable to the Project or its operation, excluding,
     however, taxes and assessments attributable to the personal property of
     other tenants, federal and state taxes on income, death taxes, franchise
     taxes, business license taxes, impact fees, any taxes imposed or measured
     on or by the income of Landlord from the operation of the Project and taxes
     attributable to an increased assessment resulting from a sale of the
     Project if such assessment does not accurately reflect the fair market
     value of the Project as compared to other comparable office projects;
     provided, however, that if at any time during the term of this lease, the
     present method of taxation or assessment shall

                                       8
<PAGE>

    be so changed that the whole or any part of the taxes, assessments, levies,
    impositions or charges now levied, assessed or imposed on real estate and
    the improvements thereon shall be discontinued and as a substitute therefor,
    or in lieu of (in whole or in part), taxes, assessments, levies, impositions
    or charges shall be levied, assessed or imposed, wholly or partially, as a
    capital levy or otherwise, on the rents received from the Project or the
    rents reserved herein or any part thereof, then such substitute taxes,
    assessments, levies, impositions or charges, to the extent so levied,
    assessed or imposed with respect to the Project, shall be deemed to be
    included within Operating Expenses; Landlord agrees to use commercially
    reasonable efforts to minimize real estate taxes applicable to the Project.
    Consultation, legal fees and costs resulting from any challenge of tax
    assessments as reasonably allocated by Landlord shall also be included in
    Operating Expenses. Landlord shall promptly apply as a credit to the next
    installments of rent accruing (or refund to Tenant in cash) Tenant's
    Percentage Share of any refund, rebate or return of taxes or assessments.

          In the event that the ad valorem tax assessment of the Property for
    any calendar year after the earlier of (i) the expiration of the initial
    term of this lease or (ii) any repeal or recession of the Tax Abatement
    Process (defined below) increases by more than five percent (5%) from the
    prior year's assessment, Tenant shall have the right to cause Landlord to
    contest or protest, through appropriate legal proceedings, such increased
    assessment. If Landlord elects not to challenge the tax assessment for the
    Project in any such year, Landlord shall notify Tenant at least thirty (30)
    days prior to the last date for filing any such challenge and Tenant shall
    have the right to file such challenge in Landlord's name. Landlord will
    cooperate with Tenant in connection with any such challenge. The cost of any
    such challenge by Tenant shall be borne by Tenant but, if Tenant is
    successful in obtaining a reduced assessment or tax refund, Tenant shall be
    entitled to recoup its reasonable out-of-pocket expenses from the refund
    before the refund is disbursed to the tenants of the Building (including
    Tenant) on a pro rata basis. Tenant may only contest the amount or validity
    of any real estate taxes by appropriate proceedings and only if the Project
    or any part thereof would not by reason of such postponement or deferment be
    in danger of being forfeited or lost. Landlord shall not be subjected to any
    liability for the payment of any costs or expenses in connection with any
    such proceedings or any increased assessment of the Project which results
    from such proceeding, and Tenant shall indemnify and save harmless Landlord
    from any such costs or expenses incurred by Landlord during the term of this
    lease. It is agreed that Tenant will be responsible for ad valorem taxes on
    its personal property and on the value of the leasehold improvements in the
    Premises but only to the extent that the taxing authorities separately
    assess Tenant's leasehold improvements.

    (c)   Notwithstanding the foregoing, Operating Expenses shall not include
    the following:

          (1)  Costs associated with the operation of the business of the
    ownership or entity which constitutes "Landlord", as distinguished from the
    costs of building operations, including, but not limited to, partnership
    accounting, consulting and legal matters, costs of defending any lawsuits
    with any mortgagee (except as the actions of any tenant may be in issue),
    costs of selling, syndicating, financing, mortgaging or

                                       9
<PAGE>

     hypothecating any of Landlord's interest in the Building, costs of any
     disputes between Landlord and its employees (if any) not engaged in
     Building operations, disputes of Landlord with Building management, or
     outside fees paid in connection with disputes with other tenants;

          (2)  Costs incurred in connection with the original construction of
     the Building (such as, but not limited to, impact fees) or in connection
     with any capital expenditure in the Building, including but not limited to
     the addition or deletion of floors, except as expressly set forth in
     Section 2.04(b)(6);

          (3)  Costs of alterations or improvements to the Premises or the
     premises of other tenants (as compared to repairs or maintenance);

          (4)  Depreciation, interest and principal payments on mortgages and
     other debt costs (directly related to financing the Project), if any;

          (5)  Costs of correcting defects in or inadequacy of the initial
     design or construction of the Building;

          (6)  Expenses directly resulting from the gross negligence and/or
     willful misconduct of Landlord, its agents, servants or employees;

          (7)  Legal fees, space planners' fees, real estate brokers' leasing
     commissions, and advertising expenses incurred in connection with the
     development or leasing of the Building;

          (8)  Costs for which Landlord is reimbursed by its insurance carrier
     or any tenant's insurance carrier (excluding deductibles);

          (9)  Any bad debt loss, rent loss, or reserves for bad debts or rent
     loss;

          (10) The expense of any services provided to other tenants in the
     Building which are in excess of the services made available to Tenant under
     this lease;

          (11) Wages and salaries of management or supervising employees offsite
     above the level of senior property manager; the wages of any employee who
     does not devote substantially all of his or her time to the Building (such
     as senior property manager) shall be equitably apportioned among all
     projects for which such employee performed services based upon the time
     such employee spent on each project relative to the total time devoted by
     such employee to all projects;

          (12) Fines and penalties;

          (13) Amounts paid as ground rental by Landlord;

          (14) Any recalculation of or additional Operating Expenses actually
     incurred more than two (2) years prior to the year in which Landlord
     proposes that such costs be included;

                                       10
<PAGE>

          (15) Capital expenditures required by Landlord's failure to comply
     with laws enacted before the date the Building's Certificate of Occupancy
     is validly issued;

          (16) Costs incurred by Landlord with respect to goods and services
     (including utilities sold and supplied to tenants and occupants of the
     Building) to the extent that Landlord is entitled to and actually receives
     reimbursement for such costs directly from such tenant(s);

          (17) Costs, including permit, license and inspection costs, incurred
     with respect to the installation of tenant improvements made for new
     tenants in the Building or incurred in renovating or otherwise improving,
     decorating, painting or redecorating vacant space for tenants or other
     occupants of the Building;

          (18) Costs incurred by Landlord for alterations which are considered
     capital improvements under generally accepted accounting principles,
     consistently applied, except as set forth in Section 2.04(b)(7) above;

          (19) Any costs paid to Landlord or to subsidiaries or affiliates of
     Landlord for services in the Building to the extent the same exceeds the
     costs of such services rendered by unaffiliated third parties on a
     competitive basis (solely to the extent of the costs in excess of
     competitive costs);

          (20) Rentals and other related expenses incurred in leasing air
     conditioning systems, elevators or other equipment ordinarily considered to
     be of a capital nature, except equipment not affixed to the Building which
     is used in providing janitorial or similar services and except for
     temporary rentals that are necessitated by an emergency;

          (21) Electric power costs for which any tenant directly contracts with
     the local public service company;

          (22) Expenses including, without limitation, legal, accounting or
     consulting fees in connection with third party Landlord/tenant disputes in
     the Building;

          (23) Any costs to repair or restore any portion of the Project
     following a condemnation or a casualty (except to the extent of a
     commercially reasonable deductible amount);

          (24) Any costs incurred by Landlord to correct any violation of any
     laws, ordinances, rules, regulations, permits or licenses in effect as of
     the Commencement Date of this lease;

          (25) Costs incurred to remove, encapsulate or remediate asbestos or
     any Hazardous Materials (as defined in Section 4.05(b)), except Hazardous
     Materials caused by Tenant or its agent or employees or except to the
     extent such expenses qualify for inclusion pursuant to Section 2.04(b)(6).

          (26) Costs associated with the development, leasing, landscaping,
     taxes, maintenance or sale of or any other costs attributable to pad sites,
     development sites or

                                       11
<PAGE>

     any other nonProject areas within Perimeter Summit which are not common
     areas which benefit the Project.

     It is understood that Operating Expenses shall be reduced by all cash
discounts, trade discounts, or quantity discounts received by Landlord or
Landlord's managing agent in the purchase of any goods, utilities, or services
in connection with the operation of the Building.  In the calculation of any
expenses hereunder, it is understood that no expense shall be charged in
duplicate.  Landlord shall use commercially reasonable efforts to effect an
equitable proration of bills for services rendered to the Building and to any
other property owned by Landlord.  Landlord agrees to keep books and records
showing the Operating Expenses in accordance with a system of generally accepted
accounting practices consistently maintained on a year-to-year basis.

     (d)  Notwithstanding any language contained herein to the contrary, Tenant
hereby agrees that, during any calendar year in which the entire Building is not
provided with Building Standard Services or is not at least ninety-five percent
(95%) occupied on average throughout the calendar year, Landlord shall compute
all Variable Operating Costs (defined below) for such calendar year as though
the entire Building were provided with Building Standard Services and were
ninety-five percent (95%) occupied.  For purposes of this lease the term
"Variable Operating Costs" shall mean any operating cost that varies with the
level of occupancy of the Building (e.g. tenant utilities and tenant cleaning
services, but the parties expressly agree that real estate taxes for the entire
Project and janitorial and HVAC service to all unleased portions of the Building
shall not be included in Variable Operating Expenses).  In the event that
Landlord excludes from "Operating Expenses" any specific costs billed to or
otherwise incurred for the particular benefit of specific tenants of the
Building, or to other buildings or projects within Perimeter Summit, Landlord
shall have the right to increase "Operating Expenses" by an amount equal to the
cost of providing standard services similar to the services for which such
excluded specific costs were billed or incurred.  In no event shall Landlord
receive from all tenants of the Building more than one hundred percent (100%) of
any Operating Expenses.

     (e)  Landlord acknowledges and agrees that (i) Landlord has entered into a
development bond financing arrangement (the "Tax Abatement Process") with the
Development Authority of DeKalb County, a public body corporate and political of
the State of Georgia (the "Development Authority"), whereby the Project will
receive favorable ad valorem tax treatment in calendar years 2001 through and
including 2016 with respect to DeKalb County, Georgia ad valorem taxes, and (ii)
Tenant shall receive its Proportionate Share of any actual tax reduction, rebate
or abatement (the "Tax Savings") based upon Tenant's Proportionate Share of  the
rentable area of the Building.  Landlord hereby represents and warrants that the
proposed Tax Savings are not conditioned or contingent upon Tenant assuring any
initial or continued level of employed personnel occupying the Premises.  In the
event the Tax Abatement Process is completed and approved by DeKalb County, but
is later rescinded, or if the Tax Abatement Process is not completed and
approved by DeKalb County, then Landlord shall adjust Tenant's Additional Rental
in each year during the initial term of this lease to reflect Tax Savings equal
to the amounts referenced below in each calendar year:

                                       12
<PAGE>

Calendar Year                      Minimum Tax Savings
-------------                      -------------------
                         (per annum per rentable square foot of
                             rentable area in the Premises)

  2001 (partial)                           $0.75
  2002                                     $0.72
  2003                                     $0.67
  2004                                     $0.62
  2005                                     $0.58
  2006                                     $0.52
  2007                                     $0.47
  2008                                     $0.34
  2009                                     $0.28
  2010                                     $0.14
  2011                                     $0.15
  2012                                     $0.15
  2013                                     $0.16
  2014                                     $0.16
  2015                                     $0.16
  2016 (partial)                           $0.16

     Tenant's minimum Tax Savings during any partial calendar year during the
term of this lease shall be prorated by multiplying the minimum Tax Savings by a
fraction, the numerator of which is the number of days in the term of this lease
in such partial calendar year and the denominator of which is 364.  Further, in
the event that the Tax Abatement Process is not completed and approved by DeKalb
County on or before November 15, 1999, then Tenant shall have the right to
terminate this lease with written notice to Landlord on or before December 15,
1999, and Tenant shall have no further obligations or liabilities hereunder.

     (f)  In the event that within eight (8) months after Tenant's receipt of
Landlord's statement of Operating Expenses for the prior calendar year, Tenant
reasonably believes that certain of the Operating Expenses charged by Landlord
include costs that are not properly included within the term "Operating
Expenses" or that Landlord has erred in calculating the same in accordance with
the terms and conditions of this lease, Tenant shall have the right to audit
Landlord's books and records and dispute any portion of such statement in
accordance with this paragraph.  Tenant shall exercise such audit right by
providing Landlord with a written notice of Tenant's exercise of such audit
right within such 8-month period and a statement enumerating reasonably detailed
reasons for Tenant's objections to the statement issued by Landlord (the "Audit
Notice").  Within ten (10) business days of the receipt by Landlord of an Audit
Notice, Landlord shall cause its property manager at the Building to meet with a
designated employee of Tenant (the "Tenant Representative") to discuss the
objections set forth in the Audit Notice in order to attempt to resolve the
issues raised by Tenant in the Audit Notice.  At least five (5) business days
prior to such meeting, Landlord shall provide the Tenant Representative with
reasonable access during normal business hours to Landlord's books and records
at the Building relating to Operating Expenses for the calendar year in
question.  If, within thirty (30) days after Landlord's receipt of the Audit
Notice, Landlord and Tenant are unable to resolve Tenant's objections, then not
later than fifteen (15) days after the expiration of

                                       13
<PAGE>

such 30-day period, Tenant shall notify Landlord if Tenant wishes to employ a
nationally recognized certified public accounting firm ("Acceptable
Accountants") to inspect and audit Landlord's books and records for the Building
for the year in question. All costs and expenses of any such audit shall be paid
by Tenant, unless such audit reveals (or it is ultimately determined by the
Independent Accountant, as described below) that Landlord overstated Operating
Expenses by five percent (5%) or more, in which case Landlord shall reimburse
Tenant for Tenant's reasonable out-of-pocket expenses of such audit (up to the
amount of Tenant's Percentage Share of such actual overcharge). Any audit
performed pursuant to the terms of this section shall be conducted only by the
Acceptable Accountants at the offices of Landlord's property manager at the
Building during normal business hours and Landlord shall make its books and
records conveniently available at the Building within ten (10) business days of
Tenant's notice that it desires to perform such audit. If, based on such audit,
Tenant believes that Landlord's statement includes improper charges for
Operating Expenses for the year in question, Tenant shall notify Landlord, in
writing, specifying the improper charges and including a copy of the audit. If
Landlord disagrees with such determination, Landlord shall submit the dispute to
any of the "Big-Five" accounting firms that is not then employed by Landlord or
Tenant ("Independent Accountant") and shall notify Tenant, in writing, within
thirty (30) days of receipt of Tenant's notice that Landlord has submitted such
notice to an Independent Accountant. If Landlord fails to so notify Tenant
within such 30-day period, Landlord shall be deemed to have agreed to such
overcharge as set forth in Tenant's notice. Such Independent Accountant shall be
asked to resolve the dispute within thirty (30) days. The decision of such
Independent Accountant shall be final and binding on both Landlord and Tenant.
If Landlord and Tenant agree (or are deemed to agree) pursuant to this paragraph
that Tenant was overcharged or if the Independent Accountant determines that
Tenant was overcharged, the overcharge amount, together with interest at the
Interest Rate from the date Tenant paid the amount shown on Landlord's
statement, shall be applied as a credit to the next installments of Base Rental
and Tenant's Forecast Additional Rental due hereunder (or if the lease has
expired, promptly to Tenant in cash). Notwithstanding anything contained herein
to the contrary, Tenant shall be entitled to exercise its audit right pursuant
to this section only in strict accordance with the foregoing procedures no more
often than once per calendar year and each such audit shall relate only to the
calendar year most recently ended; provided, however, if Tenant discovers
overcharges in Landlord's statement, Tenant shall be entitled to audit any and
all prior years' books and records with respect to the item(s) for which such
overcharge is discovered. In the event that Tenant fails to notify Landlord
within the foregoing 8-month period that Tenant objects to the statement of
Operating Expenses, then Tenant's right to audit such year's statement of
Operating Expenses shall be null and void.

                                  ARTICLE III
                                  -----------

     Section 3.01   Services.  Landlord shall furnish the following services to
                    --------
Tenant during the term of this lease at levels and in types customary for first-
class, high-rise buildings in the Perimeter Center submarket and as more
particularly provided below ("Building Standard Services"):

                                       14
<PAGE>

     (a)  Hot and cold domestic water and one (1) common use men's and one (1)
common use women's rest rooms and toilets on each floor of the Building with at
least two (2) urinals, two (2) water closets and two (2) lavatories in each
men's restroom and with at least four (4) water closets and two (2) lavatories
in each women's restroom.

     (b)  Subject to curtailment as required by governmental laws, rules or
mandatory regulations, central heat and air conditioning in season, at such
temperatures and in such amounts as are described in the Specifications
(attached hereto as Exhibit M and by this reference made a part hereof), and on
                    ---------
such dates and at such times as are more particularly described on Exhibit E
                                                                   ---------
attached hereto and incorporated herein.  If requested by Tenant, Landlord will
provide Tenant HVAC services (or ventilation only, at Tenant's election) on
dates and during hours in excess of those described on Exhibit E and Landlord
                                                       ---------
shall charge Tenant Landlord's Cost for providing such services.  Landlord
agrees that Tenant may order HVAC service (or ventilation only, at Tenant's
election) and Landlord will provide the same on a floor by floor basis.

     (c)  Electric lighting service for all public areas and special service
areas of the Building.

     (d)  Janitor service shall be provided five (5) days per week, exclusive of
holidays, in accordance with the specifications described in Exhibit I attached
                                                             ---------
hereto.  If and to the extent requested by Tenant, above standard cleaning shall
be charged to Tenant at Landlord's Cost (as that term is defined in Exhibit H).
                                                                    ---------

     (e)  Access control for the Project comparable as to coverage, control and
responsiveness (but not necessarily as to means for accomplishing same) to other
similarly situated first-class multi-tenant office buildings in suburban
Atlanta, Georgia; provided, however, unless Landlord is grossly negligent or
willfully fails to obtain or implement such access control, Landlord shall not
be liable to Tenant for, any liability or loss to Tenant, its agents, employees
and visitors arising out of losses due to theft, burglary, or damage or injury
to persons or property caused by persons gaining access to the Premises, and
Tenant hereby releases Landlord from all liability for such losses, damages or
injury.

     (f)  Sufficient electrical capacity to operate (i) incandescent lights,
typewriters, calculating machines, photocopying machines and other machines of
similar low voltage electrical consumption (120/208 volts), provided that the
total rated electrical design load for said lighting and machines of low
electrical voltage shall not exceed two (2.00) watts per square foot of Usable
Area (as defined in Exhibit C attached hereto); and (ii) lighting and equipment
                    ---------
of high voltage electrical consumption (277/480 volts), provided that the total
rated electrical design loan for said lighting and equipment of high electrical
voltage shall not exceed four (4.00) watts per square foot of Usable Area (each
such rated electrical design load to be hereinafter referred to as the "Building
Standard rated electrical design load"). Tenant shall be allocated Tenant's pro
rata share of the Building Standard circuits provided on the floor(s) Tenant
occupies.

     Landlord represents and warrants to Tenant that the on-floor electrical
capacity is 8.00 watts per square foot of Usable Area such that Tenant shall
have the right to access, subject to the terms and conditions below, an
additional 2.00 watts per square foot of Usable Area above

                                       15
<PAGE>

the 6.00 watts per square foot provided above. Should Tenant's total rated
electrical design load exceed the Building Standard rated electrical design load
for either low or high voltage electrical consumption, or if Tenant's electrical
design requires low voltage or high voltage circuits in excess of Tenant's share
of the Building Standard circuits, Landlord will (at Tenant's expense) install
one (1) additional high voltage panel and/or one (1) additional low voltage
panel with associated transformer, space for which has been provided in the base
building electrical closets based on a maximum of two (2) such additional panels
per floor for all tenants on the floor (which additional panels and transformers
shall be hereinafter referred to as the "additional electrical equipment"). If
the additional electrical equipment is installed because Tenant's low or high
voltage rated electrical design load exceeds the applicable Building Standard
rated electrical design load, then a submeter shall also be added (at Tenant's
expense) to measure the electricity used through the additional electrical
equipment.

     The design and installation of any additional electrical equipment (or any
related submeter) required by Tenant shall be subject to the prior approval of
Landlord (which approval shall not be unreasonably withheld).  All expenses
incurred by Landlord  in connection with the review and approval of any
additional electrical equipment shall also be reimbursed to Landlord by Tenant.
Tenant shall also pay on demand the actual submetered cost of electricity
consumed through the additional electrical equipment (if applicable), plus any
actual accounting expenses incurred by Landlord in connection with the
submetering thereof.

     If any of Tenant's electrical equipment requires conditioned air in excess
of Building Standard air conditioning, the same shall be installed by Tenant as
part of Tenant's initial leasehold improvements (except for any electrical
equipment associated with alterations, additions and modifications to the
Premises which shall be governed by Section 5.01 hereof), and Tenant shall pay
all design, installation, metering and Operating Expenses relating thereto.

     If Tenant requires that certain areas within Tenant's demised premises must
operate in excess of the normal Building Operating Hours (as defined in Exhibit
                                                                        -------
E attached hereto), the electrical service to such areas shall be separately
-
circuited and submetered such that Tenant shall be billed the costs associated
with electricity consumed during hours other than Building Operating Hours;
provided, however, that Landlord will not charge Tenant for after-hours
electrical service based on routine, overtime work by individual employees and
not as part of a formal "second" shift.

     (g)  All Building Standard fluorescent bulb replacement in all areas and
all incandescent bulb replacement in the common areas.

     (h)  Non-exclusive multiple cab passenger service to the Premises during
Building Operating Hours (as defined in Exhibit E) through not less than four
                                        ---------
(4) cabs and at least one (1) cab passenger service to the Premises twenty-four
(24) hours per day and non-exclusive freight elevator service during Building
Operating Hours (all subject to temporary cessation for ordinary repair and
maintenance and during times when life safety systems override normal building
operating systems, but Landlord shall not take more than one (1) cab per
elevator bank out of service at any one time during Building Operating Hours for
routine maintenance) with such freight elevator service available at other times
upon reasonable prior notice and the payment by

                                       16
<PAGE>

Tenant to Landlord of any additional expense actually incurred by Landlord in
connection therewith.

     To the extent the services described in subsections 3.01(a), (b), (c), (f)
and (h) above require electricity and water supplied by public utilities,
Landlord's covenants thereunder shall only impose on Landlord the obligation to
use its good faith, reasonable efforts to cause the applicable public utilities
to furnish the same.  Failure by Landlord to furnish the services described in
this Section 3.01, or any cessation thereof, shall not render Landlord liable
for damages to either person or property, nor be construed as an eviction of
Tenant, nor work an abatement of rent, nor relieve Tenant from fulfillment of
any covenant or agreement hereof, except as expressly provided in the paragraph
below.

     Notwithstanding anything to the contrary contained in this lease, if Tenant
cannot reasonably use all or any portion of the Premises for Tenant's intended
business operations by reason of any interruption in the services to be provided
by Landlord pursuant to subparagraphs (a), (b), (c), (f) and (h) above (and
Tenant does not in fact use such portion of the Premises) and such condition
exists for three (3) or more consecutive business days or five (5) or more
business days within any thirty (30) day period, then Tenant's Base Rental,
Tenant's Forecast Additional Rental and Tenant's Additional Rental shall be
equitably abated thereafter for that portion of the Premises that Tenant is
unable to use for Tenant's intended business operations until such service is
restored to the Premises.  Tenant shall not, however, be entitled to any
abatement of rent if the interruption or abatement in service or the failure by
Landlord to furnish such service is the result of force majeure or is the result
of an interruption or abatement in service of a public utility (an "Unavoidable
Interruption"), except if and to the extent Landlord's loss of such rents with
respect to the Unavoidable Interruption is reimbursed by Landlord's insurance
(or would have been reimbursed had Landlord carried rental loss insurance
required by this lease).  By way of example only, there shall be no abatement of
rent if Landlord is unable to furnish water or electricity to the Premises if no
water or electricity is then being made available to the Building by the
supplying utility company or municipality, unless Landlord's loss of rents with
respect to such Unavailable Interruption is or would have been reimbursed by
Landlord's insurance as described in the previous sentence.  At the time of the
loss of service, Tenant must give written notice promptly to Landlord of the
loss of service and its claim for abatement and Tenant only shall be entitled to
abatement of Base Rental, Tenant's Forecast Additional Rental and Tenant's
Additional Rental in proportion to the area rendered unusable.  Landlord may
prevent or stop abatement by providing substantially the same service in similar
quality and quantity by temporary or alternative means until the cause of the
loss of service can be corrected.  If any such interruption in services, renders
all or substantially all of the Premises unusable for one hundred twenty (120)
or more consecutive days (and Tenant does not, in fact, use all or such portion
of the Premises) then such interruption of service shall constitute a Major
Casualty (as that term is defined in Section 6.03(b)) and Landlord and Tenant
shall have all rights set forth in Section 6.03 at any time prior to the
restoration of such services by Landlord.  Notwithstanding the foregoing,
Landlord shall only have the rights set forth in Section 6.03(b) if the event
was an Unavoidable Interruption.  Otherwise, Landlord shall not have the rights
set forth in such section.  Tenant shall not be entitled to the rent abatement
and termination rights set forth above if the service interruption is caused by
the act of omission of Tenant, its agents or employees.

                                       17
<PAGE>

     Section 3.02  Keys and Locks. Landlord shall furnish Tenant with keys for
                   --------------
each of Tenant's employees for each Building Standard lockset on code required
doors entering the Premises from public areas as well as access cards for each
of Tenant's employees for access to the Building. Replacement keys and access
cards will be furnished by Landlord upon an order signed by Tenant and at
Tenant's expense (which will be Landlord's actual cost). All such keys shall
remain the property of Landlord. No additional locks shall be allowed on any
door of the Premises without Landlord's permission, and Tenant shall not make or
permit to be made any duplicate keys. Tenant shall, however, have the right to
install card key access systems for the Premises so long as Tenant furnishes to
Landlord at all times a master access card to all of the Premises, except to
Secure Areas (as defined below). Landlord shall cooperate with Tenant, at no
cost to Landlord, to ensure Tenant's access system(s) is compatible with the
access system for the Building. Upon termination of this lease, Tenant shall
surrender to Landlord all access cards and keys to any locks on doors entering
or within the Premises, and give to Landlord the explanation of the combination
of all locks for safes, safe cabinets and vault doors, if any, in the Premises.

