Document:

Exhibit 10.22

        PARTIAL TERMINATION OF MASTER LEASE AND PARTIAL MUTUAL RELEASE

     THIS PARTIAL TERMINATION OF MASTER LEASE AND PARTIAL MUTUAL RELEASE
(this "Partial Termination Agreement") is made effective and entered into as
of November 30, 2001 (the "Effective Date"), by and between SHONEY'S
PROPERTIES GROUP 2, LLC, a Delaware limited liability company ("Lessor"),
whose address is 1727 Elm Hill Pike, Nashville, Tennessee 37210, and
SHONEY'S, INC., a Tennessee corporation ("Lessee"), whose address is 1727 Elm
Hill Pike, Nashville, Tennessee 37210.

                              WITNESSETH:

     WHEREAS, Lessor is the owner of that certain real estate legally
described in Exhibit A attached hereto, together with all rights, privileges
and appurtenances associated therewith, and all buildings, fixtures and other
improvements now located thereon (the "Released Premises");

     WHEREAS, Lessor, as lessor, and Lessee, as lessee, entered into that
certain Master Lease dated as of  September 6, 2000, with respect to the
Released Premises and other properties (as amended from time to time, the
"Master Lease");

     WHEREAS, Lessor and Lessee wish to (i) execute this Partial Termination
Agreement as a result of Lessor's payoff of all amounts owed by Lessor to GE
Capital Franchise Finance Corporation, a Delaware corporation, successor by
merger to FFCA Funding Corporation ("FFC"), under that certain Promissory
Note executed by Lessor for the benefit of FFC dated as of September 6, 2000
(the "Note") and the consequential release of the Released Premises from the
provisions of the Loan Agreement between Lessor and FFC and the related Loan
Documents (as that term is defined in the Loan Agreement), and (ii) provide
for, among other things, the removal of the Released Premises, but not any
other properties, from the scope and effect of the Master Lease, effective as
of the Effective Date;

     WHEREAS, the parties intend that all of the properties subject to the
Master Lease other than the Released Premises (the "Remaining Premises") will
remain subject to the terms and provisions of the Master Lease (as the same
may be modified or amended as a result of this Partial Termination
Agreement); and

     WHEREAS, Lessor and Lessee desire to partially terminate the Master
Lease solely as to the Released Premises and all of their rights and
obligations as to the Released Premises, except as otherwise set forth in
this Partial Termination Agreement.

     NOW, THEREFORE, in consideration of the mutual agreements contained
herein, and other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, Lessor and Lessee agree as
follows:

     1. As to the Released Premises only, the Master Lease is hereby
terminated as of the Effective Date; provided, however, such partial
termination shall not be construed or interpreted as: (a) terminating,
limiting or affecting in any manner the obligations and liabilities of Lessee
pursuant to the Master Lease as to the Remaining Premises, and such
obligations under the

Master Lease as to the Remaining Premises shall survive any partial
cancellations or partial termination of the Master Lease and the Master Lease
shall remain in full force and effect as to such Remaining Premises and shall
survive the execution and delivery of the instruments contemplated by the
release of the Released Premises, except that the partial termination shall
cause an adjustment in the amount of the Base Annual Rental and Additional
Rental from the amounts otherwise payable in accordance with the terms of the
Master Lease as follows: The term "Base Annual Rental" shall mean TWO MILLION
TWO HUNDRED SIXTEEN THOUSAND SEVEN HUNDRED FIFTEEN AND 96/100 DOLLARS
($2,216,715.96); or (b) modifying, amending, terminating, limiting or
affecting in any manner the obligations and liabilities of Lessee pursuant to
the Master Lease as set forth in the following Section 2.

     2. As to the Released Premises only, Lessee hereby surrenders,
relinquishes and releases unto Lessor all of its right, title and interest in
and to the Master Lease and the Released Premises, and in consideration of
the release of the remainder of the term of the Master Lease as it pertains
to the Released Premises and other good and valuable consideration, Lessor
hereby agrees that Lessee shall be discharged, relieved and released from any
liability for rents or other charges and all other Master Lease obligations
arising and accruing with respect to the Master Lease as to the Released
Premises only from and after the Effective Date; provided, however, such
partial surrender, relinquishment, discharge and release shall not be
interpreted or construed as modifying, amending, terminating, limiting or
affecting in any manner (the "Continuing Obligations"):

     (i)   Lessee's obligations and liabilities arising under the Master
Lease which have accrued as to the Released Premises prior to the Effective
Date;

     (ii)  Lessee's indemnification and hold harmless obligations to Lessor
set forth in Section 19 of the Master Lease as to the Released Premises; and

     (iii) any obligations and liabilities of Lessee to Lessor which have
accrued prior to the Effective Date that are contained in any estoppel
certificate relating to the Released Premises delivered by Lessee to Lessor
under the Master Lease.