     Section 3.03  Graphics, Building Directory and Name. Landlord shall provide
                   -------------------------------------
and install strips (based on the ratio that the rentable area of the Premises
bears to the total rentable area of the Building) containing a listing of
Tenant's name and such other information as Tenant shall reasonably require on
the Building directory board to be placed in the main lobby of the Building. All
such letters and numerals shall be in the Building Standard graphics. Tenant
agrees that Landlord shall not be liable for any inconvenience or damage
occurring as a result of any error or omission in any directory or graphics.
Landlord hereby agrees that Tenant may install as part of its initial leasehold
improvements (and as part of the improvements for any expansion space), signs in
the elevator lobbies of full floors occupied by Tenant and adjacent to (or on
the door of) the entrances to the Premises which signs shall be limited to
identifying the name of Tenant. Such signs shall be of the size, materials and
graphics and shall be located as shown on Exhibit L. No other signs, numerals,
                                          ---------
letters or other graphics shall be used or permitted on the exterior of, or may
be visible from outside, the Premises, unless approved in writing by Landlord,
which approval will not be unreasonably withheld, conditioned or delayed.

     Section 3.04  Parking. Subject to compliance with all reasonable rules and
                   -------
regulations imposed by Landlord with respect to access to and use of the Parking
Facility, Tenant's occupancy shall include the use of four (4) parking spaces
per 1,000 rentable square feet of space then leased to Tenant pursuant to the
terms of this lease including, without limitation, any space added to the
Premises pursuant to Tenant's expansion rights and rights of first offer set
forth in Exhibit H attached hereto (rounded to the nearest whole space). Tenant
         ---------
will be issued access cards in the amount of one hundred ten percent (110%) of
the number of its permitted spaces allocated to Tenant under this paragraph so
long as Tenant is not using in excess of the permitted number spaces. In the
event that Tenant uses more than its allocated spaces set forth above, Landlord
shall have the right to revoke the excess number of access cards and Tenant
shall promptly surrender the same to Landlord in the event that Tenant does not
cure such overuse within ten (10) days after written notice to Tenant by
Landlord (notwithstanding the foregoing, Landlord shall only be obligated to
notify Tenant of such default twice in any twelve (12) month period; thereafter,
Landlord shall have the right to immediately revoke Tenant's excess number of
access cards). Each access card constitutes a nonexclusive license to park one
(1) designated

                                       18
<PAGE>

automobile on a non-reserved basis in a non-reserved parking space in the
Parking Facility. All parking spaces in the Parking Facility shall be used in
common with other tenants, invitees and visitors of the Building. Landlord will
provide an adequate number of marked visitor spaces convenient to the Building
entrance. Landlord will use reasonable efforts to prevent tenants' employees
from parking in the visitor spaces. Landlord shall have the right to control
access to the Parking Facility, remove improperly parked automobiles and require
that the designated automobile display decals or other evidence of its right to
use the Parking Facility. Landlord may designate an independent contractor to
operate the Parking Facility, by lease or otherwise, which will have the right
to exercise Landlord's rights hereunder, and Landlord shall have no liability
whatsoever for the acts or omissions of such contractor. Landlord shall have the
right, but not the duty, to assign parking spaces to tenants of the Building. If
Landlord elects to assign spaces, Tenant will be entitled to its pro rata share
and Landlord and Tenant shall agree as to the location of such assigned spaces.

                                  ARTICLE IV
                                  ----------

     Section 4.01  Care of Premises. Tenant shall not commit or allow to be
                   ----------------
committed by Tenant's employees, agents or contractors, any waste or damage to
any portion of the Premises, the Project or Perimeter Summit. Upon the
expiration or any earlier termination of this lease, Tenant shall surrender the
Premises to Landlord in as good condition as existed on the date of possession
by Tenant, ordinary wear and tear, damage by casualty or condemnation and
conditions which are Landlord's obligation to repair excepted. Upon such
expiration or termination of this lease, Landlord shall have the right to re-
enter and resume possession of the Premises immediately.

     Section 4.02  Entry for Repairs and Inspection. Upon at least twenty-four
                   --------------------------------
(24) hours prior notice (except in connection with daily janitorial services and
routine maintenance and except in emergencies), Tenant shall permit Landlord and
its contractors, agents or representatives to enter into and upon any part of
the Premises (other than Secure Areas, as described below) during reasonable
hours to inspect or clean the same, or make repairs, alterations or additions
thereto. Tenant shall have the right to have an employee of Tenant accompany
Landlord except in connection with daily janitorial services and routine
maintenance and except in emergencies. In addition, upon at least 24 hours prior
written notice to Tenant, Landlord may enter the Premises (other than the
Secured Areas) for the purpose of showing the same to prospective tenants (but
only during the last year of the term of this lease) or purchasers and Tenant
shall not be entitled to any abatement or reduction of rent by reason thereof.
Landlord shall use its reasonable efforts not to interfere materially with the
operation of Tenant's business during any such entry. Tenant shall have the
right to designate certain areas ("Secure Areas") to which Landlord shall have
no right of access except (i) as permitted by Tenant in its sole discretion with
the accompaniment of a employee of Tenant at all times, or (ii) as necessary in
connection with a health or safety emergency. Landlord will not be obligated to
provide janitorial or repair services to the Secure Areas unless Tenant allows
Landlord to gain the necessary access.

     Section 4.03  Nuisance. Tenant shall conduct its business and shall use
reasonable efforts to control its agents, employees, invitees, contractors and
visitors in such a manner as not

                                       19
<PAGE>

to create any substantial, unreasonable nuisance, or substantially interfere
with, annoy or disturb any other tenant or Landlord in its operation of the
Project.

     Section 4.04  Laws and Regulations; Rules of Building. Tenant shall comply
                   ---------------------------------------
with, and Tenant shall use all reasonable efforts to cause its employees,
contractors, agents, invitees and visitors to comply with all laws, ordinances,
orders, rules and regulations of all state, federal, municipal and other
governmental or judicial agencies or bodies relating to the use, condition or
occupancy of the Premises and the rules of the Building reasonably adopted and
altered by Landlord from time to time for the safety, care and cleanliness of
the Premises and Building, subject to the limitations set forth in the last
sentence of this Section 4.04. The initial rules of the Building are attached
hereto and incorporated herein as Exhibit F. Landlord shall employ its good
                                  ---------
faith efforts to apply such rules in a consistent and even-handed manner as to
all tenants of the Building. Landlord agrees that such rules and regulations
shall be designed to cause the Building to be operated as a first-class office
building. Landlord may make reasonable additions to and amendments of such rules
and regulations so long as Tenant's use and enjoyment of, or access to, the
Premises is not materially, adversely affected.

     Section 4.05  Legal Use and Violations of Insurance Coverage. Except as
                   ----------------------------------------------
provided in Section 1.03 above, Tenant shall not occupy or use the Premises, or
permit any portion of the Premises to be occupied or used, for any business or
purpose which is unlawful or deemed to be hazardous in any manner, or permit
anything to be done which would in any way increase the rate of fire, liability,
or any other insurance coverage on the Project or its contents.

     Section 4.06  Compliance with Legal Requirements.
                   ----------------------------------

     (a) As used in this lease, "Legal Requirements" shall mean any applicable
law, statute, ordinance, order, rule, regulation, decree or requirement of a
Governmental Authority, and "Governmental Authority" shall mean the United
States, the state, county, city and political subdivisions in which the Project
is located or which exercises jurisdiction over the Project, and any agency,
department, commission, board, bureau or instrumentality of any of them which
exercises jurisdiction over the Project. Tenant shall comply with (and shall
indemnify Landlord for Tenant's failure to comply with), and shall use all
reasonable efforts to cause its employees, contractors and agents to comply
with, and shall use diligent efforts to cause its customers, visitors and
invitees to comply with, all Legal Requirements relating to the use, condition
or occupancy of the Premises (including, without limitation, the Americans with
Disabilities Act ("ADA"), all Legal Requirements applicable to Tenant's business
and operations in the Premises and all orders and requirements imposed by any
Health Officer, Fire Marshall, Building Inspector or other Governmental
Authority). Notwithstanding the foregoing, Landlord shall be obligated to
deliver the Base Building Condition (as described in Exhibit C) to Tenant in
                                                     ---------
compliance with all Legal Requirements, and Landlord shall be obligated, at
Landlord's sole expense, to remedy any violations of Legal Requirements in the
Base Building Condition including, without limitation, the ADA, that exist at
the time the Premises are delivered to Tenant. Tenant shall be obligated to
construct its initial leasehold improvements in accordance with all applicable
laws, including ADA, After the Commencement Date, Tenant shall only be required
to make interior, non-structural alterations or improvements to the Premises to
comply with Legal Requirements. If any such alterations or improvements are
structural in nature or affect Building systems, Landlord shall be obligated to
comply with such Legal Requirements, at

                                       20
<PAGE>

Landlord's expense, subject to Landlord's right to include the cost thereof in
Operating Expenses if and to the extent permitted by the terms of this lease.

     (b)  Without limiting the provisions of the foregoing, Tenant shall comply
with all applicable Legal Requirements regarding the environment (the
"Environmental Laws"), including without limitation the application for and
maintenance of all required permits, if any, the submittal of all notices and
reports, if any, proper labeling, training and record keeping, and timely and
appropriate response to any Release (defined below) or other discharge of a
substance under Environmental Laws. In no way limiting the generality of the
foregoing, Tenant shall not cause or permit the use, generation, storage,
Release or disposal in or about the Premises or the Project of any substances,
materials or wastes subject to regulation under Legal Requirements from time to
time in effect concerning hazardous, toxic or radioactive materials
(collectively, the "Hazardous Materials"), unless Tenant shall have received
Landlord's prior written consent, which consent Landlord may withhold or revoke
at any time in its sole discretion; provided, however, nothing herein shall be
deemed to prohibit Tenant's use of cleaning materials and office supplies that
may be considered Hazardous Materials in the ordinary course of Tenant's
business if such items are used in strict compliance with all applicable Legal
Requirements. Additionally, Tenant shall not permit to be present upon the
Premises, or contained in any transformers or other equipment thereon, any
PCB's. "PCB" means any oil or other substance containing polychlorinated
biphenyl (as defined in 40 CFR 761.3). Tenant shall not permit any asbestos, or
any structures, fixtures, equipment or other objects or materials containing
asbestos on the Premises. Tenant shall immediately notify Landlord of the
presence of any Reportable Quantity (defined below) of a Hazardous Material on
or about the Premises. As used in this lease, "Reportable Quantity" shall mean
that amount defined in the Comprehensive Environmental Response, Compensation
and Liability Act of 1980, as amended, the Federal Water Pollution Control Act,
as amended, pertinent regulations thereunder or other relevant Environmental
Laws.

Landlord shall comply with all Environmental Laws with respect to its operation
of the Project. Landlord shall not cause or knowingly permit the use,
generation, storage, Release, disposal in or about the Project, or any portion
thereof, of any Hazardous Materials. Landlord shall not permit the use of any
Hazardous Materials including, without limitation, asbestos, in the construction
of any portion of the Project; provided, however, nothing herein shall be deemed
to prohibit Landlord's use of ordinary construction materials, cleaning
materials or other such supplies that may be considered Hazardous Materials in
the ordinary course of the construction of the Project or the operation of the
Project, if such items are used in strict compliance with all applicable Legal
Requirements.

     (c)  Tenant shall indemnify, protect, defend (with counsel reasonably
approved by Landlord) and hold Landlord, and the directors, officer,
shareholders, employees and agents of Landlord, harmless from any and all
obligations, claims, administrative proceedings, judgments, damages, fines,
costs, and liabilities, including reasonable attorneys' fees (collectively, the
"Environmental Costs") that arise directly or indirectly from Tenant's violation
of the covenants set forth in Section 4.06(b) above and Tenant shall promptly
reimburse Landlord for all such Environmental Costs incurred by Landlord.
Landlord shall indemnify, protect, defend (with counsel reasonably approved by
Tenant) and hold Tenant, and the directors, officer,

                                       21
<PAGE>

shareholders, employees and agents of Tenant, harmless from any and all
Environmental Costs that arise directly or indirectly from Landlord's violation
of the covenants set forth in Section 4.06(b) above and Landlord shall promptly
reimburse Tenant for all such Environmental Costs incurred by Tenant. As used in
this lease, "Release" shall mean spilling, leaking, pumping, pouring, emitting,
emptying, discharging, injecting, escaping, leaching, dumping, or disposing into
the environment (including the abandonment or discarding of barrels, containers
and other closed receptacles). Without limiting the generality of the foregoing,
there shall be included in Environmental Costs, capital, operating, and
maintenance costs incurred in connection with any investigation or monitoring of
site conditions, any clean up, containment, remedial, removal or restoration
work required or performed by any federal, state or local governmental agency or
political subdivision or performed by any nongovernmental entity or person.

     Section 4.07  Electronic Requirements.
                   -----------------------

     (a) Tenant may, in a matter consistent with the provisions and requirements
of this lease, install, maintain, replace, remove or use any communications or
computer or other electronic service wires, cables and related devices
(collectively, the "Lines") at the Building in or serving the Premises,
provided: (i) Tenant shall obtain Landlord's prior written consent, which
consent may be conditioned as reasonably required by Landlord, (ii) if Tenant at
any time uses any equipment that may create an electromagnetic field exceeding
the normal insulation ratings of ordinary twisted pair riser cable or may cause
radiation higher than normal background radiation, the Lines therefor (including
riser cables) shall be appropriately insulated to prevent such excessive
electromagnetic fields or radiation, and (iii) Tenant shall pay all costs in
connection therewith. Landlord reserves the right to require that Tenant remove
any Lines which are installed in violation of these provisions. Tenant shall
not, without the prior written consent of Landlord in each instance, grant to
any third party a security interest or lien in or on the Lines, and any such
security interest or lien granted without Landlord's written consent shall be
null and void.

     (b) As used herein "Electronic Services Provider" means a business which
provides telephone, telegraph, telex, video, other telecommunications or other
services which permit Tenant to receive or transmit information by the use of
electronics and which require the use of wires, cables, antennas or similar
devices in or on the Building. The services of Electronic Services Providers are
sometimes referred to herein as "Electronic Services."

     (c) Landlord shall have no obligation (i) to install any Electronic
Services equipment or facilities, (ii) to make available to Tenant the services
of any particular Electronic Services Provider, (iii) to allow any particular
Electronic Services Provider access to the Building, or (iv) to continue to
grant access to an Electronic Services Provider once such provider has been
given access to the Building.  Landlord may (but shall not have the obligation
to): (x) install new Lines at the property, (y) create additional space for
Lines at the property, and (z) adopt reasonable and uniform rules and
regulations with respect to the Lines.

     (d) Tenant acknowledges and agrees that all Electronic Services desired by
Tenant shall be ordered and utilized at the sole expense of Tenant.  Unless
Landlord otherwise requests or consents in writing, all of Tenant's Electronic
Services equipment shall be and remain solely

                                       22
<PAGE>

in the Tenant's Premises and the telephone closet(s) on the floor(s) on which
Tenant's Premises is located, in accordance with rules and regulations adopted
by Landlord from time to time. Unless otherwise specifically agreed to in
writing, Landlord shall have no responsibility for the maintenance of Tenant's
Electronic Services equipment, including Lines, nor for any Lines or other
infrastructure to which Tenant's Electronic Services equipment may be connected.
Tenant agrees that, to the extent any Electronic Services are interrupted,
curtailed or discontinued, Landlord shall have no obligation or liability with
respect thereto and it shall be the sole obligation of Tenant at its own expense
to obtain substitute service. Except to the extent arising from the intentional
or grossly negligent acts of Landlord or Landlord's agents or employees,
Landlord shall have no liability for damages arising from, and Landlord does not
warrant that Tenant's use of any Lines will be free from the following
(collectively, the "Line Problems"): (i) any eavesdropping or wire-tapping by
unauthorized parties, (ii) any failure of any Lines to satisfy Tenant's
requirements, or (iii) any shortages, failures, variations, interruptions,
disconnections, loss or damage caused by the installation, maintenance,
replacement, use or removal of Lines by or for other tenants or occupants at the
property. Under no circumstances shall any Line Problems be deemed an actual or
constructive eviction of Tenant, render Landlord liable to Tenant for abatement
of Rent, or relieve Tenant from performance of Tenant's obligations under this
lease. Landlord in no event shall be liable for damages by reason of loss or
profits, business interruption or other consequential damage arising from any
Line Problems.

     (e) So long as Landlord does not materially interfere with the conduct of
Tenant's business in the Premises (except in the case of an emergency), Landlord
shall have the right, upon reasonable prior notice to Tenant, to interrupt or
turn off Electronic Services facilities in the event of emergency or as
necessary in connection with maintenance, repairs or construction at the
Building or installation of Electronic Services equipment for other tenants in
the Building or on account of violation by the Electronic Services Provider or
owner of the Electronic Services equipment of any obligation to Landlord or in
the event that Tenant's use of the Electronic Services infrastructure of the
Building materially interferes with the Electronic Services of other tenants in
the Building.

     (f) Any and all Electronic Services equipment installed in the Tenant's
Premises or elsewhere in the Building by or on behalf of Tenant, including
Lines, or other facilities for Electronic Services reception or transmittal,
shall be removed prior to the expiration or earlier termination of the lease
term, by Tenant at its sole cost or, at Landlord's election, by Landlord at
Tenant's sole cost, with cost thereof to be paid as additional rent. Landlord
shall have the right, however, upon written notice to Tenant given no later than
thirty (30) days prior to the expiration or earlier termination of the lease
term (except that the notice period shall extend to thirty (30) days beyond the
date of termination of the lease if it is terminated by either party due to a
default by the other), to require Tenant to abandon and leave in place, without
additional payment to Tenant or credit against rent, any and all Electronic
Services, Lines and related infrastructure, or selected components thereof,
whether located in the Tenant's Premises or elsewhere in the Building.

     (g) In the event that Tenant wishes at any time to utilize the services of
an Electronic Services Provider whose equipment is not then servicing the
Building, no such Electronic Services Provider shall be permitted to install its
Lines or other equipment within the Building without first securing the prior
written approval of Landlord. Landlord's approval shall not be deemed any kind
of warranty or representation by Landlord, including, without limitation, any

                                       23
<PAGE>

warranty or representation as to the suitability, competence, or financial
strength of the Electronic Services Provider. Without limitation of the
foregoing standard, unless all of the following conditions are satisfied to
Landlord's satisfaction, it shall be reasonable for Landlord to refuse to give
its approval: (i) Landlord shall incur no current expense or risk or future
expense whatsoever with respect to any aspect of the Electronic Services
Provider's provision of its Electronic Services, including without limitation,
the costs of installation, materials and services; (ii) prior to commencement of
any work in or about the Building by the Electronic Services Provider, the
Electronic Services Provider shall supply Landlord with such written
indemnities, insurance, financial statements, and such other items as Landlord
reasonably determines to be necessary to project its financial interests and the
interests of the Building relating to the proposed activities of the Electronic
Services Provider; (iii) the Electronic Services Provider agrees to abide by
such rules and regulations, Building and other codes, job site rules and such
other requirements as are reasonably determined by Landlord to be necessary to
protect the interests of the Building, the Tenants in the Building and Landlord,
in the same or similar manner as Landlord has the right to protect itself and
the Building with respect to proposed alterations as described in Article IX of
this lease; (iv) Landlord reasonably determines that, considering other
potential uses for space in the Building, there is sufficient space in the
Building for the placement of all of the Electronic Services Provider's
equipment, conduit, Lines and other materials; (v) the Electronic Services
Provider agrees to abide by Landlord's requirements, if any, that the Electronic
Services Provider use existing Building conduits and pipes or use Building
contractors (or other contractors approved by Landlord); (vi) Landlord in good
faith, to reasonably compensate it for space used in the Building for the
storage and maintenance of the Electronic Services Provider's equipment, for the
fair market value of the Electronic Services Provider's access to the Building,
for the use of common or core space within the Building and the costs which may
reasonably be expected to be incurred by Landlord; (vii) the Electronic Services
Provider agrees to deliver to Landlord detailed "as built" plans immediately
after the installation of the Electronic Services Provider's equipment is
complete; and (vii) all of the foregoing matters are documented in a written
license agreement between Landlord and the Electronic Services Provider, the
form and content of which is reasonably satisfactory to Landlord.

     (h) Notwithstanding any provision of the proceeding paragraphs to the
contrary, the refusal of Landlord to grant its approval to any prospective
Electronic Services Provider shall not be deemed a default or breach by Landlord
of its obligation under this lease unless and until Landlord is adjudicated to
have acted recklessly or maliciously with respect to Tenant's request for
approval, and in that event, Tenant shall still have no right to terminate the
lease or claim an entitlement to rent abatement, but may as Tenant's sole and
exclusive recourse seek a judicial order of specific performance compelling
Landlord to grant its approval as to the prospective provider in question. The
provisions of this paragraph may be enforced solely by Tenant and Landlord, are
not for the benefit of any other party, and specifically but without limitation,
no telephone or other Electronic Services Provider shall be deemed a third party
beneficiary of this lease.

     (i) Tenant shall not utilize any wireless Electronic Services equipment
(other than usual and customary cellular telephones), including antennae and
satellite receiver dishes, within the Tenant's Premises, within the Building or
attached to the outside walls or roof of the

                                       24
<PAGE>

Building, without Landlord's prior written consent. Such consent may be
conditioned in such a manner so as to protect Landlord's financial interests and
the interests of the Building, and the other tenants therein, in a manner
similar to the arrangements described in the immediately preceding paragraphs.

     (j)  Notwithstanding anything in this Section 4.07 to the contrary,
Landlord hereby agrees that (i) Tenant shall have the right to designate one (1)
Electronic Service Provider who shall be given reasonable access to the Building
and the Premises for its Lines (provided, however, Tenant agrees that the
Electronic Service Provider non-Line equipment shall be located in telephone
closet(s) on Tenant floors), and (ii) so long as such Electronic Service
Provider does not provide Electronic Services to any other tenant in the
Building and does not require any additional areas in the Building for providing
Electronic Services then Landlord shall not charge any fee to such Electronic
Service Provider for its Lines serving Tenant and the Premises.

                                   ARTICLE V
                                   ---------

     Section 5.01  Leasehold Improvements.
                   ----------------------

     (a)  Tenant hereby agrees that the provisions of Exhibit D shall govern the
                                                      ---------
construction of Tenant's initial leasehold improvements.

     (b)  Landlord hereby agrees to construct the Project in a commercially
reasonable and diligent manner substantially in accordance with the Building
Plans (as that term is defined in Exhibit D).
                                  ---------

          In the event that the construction of the Project has not achieved any
one or more of the milestone events (a "Milestone Event") by the milestone date
(all as shown on Exhibit K) (a "Milestone Date"), subject to force majeure
                 ---------
(subject, however, to the limitation described below), then Tenant shall have
the right to terminate this lease by written notice to Landlord. Such
termination right shall be exercised, if at all, by Tenant by written notice to
Landlord within fifteen (15) days after the applicable Milestone Date. In the
event that Tenant terminates this lease pursuant to the terms of this
subparagraph (b), then Landlord shall pay to Tenant, within 10 days after
Landlord's receipt of Tenant's termination notice, the applicable termination
fee which corresponds to the particular Milestone Event, all as shown on Exhibit
                                                                         -------
K.
-

          In the event that the Landlord Floor Delivery Date has not occurred on
or before December 15, 2000 (the "Drop Dead Date"), then Tenant shall have the
right to terminate this lease by notice to Landlord at any time after the Drop
Dead Date. The Drop Dead Date is not subject to postponement due to force
majeure. In the event that Tenant terminates this lease pursuant to the terms of
this paragraph then Landlord shall pay to Tenant, within 10 days after
Landlord's receipt of Tenant's termination notice, a termination fee of
$500,000.00.

          In the event that Tenant terminates this lease pursuant to the terms
of this subparagraph (b), Tenant then shall be immediately released from any
further obligations and liabilities under this lease and if and to the extent
Landlord has complied with Landlord's covenant set forth in first grammatical
paragraph of this subparagraph (b) then upon payment by Landlord to Tenant of
the applicable termination fee, Landlord shall be released from all such

                                       25
<PAGE>

liabilities and obligations under this lease and Landlord shall not be liable to
Tenant for any further claims, causes of actions, damages or expenses relating
to this lease and the nonperformance of Landlord's obligations hereunder.

          In the event the Landlord Floor Delivery Date does not occur on or
before the Drop Dead Date and Tenant elects not to terminate this lease as
provided above, then Tenant shall be entitled to a rental abatement equal to the
Holdover Premium (as defined below) for each day that elapses between the Drop
Dead Date and the actual Landlord Floor Delivery Date (which rental abatement
shall commence upon the actual Commencement Date with respect to the lease and
shall be offset against the first Base Rental and Tenant's Forecast Additional
Rental due under this lease until fully utilized by Tenant). The Holdover
Premium shall mean (i) any increases in rent and operating expenses incurred by
and paid by Tenant during any period after April 1, 2001 under that certain
lease dated October 23, 1989, last revised by Tenth Amendment dated June 16,
1999, with respect to certain office premises in the Terraces Building(s) (the
"Existing Premises"), Atlanta, Georgia (the "Existing Lease"), in excess of rent
and operating expenses incurred by and paid by Tenant for the month of December,
2000, with respect to the Existing Lease and, or (ii) if and to the extent that
Tenant is dispossessed from or is otherwise forced to relocate from the Existing
Premises, then all reasonable out-of-pocket expenses incurred by Tenant in
relocating to another facility or facilities, plus the difference between the
rent and operating expenses incurred and paid by Tenant at such new location(s)
and the rent and operating expenses incurred and paid by Tenant for the month of
December, 2000, with respect to the Existing Lease. Landlord acknowledges that
the Holdover Premium incurred by Tenant under the Existing Lease may not be
calculated under the Existing Lease on a day-for-day basis but rather Tenant may
be liable under the Existing Lease for a Holdover Premium which accrues under
the Existing Lease on a monthly basis. The Holdover Premium shall not exceed
$2,000,000 in the aggregate. In consideration of the rent abatement under this
lease equal to the Holdover Premium, Tenant hereby agrees that (a) Tenant shall
not amend or modify the Existing Lease or consent to or approve any amendment or
modification to the Existing Lease relating to the expiration thereof or rent to
be paid by Tenant after April 1, 2000, without the prior written consent of
Landlord which consent shall not be unreasonably withheld, conditioned or
delayed, and (b) Tenant shall use commercially reasonable efforts to minimize
the Holdover Premium; provided, however, neither of the foregoing covenants
shall require Tenant to relocate from the Existing Premises to another facility.
In the event that Tenant receives such an abatement of rent pursuant to the
foregoing terms, the term of this lease shall be extended one (1) day for each
day of total rent abatement Tenant receives such that Tenant shall pay fifteen
(15) years of all rent due hereunder.

          Solely for purposes of this subparagraph (b) of Section 5.01, delays
in Landlord's performance due to force majeure shall be limited to a maximum of
sixty (60) days. In the event of the occurrence of force majeure which force
majeure delays Landlord's completion of a Milestone Event, Landlord shall
promptly notify Tenant in writing of such occurrence and shall state the
affected event, the nature of the force majeure occurrence, the number of days
Landlord's performance is delayed, and the new, modified Milestone Date for such
Milestone Event.

     (c)  Except for Permitted Alterations (as defined below), Tenant shall not
make or allow to be made any improvements, alterations or physical additions in
or to the Premises, or place

                                       26
<PAGE>

safes, vaults or other heavy furniture or equipment within the Premises, without
first obtaining the written consent of Landlord which consent shall not be
unreasonably withheld so long as said alterations are not unsightly from outside
the Premises. Tenant shall deliver to Landlord a copy of the "as-built" plans
and specifications for all alterations or physical additions so made in or to
the Premises. Notwithstanding the foregoing, Tenant shall have the right to make
non-structural, non-MEP (mechanical, electrical, plumbing) alterations
(including painting and carpeting) without the consent of Landlord ("Permitted
Alterations"), so long as (i) Tenant notifies Landlord in writing of its
intention to do such work at least ten (10) days prior to the initiation of such
work, (ii) Tenant provides to Landlord a copy of plans and specifications for
such work, a construction schedule and a list of contractors and subcontractors,
(iii) such alterations do not cause excessive loads on the Building and its
systems and are not visible from the exterior of the Premises, and (iv) Tenant
obtains and furnishes to Landlord any required building permits and certificates
of occupancy. Subject to Landlord's reasonable prior approval of such
improvements as part of Tenant's Construction Documents, Landlord hereby
acknowledges and agrees that Tenant shall be entitled to make improvements to
the portion of the Building fire stairways that connect any floors occupied
solely by Tenant. Such improvements may include, without limitation, paint,
wallcoverings, carpeting or other floor covering, decorative railing, upgraded
lighting and upgraded ceilings. Any and all such improvements shall be subject
to compliance with applicable Building code requirements.

     (d)  Approval by Landlord of any of Tenant's drawings and plans and
specifications prepared in connection with any alterations, improvements,
modifications or additions to the Premises or the Project shall not constitute a
representation or warranty of Landlord as to the adequacy or sufficiency of such
drawings, plans and specifications, or alterations, improvements, modifications
or additions to which they relate, for any use, purpose or conditions, but such
approval shall merely be the consent of Landlord as required hereunder. Any and
all furnishing, equipping and improving of or other alteration and addition to
the Premises shall be: (i) made at Tenant's sole cost, risk and expense; (ii)
performed in a good and workmanlike manner with labor and materials of such
quality reasonably customary for first-class office buildings; (iii) constructed
in accordance with all plans and specifications approved in writing by Landlord
prior to the commencement of any such work (except for Permitted Alterations);
(iv) prosecuted diligently and continuously to completion so as to minimize any
interference with the normal business operations of other tenants in the
Building, the performance of Landlord's obligations under this lease or any
mortgage or ground lease covering or affecting all or any part of the Building
or the Land and any work being done by contractors engaged by Landlord with
respect to or in connection with the Building; (v) performed by contractors
approved in writing by Landlord, which approval shall not be unreasonably
withheld, conditioned or delayed; and (vi) Tenant shall obtain and furnish
Landlord with a copy of the DeKalb County building permit and certificate of
occupancy if required for any such improvement. Tenant shall have no (and hereby
waives all) rights to payment or compensation for any such item. Tenant shall
notify Landlord upon completion of such alterations, improvements, modifications
or additions and Landlord shall inspect same for workmanship and compliance with
the approved plans and specifications. Tenant and its contractors shall comply
with all reasonable requirements Landlord may impose on Tenant or its
contractors with respect to such work (including but not limited to, insurance,
indemnity and bonding requirements), and shall deliver to Landlord a complete
copy of the "as-

                                       27
<PAGE>

built" or final plans and specifications for all alterations or physical
additions so made in or to the Premises (except for Permitted Alterations)
within thirty (30) days of completing the work.

     (e)  All alterations, physical additions, modifications or improvements in
or to the Premises (including fixtures) shall, when made, become the property of
Landlord and shall be surrendered to Landlord upon termination or expiration of
this lease or termination of Tenant's right to occupy the Premises, whether by
lapse of time or otherwise, without any payment, reimbursement or compensation
therefor; provided, however, that (i) Tenant shall retain title to and shall
remove from the Premises movable equipment or furniture owned by Tenant and (ii)
Tenant repairs any damage caused thereby. Notwithstanding any of the foregoing
to the contrary, Landlord shall have the right to require Tenant to remove any
fixtures or leasehold improvements, alterations, additions or improvements
including, without limitation, Tenant's initial improvements to the Premises
which are of a type not customary for normal office buildout (e.g., raised
flooring, safes or vaults, dining rooms) including, without limitation, any
cabling located outside of the Premises which shall include any cabling in the
Building risers, chase, or between floors; provided, however, Landlord may only
require such removal upon expiration or earlier termination of this lease if
Landlord notified Tenant at the time Landlord approved Tenant's plans that
removal would be required. Landlord shall not have the right to require Tenant
to remove standard office cabling or other computer or communication wiring that
is located solely in the Premises. If Tenant does not remove such alterations,
additions or improvements which Landlord is entitled to and requires Tenant to
remove, Landlord has the right to remove the same at Tenant's sole cost and
expense.

     (f)  Tenant shall indemnify and hold Landlord harmless from and against all
costs (including reasonable attorneys' fees and costs of suit), losses,
liabilities, or causes of action arising out of or relating to any alterations,
additions or improvements made by Tenant to the Premises, including, but not
limited to, any mechanics' or materialmen's liens asserted in connection
therewith.

     (g)  Tenant shall have no power to act or make any contract that may create
or be the foundation for any lien, mortgage or other encumbrance upon the
reversion or other estate of Landlord, the Project or the Premises. Should any
mechanic's or other liens, however, be filed against any portion of the Project
by reason of Tenant's acts or omissions or because of a claim against Tenant,
Tenant shall cause the same to be cancelled or discharged of record by bond or
otherwise within thirty (30) days after notice by Landlord. If Tenant shall fail
to cancel or discharge said lien or liens by bonding in accordance with Georgia
law, within said thirty (30)-day period, Landlord may, at its sole option,
cancel or discharge the same and upon Landlord's demand, Tenant shall promptly
reimburse Landlord for all reasonable costs incurred in canceling or discharging
such liens.

     Section 5.02  Repairs by Landlord. Subject to inclusion of the costs in
                   -------------------
Operating Expenses (to the extent permitted by Article II above), Landlord shall
maintain in good order and repair, subject to normal wear and tear and damage by
casualty or condemnation, the roof, foundation, all structural portions
(wherever located) of the Building, the exterior walls of the Building
(including glass), the Building mechanical, electrical, plumbing and HVAC
systems, the Parking Facility, all driveways and accessways within the Project,
and all driveways,

                                       28
<PAGE>

accessways and landscaped in Perimeter Summit which are owned or controlled by
Landlord or its affiliates which are reasonably necessary for access from any
and all public streets to the Project. Notwithstanding the foregoing obligation,
the cost of any repairs for maintenance to the foregoing necessitated by the
intentional acts or negligence of Tenant, its agents or employees, cost of which
is not covered by insurance of the type required to be carried by Landlord under
this lease, shall be borne solely by Tenant and Tenant shall promptly reimburse
Landlord for Landlord's Cost relating to such repair or maintenance.

     Section 5.03  Repairs by Tenant. Subject to Landlord's obligations in
                   ----------------
Section 5.02, Tenant shall at its own cost and expense, keep the Premises and
all leasehold improvements in a condition similar to the condition as of the
Commencement Date, normal wear and tear and damage by casualty or condemnation
excepted. If Tenant fails to commence any such repairs to the Premises and
leasehold improvements within ten (10) business days after written notice from
Landlord to Tenant and thereafter diligently proceed with such repair work until
completion, Landlord may, at its option, make such repairs or any replacements
deemed necessary by Landlord, and Tenant shall pay to Landlord on demand
Landlord's cost with respect to such repairs by Landlord.

     Section 5.04  American with Disabilities Act of 1990. So long as Landlord
                   --------------------------------------
delivers the Base Building Condition of the Premises to Tenant in compliance
with all applicable rules, regulations, laws and ordinances, Tenant hereby
agrees to be responsible, at its sole cost and expense, for the compliance of
the Premises, after the Commencement Date, with all rules, regulations, laws and
ordinances including, without limitation, the Americans with Disabilities Act of
1990, as amended (the "ADA"). Landlord hereby agrees to be responsible, at its
sole cost and expense (subject to reimbursement by tenants of the Building
including Tenant as provided elsewhere in this lease) for the compliance of the
Building and Common Areas with all such rules, regulations, laws and ordinances.
If it is determined that the interior, nonstructural portions of the Premises
are not in compliance with the ADA to at least the minimum extent required under
regulations then in effect, Tenant, as its sole obligation, shall cause the
interior, nonstructural portions of the Premises to comply. With respect to the
bathrooms to be located in the Premises, Landlord shall cause such bathrooms to
be constructed in compliance with the ADA, at Landlord's sole cost and expense.
Tenant shall thereafter be responsible for such bathroom's compliance with
modifications or additions to the ADA which occur after the Completion Date.
With regard to the Building and Common Areas, if the Building and Common Areas
are in unlawful noncompliance with the applicable requirements of the ADA, then
Landlord shall cause such areas to no longer be in such unlawful noncompliance.
If the unlawful non-compliance of the Building or Common Areas results from a
violation of ADA as it existed as of the Completion Date, the cost of causing
such areas to no longer be in non-compliance shall be borne solely by Landlord.
If such unlawful non-compliance results from a modification or addition to ADA
enacted from and after the Completion Date, the cost of causing such areas to no
longer be in non-compliance may be included in Operating Expenses, to the extent
permitted by Article II of this lease. The allocation of responsibility for ADA
compliance between Landlord and Tenant and the respective obligations of each
shall supersede any other provisions of this lease that may contradict or
otherwise differ from the requirements of this Section 5.04.

                                       29
<PAGE>

                                  ARTICLE VI
                                  ----------

     Section 6.01  Condemnation. If all or substantially all of the Premises, or
                   ------------
such portion of the Premises or the Project as would render, in Tenant's
reasonable judgment, the continuance of Tenant's business from the Premises
impracticable, shall be permanently taken or condemned for any public purpose,
then this lease, at the option of Tenant upon the giving of written notice to
Landlord within ten (10) business days from the date of such condemnation or
taking, shall forthwith cease and terminate. If all or a substantial portion of
the Project shall be permanently taken or condemned for any public purpose and,
in Landlord's judgment, the Project cannot be restored to a viable commercial
office project, then Landlord shall have the option of terminating this lease by
written notice to Tenant within ten (10) business days from the date of such
condemnation or taking. If this lease is terminated as provided above, this
lease shall cease and expire as if the date of transfer of possession of the
Premises, the Project, or any portion thereof, was the expiration date of this
lease. In the event that this lease is not terminated by either Landlord or
Tenant as aforesaid, Tenant shall pay the Base Rental and all other rentals up
to the date of transfer of possession of such portion of the Premises so taken
or condemned and this lease shall thereupon cease and terminate with respect to
such portion of the Premises so taken or condemned as if the date of transfer of
possession of the Premises was the expiration date of the term of this lease
relating to such portion of the Premises. Thereafter the Base Rental, Tenant's
Forecast Additional Rental and Tenant's Additional Rental shall be adjusted on a
pro rata, net rentable square foot basis. In the event of any such condemnation
or taking and this lease is not so terminated, Landlord shall promptly repair
the Premises or the Project, as the case may be, to Building Standard condition
(with Building Standard Tenant Allowances) so that the remaining portion of the
Premises or Project, as the case may be, shall constitute an architectural unit,
fit for Tenant's occupancy and business; provided, however, that Landlord's
obligation to repair hereunder shall be limited to the extent of the net
proceeds made available to Landlord for such repair from any such condemnation
or taking. In the event of any temporary taking or condemnation for any public
purpose of the Premises or any portion thereof, then this lease shall continue
in full force and effect except that Base Rental, Tenant's Forecast Additional
Rental, and Tenant's Additional Rental shall be adjusted on a pro rata net
rentable square foot basis for the period of time that the Premises are so taken
as of the date of transfer of possession of the Premises and Landlord shall be
under no obligation to make any repairs or alterations. In the event of any
condemnation or taking of the Premises, Tenant hereby assigns to Landlord the
value of all or any portion of the unexpired term of the lease and all leasehold
improvements and Tenant may not assert a claim for a condemnation award
therefor; provided, however, Tenant may pursue a separate attempt to recover an
award or compensation against or from the condemning authority for (i) the value
of any fixtures, furniture, furnishings, Tenant's Extra Work and other personal
property which were condemned but which under the terms of this lease Tenant is
permitted to remove at the end of the term of this lease, (ii) the unamortized
cost of Tenant's Extra Work, which are not so removable by Tenant at the end of
the term of this lease but which were installed solely at Tenant's expense,
(iii) relocation and moving expenses, and (iv) compensation for loss to Tenant's
business provided that such award or compensation does not reduce the award
payable to Landlord. For purposes of this lease, Tenant's Extra Work shall mean
any tenant improvement work by Tenant in excess of the improvements reimbursed
by Landlord as part of the Tenant Improvement Allowance.

                                       30
<PAGE>

     Section 6.02  Damages from Certain Causes. Landlord shall not be liable or
                   ---------------------------
responsible to Tenant for any loss or damage to any property or person
occasioned by theft, fire, act of God, public enemy, riot, strike, insurrection,
war, requisition or order of governmental body or authority, court order or
injunction, or any cause beyond Landlord's control or, except in the case of the
gross negligence or intentional misconduct of Landlord, for any damage or
inconvenience which may arise through repair or alteration of any part of the
Project.

     Section 6.03  Casualty Clause.
                   ---------------

     (a)  In the event any portion of the Premises or any material portion of
the remainder of the Project is damaged by fire or other casualty, earthquake or
flood or by any other cause of any kind or nature (hereinafter collectively
referred to as the "damaged property") and the damaged property can, in the
opinion of the Landlord's architect, be repaired or replaced within one hundred
eighty (180) calendar days from the date of notice of Landlord's architect's
opinion (delivered within thirty (30) days from the date of any such damage),
then Landlord shall proceed to rebuild or restore the damaged property to
Building Standard condition (with Building Standard Tenant Allowances), subject
to subsection (d) hereof.

     (b)  In the event any portion of the Premises or any material portion of
the remainder of the Project which renders the Premises unusable for Tenant's
normal business operations and in the opinion of Landlord's architect, damage to
the damaged property cannot be repaired or replaced within one hundred eighty
(180) days from the date of notice of Landlord's architect's opinion (a "Major
Casualty"), then both Landlord and Tenant shall have the right to terminate this
lease by notifying the other party in writing of such termination within twenty
(20) days of receipt of Landlord's architect's opinion.

     (c)  Notwithstanding any language herein to the contrary, if at the time of
any material damage to the Project, less than one (1) year remains in the term
of this lease, including any exercised renewal option, then either party shall
have the right to terminate this lease by written notice to the other party
within thirty (30) days of the date such damage occurs.

    (d)   Notwithstanding any language contained herein to the contrary, in the
event this lease is not terminated as provided hereunder (i) Landlord shall be
obligated to rebuild or restore the damaged property only to the extent of the
insurance proceeds available to Landlord for the purpose of rebuilding and
restoration (or if Landlord fails to carry the insurance required by this lease,
to the extent of insurance proceeds that would have been available to Landlord),
(ii) if the damaged property is all or any portion of the Premises Landlord
shall be obligated to rebuild or restore the damaged property only to Building
Standard condition (with Building Standard Tenant Allowances), except that
Tenant shall have the right to require Landlord to rebuild or restore the
damaged property substantially to the condition which existed immediately prior
to such damage, provided that Tenant shall bear all costs and expenses,
excluding rentals that are lost due to extended construction time, in excess of
the lesser of (A) any insurance proceeds available to Landlord for the purpose
of rebuilding or restoration after deducting any and all reasonable costs
incurred by Landlord in collecting such insurance proceeds (or if Landlord fails
to carry the insurance required by this lease, to the extent of insurance
proceeds that would have been available to Landlord if Landlord had obtained the
required insurance), or (B) cost to Landlord of rebuilding and restoring the
damaged property to Building Standard condition (with

                                       31
<PAGE>

Building Standard Tenant Allowances); and (iii) Tenant shall be entitled to a
pro rata abatement of Base Rental, Tenant's Forecast Additional Rental, and
Tenant's Additional Rental during the period of time the Premises, or any
portion thereof, are untenantable due to such damage. Landlord's architect's
opinion shall be given to both Landlord and Tenant in accordance with Section
9.01 within thirty (30) days from the date of any such damage. In the event of
any termination of this lease under this Section 6.03, this lease shall cease
and terminate as if the date of such damage was the expiration date of the term
of this lease.

     (e)  In the event that a material portion of the Project is damaged by fire
or other casualty, earthquake, flood or by any other cause of any kind or nature
and the Project cannot be repaired or restored to an architecturally complete
Project, then Landlord shall have the right to terminate this lease within
thirty (30) days after the date of the casualty.

     Section 6.04  Casualty Insurance. Landlord shall maintain standard, "all-
                   ------------------
risks" property insurance on the Project (excluding leasehold improvements) and
on all Building Standard improvements, in form and with endorsements and
coverages reasonably customary to be carried by first-class office building
owners. Building Standard improvements, for purposes of this paragraph, shall
mean any standard office improvements made by Tenant to the Premises up to the
amount of the Tenant Improvement Allowance. Landlord covenants that Landlord
shall endeavor to maintain all risks insurance consistently with respect to the
level of Building Standard improvements on all leases in the Building which
Landlord is insuring. To the extent Landlord maintains property insurance on
tenant's improvements in excess of Building Standard, the extra cost of such
insurance shall be excluded from Operating Expenses. Said insurance shall be
maintained with an insurance company authorized to do business in Georgia, in an
amount equal to the full insurable value of the Project and such Building
Standard Improvements (and without Landlord having any co-insurance
obligations), and payments for losses thereunder shall be made solely to
Landlord. Tenant shall maintain at its expense standard, "all-risks" fire and
extended coverage insurance on the full insurable value of all its personal
property, including removable trade fixtures, located in the Premises and on
Tenant's Work in excess of the Tenant Improvement Allowance and all other
additions and improvements (including fixtures) made by Tenant and not required
to be insured by Landlord above. If the annual premiums to be paid by Landlord
shall exceed the standard rates because of Tenant's operations within, or
contents of, the Premises, Tenant shall promptly pay the excess amount of the
premium upon request by Landlord (and if necessary, Landlord may allocate the
insurance costs of the Project to give effect to this sentence). Upon the
request of Landlord, a duly executed certificate of insurance, reflecting
Tenant's maintenance of the insurance required under this Section 6.04 and
Section 6.05, shall be delivered to Landlord.

     Section 6.05  Liability Insurance. Landlord and Tenant shall each maintain
                   -------------------
a policy or policies of commercial general liability insurance with the premiums
thereon fully paid on or before the due dates, issued by and binding upon a
solvent insurance company authorized to transact business in Georgia. Such
insurance shall afford minimum protection (which may be affected by primary
and/or excess coverage) of not less than $2,000,000.00 for bodily injury or
death in any one occurrence and of not less than $500,000.00 for property damage
in any one occurrence; provided, however, Tenant shall carry such greater limits
of coverage as Landlord may reasonably request from time to time so long as
Landlord maintains similar limits of

                                       32
<PAGE>

coverage and so long as such limits are consistent with the limits required by
owners of other comparable office buildings in the metropolitan Atlanta, Georgia
area (not to exceed, in any event, $5,000,000 for any one occurrence).

  Section 6.06  Hold Harmless.  Landlord shall not be liable to Tenant, its
                -------------
agents, servants, employees, contractors, customers or invitees for any damage
to person or property caused by any act, omission or neglect of Tenant, its
agents, servants or employees, and Tenant agrees to indemnify and hold Landlord
harmless from all liability and claims for any such damage. Tenant shall not be
liable to Landlord, or to Landlord's agents, servants, employees, contractors,
customers or invitees for any damage to person or property caused by any act,
omission or neglect of Landlord, its agents, servants or employees, and Landlord
agrees to indemnify and hold Tenant harmless from all claims for such damage.

  Section 6.07  Waiver of Claims and Subrogation Rights.    Anything in this
                ---------------------------------------
lease to the contrary notwithstanding, Landlord and Tenant each hereby waives
any and all rights of recovery, claim, action or cause of action, against the
other, its agents, servants, partners, shareholders, officers or employees, for
any loss or damage that may occur to the Premises, the Project or any
improvements thereto or thereon, or any personal property of such party therein
or thereon, by reason of fire, the elements, or any other cause which is insured
against under the terms of the standard fire and extended coverage insurance
policies referred to in Section 6.04 hereof (or, if either party fails to obtain
the required coverage, which would have been insured against if the applicable
party had obtained the required coverage), regardless of cause or origin,
including negligence of the other party hereto, its agents, officers, partners,
shareholders, servants or employees, and covenants that no insurer shall hold
any right of subrogation against such other party. Each party shall take
whatever reasonable action is necessary to cause its insurer's right of
subrogation to be extinguished.

  Section 6.08  Insurance Requirements.   If Tenant does not procure insurance
                ----------------------
as required, Landlord may, upon advance written notice to Tenant, cause this
insurance to be issued and Tenant shall pay to Landlord the premium for such
insurance within ten (10) days of Landlord's demand, plus interest at the rate
provided for in this lease until repaid by Tenant. All policies of insurance
required to be maintained by Tenant shall specifically make reference to the
indemnifications by Tenant in favor of Landlord under this lease and shall
provide that Landlord shall be given at least thirty (30) days' prior written
notice of any cancellation or nonrenewal of any such policy. A certificate
evidencing each such policy shall be deposited with Landlord by Tenant on or
before the Commencement Date, and a replacement certificate evidencing each
subsequent policy shall be deposited with Landlord at least thirty (30) days
prior to the expiration of the preceding such policy. All insurance policies
obtained by Tenant shall be written as primary policies (primary over any
insurance carried by Landlord), not contributing with and not in excess of
coverage which Landlord may carry, if any.

                                       33
<PAGE>

                                  ARTICLE VII
                                  -----------

     Section 7.01  Tenant Default and Landlord Remedies.
                   ------------------------------------

     (a)  The occurrence of any of the following shall constitute events of
  default, subject to the notice and cure rights set forth in Section 7.01(b)
  below:

          (i)   Base Rental, Tenant's Forecast Additional Rental, Tenant's
     Additional Rental Adjustment, or any other sum of money payable under this
     lease is not paid when due;

          (ii)  Tenant's interest in the lease or the Premises shall be
     subjected to any attachment, levy, or sale pursuant to any order or decree
     entered against Tenant in any legal proceeding and such order or decree
     shall not be vacated within sixty (60) days of entry thereof; or

          (iii) Tenant breaches or fails to comply with any term, provision,
     condition, or covenant of this lease, other than as described in Section
     7.01(a)(i), or with any of the Rules and Regulations now or hereafter
     established to govern the operation of the Building or Project.

     (b)  Upon the occurrence of an event of default and (i) if the event of
default described in Section 7.01(a)(i) is not cured within ten (10) days after
written notice from Landlord of such default, (notwithstanding the foregoing,
Landlord shall only be obligated to notify Tenant of such monetary default twice
in any twelve (12) month period; thereafter Tenant's failure to pay all such
sums within ten (10) days after its due date shall constitute an event of
default) or (ii) the event of default described in Sections 7.01(a)(iii) is not
cured within thirty (30) days after written notice from Landlord of such
default; provided, however, if such event of default is not susceptible to cure
within thirty (30) days, Tenant shall not be in default if Tenant promptly
commences the cure and diligently pursues the cure to completion as soon as
reasonably possible (such period not to exceed, in any event, ninety (90) days),
or (iii) the event of default described in Section 7.01(a)(ii) is not cured
immediately, the Landlord shall have the option to do and perform any one or
more of the following in addition to, and not in limitation of, any other remedy
or right permitted it by law or in equity or by this lease:

          (i)   Landlord, with or without terminating this lease, may
     immediately or at any time thereafter re-enter the Premises and correct or
     repair any condition which shall constitute a failure on Tenant's part to
     keep, observe, perform, satisfy, or abide by any term, condition, covenant,
     agreement, or obligation of this lease or of the Rules and Regulations now
     in effect or hereafter adopted or of any notice given Tenant by Landlord
     pursuant to the terms of this lease, and Tenant shall fully reimburse and
     compensate Landlord on demand for Landlord's reasonable costs.

          (ii)  Landlord, with or without terminating this lease, may
     immediately or at any time thereafter demand in writing that Tenant vacate
     the Premises and thereupon Tenant shall vacate the Premises and remove
     therefrom all property thereon belonging to or placed on the Premises by,
     at the direction of, or with consent of Tenant within ten (10) days of

                                       34
<PAGE>

     receipt by Tenant of such notice from Landlord, whereupon Landlord shall
     have the right to re-enter and take possession of the Premises. Any such
     demand, re-entry and taking possession of the Premises by Landlord shall
     not of itself constitute an acceptance by Landlord of a surrender of this
     lease or of the Premises by Tenant and shall not of itself constitute a
     termination of this lease by Landlord.