As to the Released Premises, Lessee shall be obligated to pay and perform all
of the Continuing Obligations in accordance with the corresponding terms and
provisions of the Master Lease.

     3. Lessee agrees to and does hereby release and discharge Lessor, its
employees, officers, directors, shareholders, agents, representatives,
affiliates, successors and assigns, as applicable (collectively, the
"Released Parties"), from all claims, and demands of any nature (known or
unknown, matured or unmatured) whatsoever which Lessee may now have or
hereafter have or claim to have against any of the Released Parties with
respect to the Master Lease and/or the Released Premises, whether arising on,
prior to or after the Effective Date.

     4. Pursuant to Section 1 of this Partial Termination Agreement, upon the
execution and delivery of this Partial Termination Agreement by the parties,
the parties acknowledge and agree that this partial termination shall have no
effect on the Remaining Premises and/or the Master Lease as it applies to
such Remaining Premises and an appropriate notation of the

                                     2

removal of the Released Premises shall be made by Lessor to Exhibit A of the
Master Lease and Lessee shall be deemed to request Lessor to make such
notation, deleting the Released Premises from such Exhibit A and thereafter
no further amendment, modification or change shall be required to be made to
the Master Lease.

     5. This Partial Termination Agreement sets forth all of the terms,
conditions and understandings between Lessor and Lessee with respect to the
partial termination of the Master Lease, and there are no terms, conditions
or understandings, either oral or written, between the parties hereto with
regard to the partial termination of the Master Lease other than as set forth
herein.  No alteration, amendment, change or addition to this Partial
Termination Agreement shall be binding unless reduced to writing and signed
by all of the parties hereto.

     6. This Partial Termination Agreement shall inure to the benefit of and
be binding upon the parties hereto and their respective successors and
assigns.

     7. This Partial Termination Agreement may be executed in one or more
counterparts, each of which shall be deemed an original.

                [Remainder of Page Intentionally Left Blank]

                                     3

     IN WITNESS WHEREOF, Lessor and Lessee have caused this Partial
Termination Agreement to be duly executed as of the Effective Date.

                                  LESSOR:

                                  SHONEY'S PROPERTIES GROUP 2, LLC, a
                                  Delaware limited liability company

                                  By: Shoney's, Inc., a Tennessee
                                      corporation, its managing member

                                  By  /s/ F. E. McDaniel, Jr.
                                      ---------------------------------------
                                  Printed Name  F. E. McDaniel, Jr.
                                                -----------------------------
                                  Its  Secretary
                                       --------------------------------------

                                  LESSEE:

                                  SHONEY'S, INC., a Tennessee corporation

                                  By  /s/ F. E. McDaniel, Jr.
                                      ---------------------------------------
                                  Printed Name  F. E. McDaniel, Jr.
                                                -----------------------------
                                  Its  Secretary
                                       --------------------------------------

                                     4

STATE OF TENNESSEE  )
                    )ss
COUNTY OF DAVIDSON  )

     Before me, the undersigned, a Notary Public of the state and county
mentioned, personally appeared F. E. McDaniel, Jr., with whom I am personally
acquainted (or proved to me on the basis of satisfactory evidence), and who,
upon oath, acknowledged himself to be the Secretary of Shoney's, Inc., a
Tennessee corporation and the managing member of Shoney's Properties Group 2,
LLC, the within named bargainor, a Delaware limited liability company, and
that he as such Secretary of the managing member of Shoney's Properties Group
2, LLC, executed the foregoing instrument for the purpose therein contained,
by personally signing the name of Shoney's Properties Group 2, LLC, by
himself as Secretary of the managing member.

     Witness my hand and seal, at office in Nashville, Tennessee this 20 day
of Nov., 2001.

                                           /s/ Sandra L. Leftwich
                                           ----------------------------------
                                           Name:
                                                 ----------------------------
                                           Notary Public
                                                           [SEAL]
My Commission Expires: 3-26-2005
                       ---------

STATE OF TENNESSEE  )
                    )ss
COUNTY OF DAVIDSON  )

     Before me, the undersigned, a Notary Public of the state and county
mentioned, personally appeared F. E. McDaniel, Jr., with whom I am personally
acquainted (or proved to me on the basis of satisfactory evidence), and who,
upon oath, acknowledged himself to be the Secretary of Shoney's, Inc., the
within named bargainor, a corporation, and that he as such Secretary,
executed the foregoing instrument for the purpose therein contained, by
personally signing the name of the corporation by himself as Secretary.

     Witness my hand and seal, at office in Nashville, Tennessee this 20 day
of Nov., 2001.