          (iii) Landlord, with or without terminating this lease, may
     immediately or at any time thereafter, re-enter the Premises and remove
     therefrom Tenant and all property belonging to or placed on the Premises
     by, at the direction of, or with consent of Tenant. Any such re-entry and
     removal by Landlord shall not of itself constitute an acceptance by
     Landlord of a surrender of this lease or of the Premises by Tenant and
     shall not of itself constitute a termination of this lease by Landlord.

          (iv)  Landlord, with or without terminating this lease, may
     immediately or at any time thereafter relet the Premises or any part
     thereof for such time or times, at such rental or rentals and upon such
     other terms and conditions as Landlord in its reasonable discretion may
     deem advisable, and Landlord may make any repairs to the Premises which it
     may deem necessary or proper to facilitate such reletting; and Tenant shall
     pay all costs of such reletting including but not limited to cost of any
     such repairs to the Premises, attorneys' fees, leasing inducements, and
     brokerage commissions; and if this lease shall not have been terminated,
     Tenant shall continue to pay all rent and all other charges due under this
     lease up to and including the date of beginning of payment of rent by any
     subsequent tenant of part or all of the Premises, and thereafter Tenant
     shall pay monthly during the remainder of the term of this lease the
     difference, if any, between the rent and other charges collected from any
     such subsequent tenant or tenants and the rent and other charges reserved
     in this lease, but Tenant shall not be entitled to receive any excess of
     any such rents collected over the rents reserved herein.

          (v)   Landlord may immediately or at any time thereafter terminate
     this lease, and this lease shall be deemed to have been terminated upon
     receipt by Tenant of written notice of such termination; upon such
     termination Landlord shall have the right to recover from Tenant all actual
     damages Landlord may suffer by reason of such termination including,
     without limitation, all arrearages in rentals, costs, charges, additional
     rentals, and reimbursements, cost (including court costs and reasonable,
     actual attorneys' fees) of recovering possession of the Premises, cost of
     any repair to the Premises which is necessary or proper to prepare the same
     for reletting and, in addition thereto, Landlord at its election shall have
     and recover from Tenant an amount equal to the then current present value
     (using a discount rate of eight percent (8%) of the excess, if any, of the
     total amount of all rents and other charges to be paid by Tenant for the
     remainder of the term of this lease over the then reasonable rental value
     of the Premises for the remainder of the term of this lease.

     (c)  If Landlord re-enters the Premises or terminates this lease pursuant
to any of the provisions of this lease, Tenant hereby waives all claims for
damages which may be caused by such re-entry or termination by Landlord, except
any damages arising out of the gross negligence or willful misconduct of
Landlord, its agents or employees. Tenant shall and does hereby

                                       35
<PAGE>

indemnify and hold Landlord harmless from any loss, cost (including court costs
and reasonable, actual attorneys' fees), or damages suffered by Landlord by
reason of such re-entry or termination. No such re-entry or termination shall be
considered or construed to be a forcible entry.

     (d)  The exercise by Landlord of any one or more of the rights and remedies
provided in this lease shall not prevent the subsequent exercise by Landlord of
any one or more of the other rights and remedies herein provided.  All remedies
provided for in this lease are cumulative and may, at the election of Landlord,
be exercised alternatively, successively, or in any other manner and are in
addition to any other rights provided for or allowed by law or in equity.

     Section 7.02  Landlord Default and Tenant Remedies. If Landlord fails to
                   ------------------------------------
pay any amounts due to Tenant under this lease and shall not cure such failure
within ten (10) days following Tenant's notice to Landlord (and to the holder of
any Mortgage) or if Landlord fails to keep or perform any of its obligations
under this lease and shall not cure such failure within thirty (30) days
following Tenant's notice to Landlord (and to the holder of any Mortgage),
Landlord shall be in default under this lease; provided, however, if the failure
is of a nature that it cannot be cured within thirty (30) days, Landlord shall
not be in default so long as Landlord commences the cure within such thirty (30)
day period and diligently and continuously pursues the cure to completion as
soon as reasonably possible (not to exceed, in any event, ninety (90) days). So
long as Tenant is not in default under this lease past any applicable notice and
cure period, upon the occurrence of any default by Landlord in the payment of
money due to Tenant under this lease which default remains uncured for the
period described in the preceding sentence (provided, however, Tenant
acknowledges and agrees that any mortgagee of Landlord shall have an additional
ten (10) days beyond the expiration of Landlord's 10-day notice and cure period
to cure Landlord's default prior to the exercise of any right by Tenant
hereunder), Tenant may offset the amount due, plus interest at the rate
specified in Section 2.01, against the next installments of Base Rental due
under this lease, but in no event shall Tenant be entitled to offset against
more than two (2) months of Base Rental in any twelve (12) month period until
such time as Tenant must offset against 100% of the remaining Base Rental to
recoup its costs prior to the expiration of this lease. In the event of any
default by Landlord in any of its non-monetary obligations under this lease
after the expiration of the notice and cure period described above (provided,
however, Tenant acknowledge and agrees that any mortgagee of Landlord shall have
an additional thirty (30) days beyond the expiration of Landlord's notice and
cure period to cure Landlord's default prior to the exercise of any rights by
Tenant hereunder) so long as Tenant is not in default under this lease past any
applicable notice and cure period, Tenant may pursue any of the following
remedies: (i) take any and all action reasonably necessary to cure Landlord's
default if and only if Tenant's use of a substantial portion of the Premises for
normal business operations has been materially and adversely effected, and only
after written notice by Tenant to Landlord that Landlord has failed to timely
cure any such default which notice shall also describe what specific curative
actions Tenant intends upon pursuing, or (ii) pursue any other remedies
available to Tenant at law or in equity. If Tenant does in fact undertake
curative actions for and on behalf of Landlord then Tenant may offset the
out-of-pocket costs reasonably incurred by Tenant to effect such cure against
the next installments of Base Rental;

                                       36
<PAGE>

provided, however, Tenant may not offset against more than two (2) months of
Base Rental during any twelve (12) month period until such time as Tenant must
offset against 100% of the remaining Base Rental to recoup its costs prior to
the expiration of this lease. Notwithstanding anything to the contrary contained
in this paragraph, in the event Landlord disagrees with Tenant as to (x) whether
Landlord is in default hereunder, (y) whether Tenant has the right to offset
against Base Rent or (z) the nature and extent of the curative actions to be
undertaken by Tenant, then Landlord shall have the right to suspend the further
exercise of any rights of Tenant under this paragraph by notifying Tenant in
writing of the dispute and that Landlord has initiated an expedited arbitration
proceeding before the American Arbitration Association pursuant to its expedited
procedures. In such event, Landlord and Tenant agree to pursue the arbitration
of such dispute and the results of which shall be binding upon both Landlord and
Tenant. Tenant hereby agrees to indemnify, defend and hold Landlord harmless
from and against any cost, expense, liability, claim, cause of action or other
obligation or liability of Landlord or its agents arising out of or relating to
Tenant's exercise of Tenant's self-help rights set forth in this paragraph.

     Section 7.03  Insolvency or Bankruptcy.   The appointment of a receiver to
                   ------------------------
take possession of all or substantially all of the assets of Tenant (or the
guarantor), which appointment is not dismissed within sixty (60) days
thereafter, or any general assignment by Tenant (or the guarantor) for the
benefit of creditors, or any action taken or suffered by Tenant (or the
guarantor) under any insolvency, bankruptcy, or reorganization act, shall, at
Landlord's option, constitute a breach of this lease by Tenant (or the
guarantor). Upon the happening of any such event or at any time thereafter, this
lease shall terminate five (5) days after written notice of termination from
Landlord to Tenant (or the guarantor). In no event shall this lease be assigned
or assignable by operation of law or by voluntary or involuntary bankruptcy
proceedings or otherwise and in no event shall this lease or any rights or
privileges hereunder be an asset of Tenant (or the guarantor) under any
bankruptcy, insolvency, or reorganization proceedings.

     Section 7.04  Late Payments.   Tenant shall pay, as a late charge in the
                   -------------
event any installment of Base Rental, Tenant's Forecast Additional Rental,
Tenant's Additional Rental Adjustment or any other charge owed by Tenant
hereunder is not paid within ten (10) days after written notice by Landlord to
Tenant that such sum is past due (Landlord shall not be obligated to notify
Tenant more than twice in any twelve (12) month period; thereafter, such late
fee shall accrue if Tenant fails to pay any sum due hereunder when due), the
greater of $100.00 or an amount equal to three percent (3%) of the amount due
(but in no event shall the amount of such late charge exceed an amount based
upon the highest legally permissible rate chargeable at any time by Landlord
under the circumstances). Should Tenant make a partial payment of past due
amounts, the amount of such partial payment shall be applied first to reduce all
accrued and unpaid late charges, in inverse order of their maturity, and then to
reduce all other past due amounts, in inverse order of their maturity.

     Section 7.05  Attorney's Fees.  In the event Landlord or Tenant defaults in
                   ---------------
the performance of any of the terms, agreements or conditions contained in this
lease and the non-defaulting party places the enforcement of this lease, or any
part thereof, or the collection of any rent due or to become due hereunder, or
recovery of the possession of the Premises, in the hands of an attorney, or file
suit upon the same, the non-prevailing party in such action shall be

                                       37
<PAGE>

obligated to reimburse the prevailing party for all reasonable, actual
attorney's fees and expenses incurred by the prevailing party in connection with
such action.

     Section 7.06  Waiver of Homestead.  Tenant hereby waives and renounces all
                   -------------------
homestead or exemption rights which Tenant may have under or by virtue of the
Constitutions and Laws of the United States, the State of Georgia, and any other
State as against any debt or sum Tenant may owe Landlord under this lease and
hereby transfers, conveys, and assigns to Landlord all homestead or exemption
rights which may be allowed or set apart to Tenant, including such as may be set
apart in any bankruptcy proceeding, to pay any debt or sum owing by Tenant to
Landlord hereunder.

     Section 7.07  No Waiver of Rights.   No failure or delay of either party to
                   -------------------
exercise any right or power given it herein or to insist upon strict compliance
by the other party of any obligation imposed on it herein and no custom or
practice of either party hereto at variance with any term hereof shall
constitute a waiver or a modification of the terms or any right either party has
herein to demand strict compliance with the terms hereof by the other party. No
waiver of any right by either party of any default by the other party on one
occasion shall operate as a waiver of any rights or of any subsequent default.
No express waiver shall affect any condition, covenant, rule, or regulation
other than the one specified in such waiver and then only for the time and in
the manner specified in such waiver. No person has or shall have any authority
to waive any provision of this lease unless such waiver is expressly made in
writing and signed by an authorized officer of the party against whom such
waiver is asserted.

     Section 7.08  Holding Over.   In the event of holding over by Tenant after
                   ------------
expiration or termination of this lease without the written consent of Landlord,
such holding over shall, for the first thirty (30) days, be on all the same
terms and conditions of this lease except 125% of Base Rental, Tenant's Forecast
Additional Rental and Tenant's Additional Rental in effect as of the scheduled
expiration date shall be due and owing. If such holdover exceeds thirty (30)
days, Tenant shall pay as liquidated damages, solely for such holding over, 150%
of the rent (including, without limitation, all Base Rental, Tenant's Forecast
Additional Rental and Tenant's Additional Rental Adjustment as would have been
payable if this lease had not so terminated or expired) for the entire holdover
period. No holding over by Tenant after the term of this lease shall be
construed to extend this lease. In the event of any unauthorized holding over,
Tenant shall indemnify Landlord against all claims for damages by any other
tenant to whom Landlord shall have leased all or any part of the Premises
effective upon the termination of this lease so long as Landlord promptly
notifies Tenant upon the execution by Landlord of any such lease of the Premises
which will commence upon expiration of the term of this lease. Any holding over
with the express written consent of Landlord shall thereafter constitute this
lease to be a lease from month to month at a Base Rental, Tenant's Forecast
Additional Rental, and all other sums required to be paid by Tenant prior to the
expiration or termination of this lease as may be agreed to by Landlord and
Tenant.

     Section 7.09  Subordination.   Landlord hereby represents and warrants to
                   -------------
Tenant that the only holder of mortgage or deed to secure debt with respect to
the Building is Wachovia, N.A. ("Wachovia"). Subject to execution by Landlord,
Tenant and the holder of the interest in question of an SNDA in the form
described below, Tenant agrees that the rights of Tenant under

                                       38
<PAGE>

this lease will be subject and subordinate to each ground or land lease now or
hereafter covering all or any part of the Land and to each mortgage or deed to
secure debt which may now or hereafter encumber the Project and/or the Land, as
well as to all renewals, modifications, consolidations, replacements and
extensions thereof in a written form reasonably acceptable to the lessor under
any such ground or land lease and the holder of any such mortgage or deed to
secure debt. Tenant expressly recognizes and agrees that the lessor under any
such ground or land lease and the holder of any such mortgage or deed to secure
debt or any of their successors or assigns or any other holder of such
instrument may sell the Project or the Land in the manner provided for by law or
in such instrument; and further, such sale may be made subject to this lease. In
the event of the enforcement by the lessor under any such ground or land lease
or the grantee under any such mortgage or deed to secure debt of the remedies
provided for by law or by such land or ground lease, mortgage or deed to secure
debt, Tenant will, upon request of any person or party succeeding to the
interest of said lessor or grantee, as a result of such enforcement,
automatically become the Tenant of such successor in interest without change in
the terms or provisions of this lease, subject to the terms of the executed SNDA
entered into by the parties. Upon request by such successor in interest, Tenant
shall execute and deliver an instrument or instruments confirming the attornment
herein provided for in a form reasonably acceptable to such successor in
interest so long as such form is consistent with this lease and the executed
SNDA and so long as such successor acknowledges all of Tenant's rights under the
lease in a manner consistent with the executed SNDA. As a condition precedent to
Tenant's obligations under this lease, Landlord and Tenant shall execute, and
Landlord shall cause Wachovia to execute and deliver within ten (10) business
days after full execution of this lease, a subordination, non-disturbance and
attornment agreement in the form attached hereto as Exhibit J and by this
                                                    ---------
reference made a part hereof ("SNDA"). In addition, Tenant's agreement to
subordinate to any future mortgage, deed of trust or ground lease shall be
subject to the execution and delivery of a subordination non-disturbance and
attornment agreement by Landlord, Tenant and each holder of a mortgage or deed
of trust or ground lease, as the case may be, which may hereafter affect the
Building either in form and substance substantially similar to the form attached
hereto as Exhibit J or if not substantially similar, then in form and substance
          ---------
reasonably satisfactory to all parties thereto; otherwise, this lease shall be
superior to any such future mortgage or deed of trust or ground lease.

     Section 7.10  Estoppel Certificate or Three-Party Agreement.   In
                   ---------------------------------------------
connection with any sale or refinancing by Landlord or its successor-in-interest
or in connection with any assignment of this lease or Landlord's ownership
entity or upon the request by any lender of Landlord or mortgagee of the
Project, Tenant agrees within ten (10) business days following request by
Landlord (a) to execute, acknowledge and deliver to Landlord and any other
persons specified by Landlord, a certificate or three-party agreement among
Landlord, Tenant and/or any third party dealing with Landlord, certifying (to
the extent true, and noting the exceptions to all of such certifications) (i)
the Tenant is in possession of the Premises and has unconditionally accepted it;
(ii) Tenant is currently paying all rent specified in the lease and rent has
been paid through a date certain; (iii) the lease is unmodified an in full force
and effect (or if there have been modifications the lease is in full force and
effect as modified and stating the modifications by date.); (iv) there are no
defaults by Landlord under the lease and Tenant has no defenses or offsets to
any rent becoming due to the Landlord under the lease; (v) the Tenant has not
assigned its interest in the lease or sublet any portion of the Premises; (vi)
the Tenant has received no

                                       39
<PAGE>

notice of any prior assignment, sale or pledge of the lease or rents thereunder;
(vii) the Tenant has no right of first refusal or option to purchase the
Building; (viii) there are no other agreements, whether written or oral, between
the Landlord and Tenant with respect to the lease; (ix) Tenant has no right or
option to cancel the lease prior to its stated expiration date other than
pursuant to Tenant's Termination Right set forth in Special Stipulation 4 or
upon a default by the Landlord under the lease or, where so provided in the
lease arising from a casualty, condemnation or a service interruption; (x)
Tenant has no expansion rights or rights of first refusal with respect to
leasing additional space except as noted; (xi) upon receipt of written notice
from the holder of a mortgage or a deed to secure debt on the property that the
Landlord is in default under its loan and requesting the Tenant to pay all rent
to the mortgagee, the Tenant will pay all rent directly to the mortgagee; and
(xii) such other factual matters about the status of this lease as may
reasonably be requested by Landlord, or Landlord's mortgagee or prospective
purchaser (excluding any environmental matters). Tenant's failure to deliver
such certificate or three party agreement within such ten (10) day period shall
be conclusive upon Tenant as to the matters set forth therein, except as to
matters which Landlord actually knows to be factually incorrect.

                                  ARTICLE VIII
                                  ------------

     Section 8.01  Sublease or Assignment by Tenant.
                   --------------------------------

     (a) Except as permitted in subsection (f) of this Section 8.01, Tenant
shall not, without the Landlord's prior written consent, which consent shall not
be unreasonably withheld or conditioned, (i) assign, convey, mortgage, pledge,
encumber, or otherwise transfer (whether voluntarily, by operation of law, or
otherwise) this lease or any interest hereunder; (ii) allow any lien to be
placed upon Tenant's interest hereunder; (iii) sublet the Premises or any part
thereof; or (iv) permit the use or occupancy of the Premises or any part thereof
by any one other than Tenant. Any attempt to consummate any of the foregoing
without Landlord's consent shall be of no force or effect. For purposes hereof,
the transfer of the ownership or voting rights in a controlling interest of the
voting stock of Tenant (if Tenant is a corporation) or the transfer of a general
partnership interest or a majority of the limited partnership interest in Tenant
(if Tenant is a partnership), at any time throughout the term of this lease,
shall be deemed to be an assignment of this lease.

     (b)  Notwithstanding anything herein to the contrary, if at any time or
from time to time during the term of this lease Tenant desires to sublet all or
any portion of the Premises or assign all or any portion of Tenant's interest in
this lease, Tenant shall notify Landlord in writing (hereinafter referred to in
this Section 8.01 as the "Notice") of the identity of the proposed sublessee or
assignee and the area proposed to be sublet or covered by the assignment
(hereinafter referred to as "Sublet Space"), any changes in the Building Signs
and Tenant's Signage (as those terms are defined in Exhibit H) and such
                                                    ---------
additional information concerning the business, reputation and credit-worthiness
of the proposed sublessee or assignee as shall be sufficient to allow Landlord
to form a commercially reasonable judgment with respect thereto. Landlord agrees
not to unreasonably withhold its approval of any proposed sublease or assignment
to any proposed tenant whose proposed use of the Premises (or portion thereof)
is consistent with and comparable to the use of other Class "A" office buildings
in the vicinity. In the event Landlord fails to approve or disapprove any such
sublease or assignment within ten

                                       40
<PAGE>

(10) business days after Landlord's receipt of such submission from Tenant, such
sublease or assignment shall be deemed to be approved. Further, if Landlord
approves any proposed sublease or assignment, Landlord shall receive from Tenant
as additional rent hereunder fifty percent (50%) of any rents or other sums
received by Tenant pursuant to said sublease or assignment in excess of the
rentals payable to Landlord by Tenant under this lease with respect to the
Sublet Space (after deducting all of Tenant's reasonable costs associated
therewith, including market brokerage fees, reasonable attorneys' fees, free
rent, lease takeover payments, moving allowances and the reasonable cost of
remodeling or otherwise improving the Premises or providing an improvement
allowance for said sublessee or assignee), as such rents or other sums are
received by Tenant from the approved sublessee or assignee. Landlord may require
that any rent or other sums paid by a sublessee or assignee be paid directly to
Landlord. If Landlord approves in writing the proposed sublessee or assignee and
the terms of the proposed sublease or assignment, but a fully executed
counterpart of such sublease or assignment is not delivered to Landlord within
one hundred eighty (180) calendar days after the date of Landlord's written
approval, then Landlord's approval of the proposed sublease or assignment shall
be deemed null and void and Tenant shall again comply with all the conditions of
this Section 8.01 as if the Notice and options hereinabove referred to had not
been given, received or exercised. Prior to its execution, Landlord should have
the right to approve the form of the sublease or assignment, but such approval
shall not be unreasonably withheld or conditioned and Landlord will respond, in
writing, to the submitted form within ten (10) business days or Landlord will be
deemed to have approved the submitted form. If Landlord disapproves the form of
sublease or assignment or the sublessee or assignee, Tenant shall have the right
to submit amended forms or other sublessees or assignees to Landlord to review
for approval.

  (c)  Notwithstanding the giving by Landlord of its consent to any sublease
with respect to the Premises, no sublessee may exercise any expansion option,
right of first refusal option, or renewal option under this lease except in
accordance with a separate written agreement entered into directly between such
sublessee and Landlord, but an assignee of all Tenant's interest under this
lease shall be entitled to exercise all such rights.

  (d)  Notwithstanding the giving by Landlord of its consent to any subletting,
assignment or occupancy as provided hereunder or any language contained in such
lease sublease or assignment to the contrary, (i) unless this lease is expressly
terminated by Landlord, Tenant shall not be relieved of any of Tenant's
obligations or covenants under this lease and Tenant shall remain fully liable
hereunder, and (ii) no such sublease or assignment shall be effective if it
shall violate any provision of the Employee Retirement Income Security Act of
1974 (ERISA). Further, any sublease or other agreement for the use, occupancy or
utilization of the Premises shall not provide for any rental or other payment
based in whole or in part on the income or profits derived by such subtenant or
other party from the Premises other than upon an amount based on a fixed
percentage or percentages of receipts or sales. Any such purported sublease or
other agreement for occupancy of the Premises which violates this covenant shall
be void and ineffective.

     (e)  If, with the consent of the Landlord, the Premises or any part thereof
is sublet or occupied by other than Tenant or this lease is assigned, Landlord
may, after default by Tenant, collect rent from the subtenant, assignee or
occupant, and apply the net amount collected to the

                                       41
<PAGE>

Base Rental, Tenant's Forecast Additional Rental, Tenant's Additional Rental
Adjustment, and any other sums herein reserved. No such subletting, assignment,
occupancy, or collection shall be deemed (i) a waiver of any of Tenant's
covenants contained in this lease, (ii) a release of Tenant from further
performance by Tenant of its covenants under this lease, or (iii) a waiver of
any of Landlord's other rights hereunder.

     (f)  Notwithstanding any provision to the contrary, Tenant may assign this
lease or sublet the Premises without Landlord's consent (i) to any corporation
or other entity that controls, is controlled by or is under common control with
Tenant; (ii) to any corporation or other entity resulting from a merger,
acquisition, consolidation or reorganization of or with Tenant; (iii) in
connection with the sale of all or substantially all of the assets of Tenant
(all such transfers, assignments and subleases collectively hereinafter referred
to as "Permitted Transfers" and all such transferees, assignees and sublessees
are collectively hereinafter referred to as "Permitted Transferees"), so long as
Tenant provides evidence to Landlord in writing that such assignment or sublease
complies with the criteria set forth in (i), (ii) or (iii) above and provided
such assignee, subtenant or successor-in-interest expressly assumes Tenants'
obligations and liabilities hereunder. No such assignment, sublease or transfer,
however, shall release Tenant from any covenant, liability or obligation under
this lease.

     Section 8.02  Assignment by Landlord. Landlord shall have the right to
                   ----------------------
transfer and assign, in whole or in part, all its rights and obligations
hereunder, in the Project, the Land and all other property referred to herein,
and in such event and upon such transfer and the express written assumption by
the transferee of all Landlord's obligations, duties and liabilities arising
from and after the date of transfer (any such transferee to have the benefit of,
and be subject to, the provisions of Sections 8.03 and 8.04 hereof) no further
liability or obligation shall thereafter accrue against Landlord hereunder, but
Landlord shall not be released from any duties, obligations or liabilities
accruing prior to the date of transfer or arising out of events that occur prior
to the date of transfer, unless such duties, obligations, or liabilities are
expressly assumed by Landlord's transferee.

     Section 8.03  Peaceful Enjoyment. Landlord covenants that Tenant shall and
                   ------------------
may peacefully have, hold and enjoy the Premises, subject to the other terms
hereof, provided that no uncured event of default by Tenant exists under this
lease following giving of notice and the expiration of the applicable cure
period. It is understood and agreed that this covenant and any and all other
covenants of Landlord contained in this lease shall be binding upon Landlord and
its successors only with respect to breaches occurring during the ownership of
the Landlord's interest hereunder.

     Section 8.04  Limitation of Landlord's Personal Liability. Tenant
                   -------------------------------------------
specifically agrees to look solely to Landlord's interest in the Project, the
rent and other income derived therefrom after the date of any judgment against
Landlord, casualty insurance proceeds or condemnation awards not used for
restoration and any proceeds of sale of the Project for the recovery of any
monetary judgment against Landlord, it being agreed that Landlord (and its
partners and shareholders) shall never be personally liable for any such
judgment, except to the extent of the sources of funds described above. The
provision contained in the foregoing sentence is not intended to, and shall not,
limit any right that Tenant might otherwise have to obtain injunctive relief
against Landlord or Landlord's successors in interest or any suit or action in
connection

                                       42
<PAGE>

with enforcement or collection of amounts which may become owing or payable
under or on account of insurance maintained by Landlord.

     Section 8.05  Force Majeure. Landlord and Tenant (except with respect to
                   -------------
the payment of Base Rental, Tenant's Forecast Additional Rental, Tenant's
Additional Rental Adjustment, the Tenant Improvement Allowance or any other
monetary obligation of either Landlord or Tenant under this lease, including any
obligations arising pursuant to Exhibit D hereto) shall be excused for the
                                ---------
period of any delay and shall not be deemed in default with respect to the
performance of any of the terms, covenants and conditions of this lease when
prevented from so doing by a cause or causes beyond the Landlord's or Tenant's
(as the case may be) control, which shall include, without limitation, all labor
disputes, governmental regulations or controls, fire or other casualty,
inability to obtain any material or services, acts of God, or any other cause
not within the reasonable control of Landlord or Tenant (as the case may be);
provided, however, that any delay or prevention caused by Delay Items (defined
in Exhibit D) shall be deemed to be due to a cause or causes within Tenant's
   ---------
control.

                                  ARTICLE IX
                                  ----------

     Section 9.01  Notices. Any notice or other communications required or
                   -------
permitted to be given under this lease must be in writing and shall be
effectively given or delivered if hand delivered to the addresses for Landlord
and Tenant stated above or if sent by certified or registered United States
Mail, return receipt requested, to said addresses. Any notice mailed shall be
deemed to have been given upon receipt or refusal thereof. Notice effected by
hand delivery shall be deemed to have been given at the time of actual delivery.
Either party shall have the right to change its address to which notices shall
thereafter be sent and the party to whose attention such notice shall be
directed by giving the other party notice thereof in accordance with the
provisions of this Section 9.01. Additionally, Tenant agrees to send copies of
all notices required or permitted to be given to Landlord to Five Ravinia Drive,
Atlanta, Georgia 30346-2102, Attention: Project Officer and to 3003 Perimeter
Summit Relaty Corp., c/o General Electric Investment Corporation, 3003 Summit
Street, P. O. Box 7800, Stamford, Connecticut 06905, Attention: Real Estate
Counsel and to each lessor under any ground or land lease covering all or part
of the Land and each holder of a mortgage or deed to secure debt encumbering the
Project and/or the Land that notifies Tenant in writing of its interest and the
address to which notices are to be sent.

     Section 9.02  Miscellaneous.
                   -------------

     (a)  This lease shall be binding upon and inure to the benefit of the
successors and assigns of Landlord, and shall be binding upon and inure to the
benefit of Tenant, its successors, and, to the extent assignment may be approved
by Landlord hereunder, Tenant's assigns. Where appropriate the pronouns of any
gender shall include the other gender, and either the singular or the plural
shall include the other.

     (b)  All rights and remedies of Landlord and Tenant under this lease shall
be cumulative and none shall exclude any other rights or remedies allowed by
law. This lease is declared to be a Georgia contract, and all of the terms
hereof shall be construed according to the laws of the State of Georgia.

                                       43
<PAGE>

     (c) This lease may not be altered, changed or amended, except by an
instrument in writing executed by all parties hereto. Further, the terms and
provisions of this lease shall not be construed against or in favor of a party
hereto merely because such party is the "Landlord" or the "Tenant" hereunder or
such party or its counsel is the draftsman of this lease.

     (d) If Tenant is a corporation, partnership or other entity, Tenant
warrants that all consents or approvals required of third parties (including but
not limited to its Board of Directors or partners) for the execution, delivery
and performance of this lease have been obtained and that Tenant has the right
and authority to enter into and perform its covenants contained in this lease.
Likewise, if Landlord is a corporation, partnership or other entity, Landlord
warrants that all consent or approvals required of third parties (including but
not limited to its Board of Directors or partners) for the execution, delivery
and performance of this lease have been obtained and that Landlord has the right
and authority to enter into and perform its covenants contained in this lease.

     (e) If any term or provision of this lease, or the application thereof to
any person or circumstance, shall to any extent be invalid or unenforceable, the
remainder of this lease, or the application of such provision to persons or
circumstances other than those as to which it is invalid or unenforceable, shall
not be affected thereby, and each provision of this lease shall be valid and
shall be enforceable to the extent permitted by law.

     (f) Time is of the essence in this lease agreement.

     (g) This lease agreement shall not convey any leasehold estate from
Landlord to Tenant. Landlord and Tenant hereby agree that this lease creates
only the interest of a usufruct in Tenant which may not be levied upon or
assigned without Landlord's permission.

     (h) Landlord and Tenant warrant and represent to the other that it has not
dealt with any real estate broker and/or salesman (other than Hines who
represented Landlord and Grubb & Ellis Company who represented Tenant) in
connection with the negotiation or execution of this lease and no such broker or
salesman has been involved in connection with this lease, and each party agrees
to defend, indemnify and hold harmless the other party from and against any and
all costs, expenses, attorneys' fees or liability for any compensation,
commission and charges claimed by any real estate broker and/or salesman (other
than the aforesaid brokers) due to acts of such party or such party's
representatives.

     (i) The obligation of Tenant to pay rent and other monetary obligations
provided to be paid by Tenant under this lease and the obligation of Tenant to
perform Tenant's other covenants and duties under this lease constitute
independent, unconditional obligations of Tenant to be performed at all times
provided for under this lease, save and except only when an abatement thereof or
reduction therein is expressly provided for in this lease and not otherwise, and
Tenant acknowledges and agrees that in no event shall such obligations,
covenants and duties of Tenant under this lease be dependent upon the condition
of the Premises or the Project, or the performance by Landlord of its
obligations hereunder.

                                       44
<PAGE>

     (j) Neither Landlord nor Tenant shall record this lease, but a short-form
memorandum hereof may be recorded at the request of either Tenant or Landlord at
the requesting parties' sole cost and expense.  Upon termination or expiration
of this lease, Tenant shall, upon ten (10) days' prior written notice, execute
an instrument terminating or canceling such short-form lease.  In the event that
Tenant does not so execute such instrument, Tenant hereby appoints Landlord as
its authorized agent solely for the purpose of executing such an instrument on
Tenant's behalf.

     (k) In the event that Tenant fails to take occupancy of the Premises or the
premises are deserted, vacated or abandoned, then Tenant shall operate the
reception area of the lobby portion of the Premises as if Tenant continues to
occupy the Premises for normal business operations.

                                       45
<PAGE>

          IN WITNESS WHEREOF, the parties hereto have executed and sealed this
lease as of the date aforesaid.

<TABLE>
<CAPTION>
LANDLORD:                                         TENANT:
<S>                                               <C>
PERIMETER SUMMIT PARCEL 3 LIMITED                 NORTHERN TRUST RETIREMENT CONSULTING, LLC,  a
PARTNERSHIP, a Georgia limited partnership        Delaware limited liability corporation

By:  3003 Perimeter Summit Realty Corp., a        By: /s/ Constance F. Magnuson
     Delaware corporation, general partner of        ---------------------------------------
     Perimeter Summit Parcel 3 Limited               Name: Constance F. Magnuson
     Partnership                                           ---------------------------------
                                                     Title: Chief Executive Officer
                                                           ---------------------------------

   By:  /s/ Jerry Karr
      -------------------------------
       Name: Jerry Karr
            -------------------------
       Title: Vice President
             ------------------------

By:  Hines Management, L.L.C., a Delaware
     limited liability company, general partner
     of Perimeter Summit Parcel 3 Limited
     Partnership

   By: Hines Interests Limited Partnership, a
       Delaware limited partnership, sole member
       of Hines Management, L.L.C.

       By: Hines Holdings, Inc., a Texas
           corporation, sole member of Hines
           Interest Limited Partnership

           By: /s/ C. Kevin Shannahan
              --------------------------
              C. Kevin Shannahan
              Executive Vice President
</TABLE>

                                       46
<PAGE>

                                   EXHIBIT A
                                   ---------

                               LEGAL DESCRIPTION
                               -----------------

        All that tract or parcel of land lying and being in Land Lot 329 of the
18th District, DeKalb County, Georgia, said tract or parcel being more
particularly described as follows:

        To find the Point of Beginning commence at a 1/2" iron pin set at the
intersection of the Northwesterly right-of-way of Parkside Place (r/w varies)
and the Southeasterly right-of-way line of Lake Hearn Drive (r/w varies)
according to final of Lake Hearn Drive Widening, as recorded in Plat Book 101
Page 88 and 89, DeKalb County Records.
        THENCE the following courses and distances along the Southeasterly
right-of-way line of Lake Hearn Drive.
        South 66 degrees 41 minutes 26 seconds West for a distance of 218.33
feet to a 1/2" iron pin set, (Lake Hearn Drive 100 ft. r/w at this point).
        THENCE along a curve to the left having a radius of 600.35 feet and an
arc length of 24.52 feet, being subtended by a chord of South 49 degrees 16
minutes 40 seconds West for a distance of 24.52 feet to a 1/2" iron pin set.
        THENCE South 48 degrees 06 minutes 28 seconds West for a distance of
760.32 feet to a 1/2" iron pin set.
        THENCE along a curve to the left having a radius of 2096.71 feet and an
arc length of 25.09 feet, being subtended by a chord of South 47 degrees 49
minutes 22 seconds West for a distance of 25.09 feet to a 1/2" iron pin set,
said 1/2" iron pin set being the Point of Beginning.
        THENCE South 45 degrees 06 minutes 24 seconds East for a distance of
430.25 feet leaving the Southeasterly right-of-way line of Lake Hearn Drive to a
1/2" iron pin set on the Northwesterly line of Perimeter Summit Boulevard
(private road).
        THENCE South 44 degrees 53 minutes 36 seconds West for a distance of
305.00 feet along the Northwesterly line of Perimeter Summit Boulevard to a 1/2"
iron pin set.
        THENCE North 45 degrees 06 minutes 24 seconds West for a distance of
421.55 feet leaving the Northwesterly line of Perimeter Summit Boulevard to a
1/2" iron pin set on the Southeasterly right-of-way line of Lake Hearn Drive
(100 ft r/w at this point).
        THENCE the following courses and distance along the southeasterly
right-of-way of Lake Hearn Drive.
        North 39 degrees 34 minutes 30 seconds East for a distance of 18.22 feet
to a 1/2" iron pin set.
        THENCE along a curve to the right having a radius of 2096.71 feet and an
arc length of 287.17 feet, being subtended by a chord of North 43 degrees 29
minutes 38 seconds East for a distance of 286.94 feet to a 1/2" iron pin set,
said 1/2" iron pin set being the Point of Beginning.
        Said tract or parcel contains 3.008 acres or 131,019 square feet.

<PAGE>
                                  EXHIBIT A-1

                    SITE PLAN AND LOCATION OF THE BUILDING
                    --------------------------------------

                                       1

<PAGE>

                                   EXHIBIT B
                                   ---------

                            FLOOR PLAN OF PREMISES
                            ----------------------

                                       1
<PAGE>

                                   EXHIBIT C
                                   ---------

                               BUILDING STANDARD
                               -----------------

                               TENANT ALLOWANCE
                               ----------------

     The following provisions shall govern (a) the construction of the base
building condition and (b) the tenant improvement allowance for the buildout of
the Premises.  When used in this lease, the term "Building Standard" shall mean
such materials as are described or depicted in the Building Plans and
Specifications or materials of comparable quality as may be substituted therefor
by Landlord.

I.   Base Building Condition:
     -----------------------

     In addition to the Tenant Improvement Allowance provided for in Section II
below, Landlord shall, at Landlord's sole cost and expense, provide and install
(except where expressly indicated to the contrary) all of the items
(collectively, "Base Building Condition") described in those certain
construction plans and specifications prepared by Thompson, Ventulett, Stainback
& Associates revised and dated June 25, 1999 through COR#7, Sheet Nos. A1-10
through A10-2.1, M1.01 through M7.03 and E1.00 through E8.02 (copies of which
have been provided to Tenant) (collectively, the "Building Plans") including,
without limitation, the following:

1. Floor Finishes.

Concrete floor slabs will be broom clean and flat to within a tolerance of a
floor flatness value of 20 using the F-Number system ready for Tenant's carpet
(as per ACI 117 Standards).

2. Floor Loading.

Floor loads shall be per applicable codes and Base Building standards
throughout.

3. Wall and Column Finishes.

All core walls and perimeter columns will be drywalled, taped, floated, sanded,
and ready to receive Tenant finishes.  The four freestanding interior columns
are unfinished.

4. Other Perimeter Finishes.

Building perimeters will be fully finished including water proofing, insulation,
glazing, metal finishing, and glass cleaning on exterior.
<PAGE>

Building standard window blinds will be installed prior to Tenant construction.

5. Other Core Finishes.

Drinking fountains, janitor's closets, electrical and mechanical rooms,
bathrooms with sinks and toilets, fire exit stairwells and related areas shown
on the Building plans to be finished to Building Standard condition.

Specifically, the following will be completed:

     A.   Ladies' and men's room complete.

     B.   Telephone closets complete.

     C.   Electrical closets complete with service and distribution panelboards
          and transformer 480/277v, 208/110v.

     D.   Core walls with finished drywall ready for paint.

     E.   Drinking fountains (two per floor).

     F.   Fire extinguisher cabinets.

     G.   Exit signs (two per floor).

     H.   Painted Lobby elevator doors.

     I.   Painted core corridor doors.

     J.   Stained stairwell doors.

     K.   Hardware and closers for all exit, stairwell and electrical/telephone
          doors and ladies'/ men's toilets.

     L.   Space clear of all pipes, Base Building ductwork, etc., for ceiling
          height in accordance with the Base Building plans.

     M.   All pipe sleeves in beams and walls to be sealed where required by
          code.

     N.   Fire and life safety requirements per county and state codes.

     O.   Ground level public areas complete (elevator lobbies, landscaping,
          truck dock, fan room, etc.).

     P.   Mechanical, electrical, elevator, Base Building systems, complete as
          shown on base building plans.

                                      C-2
<PAGE>

     Q.   All general exhaust required by applicable laws.

6. Ceiling.

4 foot by 4 foot exposed ceiling grid installed; intermediate 2 foot tees and 2
foot by 2 foot ceiling tile stacked on the floor for installation by the Tenant.

7. Lighting.

2 foot by 4 foot 18 cell parabolic light fixtures stacked on the floor at a
ratio of 1 fixture per 100 USF, for installation by the Tenant.

8. Electrical.

Electrical power is provided equaling four (4) watts per USF of 277/480 volt for
lighting and two (2) watts per USF of 120/208 volt for equipment and
receptacles.  Landlord can provide additional power which will be sub-metered.

9. HVAC, Electrical and Mechanical.

     (a)  Summer conditions: The entire air conditioning system to maintain a 78
     degrees Fahrenheit dry bulb temperature at 92 degrees Fahrenheit dry bulb
     outdoor temperature.  This design is for all office and public spaces.
     Equipment and elevator machine rooms will maintain an 85 degree Fahrenheit
     dry bulb temperature.

     (b)  Winter conditions: The entire heating system for all spaces is to be
     maintained at 72 degrees Fahrenheit dry bulb temperature at 22 degrees
     Fahrenheit dry bulb outside temperature.  Equipment and elevator machine
     rooms will maintain a 65 degree Fahrenheit dry bulb temperature.

     (c)  The heat, ventilation and air conditioning systems shall at all times
     provide outside air in a quantity of not less than 0.14 cubic feet per
     minute per square foot of floor area.  The HVAC system shall be designed to
     maintain the above condition based upon internal heat loads of one person
     per 250 square feet and the electrical loads stated in paragraph 8 above.

10.  Sprinkler System.

Piping and semi-recessed sprinkler heads installed in accordance with National
Fire Protection Association Pamphlets 13 and 14 (one head per 225 square feet).
Tenant is responsible for relocating and adding sprinkler heads necessary for
Tenant's specific layout.

                                      C-3
<PAGE>

11. Building Exit Stairs.

All wall conditions other than the underside of intermediate landings and stair
runs shall be painted concrete and painted gypsum board.  Intermediate rails and
handrails will be per code.  Concrete walk surface should be finished to ACI-D
standards. Stairwells have no ceilings.

"Usable Area" shall mean the gross usable area of the Premises as measured in
accordance with BOMA.

12. Changes.

Landlord reserves the right to modify the Base Building Condition without
Tenant's consent so long as such changes do not materially affect Tenant's use
and design of the Premises including any cost of redesign.

II.  Leasehold Improvements Allowance:
     --------------------------------

     Landlord agrees to provide to Tenant an allowance with respect to the
Premises of $21.00 per rentable square foot of the Premises (as finally
determined pursuant to Section 1.01(c) of the lease)  (the "Tenant Improvement
Allowance").  Based on the projected number of rentable square feet in the
Premises, the Tenant Improvement Allowance would be $2,679,831.00 (i.e., a total
of 127,611 rsf x $21.00 prsf = $2,679,831.00).  The Tenant Improvement Allowance
may be applied to the cost of all (i) space planning, (ii) Tenant Construction
Documents, (iii) contractor costs, (iv) construction management fees, and (v)
other tenant improvements (collectively, the "Construction Costs").  Any unused
portion of the Tenant Improvement Allowance and the Construction Documents
Allowance described in Section III below may be used by Tenant (a) to offset
other Tenant improvement costs, including voice and data cabling, security
system, signage and moving  or (b) as an offset against monthly Base Rental
until fully utilized.

     In the event that the Construction Costs exceed the Tenant Improvement
Allowance, Landlord shall provide to Tenant, if required by Tenant, an
additional allowance (the "Additional Allowance") of up to $3.50 per rentable
square foot of the Premises ($446,638.50 based on the projected number of
rentable square feet, 127,611 in the Premises) to be used for the excess
Construction Costs (if and to the extent utilized by Tenant, the Additional
Allowance together with the Tenant Improvement Allowance is hereinafter
collectively referred to as the "Allowance").  The Additional Allowance shall be
disbursed by Landlord to Tenant in the same manner as the Tenant Improvement
Allowance.  Tenant shall repay such Additional Allowance to Landlord as
additional rent hereunder at the rate of $.1217 per rentable square foot per
annum for each $1.00 of Additional Allowance (or portion thereof) utilized by
Tenant.

                                      C-4
<PAGE>

III. Tenant Construction Documents Allowance:
     ---------------------------------------

     Landlord shall provide Tenant with a credit equal to $0.25 per square foot
of rentable area of the Premises for architectural, design, space planning,
engineering and other planning costs ("Construction Documents Allowance").
Based on the projected number of rentable square feet in the Premises, 127,611,
the Construction Documents Allowance would be $31,902.75.

IV.  Tenant Improvement Allowance Payment:
     ------------------------------------

     Prior to commencement of construction of Tenant's improvements to the
Premises, Tenant shall furnish Landlord with an estimate of Tenant's total
Construction Costs as described in Exhibit D.  If Tenant anticipates total
                                   ---------
Construction Costs are less than the Tenant Improvement Allowance, Landlord
shall pay Tenant the Tenant Improvement Allowance based on submission of an
invoice by Tenant to Landlord no later than the 25/th/ day of each month.  Each
invoice shall list Construction Costs Tenant has previously paid along with
copies of each paid invoice and lien waivers from each entity.  Landlord will
pay Tenant by the 20/th/ day of the following month for each Tenant invoice
submitted in accordance with the terms of this paragraph.  If the anticipated
total Construction Costs are more than the Tenant Improvement Allowance,
Landlord shall pay a portion of each Tenant invoice, such portion being a
fraction, the numerator of which is $21.00 per square foot and the denominator
of which shall be the total amount of the anticipated Construction Costs
calculated on a rentable square foot basis times the total amount of
Construction Costs then invoiced by Tenant to Landlord.

V.   Tenant Credit for Changes to Base Building Items:
     ------------------------------------------------

     In the event Tenant desires to substitute or delete any construction
materials to be provided and/or installed in the Premises as part of the Base
Building Condition, Tenant shall notify Landlord and Landlord shall promptly
notify Tenant in writing what credit (on a per unit basis) Tenant shall receive
for the deleted or substituted material, if any.  After notice from Landlord,
Tenant shall have the right to elect whether or not to substitute or delete such
construction material(s).  If Tenant fails to notify Landlord by the date set
forth in Landlord's notice, then Tenant shall be deemed to have elected not to
substitute or delete the construction material.  Any delay in the Landlord Floor
Delivery Date caused by such a request and/or election by Tenant shall be
considered a Tenant Delay for purposes of this lease.

                                      C-5
<PAGE>

                                   EXHIBIT D
                                   ---------

                            CONSTRUCTION OF PROJECT
                            -----------------------

I.   COMPLETION IN ACCORDANCE WITH BUILDING PLANS.
     --------------------------------------------

     Landlord will complete the construction of the Project substantially in
accordance with the Building Plans.  Landlord agrees that the construction of
the Project will be completed in accordance with the Building Plans without any
material alteration in any of the following:

     (i)    the exterior design of the Building;

     (ii)   the exterior "skin" of the Building;

     (iii)  the size of the Building, including the size of the floors of the
            Building;

     (iv)   the specifications of the Building systems including, without
            limitation, MEP, HVAC, elevators, restrooms, and Building riser
            capacity for electronic services and floor load;

     (v)    the size and number of spaces in the Parking Facility serving the
            Building or the means of ingress and egress thereto; and

     (vi)   the size, design and overall quality of the finishes (including the
            type and quality of such finishes) of the main lobby of the
            Building.

     Except as expressly provided above, Tenant acknowledges and agrees that
Landlord will be entitled to make revisions to the Building Plans without
Tenant's consent, provided that none of the items listed above are materially
altered and provided that none of Tenant's rights under this lease would be
materially, adversely affected by such changes.  If Landlord desires to make any
changes to the Building Plans that would materially change any of the items
listed above, Landlord must obtain Tenant's prior written consent (which consent
may not be unreasonably withheld, conditioned or delayed by Tenant), before
making such changes.  Tenant shall have five (5) business days to notify
Landlord whether or not Tenant approves such requested changes and in the event
Tenant fails to respond within such 5-day period, then Tenant will be deemed to
have approved such changes.

II.  PROJECT SCHEDULE AND SUBSTANTIAL COMPLETION.
     -------------------------------------------

     The term "Substantial Completion" with respect to the Project, shall mean
the Landlord has obtained a Certificate of Substantial Completion from the
Building Architect who prepared the Building Plans (as defined above), has
obtained a Shell Certificate of Occupancy for the Building (either temporary or
permanent) issued by the appropriate governmental jurisdiction and all of the
following have occurred:
<PAGE>

     (i)    all primary Building operating systems described in the Building
            Plans are operational and servicing the Premises and all common
            areas, including vertical telephone risers or conduit to accommodate
            cables;

     (ii)   at least two (2) passenger elevators are servicing the Premises from
            the ground floor lobby of the Building;

     (iii)  the restrooms on Tenant's floors are fully operational and are
            substantially complete with all finishes installed therein, except
            for minor punchlist items;

     (iv)   Tenant has reasonably unimpeded and safe access for itself, its
            employees and invitees to the Building, Parking Facility and the
            Premises;

     (v)    the service drive, loading dock and freight elevator described in
            the Building Plans are operational and accessible by Tenant and
            Tenant's furniture installers and movers;

     (vi)   the ground floor lobby of the Building is substantially complete in
            accordance with the Building Plans, subject to normal and customary
            punch list items;

     (vii)  the Parking Facility for the Building is substantially complete with
            safe and unimpeded vehicular access thereto reasonably available;
            and

     (viii) access between the Parking Facility and the Building is
            substantially complete with reasonable unimpeded and safe access
            from the Parking Facility to the Building available and with
            reasonable elevator access from all levels of the Parking Facility
            to the floor on which access to the Building is provided.

                                      D-2
<PAGE>

                CONSTRUCTION OF INITIAL LEASEHOLD IMPROVEMENTS
                ----------------------------------------------

I.   SCHEDULE OF CRITICAL DATES
     --------------------------

          The following is a schedule of certain critical dates relating to
Landlord's and Tenant's respective obligations with respect to construction of
the leasehold improvements for the Premises.  These dates, the specific
references (e.g. the "Tenant Construction Documents Delivery Date") and the
respective obligations of Landlord and Tenant are more fully described in II
below.

          All references to days mean calendar days, not working or business
days.

<TABLE>
<CAPTION>
Reference                          Responsible Party   Due Date
---------                          -----------------   --------
<S>                                <C>                 <C>
"Tenant Program/Space Plan         Tenant              March 1, 2000
Delivery Date"

"Tenant Space Plan                 Landlord            Within 15 days after
Final Review Date"                                     Tenant Program/Space Plan
                                                       Delivery Date

"Tenant Construction Documents     Tenant              Within 45 days
Delivery Date"                                         after Tenant Space Plan
                                                       Final Review Date

"Tenant Construction Documents     Landlord            Within 15 days after
Review Date"                                           Tenant submits
                                                       Tenant Construction
                                                       Documents

"Tenant Construction Documents     Tenant              Within 10 days after
Revision Date"                                         Tenant receives
                                                       Landlord's comments
                                                       on Tenant Construction
                                                       Documents

"Landlord Floor Delivery Date"     Landlord            September 15, 2000
</TABLE>

                                      D-3
<PAGE>

II.       LANDLORD AND TENANT PRE-CONSTRUCTION OBLIGATIONS
          ------------------------------------------------

1.   Tenant shall inform Landlord of the architect and engineer which Tenant
     intends to employ to prepare the Tenant Construction Documents, and
     Landlord shall have the right to approve the proposed architect and
     engineer, which approval shall not be unreasonably withheld or conditioned.
     Landlord will respond within seven (7) business days of Tenant's request
     for approval.  If Landlord fails to respond within that period, Landlord
     will be deemed to have approved Tenant's architect and engineer.

2.   Tenant will deliver to Landlord no later than the Tenant Program/Space Plan
     Delivery Date the information described in IV below regarding Tenant's
     desired leasehold improvements (such information being hereinafter called
     the "Tenant Program"), and Tenant will cause its architect to submit for
     Landlord's review a space plan based on the Tenant Program (the "Space
     Plan"), which Space Plan will be used to prepare the Tenant Construction
     Documents (defined below).

3.   On or before the Tenant Space Plan Final Review Date, Landlord will advise
     Tenant of any required changes to the Tenant Space Plan.  If Landlord
     requests revisions to the Tenant Space Plan, then Tenant will cause its
     architect to incorporate such changes in the Tenant Construction Documents.
     Landlord's right to require any such changes shall be limited solely to
     changes required because Tenant's Space Plan is not compatible with or
     adversely affects  the Building structure, systems and other Base Building
     Conditions or because improvements contemplated by Tenant's Space Plan will
     be visible from the exterior of the Premises and are of a type not
     customary for first-class office buildings.

4.   Tenant will cause its architect to prepare and deliver to Landlord no later
     than the Tenant Construction Documents Delivery Date a complete set of
     coordinated architectural, structural, mechanical, electrical and plumbing
     engineering construction drawings and specifications sufficient to obtain a
     building permit and competitive bids, including the information described
     in Section IV below ("Tenant Construction Documents").