                                           /s/ Sandra L. Leftwich
                                           ----------------------------------
                                           Name:
                                                -----------------------------
                                           Notary Public

                                                          [SEAL]
My Commission Expires: 3-26-2005
                       ---------

                                     5

EXHIBIT A - LEGAL DESCRIPTION OF RELEASED PREMISES

Omitted due to immateriality.Exhibit 10.23

                               AMENDMENT
                                  TO
                            LOAN AGREEMENT

     THIS AMENDMENT TO LOAN AGREEMENT  ("Amendment") is made as of November
30, 2001 (the "Effective Date") by and between SHONEY'S PROPERTIES GROUP 3,
LLC, a Delaware limited liability company ("Debtor"), and LASALLE BANK
NATIONAL ASSOCIATION, as Indenture Trustee, pursuant to that certain
Indenture dated as of November 1, 2000 ("Trustee").

                        PRELIMINARY STATEMENT

     Debtor and GE Capital Franchise Finance Corporation, a Delaware
corporation, successor by merger to FFCA Acquisition Corporation ("FFC"),
entered into that certain Loan Agreement dated as of September 6, 2000 (the
"Loan Agreement").

     The Loan Agreement provided for FFC to provide the Loans to Debtor for
the Premises, with each Loan to be evidenced by a Note and secured by a first
priority security interest in the corresponding Premises pursuant to a
Mortgage.

     FFC has sold, conveyed, transferred and assigned its right, title and
interest in and to the Loan Agreement and all other Loan Documents to Trustee
pursuant to that Loan Purchase Agreement dated November 1, 2000.

     This Amendment to Loan Agreement is being executed and delivered by
Debtor and Trustee pursuant to that Substitution Agreement of even date
herewith made by Debtor and Trustee, among others (the "Substitution
Agreement").  The Substitution Agreement provides for the release of the real
property described on attached Exhibit A (the "Replaced Premises") from, and
the subjection of the real property described on attached Exhibit B (the
"Substitute Premises") to, the provisions of the Loan Agreement and all of
the Loan Documents (the "Substitution"), pursuant to Section 13.A.(i) of the
Loan Agreement.  For purposes of this Amendment, capitalized terms used and
not otherwise defined herein shall have the meaning ascribed to such terms as
are contained in the Substitution Agreement and the Loan Agreement.

                              AGREEMENT

     In consideration of the mutual agreements contained herein and other
good and valuable consideration, the receipt and sufficiency of which are
hereby acknowledged, the parties hereto agree to amend the Loan Agreement as
follows:

     1.  DEFINITIONS.  All references to the Loan Agreement and the Loan
Documents referring to "FFCA", or any other definitions in the Loan Agreement
containing the term "FFCA" in all or part of its defined term, such as "FFCA
Entities", "FFCA Payments", etc., shall be amended to mean and refer to "FFC"
which means GE Capital Franchise Finance Corporation, a Delaware corporation,
and successor by merger to both FFCA Acquisition Corporation and FFCA Funding
Corporation.

     2. SUBSTITUTION.

     (i)   Pursuant to Section 13.B of the Loan Agreement, on and after the
Effective Date:  the Substitute Premises shall be deemed, and is hereby,
added to and substituted for the Replaced Premises for all purposes of the
Loan Agreement as if originally included therein; the Loan Amount for the
Substitute Premises shall be the same as for the Replaced Premises for all
purposes of the Loan Agreement; the Substitute Premises shall be included
within the Aggregate Fixed Charge Coverage Ratio requirement set forth in the
Loan Agreement and the Master Lease; the "Transaction Documents", as that
term is defined in the Substitution Agreement, shall be included within the
meaning of the term "Loan Documents" as defined and used in the Loan
Agreement and other Loan Documents; the Substitute Premises shall be included
within the definition of "Premises" as that term is defined and used in the
Loan Agreement and shall secure the same Obligations (as defined in the
Mortgages) as were secured by the Replaced Premises; and other defined terms
in the Loan Agreement and other Loan Documents shall be deemed modified to
include the corresponding information for the Substitute Premises, as
appropriate.

     (ii)  Exhibit A to the Loan Agreement is hereby modified to include the
address and FFC File Number for the Substitute Premises as set forth on
Exhibit C to this Amendment.

     3. DELETION; CONTINUING OBLIGATIONS.

     (i)    Pursuant to Section 13.B of the Loan Agreement, on and after the
Effective Date:  the Replaced Premises shall be deemed, and is hereby,
deleted and removed as one of the Premises for all purposes of the Loan
Agreement; the Replaced Premises shall be excluded from the Aggregate Fixed
Charge Coverage Ratio requirement set forth in the Loan Agreement and the
Master Lease; the Replaced Premises shall be excluded from the definition of
"Premises" as that term is defined and used in the Loan Agreement and other
Loan Documents; and other defined terms in the Loan Agreement and other Loan
documents shall be deemed modified to exclude the corresponding information
for the Replaced Premises, as appropriate.