5.   On or before the Tenant Construction Documents Review Date, Landlord will
     review the Tenant Construction Documents and shall notify Tenant of its
     approval of the Tenant Construction Documents or of any changes to the
     Tenant Construction Documents required by Landlord.  Landlord's right to
     require any such changes shall be limited solely to changes required
     because Tenant's Space Plan is not compatible with or adversely affects
     the Building structure, systems and other Base Building Conditions or
     because improvements contemplated by Tenant's Space Plan will be visible
     from the exterior of the Premises and are of a type not customary for
     first-class office buildings.

6.   Upon receipt of Landlord's comments to the Tenant Construction Documents,
     Tenant will cause its architect to revise the Tenant Construction Documents
     to incorporate Landlord's comments and shall resubmit the Tenant
     Construction Documents to Landlord on or before the Tenant Construction
     Documents Revision Date.

                                      D-4
<PAGE>

7.   Landlord shall not charge Tenant any fee or other charge for reviewing and
     approving the Space Plan and the Tenant Construction Documents.

8.   Tenant shall comply with the requirements of the Tenant Development Manual.

III.      CERTAIN PROVISIONS RELATING TO CONSTRUCTION
          -------------------------------------------

1.   At least thirty (30) days prior to construction commencement, Tenant shall
     obtain the prior written approval of Landlord as to the contractor to be
     used by Tenant, which approval shall not be unreasonably withheld or
     conditioned  (the "Outside Contractor").  Landlord will respond within
     seven (7) business days of Tenant's request for approval.  If Landlord
     fails to respond within that period, Landlord will be deemed to have
     approved Tenant's contractor.

2.   It shall be Tenant's responsibility to ensure that the Outside Contractor
     shall (i) conduct its work in such a manner so as not to unreasonably
     interfere with any other construction occurring on or in the Building or
     the Premises; (ii) comply with the rules and regulations relating to the
     construction activities in or on the Building and Landlord's base Building
     general contractor (the "General Contractor") and such other reasonable
     rules and regulations, as may be promulgated from time to time by Landlord
     and Landlord's General Contractor as set forth in the Tenant Development
     Manual; (iii) maintain such insurance and bonds in force and effect as may
     be reasonably requested by Landlord or as required by applicable law (but
     in any event said insurance shall be in amounts at least equal to those
     required of the General Contractor); and (iv) be responsible for reaching
     agreement with Landlord and the General Contractor as to the terms and
     conditions for all Outside Contractor items relating to conducting its
     work, including but not limited to those matters relating to storage of
     materials and access to the Premises.  As a condition precedent to
     Landlord's approving the Outside Contractor under Paragraph (1) above,
     Tenant and the Outside Contractor shall deliver to Landlord such assurances
     or instruments to evidence the Outside Contractor's compliance or agreement
     to comply with the provisions of this Paragraph (2).  Landlord retains the
     right to make periodic inspections to assure conformity with the rules and
     regulations and with the plans and specifications.  Landlord shall act
     reasonably and shall cause the General Contractor to act reasonably and to
     cooperate with Outside Contractor to allow Outside Contractor to perform
     its work expeditiously and in harmony with the work in the remainder of the
     Project.  Landlord shall also provide Tenant and Outside Contractor
     electricity, water, elevator service and HVAC service (at the time and to
     the extent such services are available at the Building) throughout the
     course of the performance of Tenant's leasehold improvements at no charge
     to Tenant or Outside Contractor, except Tenant shall reimburse Landlord for
     its actual, out-of-pocket expenses incurred by Landlord in providing HVAC
     and electrical services.  Tenant and Outside Contractor shall also be
     entitled to access to the Building loading dock and freight elevators on a
     daily basis, subject to reasonable scheduling requirements, with Tenant
     being entitled to use of such facilities on at least a pro rata basis based
     on the size of the Premises compared to the amount of leased space in the
     Building at the time Tenant performs such work.

                                      D-5
<PAGE>

3.   Tenant shall indemnify and hold harmless Landlord and the General
     Contractor or any of Landlord's other contractors from and against any and
     all losses, damages, costs (including costs of suits and attorneys' fees),
     liabilities, or causes of action arising out of or relating to the work of
     the Outside Contractor,  including but not limited to mechanics',
     materialmen's or other liens or claims (and all costs or expenses
     associated therewith) asserted, filed or arising out of any such work.  All
     materialmen, contractors, artisans, mechanics, laborers and other parties
     hereafter contracting with Tenant for the furnishing of any labor,
     services, materials, supplies or equipment with respect to any portion of
     the Premises are hereby charged with notice that they must look solely to
     Tenant for payment for same.  Without limiting the generality of the
     foregoing, Tenant shall repair or cause to be repaired at its expense all
     damage caused by the Outside Contractor, its subcontractors or their
     employees.  Any costs incurred by Landlord to repair any damage caused by
     the Outside Contractor or any costs incurred by Landlord in requiring the
     Outside Contractor's compliance with the rules and regulations in Paragraph
     2(ii) above will become the obligation of Tenant under this lease.

4.   Tenant shall, at Tenant's sole cost and expense, cause Tenant's mechanical
     engineer to prepare a report, in form and substance reasonably acceptable
     to Landlord, for the benefit of Landlord, certifying to the compliance of
     the work constructed by the Outside Contractor with the Tenant Construction
     Documents.

5.   Outside Contractor shall be provided complete access to the Premises 24
     hours per day, 7 days per week, beginning on the Landlord Floor Delivery
     Date.  Landlord and Tenant will cooperate in good faith to document any
     deficiencies or incomplete items relative to the Premises so as not to
     cause any delay in work of the Outside Contractor.

6.   Landlord Floor Delivery Date shall mean the date when all floors in the
     Premises have been sufficiently completed to allow Tenant's Outside
     Contractor (except any portion of the Premises located on the lobby level
     and the second (2/nd/) Floor which portion of the Premises shall be
     delivered to Tenant within thirty (30) days after the Landlord Floor
     Delivery Date with respect to the balance of the Premises) to commence and
     continue construction in an uninterrupted manner including the following:

     (a)  Concrete floor slabs shall be broom clean and cleared of base building
          materials and equipment except stocked ceiling materials and light
          fixtures.

     (b)  The building curtainwall shall be substantially complete except at the
          location of the exterior material hoist, but thermal protection will
          be provided so long as the hoist is in place.

     (c)  Core walls shall be substantially complete and ready for Tenant's
          finishes.

     (d)  Ceiling areas shall be substantially complete (ductwork, air
          distribution equipment, fire protection piping, and ceiling grid).

                                      D-6
<PAGE>

     (e)  Electrical service and potable water shall be available to the
          Premises for Tenant's Outside Contractor's use.

     (f)  Toilet facilities shall be available for Tenant's Outside Contractor's
          use. If Landlord makes available the Building's permanent toilet
          facilities for Tenant's Outside Contractor's use, Tenant shall be
          responsible for providing temporary protection, cleaning and
          maintenance, removal of temporary protection and restoration of such
          permanent facilities to the same condition as existed immediately
          prior to Tenant's Outside Contractor's use.

     (g)  Hoisting facilities and associated off loading area shall be made
          available to Tenant's Outside Contractor by Landlord's General
          Contractor to the same extent as if Tenant's Outside Contractor were
          performing under a subcontract to Landlord's General Contractor.

     Landlord shall give Tenant written notice thirty (30) days prior to the
     anticipated Landlord Floor Delivery Date of each individual floor in the
     Premises.  Within fourteen (14) days of such notice, Tenant and Tenant's
     Outside Contractor shall meet with Landlord and give Landlord a written
     list of any incomplete items needed to be completed to achieve the Landlord
     Floor Delivery Date on each floor.  Landlord will be deemed to have
     achieved the Landlord Floor Delivery Date for each floor if Landlord does
     not receive such incomplete item list within such 14-day period or if so
     given and if Landlord completes the work on such list or if Tenant's
     Outside Contractor commences work on the floor.

     The Landlord Floor Delivery Date shall be accelerated by the number of
     days, if any, of any Tenant Delay (as hereinafter defined).  For purposes
     of this lease, Tenant Delay shall mean any delay in the Landlord Floor
     Delivery Date or the substantial completion of the Project caused by
     Tenant, its agents, employees, consultants, contractors or subcontractors.

7.   Tenant and Landlord acknowledge that in order to expeditiously complete the
     Building and Tenant's Work, it may be desirable or necessary to stock
     materials or haul trash on hours and on days in addition to the normal
     working hours and normal working days (off-hours).  Tenant shall reimburse
     Landlord for Landlord's actual out-of-pocket expense without mark-up for
     costs Landlord incurs to provide such off-hours hoisting.

     Notwithstanding the above, on and after Substantial Completion of the
     Project by Landlord's General Contractor, Landlord shall make available to
     Tenant the Building's permanent service elevator for Tenant's Outside
     Contractor's use upon the following conditions:

     (a)  Use of the service elevator shall be scheduled by Tenant's Outside
          Contractor with Landlord's representative.

     (b)  Tenant shall not be charged for use of the service elevator except as
          follows:

                                      D-7
<PAGE>

          (i)   If more than one tenant general contractor is working in the
                Building, at Landlord's option, Landlord may furnish an elevator
                operator for the service elevator. Tenant shall reimburse
                Landlord for Landlord's actual out-of-pocket expense for such
                elevator operator on a pro-rated cost with other contractors in
                the Building. Such pro-rated cost shall be based on the square
                footage under construction.

          (ii)  If scheduled use of the service elevator is canceled with less
                than 6 hours notice to the Landlord's representative or not
                used, then the responsible contractor will be charged $50.00 per
                hour.

8.   The "Completion Date" shall mean the later of (i) April 1, 2001, (ii) 195
     days after the Landlord Floor Delivery Date has occurred so that Tenant can
     begin construction of Tenant's improvements, as extended for a Landlord
     Delay, as described in Paragraph 8 below.

9.   Landlord Delay.  The one hundred ninety-five (195) day period following
     ---------------
     Landlord's delivery to Tenant of the Premises on the Landlord Floor
     Delivery Date and the one hundred twenty (120) day period following
     Landlord's delivery of any Expansion Space shall be extended on a day-for-
     day basis for each day that completion of Tenant's improvements is actually
     delayed past the expiration of the 195-day and 120-day periods, as
     applicable ("Landlord Delay") by the acts or omissions of Landlord, its
     agents, employees or contractors, including, without limitation, delays
     resulting from any of the following:

     (a)  Landlord's failure to respond to any submission of documents within
          the time period provided in Article I above or Landlord's failure to
          respond, within seven (7) business days, to any request by Tenant for
          Landlord's consent (which consent shall not be unreasonably withheld
          or conditioned) to any change orders to Tenant's Construction
          Documents;

     (b)  Landlord's failure to provide services to Tenant during the
          performance of Tenant's leasehold improvements, as provided in
          Paragraph 2 above, but subject to the limitations provided therein;

     (c)  Any material interference by Landlord's General Contractor with the
          reasonable performance of the Tenant's leasehold improvements; and

     (d)  Landlord's failure to provide Tenant reasonable access to the freight
          elevator and loading dock as described in Paragraph 2 above, subject
          to reasonable scheduling.

                                      D-8
<PAGE>

IV.  INFORMATION REQUIRED ON TENANT DOCUMENTS
     ----------------------------------------

     A. MINIMUM INFORMATION REQUIRED OF TENANT PROGRAM:

1.   List all fixed walled offices, by dimension, square footage, wall type
     (half wall, full height, insulated, etc.) and location (exterior or
     interior).

2.   List of all fixed wall conference and meeting rooms, by dimension, height,
     square footage and location (exterior or interior).

3.   List of all moveable wall work stations, by dimension, height, square
     footage, location and manufacturer.

4.   List of all secretarial stations and relationship to offices or work
     stations, by dimension, type (fixed wall or moveable wall) and location.

5.   List of all file rooms, storage rooms, libraries, computer rooms,
     telephone/data rooms and other interior rooms, by dimension, type, use,
     proximity requirements and location.

6.   List of all coffee stations, pantries, kitchens, lunch rooms, etc., by
     dimension, occupancy, use, fixture and plumbing requirements and millwork
     desired.

7.   Describe the desired entrance and reception area, including the type and
     size of reception desk (new or existing), the number of seats (sofa,
     loveseat, chairs, etc.), tables, flooring, etc.

8.   List any rooms or areas which require lighting other than Building Standard
     2' x 4' fluorescent light fixtures.

9.   List any heavy items including their approximate weight (i.e. file rooms,
     safes, storage rooms, etc.)

10.  List any area which require special, supplemental or 24-hour ventilation or
     air conditioning.

11.  Describe office technology to be employed, including computers, copiers,
     printers, telecommunications and need for dedicated or GFI power.

12.  Describe the firm's security/access control philosophy (i.e., standard
     hardware, number of locked doors, electronic security, video security,
     etc.)

13.  Approximate the number of employees anticipated in the new location, the
     projected occupancy growth and the visitor profile (i.e. sporadic visitors
     versus training classes).

14.  Describe the firm's normal hours of operation and any regular extended
     hours of operation.

                                      D-9
<PAGE>

15.  Provide any additional information which you feel would be helpful in
     understanding the optimum layout for your offices.

     B.   MINIMUM INFORMATION REQUIRED OF TENANT SPACE PLAN:

The Tenant Space Plan will provide architectural floor plans of the Tenant's
Leased Premises.  The Plan will be labeled, titled and dated and will be drawn
at 1/8" scale.  The following information will be provided on the drawings:

                           Architectural Information
                           -------------------------

<TABLE>
<S>                                               <C>
Column centerlines and designations               Floor identification

Room, area and corridor identification            Dimensions of rooms, areas and corridors

Partition locations                               Location, height and swing of all doors

Ceiling heights and location                      Architectural or structural items to be
of different types of ceiling material            located above ceiling (i.e. screens or
                                                  grilles)

Millwork and cabinetry                            Furniture
</TABLE>

                Electrical, Lighting and Telephone Information
                ----------------------------------------------

<TABLE>
<S>                                               <C>
Location of wall-mounted electrical,              Location of floor-mounted electrical,
telephone and data outlets                        telephone and data outlets

Location, power requirements and                  Locations and requirements of any
specifications of special receptacles             disconnect switches
and separate circuits for copiers, appliances,
computers and other special equipment

Location and type of all lighting fixtures
and light control devices
</TABLE>
                      Mechanical and Plumbing Information
                      -----------------------------------

<TABLE>
<S>                                               <C>
Heavy occupant load area will be                  Estimated load on the condenser water and
identified for discussion of potential            chilled water systems
solutions

Non-standard HVAC and special exhaust             Location and specifications of all plumbing fixtures
requirements (i.e. computer and                   fixtures
</TABLE>

                                     D-10
<PAGE>

conference rooms)

Location of all appliances and equipment
which need a water supply or a drain

                            Structural Information
                            ----------------------

Location and approximate weight of all rolling files,
concentrated filing area, safes and other heavy equipment

Any design elements which may modify the Base Building structural,
architectural, mechanical, electrical or plumbing systems will be identified at
this time for discussion and cost implication review.

                                     D-11
<PAGE>

     C.   MINIMUM INFORMATION REQUIRED OF TENANT CONSTRUCTION DOCUMENTS:

The completed Tenant Construction Documents will include Architectural,
Structural, Mechanical, Electrical, Plumbing and Fire Protection sheets,
including specifications, details and elevations necessary to fully describe the
Leasehold Improvements.  The Tenant Construction Documents will be prepared,
sealed and stamped by a State of Georgia registered architect and mechanical,
electrical and plumbing engineers.  A structural review of the Tenant
Construction Documents will be performed by the Building Structural Engineer.
The completed Tenant Construction Documents will be marked "For Construction."

The standard size for all drawings will be 30" x 42".  Designers will include
all information on the plan sheets so that users do not have to refer to
separate specification booklets to obtain information.  At a minimum, the
Architectural and MEP Construction Documents will include the following
information:

          1.   Floor Plan with the location and type of all partitions (1/8 =
     1'-0" scale).

          2.   Location and type of all doors with hardware and keying
     information provided (door and hardware schedule).

          3.   Location and type of glass partitions, windows and framing.

          4.   Location of telephone equipment room (note type of telephone
     system, square feet of mounting boards and HVAC and electrical
     requirements).

          5.   Critical dimensions necessary for construction.

          6.   Location of all Building Standard electrical items - outlets,
     switches, telephone outlets.

          7.   Reflected ceiling plan showing location and switching of all
     Building Standard lighting, exit signs, emergency lighting and life safety
     devices.

          8.   Location and type of all non-Building Standard electrical items,
     including lighting, security and data/voice communication work.

          9.   Location and type of equipment that will require special
     electrical requirements (i.e., dedicated circuits, data, GFI, etc.).
     Provide manufacturers specifications for use and operation.

          10.  Electrical panel schedule with total rated electrical design load
     calculation in watts.

          11.  Location, weight per square foot and description of any
     exceptionally heavy equipment or filing system exceeding 50 pounds per
     square foot live load.

                                     D-12
<PAGE>

          12.  Requirement for any special air conditioning, ventilation or
     exhaust.

          13.  HVAC Reflected Ceiling Plan.

          14.  Mechanical equipment schedule indicating sizes, specifications
     and characteristics of all equipment.

          15.  Complete heating and cooling load calculation for all equipment.

          16.  Type and color of floor covering (including type of padding).

          17.  Location, type and color of wall covering.

          18.  Location, type and color of paint and all other finishes

          19.  Location and type of plumbing (including all fixtures).

          20.  Location and type of kitchen, pantry or coffee bar equipment,
     millwork and shelving.

          21.  All millwork and built-in equipment fully dimensioned.

          22.  Corridor entrance doors and frame, as well as work required in
     the adjacent corridor and elevator lobby.

          23.  Bracing or support of special walls, glass partitions, etc.

          24.  All connections to or modifications of the Base Building
     mechanical, electrical, plumbing and fire protection systems.

All new mechanical, electrical and plumbing metering devices or systems.

                                     D-13
<PAGE>

                                   EXHIBIT E
                                   ---------

                     AIR CONDITIONING AND HEATING SERVICES
                     -------------------------------------

     Subject to the provisions of Section 3.01(b), Landlord will furnish
Building Standard air conditioning and heating between 7 a.m. and 6 p.m. on
weekdays (from Monday through Friday, inclusive) and between 8 a.m. and 1:00
p.m. on Saturdays, all exclusive of Holidays as defined below (the "Building
Operating Hours").  Upon request of Tenant made in accordance with the rules and
regulations for the Building, Landlord will furnish air conditioning and heating
at other times (that is, at times other than the times specified above), in
which event Tenant shall reimburse Landlord for Landlord's actual cost of
furnishing such services.

          The following dates shall constitute "Holidays" as said term is used
in this lease:

          (a)  New Year's Day
          (b)  Memorial Day
          (c)  Independence Day
          (d)  Labor Day
          (e)  Thanksgiving Day
          (f)  Friday following Thanksgiving Day
          (g)  Christmas
          (h)  Any other holiday generally recognized as such by landlords of
               office space in the metropolitan Atlanta office market, as
               determined by Landlord in good faith (not to exceed one (1) extra
               day per calendar year).

If in the case of any holiday described in (a) through (g) above, a different
day shall be observed than the respective day above-described, then that day
which constitutes the day observed by national banks in Atlanta, Georgia on
account of such holiday shall constitute the holiday under this lease.
<PAGE>

                                   EXHIBIT F
                                   ---------

                        BUILDING RULES AND REGULATIONS
                        ------------------------------

1.   Sidewalks, doorways, vestibules, halls, stairways, and other similar areas
     shall not be used for the disposal of trash, be obstructed by tenants, or
     be used by tenants for any purpose other than entrance to and exit from the
     Premises and for going from one part of the Building to another part of the
     Building.

2.   Plumbing fixtures shall be used only for the purposes for which they are
     designed, and no sweepings, rubbish, rags or other unsuitable materials
     shall be disposed into them.  Damage resulting to any such fixtures from
     misuse by a tenant shall be the liability of said tenant.

3.   Signs, advertisements, or notices visible in or from public corridors or
     from outside the Building shall be subject to Landlord's prior written
     approval.

4.   Movement in or out of the Building of furniture, office equipment, or any
     other bulky or heavy materials shall be restricted to such hours as
     Landlord shall reasonably designate.  Landlord will determine the method
     and routing of said items so as to ensure the safety of all persons and
     property concerned.  Advance written notice of intent to move such items
     must be made to the Building management office.

5.   All routine deliveries to a tenant's Premises during 8:00 a.m. to 5:00 p.m.
     weekdays shall be made through the freight elevators.  Passenger elevators
     are to be used only for the movement of persons, mail carts and similar
     devices so long as all such devices contain rubber padding or bumpers to
     reduce damage to the elevators, unless an exception is approved by the
     Building management office.  Delivery vehicles shall be permitted only in
     such areas as are designated by Landlord, from time to time, for deliveries
     to the Building.

6.   Building management shall have the authority to prescribe the manner that
     heavy furniture and equipment are positioned.

7.   Corridor doors on multi-tenant floors, when not in use, shall be kept
     closed.

8.   Tenant space that is visible from public areas must be kept neat and clean.

9.   All freight elevator lobbies are to be kept neat and clean.  The disposal
     of trash or storage of materials in these areas is prohibited.

10.  No animals shall be brought into or kept in, on or about the Building,
     except for seeing-eye dogs.
<PAGE>

11.  Tenant shall not tamper with or attempt to adjust temperature control
     thermostats in the Premises.  Landlord shall adjust thermostats as required
     to maintain the Building standard temperature.  Landlord requests that all
     window blinds remain down and tilted at a 45 degree angle toward the street
     to help maintain comfortable room temperatures and conserve energy.

12.  Tenant will comply with all reasonable security procedures during business
     hours and after hours and on weekends, but, subject to such procedures,
     Tenant's employees shall have access to the Premises 24 hours per day, 7
     days per week.

13.  Tenants are requested to lock all office doors leading to corridors and to
     turn out all lights at the close of their working day.

14.  In the event that the Premises do not contain an automated mechanism for
     providing after-hours HVAC service, Landlord shall provide 24 hours per
     day, 7 days per week "on call" staffing to process Tenant's request for
     such service.

15.  No flammable or explosive fluids or materials shall be kept or used within
     the Building except in areas approved by Landlord,  except for in
     connection with the generator as provided in Special Stipulation #9 and
     Tenant shall comply with all applicable building and fire codes relating
     thereto.

16.  Tenant may not place any items on the balconies of the Building that alter
     the exterior appearance of the Building without obtaining Landlord's prior
     written consent.

17.  Any motor vehicle exceeding the height restrictions of the Parking Facility
     shall not be parked at any location within Perimeter Summit.

18.  Tenant may not make any modifications, additions or repairs to the Premises
     and may not install any furniture, fixtures or equipment in the Premises
     which is in violation of any applicable building and/or fire code governing
     the Premises or the Project.

In the event of any conflict between these Rules and Regulations and the
provisions of the lease, the provisions of the lease shall control.

                                      F-2
<PAGE>

                                   EXHIBIT G
                                   ---------

                 RENTABLE AREA AND COMMENCEMENT DATE AGREEMENT
                 ---------------------------------------------

Rentable area of the Premises: ____________

Rentable area of the Building: _________________

          The above calculation represents the parties' agreed final
determination of the rentable area of Tenant's Premises and the Building and
shall be used to define the rentable area of the Premises and the Building for
all purposes of the lease between Landlord and Tenant to which this Exhibit G is
                                                                    ---------
attached.

          The below date represents the parties' agreed final determination of
the Commencement Date, as defined in Section 1.02(b) of the lease between
Landlord and Tenant to which this Exhibit G is attached, and shall be deemed to
                                  ---------
be the Commencement Date for all purposes under the lease.

Commencement Date: _________, _____

LANDLORD:                                    TENANT:

PERIMETER SUMMIT PARCEL 3 LIMITED            NORTHERN TRUST RETIREMENT
PARTNERSHIP, a Georgia limited               CONSULTING, LLC a Delaware limited
partnership                                  liability corporation

By:  3003 Perimeter Summit Realty Corp., a   By: ______________________
     Delaware corporation, general partner       Name:  _______________
     of Perimeter Summit Parcel 3 Limited        Title: _______________
     Partnership

   By: ______________________
       Name:  _______________
       Title: _______________

By:  Hines Management, L.L.C., a Delaware
     limited liability company, general
     partner of Perimeter Summit Parcel 3
     Limited Partnership

   By:  Hines Interests Limited Partnership,
        a Delaware limited partnership, sole
        member of Hines Management, L.L.C.

        By: Hines Holdings, Inc., a Texas
            corporation, sole member of Hines
            Interest Limited Partnership

          By: _________________________
              C. Kevin Shannahan
              Executive Vice President
<PAGE>

                                   EXHIBIT H
                                   ---------

                             SPECIAL STIPULATIONS
                             --------------------

     These Special Stipulations are hereby incorporated into this lease and in
the event that they conflict with any provisions of this lease, these Special
Stipulations shall control.

1.   Base Rental.
     ------------

     a.   Base Rental for the Premises shall be as follows:

                             Base Rental
          Lease Year            PRSF
          ----------         -----------

              1                 $16.00
              2                 $16.40
              3                 $16.81
              4                 $17.23
              5                 $17.66
              6                 $18.10
              7                 $18.56
              8                 $19.02
              9                 $19.49
              10                $19.98
              11                $20.48
              12                $20.99
              13                $21.52
              14                $22.06
              15                $22.61

     Annual and Monthly Base Rental shall be calculated based upon the final
determined or agreed upon rentable area of the Premises as provided in Section
1.01 of the lease.

2.   Extension Option.
     ----------------

     So long as this lease is in full force and effect and Tenant is not in
     default beyond any applicable notice and grace period in the performance of
     any of the covenants or terms and conditions of this lease at the time of
     notification to Landlord or at the time of commencement of the Extension
     Period, as that term is hereinafter defined, Tenant shall have the option
     (collectively, the "Extension Options") to extend the term of this lease
     with respect to all or any portion of the Premises (subject to the
     limitations described below) for two (2) additional periods of five (5)
     years each (collectively, the "Extension Periods" and, individually, the
     "Extension Period") subject to the following terms and conditions:  Tenant
     shall provide Landlord with at least twelve (12) months written notice of
     its desire to extend this lease.  Tenant shall have the right to exercise
     each Extension Option separately but Tenant shall only have the right to
     exercise the second Extension Option if Tenant has
<PAGE>

          properly exercised the first Extension Option. Tenant's right to
          exercise the Extension Option(s) with respect to a portion of the then
          existing Premises leased pursuant to this lease shall be subject to
          the following conditions and limitations:

     a.   Tenant shall only have the right to exercise an Extension Option in
          full floor increments (except as noted below) with a minimum of four
          (4) floors.

     b.   If Tenant elects to extend the lease with respect to its Premises on
          Floor 2 of the Building, Floor 2 shall be deemed to include, and
          Tenant shall also extend the term of this lease with respect to, any
          portion of the Premises located on the lobby level.

     c.   All floors must be contiguous to each other.

     d.   Unless Tenant elects to exercise its Extension Option with respect to
          its lower most floors in the Building (i.e. floors 2 including the
          lobby through 5 if Tenant elects to only extend with respect to 4
          floors), Landlord shall have the right to approve Tenant's floor
          selection, in Landlord's sole and absolute discretion.

     The Extension Periods shall be upon the same terms and conditions of this
     lease except that the Base Rental during the Extension Periods shall be at
     an annual rate equal to ninety five percent (95%) of the then current fair
     market rental rate for leases comparable to this lease for space comparable
     to the Premises in the Perimeter Center submarket taking into account all
     relevant factors including without limitation, age and quality of building,
     size of space, length of term creditworthiness of tenant, free rent, method
     of paying operating expenses, tenant improvement allowances, rent
     concessions, and rental escalations (the "FMR").  The FMR shall be
     determined by Landlord and Tenant by mutual agreement; however, if Landlord
     and Tenant cannot agree in writing on the FMR within thirty (30) days after
     Tenant's notice of its election to renew, the FMR shall be determined by
     the Broker Method set forth below.  Tenant shall have no option to renew
     this lease beyond the expiration of the second Extension Period, and the
     Premises shall be delivered in their existing condition (on an "as is"
     basis) at the time each Extension Period commences.  Within fifteen (15)
     days after Tenant's exercise of the Extension Option, Landlord shall advise
     Tenant in writing of its determination of the FMR, on a rentable square
     foot basis, as of the beginning of the applicable Extension Period.  Within
     ten (10) business days of receipt of Landlord's notice, Tenant shall advise
     Landlord, in writing, whether or not Tenant accepts or rejects the FMR
     proposed by Landlord.  If Tenant accepts such rate in writing, then the
     Base Rental rate during such Extension Period shall be said rate with
     escalations as provided in the determination, if any.  If Tenant rejects in
     writing the FMR proposed by Landlord, Tenant shall have the option to
     specify in such notice its selection of a real estate broker, who shall act
     on Tenant's behalf in determining the FMR or elect to allow the then
     current term of this lease to expire.  Within fifteen (15) days after
     Landlord's receipt of Tenant's selection of a real estate broker, Landlord,
     by written notice to Tenant shall designate a real estate broker, who shall
     act on Landlord's behalf in the determination of the FMR.  Within fifteen
     (15) days of the selection of Landlord's broker, the two brokers shall
     select a third broker meeting the qualifications stated below.  Each of the
     parties shall bear one-half (1/2) of the cost of the appointment of the
     third broker and of the third broker's fee to determine such FMR.  Within
     fifteen (15) days following the appointment of the third broker, Landlord
     and Tenant's brokers shall each submit to the third broker in a sealed
     envelope its respective determination of FMR.  The third broker shall then
     hold such hearings and collect

                                      H-2
<PAGE>

     such evidence as the third broker deems appropriate. Within thirty (30)
     days of his/her appointment, the third Broker shall select either the FMR
     submitted by Landlord's broker or the FMR submitted by Tenant's broker,
     whichever he/she believes is closest to the fair market value, taking into
     account all of the criteria set forth above. All brokers selected in
     accordance with this subparagraph must be licensed in the State of Georgia
     as a real estate broker and shall have at least ten (10) years prior
     experience immediately prior to the date in question in commercial office
     leasing in The Northwest submarket of Atlanta, Georgia. If either Landlord
     or Tenant fails or refuses to select a broker, the other broker shall alone
     determine the FMR. Landlord and Tenant agree that they shall be bound by
     the determination of FMR pursuant to this subparagraph for the Extension
     Period. Landlord shall bear the fee and expenses of its broker and Tenant
     shall bear the fee and expenses of its broker.

3.   Antennae Equipment.
     ------------------

     Landlord hereby grants to Tenant the right to install, maintain and
     operate, free of charge, up to three (3) satellite dishes and related
     equipment (each dish not to exceed three (3) feet in diameter and not to
     exceed three (3) feet in height) (the "Equipment") on the roof of the
     Building subject to the following terms and conditions:

     a.   The location of the Equipment shall be approved by Landlord prior to
     Tenant's installation of the Equipment.  Tenant shall deliver to Landlord
     Tenant's plans and specifications for the installation of the Equipment and
     the surrounding screening for review and approval by Landlord's engineer
     not less than thirty (30) days prior to commencing installation of the
     Equipment.  Landlord's approvals hereunder shall not be unreasonably
     withheld, conditioned or delayed.

     b.  Tenant shall install the Equipment in an aesthetically pleasing manner
     and exercise all reasonable steps to shield or screen the Equipment from
     public view.  Tenant shall fence or screen the Equipment so as to minimize
     any risks to ensure that the Equipment does not create a nuisance.

     c.   Tenant shall operate the Equipment in compliance with all applicable
     laws, rules, regulations and ordinances.

     d.   Tenant hereby agrees to indemnify and hold Landlord, its agents,
     employees, contractors and representatives, harmless from and against any
     and all cost, claims, damages (including, but not limited to, any damage to
     the building, the roof or Landlord's property), causes of action and
     liability which may arise by reason of any occurrence attributable to or
     arising out of Tenant's installation, maintenance, repair, operation or
     removal of any of the Equipment, including without limitation, any claim or
     cause of action for injury to or death of any person or damage to any
     property arising therefrom and Tenant agrees to defend any claim or demand
     against Landlord, its agents or employees arising out of any such
     occurrence. Tenant shall, upon thirty (30) days prior written notice from
     Landlord, reimburse Landlord for all costs and expenses incurred by
     Landlord as a result of Tenant's operation of the Equipment, including
     damages to the building and the furnishing of electric power for the
     operation of the Equipment.

                                      H-3
<PAGE>

     e.   Upon the expiration or earlier termination of this lease, Tenant shall
     promptly remove the Equipment and repair all damage to the Building caused
     thereby.

     f.   Tenant's Equipment shall not hinder or unreasonably interfere with any
     other tenants' or licensees' installation, operation and maintenance or
     repair of the antennae equipment.  Landlord shall cause any equipment
     installed by Landlord or other tenants of the Building not to unreasonably
     hinder or interfere with the operation of Tenant's Equipment.

     g.   Tenant shall have the right, subject to the reasonable supervision of
     the Building engineer, to use the Building risers to install cabling to
     connect the Equipment to the Premises.

     h.   Landlord reserves the right to enter into a contract with a third-
     party manager for the leasing and management of the roof of the Building.
     Tenant shall be responsible for complying with all reasonable rules and
     regulations set forth by such manager. Tenant further agrees to cooperate
     with Landlord and any third-party manager and to enter into license
     agreement(s) with such parties to evidence Tenant's roof top rights, but,
     in no event shall Tenant be obligated to pay any rent or license fee for
     its installation and operation of the Equipment.

     i.   Landlord shall perform all roof modifications and penetrations
     necessary for the installation, maintenance or removal of Tenant's
     Equipment. Tenant will reimburse Landlord for all reasonable costs and
     expenses incurred by Landlord in connection with such roof penetrations and
     modifications.

4.   Notwithstanding anything to the contrary contained in this lease, provided
Tenant is not in default hereunder following the expiration of any applicable
notice and cure period, Tenant shall have the option to terminate this lease,
effective as of on the tenth (10/th/) anniversary of the day immediately
preceding the Commencement Date (the "Termination Date") by providing Landlord
with written notice of such Termination Option election (the "Termination
Notice").  Such Termination Notice shall be effective only if it is given to
Landlord at least twelve (12) months prior to the Termination Date (the
"Termination Notice Deadline"); accordingly, if Tenant has not given its
Termination Notice to Landlord prior to the Termination Notice Deadline, this
Termination Option shall expire and be of no further force or effect, and Tenant
shall have no right or option to terminate this lease pursuant to this paragraph
at any time after, the Termination Notice Deadline.  As a condition precedent to
any termination of this lease pursuant to the provisions of this paragraph,
Tenant must deliver to Landlord, on or before the Termination Date, an amount as
a termination fee equal to the unamortized portion (amortized at eight percent
(8%) per annum) of any tenant improvement allowance and leasing commissions,
(including any attributable to additional space added to the Premises during the
term of this lease) to Tenant and legal fees and expenses relating to the
initial lease.  Within thirty (30) days after the Commencement Date, Landlord
shall provide to Tenant a summary of the initial costs to be amortized as part
of the foregoing formula.  It is hereby acknowledged that any such amount
required to be paid by Tenant in connection with such early termination is not a
penalty but a reasonable pre-estimate of the damages which would be incurred by
Landlord as a result of such early termination of this lease (which damages are
impossible to calculate more precisely) and, in that regard, constitutes
liquidated damages with respect to such loss.  Tenant shall continue to be
liable for its obligations under this lease to and

                                      H-4
<PAGE>

through the Termination Date including, without limitation, additional rental
that accrues pursuant to the terms of this lease, with all of such obligations
surviving the early termination of this lease. The rights granted to Tenant
under this paragraph are personal to Tenant, and in the event of any assignment
of this lease (other than an assignee for which Landlord's consent is not
required) or sublease by Tenant, this Termination Option shall thenceforth be
void and of no further force or effect.

5.   So long as Tenant is not in default under this lease, Tenant shall have the
exclusive right (i.e. neither Landlord nor any other tenant shall have signs on
the Building exterior or on the Parking Facility except any reasonably sized
address signs at street level identifying the name, address or location of the
Building) to install and maintain, at its sole cost and expense, exterior
signage on two (2) of the four (4) sides near the top of the Building (the
"Building Signs") subject to the following terms and conditions:

     a.        The location, design, construction, size and other aspects of
               such Building Signs shall be generally as described on Exhibit L.
                                                                      ---------
               Otherwise, all such aspects of such Building Signs including,
               without limitation, all modifications, replacements or
               alterations thereto shall be subject to Landlord's prior written
               consent, which consent shall not be unreasonably withheld or
               delayed.

     b.        The expense of installing, constructing, maintaining and removing
               the Building Signs shall be the sole cost and expense of Tenant
               (subject to application, at Tenant's sole discretion, of the
               Tenant Improvement Allowance) and shall be paid directly by
               Tenant. Tenant shall be responsible for all costs and expenses
               associated with the Building Signs and Tenant shall promptly
               repair any damage to the Building resulting from the
               installation, construction, maintenance or removal of such
               Building Signs, normal wear and tear, fire or other casualty
               excepted.

     c.        Tenant hereby agrees to indemnify and hold Landlord harmless for
               any cost, expense, loss or other liability associated with the
               installation, construction, maintenance and removal of the
               Building Signs.

     d.        No subtenant of the Premises shall have the use or benefit of the
               Building Signs, except if Tenant subleases all of the Premises
               for all of the term of this lease (less a nominal amount of time
               such as an hour or a day) in which case such subtenant shall be
               deemed an assignment solely for the purposes of this paragraph.
               Tenant's rights to the Building Signs shall only be assigned in
               connection with an assignment of this lease, which assignment
               either constitutes a Permitted Transfer or is otherwise approved
               by Landlord pursuant to the other terms of this lease. Landlord
               shall have the right to disapprove of any such assignment of the
               Building Signs if and to the extent the name on the Building
               Signs is to be changed to a name that is inconsistent with the
               operation of the Project as a first-class office project or
               otherwise diminishes or impairs the quality of the Project.

     e.        Upon the expiration or earlier termination of this lease or in
               the event Tenant's signage rights hereunder are terminated,
               Tenant shall promptly

                                      H-5
<PAGE>

               remove the Building Signs and reimburse Landlord for all costs
               and expenses associated with any damage to the Building caused by
               such removal.

     f.        In the event that Tenant (and any Permitted Transferee) ceases to
               occupy, without regard to any sublease, at least four (4) full
               floors of the Building, Tenant's signage rights under this
               provision shall immediately terminate.

6.   So long as this lease is in full force and effect and Tenant is not in
     default hereunder after expiration of any applicable notice and cure
     period, Tenant shall have the right at its sole cost and expense, to
     install and maintain its name on the monument signage adjacent to the
     driveway to the Building ("Tenant's Signage"), subject to the following
     terms and conditions:

     a.   Landlord, at its sole cost and expense, shall install a monument sign
          adjacent to the driveway of the Building. The design, construction,
          size, Tenant's identification and other aspects of such monument
          signage shall be generally as shown on Exhibit L. Otherwise, all other
                                                 ---------
          aspects of Tenant's Signage including, without limitation, all
          modifications, replacements or alterations shall be subject to
          Landlord's prior written consent, which consent shall not be
          unreasonably withheld or delayed.

     b.   The expense of installing, constructing, maintaining and removing
          Tenant's Signage shall be the sole cost and expense of Tenant and
          shall be paid directly to Landlord by Tenant. Tenant shall be
          responsible for all costs and expenses associated with Tenant's
          Signage (i.e., Tenant's name on the monument sign).

     c.   No subtenant of the Premises shall have the use of benefit or the
          Tenant's Signage, except if Tenant subleases all of the Premises for
          all of the term of this lease (less a nominal amount of time such as
          an hour or a day) in which case such subtenant shall be deemed an
          assignment solely for the purposes of this paragraph. Tenant's rights
          to the Tenant's Signage shall only be assigned in connection with an
          assignment of this lease, which assignment either constitutes a
          Permitted Transfer or is otherwise approved by Landlord pursuant to
          the other terms of this lease. Landlord shall have the right to
          disapprove of any such assignment of the Tenant's Signage if and to
          the extent the name on the Tenant's Signage is to be changed to a name
          that is inconsistent with the operation of the Project as a first-
          class office project or otherwise diminishes or impairs the quality of
          the Project. Notwithstanding the foregoing, Tenant shall have the
          right to transfer its rights to Tenant's Signage under this Special
          Stipulation No. 6 to any subtenant who subleases at least two (2) full
          floors of the Premises. In such event Tenant shall notify Landlord in
          writing at the time Tenant intends upon transferring its signage
          rights hereunder and Landlord shall have the right to approve any
          change to the Tenant's Signage pursuant to the terms and conditions
          set forth in this subsection. The subtenant's signage rights hereunder
          shall be subject to the terms and conditions set forth in subsection
          d. below.

     d.   In the event that Tenant (and any Permitted Transferee) ceases to
          occupy, without regard to any sublease, at least four (4) full floors
          of the Building or in the event that Tenant transfers its rights to
          Tenant's Signage as permitted in subsection c. above, Landlord shall
          have the right, at Landlord's sole cost and expense, to

                                      H-6
<PAGE>

          relocate Tenant's Signage from the most prominent position on the
          monument sign to one of the secondary positions thereon.

     e.   Landlord hereby agrees that Landlord shall only have one (1) monument
          or tombstone sign with respect to the Project and such sign shall only
          contain the name of four (4) tenants (Tenant plus three (3) others),
          plus the name or address of the Project. Tenant's Signage shall be the
          uppermost and most prominent name on the monument sign (Landlord
          hereby agreeing to use a larger font or script with respect to
          Tenant's name as compared to the other names).

7.   So long as Tenant is not in default hereunder following the expiration of
any applicable notice and cure period, Tenant shall have the right to lease the
Expansion Space (as that term is hereinafter defined) pursuant to and in
accordance with the following terms and conditions:

     a.   Tenant shall have the right to exercise such expansion right with
          respect to the space referenced in Expansion Schedule I depicted below
          (the "Expansion Space"). Each expansion option A through and including
          F (collectively, the "Expansion Options" and, individually, an
          "Expansion Option") is independent of each other and may be exercised
          by Tenant without regard to any other Expansion Option; provided,
          however, if Tenant elects only to exercise Expansion Option A on or
          before April 1, 2000, then Tenant's Expansion Options shall be as
          depicted in Expansion Schedule II. Each Expansion Option shall be
          applicable only to all of the Expansion Space for each Expansion
          Option and Tenant shall have no right to exercise an Expansion Option
          with respect to less than all of such Expansion Space.

b.                    Expansion Schedule I

<TABLE>
<CAPTION>
-----------------------------------------------------------------------------------------------------
Expansion       Floor        Rentable Sq. Ft.         Target Occupancy           Expansion Notice
 Option                                                     Date                       Date
-----------------------------------------------------------------------------------------------------
<S>         <C>            <C>                    <C>                        <C>
-----------------------------------------------------------------------------------------------------
A           6 (partial)                   12,188        April 1, 2001             April 1, 2000
-----------------------------------------------------------------------------------------------------
B                      8                  24,162        April 1, 2001             April 1, 2000
-----------------------------------------------------------------------------------------------------
C                      7                  24,162        April 1, 2004              June 1, 2003
-----------------------------------------------------------------------------------------------------
D                     10                  24,159        April 1, 2006              June 1, 2005
-----------------------------------------------------------------------------------------------------
E                     11                  23,678        April 1, 2008              June 1, 2007
-----------------------------------------------------------------------------------------------------
F                     12                  24,002        April 1, 2010              June 1, 2009
-----------------------------------------------------------------------------------------------------
</TABLE>

                             Expansion Schedule II

<TABLE>
<CAPTION>
-----------------------------------------------------------------------------------------------------
Expansion       Floor        Rentable Sq. Ft.         Target Occupancy           Expansion Notice
  Option                                                    Date                       Date
-----------------------------------------------------------------------------------------------------
<S>         <C>            <C>                    <C>                        <C>
-----------------------------------------------------------------------------------------------------
A           6 (partial)                   12,188        April 1, 2001             April 1, 2000
-----------------------------------------------------------------------------------------------------
B                      8                  24,162        April 1, 2004              June 1, 2003
-----------------------------------------------------------------------------------------------------
C                      7                  24,162        April 1, 2006              June 1, 2005
-----------------------------------------------------------------------------------------------------
D                     10                  24,159        April 1, 2008              June 1, 2007
-----------------------------------------------------------------------------------------------------
E                     11                  23,678        April 1, 2010              June 1, 2009
-----------------------------------------------------------------------------------------------------
</TABLE>

                                      H-7
<PAGE>

<TABLE>
<S>         <C>            <C>                    <C>                        <C>
-----------------------------------------------------------------------------------------------------
F                     12                  24,002        April 1, 2012              June 1, 2011
-----------------------------------------------------------------------------------------------------
</TABLE>

     c.   Each Expansion Option shall be exercised by Tenant, if at all, by
          Tenant's written notice to Landlord on or before the Expansion Notice
          Date described in the applicable Expansion Schedule for each Expansion
          Option. Should Tenant fail to duly and timely exercise any Expansion
          Option, it shall become null and void and of no further force and
          effect. Should Tenant duly and timely exercise an Expansion Option,
          the Expansion Space shall be added to the Premises from and after the
          earlier to occur of (i) one hundred twenty (120) days after the date
          Landlord delivers the Expansion Space to Tenant (which date Landlord
          hereby agrees will be no earlier than the Target Occupancy Date with
          respect to such Expansion Space and shall be no later than ten (10)
          months after such Target Occupancy Date, subject to force majeure and
          Delay Items) or (ii) the date Tenant begins conducting business in the
          applicable Expansion Space (the "Effective Date"), through the last
          day of the term, as the same may be extended. The Expansion Space
          shall be subject to all terms and provisions of this lease, as
          amended, including Base Rent (on a per rentable square foot basis),
          and additional rent then in effect for the Premises.

     d.   Tenant improvements for the Expansion Space shall be designed and
          installed in accordance with the procedures and conditions set forth
          in the Exhibits attached to this lease as Exhibit C and Exhibit D and
                                                    ---------     ---------
          Tenant's allowance for improvements shall be an amount equal to the
          product of multiplying $21.25 times the number of square feet of
          rentable area in the Expansion Space times a fraction, the numerator
          of which is the number of full calendar months remaining in the
          initial Term after the Effective Date, and the denominator of which is
          180.

8.   Beginning in calendar year 2002 and in each calendar year thereafter,
increases in Tenant's Additional Rental shall, with the exception of real estate
taxes, utility charges, and insurance premiums and costs, be limited to a
cumulative per year increase of six percent (6%), compounded annually, as
compared to Tenant's Additional Rent for calendar year 2001, subject to the
other adjustments to Operating Expenses as provided in this lease.  Increases in
real estate taxes, utility charges and insurance premiums and costs shall not be
subject to any limit or "cap".  For example, if the portion of Operating
Expenses subject to this cap is $3.00 during calendar year 2001, the portion of
Operating Expenses subject to this cap shall not exceed $3.18 in 2002, $3.37 in
2003, $3.57 in 2004, etc.  In the event that Operating Expenses for calendar
year 2001 do not reflect a full calendar year of operation with respect to the
Project, the Operating Expenses for 2001 shall be adjusted so as to reflect a
full calendar year of building operation.

9.   So long as this lease is in full force and effect and Tenant is not in
default following expiration of any applicable notice and cure period, Tenant
shall have the right, at its sole cost and expense, to erect, install and
maintain a generator serving the Premises, subject to the following terms and
conditions:

          a.   The location, design, construction, size, capacity and all other
          aspects of such generator shall be subject to Landlord's prior
          approval, which approval shall not be unreasonably withheld.

          b.   Tenant shall shield or screen the generator from public view.  In
          the event that the generator is located in the Parking Facility, any
          parking space(s) taken by

                                      H-8
<PAGE>

          the generator shall be counted towards the total number of parking
          spaces allocated to Tenant under this lease.

          c.   The expense of installing, construction, maintaining and removing
          the generator shall be the sole cost and expense of Tenant and shall
          be paid directly to Tenant.  Tenant shall be responsible for all costs
          and expenses associated with such generator and Tenant shall promptly
          repair any damage to the Building or the Land resulting from the
          installation, construction, maintenance or removal of such generator.
          Upon the termination or expiration of the lease, Tenant shall promptly
          remove the generator at its sole cost and expense.  Tenant shall
          restore any portion of the Building or Land affected by the generator
          to substantially the same condition existing prior to the installation
          of the generator, normal wear and tear expected.

10.  Tenant shall have the right to install an automatic teller machine,
automatic currency exchange and other similar facilities in the Premises so long
as they are for the exclusive use of Tenant's employees.

11.  So long as Tenant is not in default hereunder following expiation of any
applicable notice and cure period, prior to the execution of a lease for all or
any portion of the First Offer Space (as that term is hereinafter defined),
Tenant shall have the right (the "First Offer Option") to lease the First Offer
Space pursuant to and in accordance with the following terms and conditions:

     a.   The "First Offer Space" shall mean any other premises in the Building
          not leased by Tenant.

     b.   Tenant shall only have the right to lease the First Offer Space after
          the initial lease of the First Offer Space to third parties (but in
          the event that Landlord has failed to lease initially the First Offer
          Space then Tenant shall have the First Offer Option beginning with the
          third anniversary of the Commencement Date) through and including the
          date immediately preceding the twelfth (12/th/) anniversary of the
          Commencement Date (except in connection with an exercise by Tenant of
          its Extension Option in which event the First Offer Option shall be
          extended in five (5) year increments with each Extension Option) and
          if the First Offer Space is then available for lease. First Offer
          Space shall be "available for lease" if (i) the space is not then
          leased to a third party or (ii) the space will become vacant because
          the current tenant's lease has or will expire without a renewal or
          extension thereof pursuant to an express renewal option set forth
          therein.

     c.   Landlord agrees to advise Tenant in writing at any time and from time
          to time (but not more often than once every six (6) months), upon
          written request of Tenant, of the leasing status of all First Offer
          Space and to advise Tenant whether and to what extent any First Offer
          Space is available for lease. At such time, Landlord will also notify
          Tenant of the terms and conditions upon which it would be willing to
          lease any and all of the then available First Offer Space to Tenant.

     d.   The First Offer Option shall be exercised by Tenant, if at all, by
          Tenant's written notice to Landlord within ten (10) business days
          after Landlord's notice to Tenant of the availability of such First
          Offer Space. Should Tenant fail to duly and timely exercise this First
          Offer Option Landlord shall have the right, at any time prior to

                                      H-9
<PAGE>

          receipt of another written request from Tenant about the then
          available First Offer Space to lease the applicable First Offer Space
          to any third party on any terms and conditions Landlord may elect,
          subject to the terms of the next sentence. If Landlord desires to
          lease any of the applicable First Offer Space for less than ninety-
          five percent (95%) of the effective rate offered to Tenant for such
          Offer Space, Landlord must again provide Tenant its right to lease the
          First Offer Space at the reduced effective rate prior to leasing it to
          the third party. Should Tenant duly and timely exercise the First
          Offer Option, the First Offer Space shall be added to this lease from
          and after the earlier of (i) one hundred twenty (120) days after the
          date Landlord delivers the First Offer Space to Tenant, or (ii) the
          date Tenant first begins conducting business therein. The First Offer
          Space shall be subject to all terms and provisions of this lease, as
          amended, except that all of the terms and conditions set forth in
          Landlord's notice letter to Tenant shall control with respect to the
          First Offer Space.

     e.   Tenant improvements for the First Offer Space shall be designed and
          installed in accordance with the procedures and conditions set forth
          in Exhibits C and D attached to this lease and Tenant's allowance for
             ----------------
          improvements shall be an amount equal to the product of multiplying
          the tenant improvement allowance set forth in Landlord's notice, if
          any, times the number of square feet of rentable area in the First
          Offer Space.