     (ii)   Exhibit A to the Loan Agreement is hereby modified to delete the
address and FFC File Number for the Replaced Premises.

     (iii)  Notwithstanding the deletion and removal of the Replaced Premises
from the Loan Agreement, this Amendment and such deletion and removal shall
not surrender, relinquish, discharge or release and shall not be interpreted
or construed as modifying, amending, terminating, limiting or affecting in
any manner Debtor's obligations and liabilities to Trustee and the FFC
Entities which have accrued or arisen under the Loan Agreement with respect
to the Replaced Premises prior to the Effective Date of this Amendment,
including, without limitation, the following (the "Debtor's Continuing
Obligations"):

          (a) the indemnification and hold harmless obligations of Debtor to
the Indemnified Parties, including, without limitation, Trustee, set forth in
the Loan Agreement, including, without limitation, the provisions of Section
12 thereof;

                                     2

          (b) Debtor's obligations and liabilities arising under the Loan
Agreement which have accrued as to the Replaced Premises prior to the
Effective Date; and

          (c) the provisions of the Loan Agreement which the Loan Agreement
provides shall survive the expiration or termination thereof.

Debtor shall be obligated to pay and perform all of the Debtor's Continuing
Obligations in accordance with the corresponding terms and provisions of the
Loan Agreement.

     4. NO FURTHER AMENDMENTS.  Except as specifically modified, amended or
changed herein in connection with the Substitution, all terms and provisions
of the Loan Agreement shall remain in full force and effect, unchanged and
unmodified.  Without limiting the generality of the foregoing, the
representations, warranties and covenants of Debtor made in the Loan
Agreement  are hereby restated and affirmed.

     5. COUNTERPARTS.  This Amendment may be executed in one or more
counterparts, each of which shall be deemed an original.

     6. EXHIBIT.  The exhibits attached hereto are incorporated herein by
this reference as though fully set forth herein.

                                     3

     IN WITNESS WHEREOF Debtor and Trustee have executed this Amendment as of
the date first above written.

                     LASALLE BANK NATIONAL ASSOCIATION, as
                     Indenture Trustee, pursuant to that certain Indenture
                     dated as of November 1, 2000

                     By: GE Capital Franchise Finance Corporation, successor
                         by merger to Franchise Finance Corporation of
                         America, as Attorney-in-Fact and Master Servicer
                         pursuant to that certain Servicing Agreement dated
                         as of November 1, 2000

                     By  /s/ Andrew G. Kent
                         --------------------------------------------------
                         Andrew G. Kent
                         Senior Vice President, Associate General Counsel and
                         Assistant Secretary

                     SHONEY'S PROPERTIES GROUP 3, LLC, a
                     Delaware limited liability company

                     By:  Shoney's, Inc., a Tennessee corporation, its
                          managing member

                     By  /s/ Donna M. Adams
                         -------------------------------------------------
                     Printed Name  Donna M. Adams
                                  ----------------------------------------
                     Its  Vice President - Tax
                          ------------------------------------------------

                                     4

STATE OF ARIZONA    )
                    ) SS.
COUNTY OF MARICOPA  )

     The foregoing instrument was acknowledged before me on November 27, 2001
by Andrew G. Kent, Senior Vice President, Associate General Counsel and
Assistant Secretary of GE Capital Franchise Finance Corporation, successor by
merger to Franchise Finance Corporation of America, as Attorney-In-Fact and
Master Servicer pursuant to that certain Servicing Agreement dated as of
November 1, 2000, for and on behalf of LaSalle Bank National Association, as
Indenture Trustee pursuant to that certain Indenture dated as of November 1,
2000, on behalf of the corporation.

                                           /s/ Michelle Underwood
                                           ---------------------------------
                                           Notary Public
My Commission Expires:

8/31/04
----------------------

STATE OF TENNESSEE  )
                    ) SS.
COUNTY OF DAVIDSON  )

     The foregoing instrument was acknowledged before me on November 21, 2001
by Donna M. Adams, Vice President - Tax of Shoney's, Inc., a Tennessee
corporation, managing member of Shoney's Properties Group 3, LLC, a Delaware
limited liability company, on behalf of the corporation and limited liability
company.

                                           /s/ Monica A. Carlson
                                           ---------------------------------
                                           Notary Public
My Commission Expires:

Jan. 25, 2003
----------------------

                                     5

EXHIBIT A - LEGAL DESCRIPTION OF THE REPLACED PREMISES

EXHIBIT B - LEGAL DESCRIPTION OF SUBSTITUTE PREMISES

EXHIBIT C - ADDRESS AND FFC FILE NUMBER FOR SUBSTITUTE PREMISES

Omitted due to immateriality.

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