12.  So long as Tenant (or its Permitted Transferee) is occupying at least four
(4) full floors of space in the Building, without regard to any sublease, and
Tenant is not in default under this lease following notice and the expiration of
any applicable cure period, Landlord agrees that Landlord shall not enter into a
lease for space in the Building or consent to an assignment or sublease of space
in the Building to a tenant whose primary use of the Premises is for the
operation of a retail stock brokerage firm or an employee benefits consulting
company.  If Tenant (or its Permitted Transferee) assigns this lease or ceases
occupying at least four (4) full floors of space in the Building for the
foregoing use, the foregoing exclusive shall be deemed null and void and of no
further effect.

13.  As used in this lease, the term "Landlord's Cost(s)" or "Landlord's
cost(s)" shall mean the actual costs and expenses incurred by Landlord in
connection with rendering the service, amenity or providing the item in question
plus ten percent (10%) as an administrative fee.  Notwithstanding the foregoing,
with respect to after hours HVAC service Landlord's Costs shall be limited to
the cost of water and electricity for such after hours service (or electricity
only for ventilation only) plus the hourly amortization of the original
acquisition costs of all equipment used in providing such after-hours HVAC
assuming the acquisition costs of such equipment are amortized, on an hourly
basis, over the entire number of hours in the useful life of such equipment,
plus a five percent (5%) administrative fee.  No other markup or overhead shall
be added to and included in Landlord's Costs.

14.  This lease is expressly conditioned upon Northern Trust Corporation
executing a Lease Guaranty in the form attached hereto as Exhibit N and by this
                                                          ---------
reference made a part hereof simultaneously with the execution of this lease.

15.  For purposes of Special Stipulation Numbers 2, 5, 6 and 13, the portion of
the Premises located on the lobby plus all the space located on the second
(2/nd/) floor of the Building shall constitute one (1) floor.

                                     H-10
<PAGE>

                                   EXHIBIT I
                                   ---------

                            CLEANING SPECIFICATIONS
                            -----------------------

OFFICE AREAS

1.   Empty, clean and damp dust all waste receptacles and remove waste paper and
     rubbish from the premises nightly; wash receptacles as necessary.

2.   Empty and clean all ash trays, screen all sand urns nightly and supply and
     replace sand as necessary.

3.   Vacuum all rugs and carpeted areas in offices, lobbies and corridors
     nightly.

4.   Hand dust and wipe clean with damp or treated cloth all office furniture,
     files, fixtures, paneling, window sills and all other horizontal surfaces
     nightly; wash window sill when necessary.

5.   Damp wipe and polish all glass furniture tops nightly.

6.   Remove all finger marks and smudges from vertical surfaces, including
     doors, door frames, around light switches, private entrance glass and
     partitions nightly.

7.   Wash clean all water coolers nightly.

8.   Sweep all stairways nightly.

9.   Police all stairwells throughout the entire Building daily and keep in
     clean condition.

10.  Damp mop spillage in office and public areas as required.

11.  Damp dust all telephones weekly.

WASH ROOMS

1.   Mop, rinse and dry floors nightly.

2.   Scrub floors as necessary.

3.   Clean all mirrors, bright work and enameled surfaces nightly.

4.   Wash and disinfect all basins, urinals and bowls nightly, using non-
     abrasive cleaners to remove stains and clean undersides of rim of urinals
     and bowls.
<PAGE>

5.   Wash both sides of all toilet seats with soap and water and disinfect
     nightly.

6.   Damp wipe nightly, wash all partitions, tile walls and outside surface of
     all dispensers and receptacles.

7.   Empty and sanitize all receptacles and sanitary disposals nightly;
     thoroughly clean and wash at least once per week.

8.   Fill toilet tissue, soap, towel and sanitary napkin dispensers nightly.

9.   Clean flushometers, piping, toilet seat hinges and other metal work
     nightly.

10.  Wash and polish all walls, partitions, tile walls and enamel surfaces from
     trim to floor monthly.

11.  Vacuum all louvers, ventilating grills, and dust light fixtures monthly.

     NOTE:  It is the intention to keep the wash rooms thoroughly cleaned and
     not to use a disinfectant or deodorant to kill odor. If a disinfectant is
     necessary, an odorless product will be used with the Owner's permission.

FLOORS

1.   Ceramic tile, marble and terrazzo floors to be swept and buffed nightly and
     washed or scrubbed as necessary.

2.   Vinyl asbestos, asphalt, vinyl, rubber or other composition floors and
     bases to be swept nightly; such floors in public areas on multiple tenancy
     floors to be waxed and buffed as needed.

3.   Tile floors in office areas will be waxed and buffed monthly.

4.   All floors stripped and rewaxed as necessary.

5.   All carpeted areas and rugs to be vacuumed clean nightly and spot cleaned
     as needed.

6.   Carpet shampooing will be performed at tenant's request and billed to
     tenant.

GLASS

1.   Clean glass entrance doors, the adjacent glass panels and the door frame
     around the doors nightly.

2.   Clean inside surface of exterior windows at least once per year.

                                      I-2
<PAGE>

3.   Clean outside surface of exterior windows at least twice per year;
     provided, however, in the event landlord cleans more frequently than twice
     per year the exterior windows of floors of the Building located above the
     leased premises in such a manner so as to dirty the windows of the leased
     premises, the landlord shall clean the windows of the leased premises as
     frequently as those located above same.

HIGH DUSTING (Quarterly)

1.   Dust and wipe clean all closet shelving when empty and carpet sweep or dry
     mop all floors in closets if such are empty.

2.   Dust all picture frames, charts, graphs and similar wall hangings.

3.   Dust clean all vertical surfaces such as walls, partitions, doors, door
     bucks and other surfaces above shoulder height.

4.   Damp dust all ceiling air conditioning diffusers, wall grilles, registers
     and other ventilating louvers.

5.   Dust the exterior surfaces of lighting fixtures, including glass and
     plastic enclosures.

DAY SERVICE

1.   At least once, but not more than twice during the day, check men's
     washrooms for soap, towels and toilet tissue replacement.

2.   At least once, but not more than twice during the day, check ladies'
     washrooms for soap, towels and toilet tissue and sanitary napkin
     replacements.

3.   As needed, vacuuming or carpet sweeping of elevator cabs will be performed.

4.   There will be a constant surveillance of interior and exterior public areas
     to ensure cleanliness.

COMPUTER ROOM AND HIGH-SECURITY AREAS

1.   If areas are secured, tenant must be present and provide access for
     cleaning staff to clean any secured areas.

                                      I-3
<PAGE>

GENERAL

1.   Wipe all interior metal window frames/mullions and other unpainted interior
     metal surfaces of the perimeter walls of the building each time the
     interior of the windows are washed.

2.   Keep slopsink rooms in a clean, neat and orderly condition at all times.

3.   Wipe clean and polish all metal hardware fixtures and other bright work
     nightly.

4.   Dust and/or wash all directory boards as needed. Remove fingerprints and
     smudges nightly.

5.   Maintain building lobby, corridors and other public areas in a clean
     condition.

6.   Maintain all landscaped areas.

7.   Maintain and clean all parking garages.

     NOTE:  Upon completion of nightly duties, floor supervisors will ensure
     that all offices have been cleaned and left in a neat and orderly
     condition; all lights have been turned off and all doors locked.

                                      I-4
<PAGE>

                                   EXHIBIT J
                                   ---------

                        SUBORDINATION, NON-DISTURBANCE
                           AND ATTORNMENT AGREEMENT

     THIS AGREEMENT made this _____ day of November, 1999, among WACHOVIA BANK,
N.A., a national banking association chartered pursuant to the laws of the
United States of America (hereinafter referred to as "Lender"), PERIMETER SUMMIT
PARCEL 3 LIMITED PARTNERSHIP, a Delaware corporation (hereinafter referred to as
"Landlord"), and NORTHERN TRUST RETIREMENT CONSULTING, LLC, a Delaware limited
liability corporation (hereinafter referred to as "Tenant").

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

     WHEREAS, Landlord and Tenant have entered into a certain lease (hereinafter
referred to as the "Lease") dated of even date herewith, relating to the
premises (hereinafter referred to as the "Premises") located or to be located at
3003 Summit Boulevard, Atlanta, Georgia and constructed or to be constructed
upon the real property described in Exhibit "A" attached hereto and by this
reference made a part hereof (hereinafter referred to as the "Project"); and

     WHEREAS, Lender has made or has committed to make a loan to Landlord
secured by a deed to secure debt, assignment and security agreement (hereinafter
referred to as the "Security Instrument") which contains an assignment of leases
and rents from Landlord to Lender covering, inter alia, the Premises; and
                                            ----- ----

     WHEREAS, Tenant has agreed that the Lease shall be subject and subordinate
to the Security Instrument held by Lender, provided Tenant is assured of
continued occupancy of the Premises under the terms of the Lease;

     NOW, THEREFORE, for and in consideration of the mutual covenants herein
contained, the sum of Ten Dollars ($10.00) and other good and valuable
considerations, the receipt and sufficiency of which are hereby acknowledged,
and notwithstanding anything in the Lease to the contrary, it is hereby agreed
as follows:

     1.   Lender, Tenant and Landlord do hereby covenant and agree that the
Lease, with all rights, options, liens and charges created thereby, is and shall
continue to be subject and subordinate in all respects to the Security
Instrument and to any renewals, modifications, consolidations, replacements and
extensions thereof and to all advancements made thereunder.

     2.   Lender does hereby agree with Tenant that, in the event Lender becomes
the owner of the Premises by foreclosure, conveyance in lieu of foreclosure or
otherwise, so long as no uncured event of default exists under the Lease for
which there is no applicable notice and cure period or following expiration of
any applicable notice and cure period, (a) Lender will take no action which will
interfere with or disturb Tenant's possession or use of the Premises or other
rights under the Lease, and (b) the Premises shall be subject to the Lease and
Lender shall
<PAGE>

recognize Tenant as the tenant of the Premises for the remainder of the term of
the Lease in accordance with all the provisions thereof (including, without
limitation, fund the Tenant Improvement Allowance if the Project is
substantially completed and Tenant complies with the terms and conditions of
Exhibit C relating to the payment of the Tenant Improvement Allowance and assume
---------
Landlord's obligation under Section 5.01(b) of the Lease including, without
limitation, the payment of all termination fees as may be due under the Lease
but excluding any obligation to complete the Project in accordance with the
terms of the Lease, provided, however, that if Lender notifies Tenant in
writing, after Lender becomes the owner of the Premises, that Lender does not
intend upon completing the Project in accordance with the terms of the Lease,
Tenant will then be deemed to have exercised Tenant's next available termination
right pursuant to the provisions of Section 5.01(b) of the Lease for purposes of
determining the applicable termination fee due and payable to Tenant under the
terms of Section 5.01(b)), but Landlord  shall not be subject to any offsets or
defenses which Tenant might have against any prior landlord except those which
arose under the provisions of the Lease out of such landlord's default and
accrued after Tenant had notified Lender and given Lender the opportunity to
cure same as hereinbelow provided, nor shall Lender be liable for any act or
omission of any prior landlord (but Lender shall be obligated to cure any
Landlord default of a continuing, on-going nature within a reasonable amount of
time after obtaining possession of the Project), nor shall Lender be bound by
any rent or additional rent which Tenant might have paid for more than the
current month to any prior landlord nor shall it be bound by any amendment or
modification of the Lease made without its consent.

     3.   Tenant does hereby agree with Lender that, in the event Lender becomes
the owner of the Premises by foreclosure, conveyance in lieu of foreclosure or
otherwise, then Tenant shall attorn to and recognize Lender as the landlord
under the Lease for the remainder of the term thereof, and Tenant shall perform
and observe its obligations thereunder, subject only to the terms and conditions
of the Lease.  Tenant further covenants and agrees to execute and deliver upon
request of Lender, or its assigns, an appropriate agreement of attornment to
Lender and any subsequent titleholder of the Premises.

     4.   Any option or rights contained in the Lease, or otherwise existing, to
acquire any or all of the Project (or any superior leasehold interest therein)
are hereby made subject and subordinate to the rights of Lender under the
Security Instrument; and acquisition of any or all of the Project made by Tenant
during the term of the Security Instrument shall be made subordinate and subject
to the Security Instrument.

     5.   So long as the Security Instrument remains outstanding and
unsatisfied, Tenant will mail or deliver to Lender, at the address and in the
manner hereinbelow provided, a copy of all notices permitted or required to be
given to Landlord by Tenant under and pursuant to the terms and provisions of
the Lease. At any time before the rights of Landlord shall have been forfeited
or adversely affected because of any default of Landlord, or within the time
permitted Landlord (or Landlord's mortgagee, if longer) for curing any default
under the Lease as therein provided (but not less than sixty (60) days from the
receipt of notice), Lender may, but shall have no obligation to, pay any taxes
and assessments, make any repairs and improvements, make any deposits or do any
other act or thing required of Landlord by the terms of the Lease; and all
payments so made and all things so done and performed by Lender shall be as
effective to

                                      J-2
<PAGE>

prevent the rights of Landlord from being forfeited or adversely affected
because of any default under the Lease as the same would have been if done and
performed by Landlord.

     6.   Tenant acknowledges that Landlord will execute and deliver to Lender
an assignment of the Lease as security for said loan, and Tenant hereby
expressly consents to such assignment.

     7.   Lender shall have no liability whatsoever hereunder prior to becoming
the owner of the Premises; and Tenant agrees that if Lender becomes the owner of
the Premises, Tenant shall look solely to the estate or interest of Lender in
the Premises (and future rent and other future income derived therefrom,
casualty insurance proceeds or condemnation awards received by Lender and not
used for restoration and any proceeds of the sale of the Project received by
Lender) for satisfaction of any obligation which may be or become owing by
Lender to Tenant hereunder or under the Lease.

     8.   Landlord and Tenant hereby certify to Lender that the Lease has been
duly executed by Landlord and Tenant and is in full force and effect; that the
Lease and any modifications and amendments specified herein are a complete
statement of the agreement between Landlord and Tenant with respect to the
leasing of the Premises or otherwise affecting the Project, and the Lease has
not been modified or amended except as specified herein; that to the knowledge
of Landlord and Tenant, no party to the Lease is in default thereunder; that no
rent under the Lease has been paid more than thirty (30) days in advance of its
due date; and that Tenant, as of this date, has no charge, lien or claim of
offset under the Lease, or otherwise, against the rents or other charges due or
to become due thereunder.

     9.   Unless and except as otherwise specifically provided herein, any and
all notices, elections, approvals, consents, demands, requests and responses
thereto ("Communications") permitted or required to be given under this
Agreement shall be in writing, signed by or on behalf of the party giving the
same, and shall be deemed to have been properly given and shall be effective
upon the earlier of receipt thereof or deposit thereof in the United States
mail, postage prepaid, certified with return receipt requested, to the other
party at the address of such other party set forth hereinbelow or at such other
address within the continental United States as such other party may designate
by notice specifically designated as a notice of change of address and given in
accordance herewith; provided, however, that the time period in which a response
to any Communication must be given shall commence on the date of receipt
thereof; and provided further that no notice of change of address shall be
effective with respect to Communications sent prior to the time of receipt
thereof.  Receipt of Communications hereunder shall occur upon actual delivery
(whether by mail, telecopy transmission, messenger, courier service, or
otherwise) to an individual party or to an officer or general or limited partner
of a party or to any agent or employee of such party at the address of such
party set forth hereinbelow, subject to change as provided hereinabove.  An
attempted delivery in accordance with the foregoing, acceptance of which is
refused or rejected, shall be deemed to be and shall constitute receipt; and an
attempted delivery in accordance with the foregoing by mail, messenger, or
courier service (whichever is chosen by the sender) which is not completed
because of changed address of which no notice was received by the sender in
accordance with this provision prior to the sending of the Communication shall
also be deemed to be and constitute receipt.  Any Communication, if given to
Lender, must be addressed as follows, subject to change as provided hereinabove:

                                      J-3
<PAGE>

          Wachovia Bank, N.A.
          Real Estate Finance Division, Mail Code 1810
          30th Floor
          191 Peachtree Street, N.E.
          Atlanta, Georgia 30303

and, if given to Tenant, must be addressed as follows, subject to change as
provided hereinabove:

Prior to commencement of the Lease:

          400 Perimeter Center Terrace
          Suite 850
          Atlanta, Georgia 30346
          Attention: Director of Finance

     Subsequent to the commencement of the Lease:

          3003 Summit Boulevard
          Suite _____
          Atlanta, Georgia 30319

     with a copy to:

          Fifty South LaSalle Street
          Chicago, Illinois 60675
          Attention: Corporate Real Estate Manager

and, if given to Landlord, must be addressed as follows, subject to change as
provided hereinabove:

          Perimeter Summit Parcel 3 Limited Partnership
          Five Ravinia Drive
          Atlanta, Georgia 30346-2102

     10.  This Agreement shall be binding upon and inure to the benefit of the
parties hereto and their respective heirs, legal representatives, successors,
successors-in-title and assigns.  When used herein, the term "landlord" refers
to Landlord and to any successor to the interest of Landlord under the Lease.

                                      J-4
<PAGE>

     IN WITNESS WHEREOF, the parties hereto have executed this Agreement under
seal as of the date first above written.

                                        LENDER:
                                        ------

Signed, sealed and delivered            WACHOVIA BANK, N.A.
in the presence of:

_____________________________           By:________________________________
      Unofficial Witness                      Title:_______________________

_____________________________                    (BANK SEAL)
Notary Public

Commission Expiration Date:

(NOTARIAL SEAL)

                                        TENANT:
                                        ------

Signed, sealed and delivered            NORTHERN TRUST RETIREMENT
in the presence of:                     CONSULTING, LLC,
                                        a Delaware limited liability corporation

_____________________________           By:________________________________
Unofficial Witness                            Title:_______________________

_____________________________
Notary Public

Commission Expiration Date:

(NOTARIAL SEAL)

                                      J-5
<PAGE>

<TABLE>
<S>                                                <C>
As to 3003 Perimeter Summit Realty Corp:           LANDLORD:
Signed, sealed and delivered in the presence of:   PERIMETER SUMMIT PARCEL 3 LIMITED PARTNERSHIP,
                                                   a Georgia limited partnership
_______________________________________________

Unofficial Witness                                 By:  3003 Perimeter Summit Realty Corp., a
                                                        Delaware corporation, general partner of
                                                        Perimeter Summit Parcel 3 Limited Partnership
_______________________________________________

Notary Public

                                                      By: _____________________________________________________
                                                          Name:___________________________________
Commission Expiration Date:                               Title:__________________________________

     (NOTARIAL SEAL)                                     By: Hines Management, L.L.C., a Delaware
                                                             limited liability company, general partner of
                                                             Perimeter Summit Parcel 3 Limited Partnership

As to Hines Holdings, Inc.:                                 By: Hines Interests Limited Partnership, a
Signed, sealed and delivered in the presence of:                Delaware limited partnership, sole member of
                                                                Hines Management, L.L.C.
_______________________________________________

Unofficial Witness                                             By: Hines Holdings, Inc., a Texas
                                                                   corporation, sole member of Hines Interest
_______________________________________________                    Limited Partnership

Notary Public

                                                                   By:__________________________________________
                                                                      C. Kevin Shannahan
                                                                      Executive Vice President
Commission Expiration Date:

      (NOTARIAL SEAL)
</TABLE>

                                      J-6
<PAGE>

                                   EXHIBIT K
                                   ---------

                        Project Construction Milestones
                        -------------------------------

<TABLE>
<CAPTION>
Event                                                   Date                Termination Fee
-----                                                   ----                ---------------

<S>                                                     <C>                 <C>
Completion of the pouring of the 5/th/ floor            April 1, 2000           $100,000.00

Topping out of the Building (i.e. the                   August 15, 2000         $200,000.00
completion of the pouring of the 18/th/ floor)

Landlord Floor Delivery Date                            October 15, 2000        $300,000.00
</TABLE>
<PAGE>

                                   EXHIBIT L
                                   ---------

                            SIGNAGE SPECIFICATIONS
                            ----------------------

           [Tenant to provide specifications as to building signage]

             [Hines to provide specifications as to monument sign]
<PAGE>

                                   EXHIBIT M
                                   ---------

                              HVAC SPECIFICATIONS
                              -------------------

(a)  Summer conditions: The entire air conditioning system to maintain a 78
degrees Fahrenheit dry bulb temperature at 92 degrees Fahrenheit dry bulb
outdoor temperature. This design is for all office and public spaces. Equipment
and elevator machine rooms will maintain an 85 degree Fahrenheit dry bulb
temperature.

(b)  Winter conditions: The entire heating system for all spaces is to be
maintained at 72 degrees Fahrenheit dry bulb temperature at 22 degrees
Fahrenheit dry bulb outside temperature. Equipment and elevator machine rooms
will maintain a 65 degree Fahrenheit dry bulb temperature.
<PAGE>

                                   EXHIBIT N
                                   ---------

                               FORM OF GUARANTY
                               ----------------

     WHEREAS, PERIMETER SUMMIT PARCEL 3 LIMITED PARTNERSHIP, a Georgia limited
partnership, hereinafter referred to as "Landlord" and NORTHERN TRUST RETIREMENT
CONSULTING, LLC, a Delaware limited liability corporation, hereinafter referred
to as "Tenant", have simultaneously executed or are about to execute a lease of
space with respect to certain space at 3003 Summit Boulevard, Suite ____,
Atlanta, Georgia, 30319, hereinafter called the "Lease" wherein Landlord will
lease the Premises to Tenant and,

     WHEREAS, Northern Trust Corporation, hereinafter referred to as
"Guarantor", has a financial interest in Tenant, and,

     WHEREAS, Landlord would not enter into the lease if Guarantor did not
execute and deliver to Landlord this lease Guaranty (this "Guaranty"),

     NOW THEREFORE, for and in consideration of the execution of the foregoing
lease by Landlord and as a material inducement to Landlord to execute the lease,
Guarantor hereby jointly, severally, unconditionally and irrevocably guarantees
the prompt payment by Tenant of all rentals and all other sums payable by Tenant
under the lease and the faithful and prompt performance by Tenant of each and
every one of the terms, conditions and covenants of the lease to be kept and
performed by Tenant as such are defined in the lease.  The reduction of or
limitation on any liabilities of Tenant under the lease pursuant to any federal
or state bankruptcy or insolvency proceeding shall not cause a reduction in or
otherwise affect the liabilities or obligations of Guarantor under this
Guaranty.

     It is specifically agreed and understood that the terms of the foregoing
lease may be altered, affected, modified or changed by agreement between
Landlord and Tenant, or by a course of conduct, and the lease may be assigned by
Landlord or any assignee of Landlord without consent or notice to Guarantor and
that this Guaranty shall thereupon and thereafter guarantee the performance of
the lease as so changed, modified, altered or assigned.

     This Guaranty shall not be released, modified or affected by failure or
delay on the part of Landlord to enforce any of the rights or remedies of the
Landlord under the lease, whether pursuant to the terms thereof or at law or in
equity.

     No notice of default need be given to Guarantor, it being specifically
agreed and understood that the guarantee of the undersigned is a continuing
guarantee under which Landlord may proceed forthwith and immediately against
Tenant or against Guarantor following any breach or default by Tenant (after
expiration of any applicable notice and cure period) or for the
<PAGE>

enforcement of any rights which Landlord may have as against Tenant pursuant to
or under the terms of the lease or at law or in equity.

     Landlord shall have the right to proceed against Guarantor hereunder
following any breach or default by Tenant (after expiration of any applicable
notice and cure period) without first proceeding against Tenant and without
previous notice to or demand upon either Tenant or Guarantor.

     Guarantor hereby waives (a) notice of acceptance of this Guaranty, (b)
demand of payment, presentation and protest, (c) any right to require the
Landlord to proceed against the Tenant or any other Guarantor or any other
person or entity liable to Landlord, (d) any right to require Landlord to apply
to any default any security deposit or other security it may hold under the
lease, (e) any right to require Landlord to proceed under any other remedy
Landlord may have before proceeding against Guarantor, and (f) any right of
subrogation.

     The term "Landlord" whenever used in this Guaranty refers to and means the
Landlord specifically named in the lease and also any assignee of the Landlord,
whether by outright assignment or by assignment for security, and also any
successor to the interest of said Landlord or of any assignee in the lease or
any part thereof, whether by assignment or otherwise.  So long as the Landlord's
interest in or to the Premises or the rents, issues and profits therefrom, or
in, to or under the said lease, are subject to any mortgage or deed of trust or
assignment for security, no acquisition by Guarantor of the Landlord's interest
in the Premises or under the lease shall affect the continuing obligation of
Guarantor under this Guaranty, which shall nevertheless continue in full force
and effect for the benefit of the mortgagee, beneficiary, trustee or assignee
under such mortgage, deed of trust or assignment, of any purchase at sale by
judicial foreclosure or under private power of sale, and of the successors and
assigns of any such mortgagee, beneficiary, trustee, assignee or purchaser.

     The term "Tenant" whenever used in this Guaranty refers to and means the
Tenant specifically named in the lease and also any assignee or sublessee of the
lease and also any successor to the interests of the Tenant, assignee or
sublessee of the lease or any part thereof, whether by assignment, sublease or
otherwise.

     The obligations of the Guarantor hereunder shall include payment to
Landlord of all reasonable costs of any successful legal action by Landlord
against Guarantor, including reasonable attorneys' fees actually incurred by
Landlord.

     This Guaranty, all acts and transactions hereunder and the rights and
obligations of the parties hereto shall be governed by and construed and
enforced in accordance with the laws of the State of Georgia.  As part of the
consideration for Landlord's entering into the lease which this Guaranty is a
part, the Guarantor hereby agrees that all actions or proceedings arising
directly or indirectly hereunder may, at the option of Landlord, be litigated in
courts having situs within the State of Georgia, and the Guarantor hereby
expressly consents to the jurisdiction of

                                      N-2
<PAGE>

any such local, state or federal court, and consents that any service of process
in such action or proceeding may be made by personal service upon the Guarantor
wherever the Guarantor may then be located, or by certified or registered mail
directed to such Guarantor at Fifty South LaSalle Street, Chicago, Illinois
60675, attention: Corporate Real Estate Manager.

     IN WITNESS WHEREOF, the Guarantor has hereunto caused these presents to be
executed under seal this _____ day of November, 1999.

                                   NORTHERN TRUST CORPORATION,
                                   a Delaware corporation

                                   By:_________________________________

                                   Title:______________________________

                                                [CORPORATE SEAL]

                                      N-3

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